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Neighborhoods  /  Central Austin  /  Cherrywood
Central Austin · ZIP 78722

Cherrywood

Pecan-shaded streets of 1930s–50s bungalows between I-35 and Airport Boulevard, with French Place on the west side, Manor Road restaurants along the south edge and Mueller just across Airport Blvd.

What would I pay monthly?
~$600KMedian sale, ZIP 78722 (12 mo. to Sep 2026)
~$430–450Price per sq ft
Austin ISDMaplewood · Kealing · McCallum
NoneHOA on most homes
~2.05%2025 property tax rate
~9 minTo downtown
Cherrywood and Hancock from above, a canopy of mature trees
Cherrywood and Hancock from above, a canopy of mature trees
A Cherrywood street in ZIP 78722
A Cherrywood street in ZIP 78722
Mueller Lake Park, just across Airport Blvd
Mueller Lake Park, just across Airport Blvd

Photos via Wikimedia Commons: Joe Mabel (CC BY 3.0), Arnab Majumdar (CC BY-SA 3.0), Larry D. Moore (CC BY 4.0).

01 · Overview

Where it is & what it feels like

Cherrywood sits in central-east Austin in ZIP 78722, roughly bounded by I-35 on the west, East 38½ Street on the north, Airport Boulevard on the east and Manor Road on the south. The western blocks closest to I-35 are widely called French Place, a name that grew out of the 1940s Giles subdivisions. Most of the land was farmland and orchards until the post-WWII building wave, and many of the old pecan trees are still standing.

It's a mostly residential area of small lots, deep porches and mature tree canopy, set between three busier places: UT and Hyde Park across I-35, the Manor Road restaurant strip to the south, and Mueller, with its H-E-B, lake park and Sunday farmers market, across Airport Blvd. Density, ADUs and preservation are regular local topics.

French Place (western blocks)Central CherrywoodManor Road edgeAirport Blvd / Mueller edgeDelwood (just north of 38½ St)
02 · Homes

What you'll find here

The housing stock

Most homes are 1930s–1950s bungalows and cottages: wood siding, pier-and-beam foundations, hardwood floors and front porches, often on lots of about 0.12–0.2 acres. You'll also find mid-century homes, rear garage apartments and ADUs, plus newer modern infill and small condo regimes where an older house was split or replaced.

Original homes often come with the jobs older houses need: foundation leveling, galvanized or cast-iron plumbing, electrical updates and sewer lines. Infill and two-unit lots sell at a premium per square foot because they are newer and add rental or guest space.

Typical home

Price range
~$400K (condos/cottages) to $1.3M+ (infill)
Size
~1,000–2,000 sq ft; many 2–3 bd originals
Built
1930s–1950s core, plus 2000s–2020s infill
Lots
Small to mid, many with mature pecans and oaks
HOA
Usually none (condo regimes are the exception)

Kien's tip: In Cherrywood the house and the lot get priced separately. Ask for the seller's disclosure and a sewer-line scope before the option period ends, and check whether the lot already has, or can add, a second unit. That is often why two similar-looking houses sell $150K apart.

03 · Market

Market snapshot

~$600KMedian sale price (78722)
~$430–450Price per sq ft
~55–60Median days on market
~95%Sale-to-list ratio

Snapshot as of August–September 2026 from Redfin and Zillow ZIP 78722 data and ABoR MLS 12-month figures (Redfin median down ~9% YoY for the 3 months ending Aug 2026). Neighborhood-only samples are small. Estimates only.

Want the actual sold comps, with photos, for the street you like?

04 · Schools

Schools

Austin ISD. For 2026–27, most addresses are zoned to Maplewood Elementary, inside the neighborhood at 3808 Maplewood Ave, and then Kealing Middle and McCallum High.

LevelSchool(s)Note
ElementaryMaplewood ElementaryTEA 2025: A · inside the neighborhood
MiddleKealing MiddleTEA 2025: A
HighMcCallum HighTEA 2025: A

Maplewood was on Austin ISD's October 2025 consolidation draft but was pulled before the November 2025 vote and stays open for 2026–27; deferred decisions may return. Some blocks near Manor Rd may be zoned differently. Confirm any address with Austin ISD's school finder.

05 · Cost of living here

What would I pay each month?

Most Cherrywood homes pay City, Travis County, Austin ISD, ACC and Central Health taxes (about 2.05% combined for 2025) and usually no HOA. Older homes can cost more to insure, so get quotes early.

Estimated monthly payment
$0

Estimate only. Rate default reflects the ~7% national 30-yr average (Freddie Mac, Sept 2026). Tax rate is the 2025 combined Austin/Travis County/Austin ISD rate (~2.05%) before exemptions. Insurance is an estimate for an older central-Austin home. PMI not included.

06 · Local favorites

Coffee, Manor Road & Mueller

Coffee, eat & drink

Cherrywood Coffeehouse1400 E 38½ St: breakfast tacos, a big shaded patio and frequent live music
Dai Due2406 Manor Rd: Texas-sourced butcher shop and restaurant (MICHELIN Bib Gourmand)
Manor Road stripRestaurants, bars and The Vortex theater along Manor Rd

Outdoors

Patterson Neighborhood Park4200 Brookview Rd: city pool, playscape and courts
Mueller Lake ParkLake loop trail and the Sunday Texas Farmers' Market across Airport Blvd
Boggy Creek GreenbeltCreek trail just south of Manor Rd

Everyday

H-E-B MuellerFull grocery a few minutes east
UT Austin & Hyde ParkJust across I-35 to the west
DowntownAbout 3 miles, roughly 9 minutes off-peak
07 · Commute

Getting around

Very central: I-35, Airport Blvd and Manor Rd border it, and US-183 is a short drive to the airport and the east-side factories. Expect I-35 construction delays.

    Approximate drive times: bright bar = off-peak, faded bar = weekday rush hour. Estimates only; actual times vary with traffic and construction.

    08 · Kien's take

    The honest pros & cons

    Why buyers love it

    • Central locationDowntown, UT, Mueller and the airport all close
    • Walkable blocksCoffeehouse, Manor Road restaurants and Patterson Park
    • Character and treesOld bungalows under mature pecans, few HOAs
    • A-rated zoned pathMaplewood, Kealing and McCallum rated A (2025)

    What to weigh

    • Older housesFoundations, plumbing and electrical often need work
    • I-35 and Airport Blvd edgesNoise near the highway plus I-35 construction
    • Small homes for the priceOriginals often under 1,500 sq ft at $430+/sq ft
    • School uncertaintyMaplewood consolidation could come back in a future AISD review
    09 · FAQ

    Common questions

    How much do homes cost in Cherrywood?

    The median sale price in ZIP 78722 is about $600K as of late 2026, at roughly $430–450 per sq ft. Small cottages and condos can start around $400K, and newer infill can top $1.2M.

    What schools serve Cherrywood?

    Most addresses are zoned to Maplewood Elementary, Kealing Middle and McCallum High for 2026–27. Some blocks near Manor Rd may differ, so check each address with the AISD school finder.

    Is French Place part of Cherrywood?

    French Place is the common name for the western blocks near I-35. Depending on whose map you use it is inside Cherrywood or right next to it; both are ZIP 78722.

    Is Cherrywood a buyer's or seller's market right now?

    It leans toward buyers compared with 2021–22: homes in 78722 take about 55–60 days to sell and close near 95% of list. Well-priced, updated homes still move faster.

    How does Cherrywood compare to Mueller?

    Mueller is a newer master-planned community with HOAs and newer construction. Cherrywood has older homes, bigger trees, usually no HOA and more variety block to block. They sit across Airport Blvd from each other.

    10 · Also consider

    Nearby neighborhoods

    MuellerMaster-planned neighbor with a lake park and H-E-B Hyde ParkHistoric bungalows just west across I-35 Windsor ParkMid-century ranch homes northeast past Mueller
    Buying or selling in Cherrywood?

    Looking for a Cherrywood bungalow?

    I'll pull sold comps, check foundations and lot potential, and confirm school zoning for any Cherrywood or French Place address, in English or Vietnamese.

    Call/Text 737-202-7766

    New to Austin? Read the Moving to Austin relocation guide: commutes to Tesla, Samsung and Downtown, budgets, school districts and Texas property taxes.

    Information is gathered from public sources and is deemed reliable but not guaranteed. Prices, HOA dues, tax rates, school assignments and ratings change; verify independently before making decisions. Listing links open a third-party site (Zillow), whose inventory is not controlled by KienWithKeys.