North University
Century-old bungalows, Tudor cottages and walk-up condos on the blocks just north of UT, between Guadalupe and Duval, with the Drag on one side, Hyde Park on the other and downtown about 10 minutes away.
Photos via Wikimedia Commons: Larry D. Moore (CC BY 4.0), bigbirdz (CC BY 2.0), Larry D. Moore (CC BY 4.0).
Where it is & what it feels like
North University is the residential pocket directly north of the University of Texas. The neighborhood association area runs roughly from 27th Street north to 38th Street, between Guadalupe Street on the west and Duval Street on the east, all in ZIP 78705. Across Guadalupe is West Campus, the denser area of mid- and high-rise apartments and condos shaped by the city's University Neighborhood Overlay, adopted in 2004. North of 38th Street is Hyde Park.
Most of the area was platted between the 1890s and the 1920s, so the side streets have mature trees, sidewalks and a mix of Craftsman bungalows, 1920s–30s cottages and small vintage apartment buildings. Aldridge Place, inside the neighborhood, is a City of Austin local historic district, and the Shadow Lawn National Register district sits just across 38th Street. Most of the neighborhood is also covered by the North University Neighborhood Conservation Combining District (NCCD), which adds its own zoning rules.
What you'll find here
The housing stock
There are two markets here. The first is a small, tightly held set of single-family homes: Craftsman and Tudor-style houses from the 1910s to the 1940s, a few larger early-1900s homes in Aldridge Place, and some modern infill. Only a handful trade each year, usually from the mid-$400Ks for small or dated homes to $1.5M and up for restored or larger houses. In Aldridge Place, exterior changes and demolition go through historic review.
The second, much larger market is condos: older walk-up and garden-style buildings plus some newer small complexes. Studios, one- and two-bedrooms often trade from the $150Ks to the $400Ks, and almost all have monthly HOA dues. Many condos here are bought as rental property near campus, so check the HOA's budget, reserves, leasing rules, insurance and any planned special assessments.
Typical home
- Price range
- ~$150K (condos) to $1.5M+ (houses)
- Boundaries
- About 27th–38th St, Guadalupe–Duval
- Built
- Houses 1910s–1940s; condos 1960s on
- Historic
- Aldridge Place; Shadow Lawn adjacent
- HOA
- None on most houses; condos ~$250–600+/mo
Kien's tip: Before you offer on a condo, ask for the HOA budget, the latest reserve study, the leasing rules and the insurance certificate. A low price can come with a large special assessment. For a house in Aldridge Place, find out which exterior changes need a Certificate of Appropriateness before you plan any renovation.
Market snapshot
Snapshot as of August 2026 from Redfin neighborhood data (mostly condo sales). Single-family sales are few: 12-month medians run roughly $750K–$915K depending on the area measured. Estimates only.
Want the actual sold comps, with photos, for the street you like?
Schools
Austin ISD. Under the district's 2026–27 feeder pattern, Lee Elementary feeds Kealing Middle and McCallum High. AISD consolidated campuses in late 2025 and plans more boundary changes, so confirm the middle and high school for any address.
| Level | School(s) | Note |
|---|---|---|
| Elementary | Lee Elementary | TEA rating A (2026) |
| Middle | Kealing Middle | Lee's feeder middle school (2026–27); verify by address |
| High | McCallum High | Kealing → McCallum path (2026–27); verify by address |
Attendance zones can split at street level. Always check a specific address with Austin ISD's school finder. Ratings are TEA A–F ratings and can change each year.
What would I pay each month?
Defaults are set for a ~$325K condo, close to the typical 78705 sale: taxes at about 2.05% plus HOA dues make up a big part of the payment. Houses here usually start in the $600Ks with no HOA, so adjust for the home you are considering.
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 a homestead exemption. Condo dues vary widely (roughly $250–$600+/mo) and often cover part of the building insurance; insurance shown is a condo (HO-6) estimate. PMI not included.
Campus-side favorites
Outdoors
Eat & drink
Everyday
Getting around
About as central as Austin gets: campus is a walk, downtown a short drive or bus ride, and I-35 a few blocks east.
Approximate drive times: bright bar = off-peak, faded bar = weekday rush hour. Estimates only; actual times vary with traffic and construction.
The honest pros & cons
Why buyers love it
- Next to UT and downtownCampus within walking distance; downtown about 10 minutes
- Historic characterAldridge Place, nearby Shadow Lawn and 1910s–40s homes
- Lower entry price via condosTypical 78705 sale near $300K
- Transit corridorGuadalupe is the planned light-rail route (opening targeted for 2033)
What to weigh
- Few houses for saleOnly a handful of single-family sales a year
- Condo HOA riskDues, special assessments and leasing rules vary by building
- Softer condo market78705 prices down ~5–6% YoY in 2026
- Rules and parkingHistoric review, NCCD zoning and tight parking near campus
Common questions
How much do homes cost in North University?
The median sale for all property types was about $289K in August 2026, and that figure is mostly condos. Single-family homes are scarce and usually sell from the mid-$400Ks to $1.5M and up.
Where is North University?
Just north of UT Austin: roughly 27th St to 38th St, between Guadalupe and Duval, in ZIP 78705. West Campus is across Guadalupe and Hyde Park is north of 38th St.
What schools serve North University?
Austin ISD. Under the 2026–27 feeder pattern, Lee Elementary feeds Kealing Middle and McCallum High. Confirm any address with the AISD school finder.
Is it a buyer's market?
For condos it leans that way: in August 2026, 78705 homes took about 85 days to sell and closed near 95–96% of list. Single-family homes are scarce and don't always follow the same trend.
How is it different from West Campus?
West Campus, west of Guadalupe, is mostly mid- and high-rise buildings allowed under the University Neighborhood Overlay. North University is lower-scale, with older houses, small condo buildings and historic districts.
Looking at a home or condo near UT?
I can pull sold comps, HOA documents and historic-district rules for any North University address, in English or Vietnamese.
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.
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