Rosedale
Live oaks and mixed housing between Shoal Creek and the Burnet Road and North Lamar corridors: a 1930s cottage, a postwar ranch or a new modern build, sometimes on the same block, about 10 to 15 minutes from downtown and UT.
Photos via Wikimedia Commons: Larry D. Moore (CC BY 4.0), Joe Mabel (CC BY 3.0), Mulder416 (Public domain).
Where it is & what it feels like
Rosedale sits in north-central Austin. The neighborhood association uses these rough borders: 38th Street on the south, Shoal Creek on the west, North Loop and Hancock Drive on the north, and Lamar Boulevard (south of 45th) or Burnet Road (north of 45th) on the east. Brentwood is the next neighborhood north, Allandale is to the northwest, and Hyde Park is just east of Lamar. Most of Rosedale is in ZIP 78756 and Austin ISD.
The area started as farm and dairy land, and around 1900 several nurseries operated here; much of that planting survives as today's tree canopy. Rosedale grew one subdivision at a time rather than from a single master plan, and many of the homes still standing date to the 1930s and 1940s. Ramsey Park was carved out of the Ramsey family's nursery land, and the restored Moore-Hancock Farmstead on Sinclair Avenue has log structures from about 1849.
What you'll find here
The housing stock
Rosedale has more housing variety than most central neighborhoods. Original homes include compact Depression-era cottages, bungalows, Colonial and Tudor Revival houses, and 1940s–60s ranches. Lots typically run about 6,000–8,000 sq ft, and because the neighborhood was platted in pieces, lot sizes and setbacks vary block to block.
Many original homes have been expanded or replaced with modern two-story builds. Near Burnet Road, Medical Parkway and Jackson Avenue there are also condos and townhomes. Condos can sell in the low $200Ks, while new single-family construction can go past $2M. The City of Austin's recent HOME code changes allow more units on a single-family lot, so infill continues.
Typical home
- Price range
- ~$200K (condos) to $2.3M+ (new builds)
- Typical home
- 1930s–50s cottage or ranch, 2–3 bd
- Lot size
- Commonly ~6,000–8,000 sq ft
- Built
- Mostly 1930s–1960s, plus infill
- HOA
- None on most single-family homes
Kien's tip: Two Rosedale homes at similar prices can be valued for different reasons: one buyer is paying for the house, another for the lot. For an original home, pull comps for both remodels and new builds nearby, and check the trees, since protected trees can limit where you can build. Also check which side of 45th Street the home is on, because that can change the school assignment.
Market snapshot
Snapshot as of September–October 2026 from Redfin (3 months ending Sep 2026) and MLS-based 12-month figures published by local brokerages (~$1.02M–$1.15M median). Sources measure different periods and property mixes, so treat these as ranges.
Want the actual sold comps, with photos, for the street you like?
Schools
Austin ISD, split between two feeder patterns. In general, many homes south of 45th Street are zoned Bryker Woods → O. Henry → Austin High, and homes north of 45th Highland Park → Lamar → McCallum. Always check the exact address.
| Level | School(s) | Note |
|---|---|---|
| Elementary | Bryker Woods ES / Highland Park ES | By address. TEA 2025: Bryker Woods B, Highland Park A |
| Middle | O. Henry MS / Lamar MS | By address. TEA 2025: both B |
| High | Austin HS / McCallum HS | By address. McCallum TEA 2025: A |
Feeders per Austin ISD's 2026–27 feeder pattern; none of these campuses were on the 2025 closure list. Phase-one boundary changes for 2027–28 are being decided now. Confirm any address with Austin ISD's school finder and check current ratings at TXSchools.gov.
What would I pay each month?
Most Rosedale homes have no mandatory HOA. Taxes are the big line item: a 2025 combined rate of about 2.05% (City, Travis County, Austin ISD, ACC and Central Health) before the homestead exemption.
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. Older homes and roofs can cost more to insure. PMI not included.
Parks, bakeries & Burnet Road
Parks & outdoors
Eat & drink
Everyday
Getting around
Central, between MoPac and Lamar, with MetroRapid buses on Burnet Road and North Lamar.
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
- Central locationAbout 10–15 minutes to downtown, UT and The Domain
- Walkable corridorsBurnet Road, Medical Parkway and North Lamar close by
- Trees, parks and trailMature trees, Ramsey Park and the Shoal Creek Trail
- Range of housingCondos, original cottages, remodels and new builds
What to weigh
- Prices well above city medianSingle-family medians around $1M or more
- Older homes need workBudget for foundation, plumbing, electrical and roof checks
- Infill and constructionTeardowns and new builds change some blocks
- School zones in fluxSplit feeder patterns and pending AISD boundary changes
Common questions
What is the median home price in Rosedale?
As of late 2026, estimates put the median sale price at about $965K to $1.15M depending on the source and period. Condos sell for much less, and new construction can top $2M.
What schools serve Rosedale?
It depends on the address. Many homes south of 45th Street are zoned Bryker Woods, O. Henry and Austin High; many north of 45th go to Highland Park, Lamar and McCallum. Confirm with the AISD school finder.
What are Rosedale's boundaries?
Roughly 38th Street on the south, Shoal Creek on the west, North Loop and Hancock Drive on the north, and Lamar (south of 45th) or Burnet Road (north of 45th) on the east. Brentwood is to the north.
Is Rosedale a buyer's market right now?
Fairly balanced: homes have been taking about 40–90 days to sell and closing at about 94–96% of list, so buyers often have some room to negotiate, especially on homes that need updates.
How does Rosedale compare to Allandale?
Both are older central neighborhoods with tree cover and no mandatory HOA. Rosedale is closer to UT and downtown with more 1930s–40s housing; Allandale is mostly 1950s–60s ranches on somewhat larger lots, with a lower median price.
Nearby neighborhoods
Thinking about Rosedale?
Rosedale is not a one-price neighborhood: the block, the lot, the trees and the school path matter as much as the house. I can pull sold comps for a specific street and confirm schools and taxes before you write an offer.
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.
See homes for sale
Tell me where to send new listings and I'll open everything for sale in Rosedale right now. I'll also flag the ones worth seeing (and the ones to skip).
Thanks!
Your search is ready. I'll reach out personally within a day. If a home catches your eye, text me the address and I'll get you in.
Open Rosedale homes for sale ↗ Call/Text Kien · 737-202-7766