South Congress

Census Tract 24.10 Comprises The South Congress Opportunity Zone

South Congress 24.10

In the southern reaches of Austin, where the vibe teems with an unmistakable pulse of trendiness, South Congress stands as the neighborhood’s throbbing heart. Perhaps it’s a beacon, illuminating Austin’s unique identity through its eclectic blend of small businesses; a kaleidoscope of boutiques, diners, coffee houses, and nightspots that adorn Congress Ave with their distinctive charm.

The food trucks, inspired by the vibrant zest of California cuisine, had their first taste of asphalt here, long before their flavors painted every corner of the town. These culinary nomads echo the innovative spirit intrinsic to the neighborhood, ever-widening their geographical culinary footprint.

At nearly all hours, South Congress pulses with the rhythm of pedestrian traffic, a ceaseless flow of humanity that underscores its role as a city hub and landmark. It is a living, breathing gallery, a tapestry of Austin’s distinctive and somewhat quirky character, made tangible in a landscape that is more than merely scenery — it is a walkable testament to the city’s singular spirit.

Demographics of South Congress


The South Congress OZ has a median household income of approximately $56,000, which is 12% lower than the median household income for the state of Texas of $64,000.


The percentage of households below the poverty line in the South Congress neighborhood of Austin is 15%, which is 1% higher than the rate for the state of Texas of 14%.


South Congress has a median home value of approximately $200,000, which is 0% lower than the median home value for the state of Texas of $200,000.


The South Congress neighborhood has a percentage of population with high school diploma of approximately 84%, which is 1% lower than the rate for the state of Texas of 85%.


The South Congress census tract has a median age of approximately 35, which is 0% lower than the median age for the state of Texas of 35.


Evolve or perish

South Congress, often shortened to SoCo, didn’t start as the vibrant neighborhood we know today. It evolved from a quiet residential area in the late 1800s into an iconic part of Austin’s cultural scene. Like an organism adapting to its environment, SoCo adjusted to the changing tides of social, economic, and cultural demands. From shabby buildings to chic boutiques and diners, the neighborhood, like a great investor, reinvented itself when the conditions necessitated it.

Cycles happen

The story of SoCo reflects the cyclic nature of life, economy, and human society. After the construction of the Congress Avenue Bridge in 1910, the neighborhood began to thrive. But the wave crested, and by the 1970s and 80s, SoCo was in decline, marked by crime and urban decay. Yet, as is often the case, decline led to rebirth. In the late 1990s and early 2000s, artists and entrepreneurs, attracted by low rents, began to move in, sparking a resurgence.

In the mix of people, there’s power

SoCo’s evolution was driven by a diverse group of people, all contributing their unique energies to the neighborhood’s tapestry. Early settlers, entrepreneurs, musicians, artists, tourists, and locals have all been a part of its story, shaping its culture and character. The eclectic mix of people has created a distinctive blend of history, creativity, eccentricity, and enterprise that marks the SoCo of today.

Reality over rhetoric

South Congress’ revitalization wasn’t without controversy. As the neighborhood grew in popularity, rising property values led to concerns about gentrification and the loss of the original, gritty charm of the place. Yet, like a pragmatic investor, the neighborhood managed to balance its past and future, retaining a certain edge even as it evolved.

Pain + Reflection = Progress

The story of SoCo is a testament to this principle. After years of decline, the neighborhood found its path to progress through reflection and adaptation. The transformation of the area into an iconic locale rich in history, art, and culture stands as a model of urban revitalization.

This history reflects the unyielding force of adaptability, the cycle of growth and decay, the power of diversity, and the importance of grappling with reality, all of which have shaped South Congress into the vibrant neighborhood we know today. Like any good investor, we must understand these principles, for they can guide us through the ever-changing landscape of life and society.

Continental Club

One of the most significant historical events in South Congress, Austin, Texas, was the establishment of the iconic Continental Club in 1957. Though it may seem unusual to characterize the opening of a music venue as a major historical event, in the context of Austin’s vibrant music and cultural scene, the Continental Club holds immense significance.

The Continental Club was opened by Morin Scott Jr., originally serving as a swanky supper club featuring acts such as Tommy Loy and Glenn Miller. However, in the 1960s, it morphed into a burlesque club before its eventual transformation into a rock club in the 1970s. It was in the 1980s, under the ownership of Steve Wertheimer, that the club solidified its reputation as a cornerstone of Austin’s live music scene.

The Continental Club’s stage has hosted many legendary musicians over the years, including Stevie Ray Vaughan, Joe Ely, and Robert Plant. It’s also home to regular performers like Toni Price, who’s held the popular “Hippie Hour” shows for decades.

The Continental Club’s establishment and evolution is not just a story about a music venue, but also a story about South Congress itself. It symbolizes the transformation of the neighborhood, reflecting its journey from a declining urban area to a vibrant hub of music, culture, and creativity. Today, the venue remains a draw for both locals and tourists, a testament to Austin’s unofficial slogan, “The Live Music Capital of the World.”


Neighborhoods with a diverse range of services attract potential tenants and tend to be make retaining tenants much easier for the property manager. The South Congress neighborhood of Austin, TX is home to many unique and/or culturally important businesses, including but limited to:
A long-standing business on South Congress, Allen’s Boots has been selling cowboy boots since 1977. This iconic store is home to over 4,000 boots, cowboy hats, and western wear. It’s more than just a boot shop; it’s a quintessential part of the Texas lifestyle and a go-to place for locals and tourists alike, looking to get a taste of Austin’s unique blend of urban chic and cowboy cool. allensboots.com

This local coffeehouse and live music venue is a hidden gem in Westgate. Known for its cozy atmosphere, friendly staff, and excellent coffee, Strange Brew Coffeehouse hosts live performances by local musicians, providing a unique blend of coffee and entertainment that keeps residents coming back for more.


For comic book enthusiasts and gamers, Dragon’s Lair Comics & Fantasy is a must-visit. This well-established store offers a wide range of comics, graphic novels, board games, collectibles, and role-playing games. It’s a haven for those seeking a dose of geek culture and a friendly community of fellow enthusiasts.


Since 1999, Jo’s Coffee has been serving up caffeinated drinks, tasty eats, and vibrant vibes to the South Congress neighborhood. Known for its iconic “I love you so much” mural that graces its exterior wall, Jo’s is a hotspot for locals, tourists, and even celebrity patrons. Its community-oriented approach and outdoor music events encapsulate the friendly and creative spirit of SoCo.


Perla’s brings the ocean to the heart of Texas with its fresh seafood and coastal ambience. Established in 2009, it offers a delightful dining experience with a shaded oak tree patio, providing a relaxing respite from the bustling SoCo scene. It represents the diverse culinary scene in the neighborhood, adding a touch of seaside charm to the Texan landscape.


Real Estate Data


We keep close tabs on the rental markets in all of Austin’s many opportunity zone tracts. This keeps us in touch with the latest trends in vacancy rates, gross rental figures and the potential for rent increases in local sub-markets. 

2 Bedrooms

Figures for 2 bedroom rents in the South Congress neighborhood of Austin from our 2023 South Congress 2 Bedroom Report









3 Bedrooms

Figures for 3 bedroom rents in the  South Congress neighborhood of Austin from our 2023 South Congress 3 Bedroom Report









4 Bedrooms

Figures for 4 bedroom rents in the  South Congress neighborhood of Austin from our 2023 South Congress 4 Bedroom Report









Short Term Rentals

The short-term rental market in South Austin, particularly in neighborhoods like South Congress, has been thriving, thanks to the area’s rich cultural scene, vibrant nightlife, and proximity to major attractions.

STR Demand

The demand for short-term rentals in South Austin has been high, driven by tourism, business travel, and local events like the South by Southwest (SXSW) festival, Austin City Limits music festival, and the Formula 1 Grand Prix. Visitors often prefer the charm and convenience of South Austin’s residential neighborhoods over the city’s commercial districts.

STR Variety

The market offers a wide variety of properties, from studio apartments to family homes, catering to diverse traveler needs. Many visitors are attracted to unique and boutique rentals that offer a more local and authentic Austin experience.

STR Regulation

Austin has specific regulations for short-term rentals, requiring owners to obtain a license and adhere to certain rules. As of 2021, non-owner occupied short-term rentals were being phased out in residential areas, with a full ban expected by 2022. However, owner-occupied rentals (where the owner lives on-site at least half the year) were still permitted.

STR Pricing

Pricing varies widely based on the size, location, and amenities of the rental. Rates typically peak during major events and in the high tourist season.

STR Platforms

Platforms like Airbnb and VRBO are popular for booking short-term rentals in South Austin. They offer a user-friendly interface for both property owners and renters, and provide a level of security and trust via their rating and review systems.

south congress opportunity zone short term rental market

Tract Map

Map of OZ Tract 24.10