Brentwood

Brentwood, Austin

Brentwood sits in Central Austin between Burnet Road and North Lamar Boulevard, from 45th Street north to Justin Lane. Koenig Lane splits it into North Brentwood and Baja Brentwood, and the tree-lined Arroyo Seco follows Hancock Creek through the middle. Most streets hold 1.5-story bungalows from the late 1940s and 1950s, with apartments and condos along the main roads.

Brentwood at a glance

Homes in Brentwood

Before the late 1940s, this land was a cotton farm. Austin annexed most of Brentwood in 1946 and the rest in 1951. In 1947, Charles McCullough, Dr. Joseph S. Koenig and A. G. Adams Jr. developed Violet Crown Heights between Payne and Ruth streets.

Many homes are 1.5-story bungalows with low-pitched roofs and two or three bedrooms, first bought by World War II veterans with G.I. Bill loans. Builder Frank B. Wright added limestone facades in the 1940s and 1950s, including a row on the north side of W. 49th Street between Woodrow and Grover. Single-family use covers about 44% of the land, with multifamily in South Brentwood, the Roosevelt area and the Romeria Gateway.

HOA, rules and districts

The Brentwood Neighborhood Association (BNA) collects an annual membership, and its materials give no indication that membership is mandatory. The Brentwood/Highland Combined Neighborhood Plan was adopted May 13, 2004, and the Brentwood Neighborhood Plan Contact Team is open to owners, renters, business owners and neighborhood group members.

Brentwood is not one of Austin's eight local historic districts. City rules still apply: houses 45 years or older need Historic Preservation Office review before demolition, and trees 19 inches or more in diameter need a permit. The plan recommends keeping SF-3 zoning on established single-family blocks.

Parks, trails and nature

• Brentwood Park: just over 9 acres with tennis courts, soccer fields, baseball diamonds, a playscape, a pavilion (2012) and a walking trail (2013). It hosted the Violet Crown Festival on May 3, 2025.
• Brentwood Pool, 6710 Arroyo Seco: free outdoor pool, 20 yards and four lanes, closed for winter.
• Arroyo Seco: a tree-lined street following Hancock Creek.
• Sunshine Community Gardens: on Sunshine Drive since 1982.
• Wall of Welcome: a 120-foot community mosaic on Woodrow Avenue, dedicated in 2008.
• Ramsey Park (nearby): about five acres at 4301 N. Rosedale Ave., just south of 45th Street.

Dining and shopping

The neighborhood plan designates Burnet Road on the west and North Lamar on the east for commercial mixed use. Neighbor Coffee & Friends at 5000 Burnet Rd. has served the corridor since April 2021.

Near 45th Street, Cinque Terre West ATX opened at Rosedale Village (4800 Burnet Rd.) in July 2026, with a Ben & Jerry's there targeted for late 2026. Picnik at 4801 Burnet closed July 27, 2026, with a refreshed concept planned.

Schools

Brentwood is in Austin ISD. The 2026-27 feeder pattern runs from Brentwood Elementary (opened 1951) to Lamar Middle to McCallum High, which sits inside the neighborhood.

None of the three was named in the board's Nov. 20, 2025 vote to close 10 campuses. Nearby Reilly Elementary is moving its dual language and Mandarin programs to Wooten Elementary and adding Montessori. Phase 1 boundary changes approved in late October 2026 affect only Linder, Travis Heights and Marshall; Phase 2 districtwide work begins January 2027, with implementation in fall 2028.

Confirm zoning for the exact address with the district before you buy.

Getting around

Burnet Road, North Lamar, Koenig Lane, 45th Street and Justin Lane frame the grid. MetroRapid 801 stops at North Lamar and West Koenig Lane, and the 803 stops at Burnet and Koenig/Allandale Road and at Burnet and Justin/Pegram, every 10 to 15 minutes. The Red Line's Crestview Station is just northeast at North Lamar and Airport Boulevard.

What's changing

• Burnet Road Mobility Program: construction on the remaining sections began in March and June 2026, with completion expected in segments from mid-2027 to late 2028 (shared-use paths, signals, accessible bus stops, drainage).
• HOME initiative: up to three units on single-family lots since Feb. 5, 2024, and small-lot homes on lots of at least 1,800 sq. ft. since Aug. 16, 2024.
• Drainage rules: a March 2025 ordinance set drainage requirements for residential re-subdivisions of one acre or less.
• Former Rosedale School site: Council gave final approval, reported Sept. 25, 2026, to rezone 2117 W. 49th St. in neighboring Rosedale for up to 435 apartments. A related AISD lawsuit is unresolved.

What to check in Brentwood, whether you're buying or selling

• Historic review: most homes date from the late 1940s and 1950s, so demolition triggers Historic Preservation Office review.
• Trees: heritage trees (24 inches or more, including oaks and pecans) cannot be removed except under Sec. 25-8-641.
• Floodplain: check ATXFloodPro near Arroyo Seco. The City regulates to the 500-year floodplain pending Atlas 14 remapping.
• HOME potential: multi-unit uses on SF-3 lots are capped at 40% building coverage and 45% impervious cover.
• Deed restrictions: the owner must verify them before planning added units.
• Corridor construction: homes near Burnet Road face work running into 2028.

If you already own here, pull your floodplain status on ATXFloodPro, have an arborist measure large oaks and pecans, and collect permits for past updates along with photos of original features such as limestone facades.

Current Brentwood homes for sale appear below.

Working with Albert Allen

Albert Allen is an Austin native and Luxury Real Estate Advisor with Compass, with more than a decade of experience helping clients buy and sell across Austin.

Albert represents buyers and sellers in Brentwood and throughout Central Austin. Schedule a Walk & Talk, request a home valuation or ask about private listings.

Common questions about Brentwood

Where is Brentwood in Austin?

Between Burnet Road and North Lamar Boulevard, from 45th Street north to Justin Lane, in ZIP codes 78756 and 78757 and City Council District 7.

What school district serves Brentwood?

Austin ISD, with a 2026-27 feeder pattern of Brentwood Elementary, Lamar Middle and McCallum High. Confirm zoning with the district for any address.

Does Brentwood have an HOA, and what are the dues?

The Brentwood Neighborhood Association collects an annual membership, and its materials do not indicate it is mandatory. Ask the association for the current amount.

What makes Brentwood different?

The Arroyo Seco median and its luminaria tradition, the Wall of Welcome mosaic on Woodrow Avenue, and McCallum High inside its boundaries.

What should I check before selling my Brentwood home?

Your floodplain status, any protected or heritage trees, and whether the lot could support added units under HOME. Those answers shape what buyers can do with the property.

Sources: City of Austin, Austin ISD, CapMetro, Brentwood Neighborhood Association, Voices of the Violet Crown, Violet Crown Community Works, Rosedale Neighborhood Association, Community Impact, CBS Austin, Austin Current, Wikipedia. Albert Allen, REALTOR®, Compass RE Texas, LLC. Information is believed reliable but not guaranteed.