Jester, also known as Jester Estates, is a Northwest Austin neighborhood near RM 2222 and Loop 360 (Capital of Texas Highway). Residents describe its greenbelts and "country feel," and at least part of it sits over the Edwards Aquifer Recharge Zone in the Bull Creek watershed. Homes are single-family, and the neighborhood counted 911 of them as of January 2022.
Jester at a glance | |
|---|---|
Location | Northwest Austin, near RM 2222 and Loop 360 |
City or jurisdiction | City of Austin, Council District 10 |
HOA or association | Jester Homeowners Association, Inc. (mandatory for just over half of homes) |
Jester's zoning record runs back to the mid-1980s. Zoning case C14-85-170, at Lakewood Drive and Jester Estates Boulevard, changed I-SF-2 and I-RR zoning to LR, SF-3 and SF-6. It was approved in 1985 and 1986, with final readings in April 1987 and restrictive-covenant conditions. A 1988 case for Jester Estates at 7603 Jester Blvd. expired on May 11, 1989.
As of January 2022, Jester counted 911 homes, and residents describe it as zoned only for single-family use since its inception. Near 7611 Jester Blvd., City records show SF-6 and SF-2 zoning on the tract, with SF-2 to the north and south, SF-1 to the west and undeveloped SF-6 to the east.
Jester Boulevard is the main street through the neighborhood: a Level 2 collector with 84 feet of right-of-way, 60 feet of pavement, and sidewalks and bike routes on both sides. Greenbelts run through the neighborhood, and residents say Balcones Canyonlands preserve land borders it on three sides.
Jester Homeowners Association, Inc. (JHOA) is an active HOA with a volunteer board and committees for Architectural Control, Landscape, Social, and Firewise and Safety. Goodwin Management, on Research Blvd., handles management.
Membership is mixed. Just over half of homes are mandatory members, which limits what the HOA can do. Annual dues were $85 as of January 2022, so confirm the current amount for any specific lot.
Jester Club, which runs the pool and other amenities, is a separate entity from JHOA. Jester Club Tennis advertises two courts, teaching pros and a swimming pool.
On the City side, at least part of Jester (including the 7611 Jester Blvd. site) lies over the Edwards Aquifer Recharge Zone, in the Bull Creek watershed (Water Supply Suburban) and in the Drinking Water Protection Zone. These overlays can affect development rules. City of Austin tree rules also apply: protected trees are 19 inches and larger, and heritage trees are 24 inches and larger of listed species.
Albert's Take
Standout: Greenbelts and a "country feel" are what residents point to, with Balcones Canyonlands preserve land at the edges.
Nearby: RM 2222 and Loop 360 are the main roads, and Bull Creek District Park is close by on Lakewood Drive.
Setting: At least part of the neighborhood sits over the Edwards Aquifer Recharge Zone and drains to Bull Creek.
Homes: Roughly 900 single-family homes (911 in a January 2022 count), with the HOA and the Jester Club run as separate organizations.
Selling here: Since only just over half of homes are mandatory JHOA members, confirm your lot's status and have the governing documents ready before you list.
Jester is a residential neighborhood, and no restaurants or stores inside it are listed here. For shopping, the Arboretum area is the nearby hub, covered on the Great Hills page.
Verify school assignments one address at a time, in Austin ISD's school finder and in Round Rock ISD's finder.
For reference, Austin ISD's 2026-27 feeder chart shows Hill Elementary and Doss Elementary both feeding Murchison Middle School, which feeds Anderson High School. None of those four campuses were among the 10 schools approved for closure in the district's 2025-26 decisions. Austin ISD's Phase 2 districtwide boundary changes are planned for fall 2028.
Confirm zoning for the exact address with the district before you buy.
RM 2222 and Loop 360 (Capital of Texas Highway) are the main roads, and Jester Boulevard is the neighborhood's collector street. The City monitors speeds on Jester Blvd., and the HOA asks drivers to keep to 30 mph or below. There is no CapMetro service within a quarter mile of 7611 Jester Blvd.
TxDOT's Loop 360 project at Courtyard Drive and RM 2222 plans to remove the mainlane signal, build a Courtyard Drive underpass, convert the RM 2222 interchange to a diverging diamond and add shared-use paths. The project is budgeted at $68.39 million.
If you already own here, confirm your lot's JHOA membership status and gather the governing documents now. Pull your City of Austin permit history, and check your address on ATXFloodPro so you can answer buyer questions about Bull Creek up front. JHOA's Firewise and Safety committee is a good starting point for wildfire prep.
Current Jester homes for sale appear below.
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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 Jester and throughout Northwest Austin. Schedule a Walk & Talk, request a home valuation or ask about private listings.
Jester is in Northwest Austin near RM 2222 and Loop 360 (Capital of Texas Highway). It is inside the City of Austin, in Council District 10.
Check each address in both Austin ISD's and Round Rock ISD's school finders. Confirm zoning with the district before you buy.
Yes. Jester Homeowners Association, Inc. covers the neighborhood, though just over half of homes are mandatory members. Annual dues were $85 as of January 2022, so confirm the current figure.
Residents point to its greenbelts, its country feel and the Balcones Canyonlands preserve land around it. At least part of it also sits over the Edwards Aquifer Recharge Zone.
Confirm your lot's mandatory JHOA status, gather the governing documents and pull your permit history. Checking the address on ATXFloodPro helps too.
Sources: City of Austin, Jester Homeowners Association, TxDOT, Community Impact, Austin ISD, Austin Chronicle, KUT, USTA, Nature Rocks Austin, Wikipedia. Albert Allen, REALTOR®, Compass RE Texas, LLC. Information is believed reliable but not guaranteed. Photo: Bull Creek District Park, Larry D. Moore, CC BY 4.0, via Wikimedia Commons.
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