Travis Heights Custom Home Builder
Building a custom home in Travis Heights requires navigating National Register Historic District review, Austin's heritage tree preservation ordinance, and McMansion compatibility standards. This 1912-era garden suburb demands respect for architectural heritage while meeting modern building codes. Mission Home Builders brings building expertise and Austin permitting knowledge to help you successfully build in one of the city's most prestigious addresses.
Why Travis Heights Attracts Custom Home Buyers
Historic Character Meets Downtown Proximity
Travis Heights sits less than 3 miles from downtown Austin, offering a rare combination that's virtually impossible to replicate. You can walk or bike downtown in 15 minutes, yet you live in a National Register Historic District with tree-lined streets, rolling hills, and panoramic downtown skyline views from elevated lots.
Key location advantages:
10-minute drive to downtown Austin
Walking distance to South Congress entertainment district
12-15 minutes to Austin-Bergstrom Airport
Short drive to University of Texas
Walkable Urban Lifestyle
The South Congress corridor borders Travis Heights on the west, putting iconic Austin landmarks within walking distance:
Nearby attractions:
The Continental Club (legendary music venue since the 1950s)
Jo's Coffee (home of the "I love you so much" mural)
Guero's Taco Bar, Home Slice Pizza
Allen's Boots, Uncommon Objects
Monthly First Thursday art walks
Neighborhood amenities:
Big Stacy Pool (natural spring-fed swimming, 68°F year-round)
Little Stacy Park (tennis, basketball, playground)
Blunn Creek Nature Preserve (40 acres of hiking trails)
Norwood Estate Park (off-leash dog area)
Highly Educated, Creative Community
The demographics tell the story of who chooses Travis Heights:
Median household income: $97,160-$97,474
College degree holders: 78.9% (places Travis Heights above 97.3% of U.S. neighborhoods)
Median age: 34-38 years (young professionals and families)
Primary demographic: 47.4% between ages 25-44
Lifestyle focus: Walkability, outdoor activity, community engagement
The neighborhood draws creative professionals (artists, musicians, filmmakers, tech workers) alongside executives and academics attracted to the "Keep Austin Weird" sensibility balanced with established wealth. About 6% of residents commute by bicycle, significantly above average.
Custom Home Opportunities
Travis Heights offers what few Austin neighborhoods can: generous lots with mature heritage oaks and downtown views in a walkable urban setting.
Property characteristics:
Lot sizes: 6,000-8,200 sq ft (common) to 18,730+ sq ft (rare oversized)
Rolling topography with elevated lots offering skyline views
Mature heritage oak settings
Teardown-rebuild opportunities in buyer's market
Home values: Roughly 2x Austin median ($1,050,000 median)
New custom homes: Premium pricing reflecting premier location
Most historic homes date to the 1920s-1930s with modest 2-bedroom, 1-bathroom configurations unsuited to modern family needs. This creates compelling opportunities for custom construction that honors neighborhood heritage while delivering contemporary living standards.
Building in Travis Heights: What You Need to Know
Building a custom home in Travis Heights means navigating a unique combination of historic preservation review and Austin's urban development regulations. The same features that make Travis Heights special (National Register status, mature heritage trees, and established neighborhood character) create specific requirements you'll need to address during design and permitting.
Unlike building on raw land in the suburbs, Travis Heights projects require working around existing site constraints while respecting the neighborhood's historic fabric. Understanding these requirements upfront helps you make informed decisions about lot selection, budget realistic timelines, and design a home that meets all regulations while maximizing your investment in this premier location.
Travis Heights falls under City of Austin jurisdiction in Council District 9, governed by SF-3 (Family Residence) zoning. All development is administered by Austin Development Services Department.
Zoning Requirements and Dimensional Standards
Most Travis Heights properties carry SF-3 (Family Residence) zoning. Understanding these requirements is essential for planning your custom home.
| Requirement | Standard |
|---|---|
| Minimum lot size | 5,750 sq ft |
| Minimum lot width | 50 ft |
| Front setback | 25 ft |
| Rear setback | 10 ft |
| Interior side setback | 5 ft |
| Street side setback | 15 ft |
| Maximum height | 35 ft |
| Building coverage | 40% maximum |
| Impervious cover | 45% maximum |
| Floor Area Ratio | 0.4:1 or 2,300 sq ft minimum |
The McMansion Ordinance (Subchapter F) applies throughout Travis Heights, creating side setback planes that begin 15 feet above property lines. This creates a "tent" shape limiting building mass. On a typical 10,000 sq ft lot, maximum development is approximately 4,000 sq ft of gross floor area.
Our approach: Mission Home Builders designs within McMansion constraints from day one, using the regulations to create well-proportioned homes that respect neighborhood scale while maximizing livable space.
Historic District Review (Critical Consideration)
Travis Heights earned National Register of Historic Places status in July 2021, covering approximately 353 acres. This is NOT a Local Historic District, which is a critical distinction.
What this means for builders:
National Register provides federal recognition but imposes no binding restrictions on private property owners
Only three Local Historic Districts exist in Austin (Hyde Park, Castle Hill, Harthan Street) with mandatory Certificate of Appropriateness requirements
Travis Heights does not have those mandatory requirements
However:
Historic Landmark Commission reviews all demolition permits within the district
For properties deemed "contributing" to historic character, HLC can postpone demolition up to 180 days
New construction is reviewed against City of Austin Historic Design Standards (March 2021)
Review considers setbacks, massing, materials, and orientation for compatibility
Our approach: We expect HLC scrutiny of demolition applications and design review for new structures. The process allows contemporary custom homes when designed sensitively. Many successful recent projects have honored neighborhood architectural heritage while delivering modern amenities, and we follow those precedents.
Heritage Tree Preservation (Significant Planning Factor)
Austin's Tree Preservation Ordinance significantly impacts custom home design in Travis Heights, where mature heritage oaks define the neighborhood's character.
| Classification | Trunk Diameter | Requirements |
|---|---|---|
| Unregulated | Under 8" | No permit needed |
| Regulated | 8"–18" | Mitigation required |
| Protected | 19"+ | Permit required for removal/impact |
| Heritage | 24"+ (specific species) | Variance required (removal prohibited except dead/diseased/hazard) |
Heritage species include: All oaks, pecan, bald cypress, American elm, cedar elm, Texas ash, and several others.
Critical Root Zone (CRZ) formula: Trunk diameter in inches × 2 = CRZ diameter in feet. The inner half requires no disturbance whatsoever.
Our approach: Mission Home Builders designs around existing trees rather than removing them. We conduct pre-plan consultations with the City Arborist and understand that Tree Ordinance Review Applications (TORA) process simultaneously with building permits. Our experience helps determine which design adjustments avoid lengthy variance processes.
Soil Conditions and Foundation Requirements
Travis Heights benefits from significantly more stable soil conditions than many Austin neighborhoods. The area sits at the transition zone between the Edwards Plateau (limestone to the west) and Blackland Prairie (expansive clay to the east), positioned on the more stable western side.
Geological characteristics:
Primary composition: Silty clays and clay loams over weathered chalk or limestone
Structural engineers note foundation movement is "far less likely" in Travis Heights compared to East Austin
Blunn Creek area contains volcanic silt deposits from 8+ million years ago
Foundation options:
Pier and beam: Common in historic homes, remains viable for new construction
Slab-on-grade: Used in newer construction where soil conditions permit
Geotechnical studies: Typically required for slopes over 33% or sites near Blunn Creek
Our approach: We require geotechnical investigations before finalizing foundation designs, ensuring the foundation system is appropriate for site-specific conditions.
Topography and Views
The neighborhood's "heights" create both opportunity and challenge. Rolling terrain with notable elevation changes produces coveted downtown skyline views from elevated streets like Alta Vista.
Topography considerations:
Northern sections near Lady Bird Lake: Lower elevation
Central and southern portions: Hillside positions with view potential
Retaining walls: Permits required for walls over 4 feet
Drainage: Properties along Blunn Creek may fall in FEMA flood zones
Verification required: City's FloodPro tool before purchase.
Our approach: We verify flood zone designation early and design foundation elevations that meet or exceed required minimums while working with the natural topography.
Construction Costs in Travis Heights
Custom home construction in Travis Heights reflects the neighborhood's premier status and historic district considerations.
Typical cost ranges:
Lot acquisition: Variable based on size and location (teardown opportunities in buyer's market)
Construction costs: $400-$600+ per square foot (varies with finishes and site complexity)
Total project: Reflects premium 78704 location (median home value $1,050,000, $694/sq ft)
What drives Travis Heights-specific costs:
Historic Landmark Commission review process
Heritage tree protection measures during construction
Foundation requirements for varied topography
Premium finishes expected in the neighborhood
Potential retaining walls for hillside sites
Permitting Timeline and Process
Austin Development Services Department:
Address: 6310 Wilhelmina Delco Dr., Austin, TX 78752
Phone: 512-974-2000 (or Austin 3-1-1)
Online portal: abc.austintexas.gov
Timeline expectations:
Simple residential permits: 2-4 weeks
Standard new construction: 4-6 weeks
Complex new construction: Several months
Required approvals for Travis Heights:
Building permit
Tree Ordinance Review Application (TORA)
Historic Landmark Commission review (for demolition and new construction)
Water & Wastewater Service Plan Verification
Austin Energy Green Building conditional approval
Trade permits (electrical, mechanical, plumbing)
Stormwater/drainage review
Our approach: Mission Home Builders submits complete applications that address tree protection and Historic Design Standards upfront. Our experience with Austin's review process and pre-construction consultations with City Arborist and HLC help avoid common revision cycles.
HOA Restrictions and Deed Restrictions
Travis Heights is predominantly not governed by mandatory HOAs for single-family homes, providing significant architectural freedom. Some specific developments (like Travis Heights Terrace condos/townhomes) have their own associations.
Important: Original 1913 deed restrictions established by General Stacy may still attach to original subdivision lots. These prohibited multifamily and commercial development, restricting the area to "good homes, good people, and strictly residence purposes."
Our approach: We recommend title research through Travis County Clerk's office to identify any applicable deed restrictions before finalizing designs.
Travis Heights Quick Facts
| Category | Details |
|---|---|
| School District | Austin ISD |
| Elementary | Travis Heights Elementary (7/10 GreatSchools, Dual Language) |
| Middle | Lively Middle School (948 students, 14:1 ratio) |
| High | Travis Early College High School (students can earn associate degree) |
| Median Home Value | $1,050,000 (December 2025) |
| Price per Sq Ft | $694 (December 2025) |
| Typical Lot Sizes | 6,000–8,200 sq ft to 18,730+ sq ft |
| Zip Code | 78704 |
| Distance to Downtown | Less than 3 miles (10 minutes) |
Sources: Redfin, Homes.com, GreatSchools (updated December 2025)
Why Choose Mission Home Builders for Your Travis Heights Home
Engineering Expertise Applied to Your Project
Building a home in Travis Heights requires coordinating multiple specialists and ensuring every detail works together seamlessly. Our CEO, Nic Andreani, is a licensed Professional Engineer with over 20 years of experience leading complex projects. His engineering background shapes how we approach every build.
Nic doesn't design your foundation or structural systems. Instead, he brings engineering discipline to the entire process:
Selecting the right specialists for Travis Heights' specific requirements (structural engineers experienced with heritage tree integration, architects familiar with Historic Design Standards)
Coordinating between trades to ensure foundation, framing, MEP, and finishes all work together
Identifying potential issues early before they become expensive problems
Managing the technical details that make the difference between a good home and an exceptional one
Ensuring precision at every phase from initial site evaluation through final walkthrough
We work with structural engineers who understand Travis Heights' geology, architects experienced with historic district compatibility, and arborists who navigate Austin's tree ordinance. Nic's role is making sure all these experts are aligned, the process stays on track, and nothing falls through the cracks.
This engineering discipline applied to project management means you get a home where every system is thoughtfully designed, properly executed, and built to last.
Real Estate and Market Insight
Our co-founder Schuyler Williamson is a top 1% Austin realtor and MBA. His market expertise helps clients make decisions that maximize long-term value:
Lot selection and evaluation in Travis Heights
Understanding what adds real value in a National Register Historic District
Design choices that enhance resale potential
Layout and flow decisions aligned with how people live
Navigating the current buyer's market for acquisition opportunities
This real estate insight ensures your custom home is both a great place to live and a smart investment.
Austin Permitting and Historic District Knowledge
We understand Austin's specific regulatory environment and how it applies to Travis Heights:
McMansion Ordinance dimensional requirements and setback planes
Historic Landmark Commission review process and Historic Design Standards
Heritage tree ordinance and Tree Ordinance Review Application (TORA) process
City Arborist coordination and tree protection during construction
Which design approaches satisfy HLC review while delivering modern homes
This experience translates into realistic timelines and fewer permitting delays.
Seasoned Construction Team
Behind every Mission project is a seasoned building team with over 50 years of combined experience. Our team includes dedicated professionals who handle:
Permitting and code compliance navigation
Daily field operations and quality control
Coordination with the right engineers and consultants
Contractor management and scheduling
On-site problem-solving and execution
This experienced team ensures your project moves smoothly from permits through final walkthrough, with someone knowledgeable managing every phase.
Design-Build Integration
Our design-build process integrates architectural vision with construction reality from day one:
Designs account for heritage trees, topography, and historic district review from the start
Early value engineering prevents costly changes during construction
Single point of accountability throughout the project
Seamless coordination between design and construction teams
This integrated approach is particularly valuable in Travis Heights, where historic district compatibility and site constraints require design solutions that are both respectful and buildable.
Boutique, Concierge-Level Service
You'll work directly with our leadership team:
Nic or Schuyler personally involved from site evaluation through final walkthrough
Text our CEO directly if a question pops up
Transparent budgets and real-time project updates
Dedicated field team on-site daily managing quality
Clear communication with no surprises
We're a boutique builder, not a production company. Your project receives the same attention and care we'd give our own homes.
Here’s One of Our Homes in Travis Heights
Ready to Build Your Dream Home in Zilker?
Building a custom home in Travis Heights requires navigating Historic Landmark Commission review, heritage tree preservation, and McMansion regulations in Austin's premier historic district. Mission Home Builders brings the expertise, knowledge, and flexibility to me the neighborhood demands.
Whether you already own a lot in Travis Heights or you're searching for the perfect property, we'd welcome the opportunity to discuss your vision and walk you through what's required to build successfully in this historic Austin neighborhood.
Schedule a free consultation to explore what's possible.
