Live in Allandale

Allandale is the City's Allandale neighborhood planning area: about 1,510 acres between Burnet Road and MoPac, from Anderson Lane south to West 45th Street and Hancock Drive, with Shoal Creek running through the middle. The neighborhood association traces the land to an 1841 grant to George W. Davis for his service at San Jacinto, and says W. Murray Graham began platting the first Allandale sections in 1946. The appraisal roll dates 2,275 of 2,890 single-family houses to the 1950s and 1960s, with a median of 1959. In 1954 the National Association of Home Builders opened an Air Conditioned Village of 22 houses here, between Twin Oaks Drive and Nasco Drive, to see what cooling did to the design of a middle-class house; some of them still stand.

There is no neighborhood plan, and that is unusual. Of the 65 planning areas the City draws, 54 have an adopted plan; Allandale and Rosedale are the only two still listed as future planning areas, so none of Allandale's zoning carries the NP suffix that Crestview's does across Burnet Road. What it has instead is a rollback the neighborhood association won in 1981, putting 99% of its houses in SF-2, single-family residence, which the association calls the largest in the city. SF-2 still covers 66.9% of the zoned land. HOME's rule of up to three homes on a lot applies to SF-1, SF-2 and SF-3 alike, so it reaches the lots the rollback was meant to keep to one family, and Phase 2 lets a house stand on 1,800 square feet.

The lots are the difference. The median single-family parcel here is 10,075 square feet, against 8,319 on the older lots across Burnet Road in Crestview, and 1,492 of the 2,891 are 10,000 or more. Change has been steady rather than fast: 354 of the houses are dated 2010 or later, 163 of them since 2020, and the census counted 8,109 residents in 4,341 homes in 2010 and 9,399 in 4,555 in 2020. The rented share of occupied homes went from a third to 37%. The parcel layer gives no house sizes, so this guide cannot say whether the houses are larger as well as the lots.

Shoal Creek decides the street. On Memorial Day weekend in 1981 the creek went from its usual 90 gallons a minute to 6.55 million, and 13 people died in the city. The sources disagree on the rest: the neighborhood association and Wikipedia say hundreds of homes were destroyed, while KUT counts nearly 20 families who lost their homes and about $36 million in damage. Since November 2019 the City has regulated building to FEMA's 500-year floodplain in place of the 100-year, pending new studies on Atlas 14 rainfall. On its maps 199 of the 2,891 single-family parcels are in the 100-year floodplain, 102 of them also in FEMA's 1% annual chance zone, and the floodplain covers about 11.5% of the planning area.

What it costs, and how far the train is. Zillow's Allandale, drawn on its own boundary, was $799,103 in August 2026, higher than a year earlier and 20% below the June 2022 peak of $1,003,537. The county's parcel layer states no appraisal year, so this guide gives no appraised values. On the 2025 rates a homestead at Zillow's figure owes the five taxing units about $13,423 a year, and the same house without the exemption about $16,354; the citywide arithmetic is on the Austin page. No rail line crosses the planning area. The Union Pacific track along MoPac carries freight, and the Red Line's Crestview station is on the far side of Crestview, at Lamar and Airport Boulevard. On this side the 803 MetroRapid runs along Burnet Road every 10 to 15 minutes, and express buses use MoPac.