Austin is not one office market but six or seven, separated by the river, MoPac and I-35. Choosing the wrong side of any of them costs your team twenty minutes twice a day. Here is how the submarkets compare on availability and price in our listing of 502 units.
Downtown — 78701
The largest concentration in the city: 80 available units. The Congress Avenue spine — 100, 111, 501 and 600 Congress — plus 1400 Lavaca Street and 106 East Sixth Street. Rates range widely, from $1.96 per ft² a month at 600 Congress to $3.66 at 1400 Lavaca, and entry rents start at $130 for a small room at 501 Congress. Sub-$200 rooms exist in seven Austin ZIPs, but downtown is the only one where that budget buys a Congress Avenue postcode.
Southwest — 78746 and 78735
The 360 and Barton Creek belt is the second-deepest market with 63 units in 78746 and 27 more in 78735. Barton Oaks Plaza at 901 Mopac Expressway South and 1250 Capital of Texas Highway South anchor the professional-services cluster; 7500 Rialto Boulevard offers the widest size range in the city, 43 to 12,056 ft². Rates here mostly sit between $2.25 and $3.00 per ft², with premium suites reaching $5.15.
East Austin — 78702 and 78754
The submarket everyone asks about and almost nobody can find space in. Just 12 units in 78702 and 11 in 78754. Tillery Street offers the value story — 86 ft² from $130 a month at $1.51 per ft², with suites up to 1,313 ft² — while 1812 Center Creek Drive runs $2.94–$3.69 per ft² for 517 to 1,894 ft² units. If East Austin is the requirement, treat availability as the binding constraint and move on listings within days, not weeks.
South Central — 78704
30 units. 801 Barton Springs Road is the characteristic address: 258 to 2,476 ft² at $1.75–$2.53 per ft², $570 to $4,650 a month. Walkable, close to downtown without downtown parking economics, and priced below the Congress corridor.
North — the Domain, Research and Great Hills
Split across three ZIPs: 34 units in 78759, 27 in 78758 and 26 in 78750. 11801 Domain Boulevard starts at $250 a month; 13785 Research Boulevard holds the city's largest suite at 13,035 ft²; 9600 Great Hills Trail sits in between at $2.09–$2.84 per ft². This is where growing technical teams go when downtown parking stops making sense.
Northwest — River Place and MoPac, 78730 and 78731
29 and 25 units. 6500 River Place Boulevard is the top of the market by rate at up to $6.32 per ft²; Plaza 7000 at 7000 N MoPac is steadier at $2.67 flat, 517 to 5,597 ft².
Campus and North Central — 78705, 78756, 78752
37, 26 and 23 units. Dobie Center at 2021 Guadalupe and 3300 N Interstate 35 offer the cheapest rates in the whole listing, from $1.16 and $1.45 per ft². Lamar Central at 3800 North Lamar is the design-led option at $2.63–$5.15.
Compare all submarkets side by side on the Austin office listing.