6.0 out of 10

Pleasant Valley

Ranked 37th best neighborhood in Austin
30.2329836144224 -97.7119075982673
Great for
  • Internet Access
  • Public Transport
  • Cost of Living
  • Parks & Recreation
  • Clean & Green
Not great for
  • Childcare
  • Pest Free
  • Medical Facilities
  • Nightlife
  • Eating Out
Who lives here?
  • Students
  • Singles
  • Professionals
  • Gay & Lesbian
  • Trendy & Stylish

Reviews

3/5 rating details
  • Neighborly Spirit 2/5
  • Safe & Sound 3/5
  • Clean & Green 3/5
  • Peace & Quiet 3/5
  • Eating Out 3/5
  • Nightlife 3/5
  • Parks & Recreation 4/5
  • Shopping Options 3/5
  • Gym & Fitness 4/5
  • Internet Access 3/5
  • Lack of Traffic 3/5
  • Parking 3/5
  • Cost of Living 4/5
  • Resale or Rental Value 3/5
  • Public Transport 4/5
  • Medical Facilities 3/5
  • Schools 2/5
  • Childcare 1/5
2yrs+

"Land of condos and conveniences, UT commuter neighborhood"

Located in South Austin, east of I-35, Pleasant Valley can be roughly divided into two parts. The northern half of Pleasant Valley is entirely parkland and wildlife preserve. The sprawling, 362-acre Roy G. Guerrero Park is still under construction, but parts of the park are currently accessible to the public—including the Montopolis Youth Sports Complex.

The southern half of Pleasant Valley is largely residential. Unfortunately, you won’t find beautiful old homes here. It’s a recently developed area full of condos, apartment complexes and cheap student housing for UT kids, and students at the Austin Community College Riverside Campus located nearby.

As such, there are all kinds of businesses here, catering to students: the Ruiz branch of the Austin public library, computer repair services, gym & fitness facilities, pool halls, cheap restaurants, etc. There are many conveniences in this neighborhood, but not a lot of soul or history.
Pros
  • Easy transportation to campus
  • Cheap real estate
  • Close to Lady Bird Lake
  • safe
Cons
  • condos
  • far away from downtown and UT
  • not very walking friendly
  • lots of highways nearby
Recommended for
  • Students
2/5 rating details
  • Neighborly Spirit 3/5
  • Safe & Sound 2/5
  • Clean & Green 2/5
  • Pest Free 3/5
  • Peace & Quiet 2/5
  • Eating Out 2/5
  • Nightlife 2/5
  • Parks & Recreation 4/5
  • Shopping Options 2/5
  • Gym & Fitness 2/5
  • Internet Access 3/5
  • Lack of Traffic 2/5
  • Parking 2/5
  • Cost of Living 4/5
  • Resale or Rental Value 2/5
  • Public Transport 4/5
  • Medical Facilities 2/5
  • Schools 3/5
  • Childcare 2/5
2yrs+

"An Austin Neighborhood Poised for a Rebound?"

The Pleasant Valley neighborhood of Austin, Texas is located just south of Lady Bird Lake and has the Montopolis neighborhood to the east. This has historically been a struggling area of the city though there is some hope for a rebound in the near future. This neighborhood has long been home to students from the University of Texas at Austin and students today can take a shuttle bus to campus. New condominiums are under construction in many parts of the area and they carry a reasonable price tag of around $150,000. Still, with the neighbor this area has to the east, it still has a stigma it is working to overcome.

One of the best hopes for the area is Roy G. Guerrero Park. Currently under construction, when finished, it is designed to have baseball fields, picnic tables, playgrounds, softball fields, hiking trails, and volleyball courts on 362 acres of land. On the down side, there are several run-down apartment complexes that fuel a high crime rate and downgrade property values. This is not the place to raise a family at the present time, but an investment today could pay dividends later as the plight of this neighborhood improves.
Pros
  • Cheap real estate
  • Close to Lady Bird Lake
  • friendly neighbors
Cons
  • far away from downtown and UT
  • No houses
  • No nightlife
  • not very walking friendly
Recommended for
  • Singles
  • Students
stephen-pivachs
stephen-pivachs Hi Michael! I've been trying to find you...we've worked together a some projects on Elance.com (now defunct), and I wanted to reach out and see if I may be able to get your help with some content for a new site I'm building (real estate in Austin). Let me know when you can! Stephen Pivach [email protected]
Jan 11, 2017
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2/5 rating details
  • Neighborly Spirit 4/5
  • Safe & Sound 3/5
  • Clean & Green 4/5
  • Pest Free 2/5
  • Peace & Quiet 3/5
  • Eating Out 1/5
  • Nightlife 1/5
  • Parks & Recreation 2/5
  • Shopping Options 1/5
  • Gym & Fitness 2/5
  • Internet Access 5/5
  • Lack of Traffic 3/5
  • Parking 3/5
  • Cost of Living 5/5
  • Resale or Rental Value 3/5
  • Public Transport 4/5
  • Medical Facilities 2/5
  • Schools 3/5
  • Childcare 2/5
2yrs+

"Low-end college housing, inconvenient location"

Located off Riverside, Pleasant Valley gives you ease of access to the airport and Austin Community College, but not much of anything else. Recent development in this part of town has seen a lot of pre-fab, low-rent apartment housing aimed at UT students seeking affordable living off-campus, and the resulting student population has brought a great deal of campus culture to the neighborhood.

The area on the whole is poorer than average, but it’s by no stretch one of the worst parts of town. Trying to get in and out of the neighborhood can be a real challenge, particularly if you need to cross town in pursuit of food, shopping, entertainment, or anything else not offered locally.

The ACC campus is conveniently nearby if you are a student, and ACC is one of the region’s larger campuses, with a variety of course offerings. However, there is little else to be found nearby, and virtually no options for shopping. Dining options are available along Riverside, but the results you see from them are still going to be hit or miss in general.

The price is appealing for plenty of students, but the challenges presented by living in what amounts to the middle of nowhere are a bitter pill to swallow.
Pros
  • Cheap real estate
  • friendly neighbors
  • safe
Cons
  • far away from downtown and UT
  • No houses
  • No nightlife
Recommended for
  • Students
3/5 rating details
  • Neighborly Spirit 3/5
  • Safe & Sound 2/5
  • Clean & Green 4/5
  • Peace & Quiet 2/5
  • Eating Out 2/5
  • Nightlife 3/5
  • Parks & Recreation 4/5
  • Shopping Options 2/5
  • Internet Access 4/5
  • Lack of Traffic 3/5
  • Parking 3/5
  • Cost of Living 4/5
  • Resale or Rental Value 3/5
  • Public Transport 3/5
  • Schools 2/5
2yrs+

"Will be great when Roy G. Guerrero Park is finished"

This southeast Austin neighborhood covers a large area just south of Lady Bird Lake and a few miles east of Interstate 35. It contains a great deal of new construction, many of them apartment complexes and condominiums, with some residential areas as well. This neighborhood gets mixed reviews, partly because some areas are considered less safe than other parts of Austin, and there is not much in the way of Austin’s character and charm to be found here.

The boundaries for the Pleasant Valley neighborhood include Lady Bird Lake on the north, E. Oltorf Street to the south, S. Pleasant Valley Road to the west and Grove Boulevard to the east. Because of its mixed reputation and location in southeast Austin, housing prices are lower here than in many other parts of the city. Almost all homes, both old and new, can be found for under $200K, many of which were built between the mid-1970s and mid-1990s. But it is the rental properties that dominate this area, largely to accommodate the student population which finds this neighborhood conveniently located. The East Riverside campus of Austin Community College is found within the Pleasant Valley neighborhood, and many University of Texas students can be found along E. Riverside Drive. Area schools include Allison Elementary, Martin Middle School and Eastside Memorial High School at Johnston, which has had a troubled history.

Despite its bland reputation, residents in the northern part of the neighborhood have easy access to underutilized parts of Lady Bird Lake as well as up and coming Roy G. Guerrero Park, for which the city has grand plans. Housing is cheap here, and students will find themselves in good company. It’s probably not ideal for families. But for those willing to put up with the negatives, this neighborhood has potential.
Pros
  • Close to Roy G. Guerrero Park
  • Good for students
  • Cheap real estate
  • Close to Lady Bird Lake
Cons
  • Some sketchy spots
Recommended for
  • Singles
  • Students
3/5 rating details
  • Neighborly Spirit 3/5
  • Safe & Sound 3/5
  • Clean & Green 3/5
  • Pest Free 3/5
  • Peace & Quiet 3/5
  • Eating Out 2/5
  • Nightlife 2/5
  • Parks & Recreation 4/5
  • Shopping Options 2/5
  • Gym & Fitness 3/5
  • Internet Access 4/5
  • Lack of Traffic 3/5
  • Parking 3/5
  • Cost of Living 3/5
  • Resale or Rental Value 3/5
  • Public Transport 4/5
  • Medical Facilities 2/5
  • Schools 3/5
  • Childcare 2/5
2yrs+

"Apartment and Condo Mecca"

Pleasant Valley has undergone some very rapid revitalization and as a result many cookie cutter apartment complexes and cheap high rise condos have been popping up all over the place. Due to the low rent prices, many University of Texas students are choosing to live here and take the university shuttle that goes through every day. The neighborhood still suffers a stigma for being right next to Montopolis, which is one of the sketchiest and most undesirable areas in the city, but Pleasant Valley is really making a name for itself; a sort of work in progress. Due to the northern half being Roy G. Guerrero Park, the geographical area of this neighborhood is quite large in comparison to most.

Since it is a community on the rise, there are few restaurants, bars and shopping centers within the immediate area, so residents have to mosey over to adjacent communities to get the thins they need. Those who live here can take E. Riverside to the South Congress area and Lady Bird lake or they can take S. Pleasant Valley Rd. into the more interesting east side neighborhoods, hence location is a main advantage to living in Pleasant Valley. Lakeshore and Guerrero Parks are underrated green areas, so they do not suffer from having too large crowds like Zilker Park. Do not expect to find any houses in the area, as new complexes are still being build in vacant land plots. Should you want cheap rent in a developing neighborhood and don't mind traveling a half mile or so to go to hot spots, then Pleasant Valley would not be a bad choice for you.
Pros
  • Cheap real estate
  • Close to Lady Bird Lake
  • Shuttles
Cons
  • No houses
  • No nightlife
  • Far from UT
Recommended for
  • Professionals
  • Singles
  • Gay & Lesbian
  • Students
  • Trendy & Stylish
4/5 rating details
  • Neighborly Spirit 5/5
  • Safe & Sound 5/5
  • Clean & Green 4/5
  • Pest Free 2/5
  • Peace & Quiet 3/5
  • Eating Out 4/5
  • Nightlife 2/5
  • Parks & Recreation 5/5
  • Shopping Options 5/5
  • Gym & Fitness 4/5
  • Internet Access 5/5
  • Lack of Traffic 2/5
  • Parking 5/5
  • Cost of Living 3/5
  • Resale or Rental Value 3/5
  • Public Transport 5/5
  • Medical Facilities 3/5
  • Schools 4/5
  • Childcare 2/5
2yrs+

"Nice area within the urban sprawl"

I lived here in the Metropolis apartments for two years. They used to be a set of twelve run-down crack houses, but someone bought them and totally redid them. I moved in right when they opened, and MTV actually shot something there. It’s got some pretty crazy architecture and design. There’s even part of a plane coming out of the buildings. The floors were painted concrete and the bathroom had a jet bathtub, so it was very nice. There’s also a pretty amazing common center and club house, with pool tables, arcade games, and free tanning. The building I lived in was infested with crickets, though. They used to just walk out of my closet at night like Jiminy Cricket saying how do you do. Rumor had it that one of the buildings was infested with raccoons. But this was right after they opened, so I imagine they’ve ironed out all of those wrinkles since. The area is safe, with a grocery store and numerous fast food places around. I didn’t have a car for the first year I lived there, and I just took the bus to campus. There are lots of young hip students here, so you’ll meet tons of interesting neighbors.
Pros
  • Unique Metropolis apartments
  • safe
  • friendly neighbors
Cons
  • far away from downtown and UT
  • lots of highways nearby
  • not very walking friendly
Recommended for
  • Professionals
  • Singles
  • Gay & Lesbian
  • Hipsters
  • Students
  • Trendy & Stylish

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