Ed Neuhaus 
Shopping for a Home Under $750K in South Austin? Your Middle School Options Could Not Be More Different.
Lively Middle School scored a 77 on the 2025 TEA accountability rating, earning a C. Paredes Middle School scored a 59, an F. Both schools sit within Austin ISD and serve south Austin communities, but the 18 point gap between them is one of the widest middle school comparisons in the district. And here is the thing that makes this interesting: the Lively zone has a median home price of $729,000 while the Paredes zone comes in at $386,000. So you are looking at nearly double the price for a school that scores 18 points higher.
I have worked with plenty of buyers navigating this exact decision. South Austin covers a lot of ground, and the school quality varies dramatically from one zone to the next. Lively and Paredes are only about five miles apart, but they serve very different communities and deliver very different academic outcomes. Lets walk through what the numbers tell us and what that means for your search.
Lively vs Paredes: Quick Comparison
| Lively Middle School | Paredes Middle School | |
|---|---|---|
| TEA Rating | C (77/100) | F (59/100) |
| Enrollment | 910 students | 635 students |
| Grades | 06 – 08 | 06 – 08 |
| District | Austin ISD | Austin ISD |
| Median Home Price | $729,000 | $386,000 |
| Feeds Into | Bowie HS / Crockett HS | Akins HS / Crockett HS |
TEA School Performance Comparison (2025)
The Texas Education Agency evaluates every public school annually across multiple performance domains. Here is how both campuses performed in the 2025 accountability cycle.
| Performance Metric | Lively Middle School | Paredes Middle School |
|---|---|---|
| Overall Rating | C (77/100) | F (59/100) |
| Student Achievement | C (76/100) | F (53/100) |
| School Progress | C (78/100) | F (56/100) |
| Academic Growth | C (78/100) | F (56/100) |
| Closing the Gaps | C (75/100) | F (55/100) |
| Enrollment | 910 students (06 – 08) | 635 students (06 – 08) |
| Economically Disadvantaged | 50.1% | 78.3% |
| English Learners | 22.3% | 36.5% |
| TEA Distinctions | 7 of 7 earned | Not eligible (F-rated) |
The contrast here is stark. Lively earned all 7 of 7 TEA distinctions despite its C overall rating, which means the school is hitting high marks in every individual subject area. That disconnect between the letter grade and the distinction count is worth understanding. The C reflects the composite calculation, but the distinctions tell you that pockets of genuine excellence exist on campus. Paredes, as an F rated school, is not eligible for distinction designations and is operating under TEA improvement requirements.
Lively’s scores are consistently in the mid to upper 70s across all four domains, which is solid if not spectacular. Paredes is in the 50s across the board, with Student Achievement at 53 being the lowest mark. The economically disadvantaged rate at Paredes (78.3%) is significantly higher than Lively’s (50.1%), and the English learner population is also much larger. These demographic factors do not excuse the scores, but they provide important context about the challenges each campus faces.
For the full TEA breakdown on each campus, visit the Lively Middle School page or the Paredes Middle School page.
Lively Middle School: The Bowie Pipeline at a Mid Range Price
Lively Middle School feeds into both Bowie High School and Crockett High School, and the Bowie connection is a big part of why homes in this zone command a premium. The school draws from neighborhoods including Barton Hills, Becker, Davis, and other established south Austin communities that sit between Mopac and South Lamar.
At 910 students, Lively is a larger campus with a broad range of programming. The 7 of 7 distinctions earned in 2025 tell you that the academic foundation is solid, even though the overall C rating might cause some hesitation at first glance. This is a school that outperforms its letter grade in ways that matter if you actually dig into the data. And the neighborhoods it serves are some of the most walkable, character rich, and conveniently located in all of south Austin.
Paredes Middle School: Affordable Entry, Serious Challenges
Paredes serves the far south Austin corridor and feeds into Akins Early College High School and Crockett High School. The median home price of $386,000 makes this one of the most affordable zones in Austin ISD, and for buyers who need to stay under $400K, the Paredes zone is often where the search leads.
The F rating is not something I am going to sugarcoat. A 59 overall score means the school is struggling across every domain, and the TEA has placed it under improvement requirements. But I will also say that Akins, the primary high school feeder, earned a B with 7 of 7 distinctions. So the feeder path does improve after middle school, and buyers in this zone should factor in the full K through 12 trajectory rather than looking at one campus in isolation.
The Neighborhoods
Lively’s zone includes some of south Austin’s most established and desirable neighborhoods. Barton Hills offers proximity to Zilker Park and Barton Springs with a distinctly Austin feel. The Becker and Davis zones bring updated bungalows and mid century homes with mature tree canopy. Prices have climbed steadily here, and the $729K median reflects both the location premium and the Bowie High School pipeline.
The Paredes zone stretches through far south Austin neighborhoods along Slaughter Lane and south of William Cannon. You will find newer construction, larger lot sizes, and significantly more house for the money compared to the Lively zone. The trade off is distance from central Austin and the academic performance gap at the middle school level.
Browse all homes zoned to Lively Middle School or homes zoned to Paredes Middle School.
Which School Fits You?
You might lean toward Lively if:
- Academic performance at the middle school level is a priority
- You want access to the Bowie High School feeder path
- You value walkable, established south Austin neighborhoods
- The 7 of 7 distinctions signal the kind of subject level excellence you are looking for
You might lean toward Paredes if:
- Budget is the primary driver and you need to stay under $400K
- You are focused on the full K through 12 picture, noting that Akins HS (B rated) is the primary feeder
- You want more square footage and newer construction for your money
This is one of those comparisons where the data paints a clear picture. If you can afford the Lively zone, the academic numbers and the neighborhood quality make it the stronger choice. But not everyone has $729K to spend on a house, and the Paredes zone offers genuine value for buyers working within tighter constraints. I have helped people in both situations and there is no wrong answer, just different priorities.
Frequently Asked Questions
Ready to Find Your Home?
South Austin is a big place with a lot of options, and I can help you narrow it down based on what actually matters to you. I have been selling homes in this part of Austin for over 19 years and I know these zones cold. Lets grab a time to talk through your priorities and find the right neighborhood.
