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ZIP 78723 spans three distinct sub-markets — the master-planned Mueller development (Austin's most celebrated urban redevelopment project), the established mid-century Windsor Park neighborhood, and the University Hills area to the east. The combination of new construction with premium amenities, older 1950s–1970s ranch homes with aging systems, significant flood exposure along multiple creek corridors, and a crime profile that varies dramatically by block makes 78723 one of Austin's most nuanced ZIP codes for insurance planning.
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Mueller occupies the site of the former Robert Mueller Municipal Airport and was redeveloped beginning in 2006 as a walkable, mixed-use master-planned community. Mueller features modern construction, 140 acres of parks, 12 miles of trails, a farmers market, Dell Children's Medical Center, and extensive retail — and is among Austin's most sought-after neighborhoods for families and retirees. Windsor Park, to the north and east, is a classic 1950s mid-century neighborhood with ranch-style homes on tree-lined streets. University Hills extends the mid-century character further east toward US-183. The ZIP is served by multiple creek corridors — Boggy Creek and Tannehill Branch — which provide green space but create meaningful flood risk for adjacent properties.
The ZIP's internal diversity creates three different insurance profiles. Mueller homeowners need HO-6 (condo/townhome) or HO-3 policies with coverage benchmarked to current construction costs, plus flood insurance verification for creek-adjacent units. Windsor Park and University Hills homeowners need coverage limit reviews — many carry outdated limits on significantly appreciated mid-century homes — and should verify flood zone status. Renters across the ZIP (approximately 50% of households) need standard renters insurance in a ZIP with above-average theft, particularly in Windsor Park-area blocks. Auto comprehensive coverage is important given elevated citywide motor vehicle theft trends.
Flood risk is significant and varies by location in 78723. Mueller's development incorporated modern stormwater management, but portions of the neighborhood near Boggy Creek remain in Zone AE. Windsor Park has documented high flood risk — a neighborhood report describes the area's flood risk as "high" with significant flooding exposure near Boggy Creek. Properties within one to two blocks of either creek corridor should be individually verified. Crime rates vary dramatically within the ZIP — Mueller is among Austin's safer neighborhoods for its size, while portions of Windsor Park experience above-average theft. Overall, the ZIP's crime profile sits slightly above the Austin citywide average. The 1950s–1970s housing stock in Windsor Park and University Hills carries above-average rebuild costs relative to assessed value.
78723 is one of Austin's largest and most internally diverse ZIPs, encompassing everything from the award-winning Mueller master-planned community (post-2006 new construction, highly amenitized, strong owner-occupancy) to the older Windsor Park and University Hills neighborhoods (1950s–1970s mid-century homes, more mixed tenure). The ZIP's racial composition is diverse — roughly 44% White, 34% Hispanic/Latino, and 12% Black. Median age is 34.5. The equal owner/renter split reflects the ZIP's diversity of housing types. A high share of Dell Children's Medical Center and tech-corridor workers are residents.
Mueller's development continues to expand — additional phases are planned, and the neighborhood's commercial offerings have grown substantially since the community opened. The Dell Children's Medical Center anchor and nearby tech employers have stabilized demand and sustained values. Windsor Park is experiencing its own gentrification wave, with teardowns and renovations occurring throughout. The City of Austin's Atlas 14 remapping has affected flood zone boundaries along Boggy Creek and may require some Windsor Park properties to carry flood insurance that were not previously required to do so. Property tax rates in 78723 run approximately 2% as of 2025, among the higher end for Travis County.
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