The 78704 Apartment Reality No One Explains Before You Sign

When you search for 78704 apartments, you’re actually searching three different rental markets. Maybe four. The SoCo walkable core where studios start at $2,000 runs on completely different rules than the Ben White corridor where you’ll find one-bedrooms around $1,100. Same zip code. Wildly different screening standards, pricing, and lifestyle.

I work this part of Austin constantly—it comes up in probably half my client searches. And the disconnect between what people expect when they type “South Austin apartments” and what actually exists in 78704 is massive. The Instagram version of SoCo? That’s roughly 20% of the rental inventory. The rest spans a $2,500+ monthly range with screening requirements that vary from 650+ credit for the shiny Class A buildings to 500-range flexibility at older properties most people never find.

Here’s what generic apartment sites don’t tell you: the same landlord who requires 3.5x income on South Congress might accept 2.5x through third-party guarantors at their property a mile away. That’s the kind of nuance that changes whether you get approved or denied—and it’s not information you’ll find on Zillow. A free Austin apartment locator who actually knows these properties makes a real difference.

This guide breaks down where the actual flexibility lives within 78704, what you’ll really pay each month after mandatory fees, which employer discounts apply to this zip code, and the specific approval paths for different credit tiers. Chasing the walkable SoCo lifestyle? Just want a solid South Austin address without the premium? Either way, you’ll know exactly where to focus your search.

78704 Quick Facts

Who Actually Thrives in 78704

Not everyone belongs in 78704. That’s not gatekeeping—it’s math.

The zip code spans a $2,900 monthly rent difference. Finding the right fit means matching your budget, credit profile, and lifestyle priorities to the right sub-area.

St. David’s South Austin employees have a clear advantage here. The medical campus sits right in 78704, and multiple properties in the corridor offer employer discounts through the St. David’s system—typically waived admin fees or 3-5% rent reductions. With more than 10,600 system employees, this is one of the most underused discount pools I see.

Outdoor-first renters who actually use Zilker Park, Barton Springs Pool, and the hike-and-bike trail weekly get genuine value from paying the South Lamar or Barton Hills premium. If “close to Zilker” is a nice-to-have rather than a weekly reality, you’re overpaying.

Remote workers who want walkable coffee shops, restaurants, and a neighborhood vibe without downtown parking hassles find their rhythm in the SoCo core or South Lamar corridor. Walk Scores hit 75-85 in these pockets—unusual for Austin.

Renters with 620+ credit who want South Austin character without the application anxiety will find most B+ and A-class inventory accessible. Below 600? You’re not locked out. But your options shift to specific corridors covered in the approval section.

State of Texas and Austin ISD employees should check for employer discount eligibility before signing anywhere. Austin ISD has over 10,400 employees with access to formal apartment partnerships—most never ask about them.

Skip 78704 If…

I’d rather save you time than convince you to stay.

Here’s who should look elsewhere.

Your credit is below 580 and you want actual SoCo walkability. The walkable corridor along South Congress and South Lamar is dominated by Class A and B+ properties built after 2010. These buildings run credit minimums of 600-650. Properties with 500-range flexibility exist in 78704, but they’re concentrated in the Ben White and Manchaca corridors—a different lifestyle entirely. If walkability is non-negotiable and your credit needs work, look at second-chance apartments in East Riverside or far North Austin instead.

Your budget caps at $1,200 for a one-bedroom. Realistic 1BR pricing in 78704 starts around $1,010 at older Class C properties near Ben White—but those go fast and aren’t in the areas most people picture when they search “South Austin apartments.” Once you add mandatory fees, even the cheapest options push $1,100-1,200 true cost. If you need to stay under $1,200 with room for utilities, 78745 (South of Ben White) or 78741 (Riverside) offer more inventory at that price point.

You commute to the Domain or North Austin daily. I see this mismatch constantly. Someone falls in love with the SoCo vibe, signs a lease, then spends 45-55 minutes each way on Mopac during rush hour. That’s 30+ hours a month in traffic. The math doesn’t work unless you’re remote or hybrid.

You expect walkable nightlife outside your front door. The Instagram version of 78704 covers maybe a half-mile strip. Most 78704 addresses require a car to reach that strip.

Think You Might Like it in 78704?

Fill out the form and I’ll check which properties match your approval profile and share current specials. I’ll text you within a few hours.

Will You Actually Get Approved in 78704?

This is where most apartment guides fail you. They list properties without telling you which ones will actually approve your application.

Here’s the framework I use with every client. Not sure where you stand? Check what you qualify for before wasting time on tours.

The Property Class → Screening Correlation

Screening criteria in 78704 correlate directly with when the building was constructed. This pattern holds across almost every property:

This isn’t a hard rule—individual properties can be stricter or more flexible. But when clients ask “what can I realistically get approved for,” this framework gets us 90% of the way there.

Where the Flexibility Lives

78704’s sub-areas cluster by property class in predictable ways:

SoCo Walkable Core (South Congress from Riverside to Oltorf): Mostly Class A and B+. Expect 600+ credit requirements and 3x income. Limited flexibility—these properties have waiting lists. If you’re targeting this area with strong credit, see my luxury South Austin apartments guide.

South Lamar Corridor (Barton Springs Road to Ben White): Mixed inventory. You’ll find Class A new builds next to 1990s complexes. This is where screening flexibility starts appearing.

Ben White/Manchaca Area (South and west of Ben White): Heavier Class B and C concentration. Credit minimums drop to 550 or below at some properties. Income requirements of 2.5x are more common. This is where I send clients who need approval-first thinking rather than location-first.

The Third-Party Guarantee Path

Here’s something no competitor mentions: 78704 is on the documented service list for third-party guarantee providers like Jetty, The Guarantors, Rhino, Cosign, and Liberty Rent.

How it works: You pay a one-time fee (typically one month’s rent) and the guarantor underwrites your lease risk. The property treats you as a standard applicant. Simple as that.

The real benefit? Income requirements drop from 3x to 2.5x rent. For a $1,800 apartment, that’s the difference between needing $5,400/month income versus $4,500/month. The fee can be paid 100% upfront or split into a payment plan (50% at signing, remaining spread over 5-6 months).

This path works even with credit in the 500s at properties that accept third-party guarantors—which includes most of 78704’s Class B and B+ inventory. If you’ve been denied elsewhere due to income or credit, this is often the solve. Learn more about what apartments check during screening.

For a deeper look at approval strategies, see my second-chance apartments guide.

What You’ll Actually Pay in 78704

The rent you see on Apartments.com isn’t what you’ll pay. Not even close.

Here’s how 78704 pricing actually works.

Rent Ranges by Sub-Area

Rent ranges verified January 2026 from property websites and CSV data.

The Fees Nobody Mentions

Every 78704 property has mandatory fees beyond base rent. Budget for these:

• Valet trash: $25-45/month (mandatory at 90%+ of properties)
• Pest control: $3-10/month (mandatory)
• Pet rent: $25-35/month per pet (if applicable)
• Parking: $75-150/month (often NOT included in walkable areas—this surprises people)

True Monthly Cost Example: A $1,800 1BR on South Lamar actually costs: $1,800 base + $35 valet trash + $5 pest control + $100 covered parking = $1,940 true monthly cost

That’s $140/month more than the advertised rent—$1,680 over a year.

Net Effective Rent: What You’re Really Paying

Austin’s apartment oversupply means concessions are aggressive right now. I’m seeing 4-12 weeks free across 78704, depending on property and lease term. Here’s how to calculate what you’re actually paying:

Net Effective Rent = Base Rent × Multiplier

Use my net effective rent calculator to run the math on any property.

Real example: A $1,800 1BR offering 6 weeks free on a 12-month lease: $1,800 × 0.8849 = $1,593 net effective rent

That’s $207/month in real savings—but only if you know how to calculate it and compare properties on equal terms.

Compare Your Target

Not sure if a price is fair? Enter the address in my free rent analysis tool for a Rentometer report comparing it to similar rentals within a half-mile.

Utilities: The Other Budget Line

Budget $120-180/month for electricity, internet, and renters insurance. Skip the setup hassle with my free utility concierge service—one person handles all your connections so you’re ready on day one.

Want to know what’s actually available right now?

The pricing above is what’s public—but specials change weekly and the best concessions often aren’t advertised online. I talk to these leasing teams daily. Fill out the form and I’ll text you what’s current, including any stacking opportunities.

78704 Employer Discounts You Won’t Find Online

This is information no competitor publishes. They don’t have access to it.

Multiple apartment communities in 78704 participate in employer discount programs. But these partnerships aren’t advertised on listing sites. You have to know they exist—and ask for them by name.

St. David’s Medical Center System (10,600+ employees) St. David’s South Austin campus sits directly in 78704. Several properties along South Lamar and the Ben White corridor offer St. David’s employees waived application/admin fees and reduced security deposits. Some offer 3-5% rent reductions. These discounts apply to anyone in the St. David’s system—not just the South Austin location.

Austin ISD (10,400+ employees) Austin ISD has a formal partnership with the Austin Apartment Association. Teachers, administrators, and support staff can access a discount directory covering dozens of 78704 properties. This is one of the most underutilized programs I see—most AISD employees don’t know it exists.

State of Texas / City of Austin Government employees have access to waived admin fees at multiple properties. The discount typically ranges from $150-350 savings at move-in.

UT Austin (18,000+ employees) Faculty and staff programs exist at several properties, particularly those along the South Congress corridor with easy commute access to campus.

How to Access These Discounts

The process is simple, but timing matters:

1. Mention your employer during the tour—before you apply
2. Provide a recent paystub for verification
3. Ask specifically: “Do you have an employer discount program for [employer name]?”

Some discounts stack with move-in specials. Others don’t. I can tell you which is which before you waste time negotiating for something that won’t happen.

For the full employer discount directory, see my employer discounts page.

How to Get the Best Deal in 78704 Right Now

Austin overbuilt apartments. Bad for landlords. Great for you—if you know how to use it.

According to market research, concessions are running 4-12 weeks free across 78704 right now. It depends on property class and how long a unit has been sitting. Check my Austin move-in specials page for current deals.

Here’s how to maximize your leverage.

Tactic 1: Check Listing Duration

If a unit has been available 30+ days, the property is motivated. Use this script:

“I see this has been available for a while. What’s your best rate for a qualified applicant ready to sign today?”

Leasing teams have occupancy targets. An empty unit costs them money every day. You’re doing them a favor by filling it quickly.

Tactic 2: Negotiate Lease Term for Better Concessions

Longer leases often unlock better specials. Ask directly:

“If I sign a 13-month lease instead of 12, can you add another week free?”

The math works in your favor. A 14-month lease with 8 weeks free beats a 12-month lease with 6 weeks free in net effective rent—even though you’re committed longer.

Tactic 3: Target Lease-Up Properties

Newer buildings like Fifteen15 (opened 2023) may still have occupancy targets to hit. These properties negotiate aggressively until they reach stabilized occupancy—usually 92-95%.

Tactic 4: End-of-Month Timing

Leasing teams have monthly quotas. Touring and applying in the last week of the month can unlock flexibility that wouldn’t exist on the 5th.

Tactic 5: Ask If Employer Discounts Stack

Some properties let you combine an employer discount with move-in specials. Some don’t. Always ask—the worst they can say is no.

The Current Market Reality

Right now, you have leverage.

Austin’s oversupply means landlords are competing for qualified tenants. One of my clients recently moved into an Easton Park property paying essentially half rent for six months—$600/month on a $1,200 unit. That’s the extreme end. But it shows what’s possible.

Don’t assume the first price is the final price. And don’t feel bad about negotiating—this is business, and every property expects it.

The Uncomfortable Truth About 78704

If I don’t tell you this, someone at the leasing office will. After you’ve already signed.

The SoCo you see on Instagram is maybe 20% of 78704.

When people search “78704 apartments,” they’re usually picturing the walkable strip along South Congress with coffee shops, boutiques, and restaurants. That corridor exists—but it’s a small slice of the zip code. Most of 78704 consists of suburban-feeling single-family home neighborhoods and apartment properties along Manchaca Road and Ben White Boulevard that have zero walkability to anything. Same zip code, completely different experience.

Parking is rarely included in walkable areas.

Want to live in the SoCo core or near Zilker? Budget $100-150/month extra for parking. Some buildings have waitlists for covered spots. This surprises people who’ve rented in other parts of Austin where parking is standard.

SXSW and ACL create multi-week disruptions.

Living in walkable 78704 means living near major event venues. For roughly four weeks per year (March during SXSW, October during ACL), expect street closures, noise until 2 AM, surge pricing on rideshares, and difficulty getting anywhere by car.

Some people love the energy. Others hate it. Know which camp you’re in before signing.

Class A screening shows no flexibility.

If your credit sits below 650 or you have any rental history issues, the walkable corridor will mostly decline your application. These properties don’t need to flex—they have waiting lists.

Your flexible options concentrate in the Ben White and Manchaca areas. That means trading walkability for approval. Not a criticism; just the math.

You’ve seen the full picture now.

If 78704 still looks right, fill out the form. I’ll answer any remaining questions, check if you’ll qualify at specific properties, and make sure you don’t waste $50-100 on application fees for a denial.

78704 Apartment FAQs

What credit score do I need for 78704 apartments?

Depends on the sub-area and property class. Class A properties (built 2018+) in the SoCo and South Lamar corridors typically require 650+. Class B properties (2000-2017) work with 600-650. Older Class C properties along Ben White and Manchaca can approve applicants in the 500-550 range.

Third-party guarantors can help if you’re below these thresholds. Read my Austin apartment application guide for the full breakdown.

What is the average rent in 78704?

One-bedroom rents range from $1,010 to $3,986 depending on location and property class. The SoCo walkable core averages $2,000-3,500 for a 1BR. South Lamar runs $1,400-2,200. Ben White/Manchaca offers the most affordable options at $1,000-1,600.

Use my free rent analysis tool to compare specific addresses.

Is 78704 walkable?

Parts of it. The SoCo core (along South Congress) and portions of South Lamar score 75-85 on Walk Score—genuinely walkable for Austin.

But most of 78704, including the Manchaca and Ben White areas, scores 35-50 and requires a car for daily errands. Don’t assume “78704” means walkable.

What school district is 78704 in?

78704 is served by Austin ISD. Specific school assignments vary by address—check the AISD boundary map for your exact property. Austin ISD employees have access to apartment discount programs through the Austin Apartment Association partnership.

Are there move-in specials in 78704 right now?

Yes. Austin’s apartment oversupply means aggressive concessions across most 78704 properties. I’m seeing 4-12 weeks free depending on property class and unit availability.

Newer Class A buildings and properties with longer vacancy periods offer the best deals. Specials change weekly—fill out the form for current offers.

Can I rent in 78704 with bad credit?

Yes, but your options concentrate in specific sub-areas. Properties along Ben White and Manchaca have more flexible screening (500-550 credit minimums).

Third-party guarantors like Jetty and The Guarantors are accepted throughout 78704 and can help you qualify at stricter properties. See my second-chance apartments guide for detailed strategies.

How do I set up utilities in 78704?

Electricity through Austin Energy. Water through Austin Water (often included in rent). Internet through Spectrum, AT&T, or Google Fiber depending on building. Budget $120-180/month for tenant-paid utilities.

Skip the hassle with my free utility concierge—one person handles all your connections.

Is 78704 safe?

Crime varies by specific block within 78704. The residential areas around Zilker and Travis Heights tend to have lower incident rates. The South Congress commercial strip sees more property crime—typical of busy retail corridors.

Check CrimeGrade for block-level data on any specific property you’re considering.

What employers are near 78704?

St. David’s South Austin Medical Center is the largest employer within 78704 (part of a 10,600+ employee system). State of Texas offices and City of Austin facilities are nearby. UT Austin is a 10-15 minute commute. Downtown employers are 8-15 minutes depending on traffic.

Many of these employers have apartment discount programs—and most people never ask about them.

How does 78704 compare to 78745?

78745 (further south along Manchaca and past Ben White) offers similar South Austin character at $400-600/month lower rent. Trade-off: less walkability and longer commute to downtown.

78745 also has more screening flexibility at older properties. If 78704 pricing doesn’t work, 78745 is the natural alternative.

The Bottom Line on 78704

78704 works if you have 620+ credit, a budget of at least $1,400 for a one-bedroom (including fees), and you value either walkable urban living or proximity to Zilker and Barton Springs. Healthcare workers at St. David’s, State employees, and Austin ISD staff should absolutely explore this zip code. The employer discounts and commute times make the premium worthwhile.

Keep looking if your credit sits below 580 and walkability matters. Same if your budget caps under $1,400, or you commute daily to North Austin or the Domain. The zip code has options for lower credit profiles, but they’re concentrated in areas that don’t match the “SoCo lifestyle” most people picture.

The framework that matters: 78704 is three rental markets wearing one zip code.

The SoCo walkable core runs strict screening and premium pricing. The South Lamar corridor offers middle-ground options. The Ben White/Manchaca area provides flexibility and affordability. Match your approval profile and priorities to the right sub-area, and 78704 can work. Try to force a mismatch, and you’ll waste time and application fees.

If you want help navigating which 78704 properties fit your specific situation, get personalized apartment recommendations and I’ll send you a shortlist. Or use my free rent analysis to compare any property you’re considering.

Need Help With Your 78704 Search?

You’ve got everything to evaluate 78704 apartments on your own. But if you want help:

Fill out the form above and I’ll text you to answer questions, check your approval situation, share current specials, and coordinate next steps. You’ll talk to a real person—not an AI chatbot.

Ross Quade

Austin Realtor and Apartment Expert

Going solo? When you tour or apply, tell them “Ross Quade from Austin Apartment Locators” referred you. Text me at 512-865-4672 when you apply so I can make sure everything’s on track.

This 78704 South Austin rental guide was written by Ross Quade, a licensed Texas real estate agent specializing in apartment locating. My services are free—always.