Youβre searching βbest time to move into an apartmentβ and getting the same recycled advice everywhere. Summerβs expensive. Winterβs cheap. Move in January.
Groundbreaking stuff, right?
Hereβs the problem: that advice was written for somewhere else.
I track pricing, specials, and vacancy rates across Austin every single dayβitβs literally what I do. And right now? Roughly half of Austin properties are offering concessions. Thatβs a direct result of vacancy rates climbing over 150% since 2021. Free rent. Waived fees. Reduced deposits. Thatβs not normal. The market is soft, and most renters have no idea how to take advantage of it.
Timing your move wrong could cost you thousands. Timing it right? Could save you the same amount.
This guide covers what actually matters for Austin renters: which months get you the best deals, which days to sign, how to tell if a βspecialβ is actually special, and how to line up your lease so youβre not paying double rent.
No fluff. Just the timing strategies I use with my own clients.
The Short Answer: Best Time to Move in Austin
October through February. Thatβs the window.
Lowest rents. Aggressive move-in specials. Fewer people competing for the same units. Properties need to fill vacancies before year-end and push through the slow winter months.
But hereβs what the generic guides miss: Austinβs market right now matters more than the calendar. CoStar data shows vacancy rates hit 10% in 2025βranking among the highest in the country. Half of all properties are offering concessions. The βbest time to moveβ has stretched out. You can actually score deals year-round now if you know where to look and how to negotiate.
| Season | Rent Prices | Move-In Specials | Competition | Best For |
|---|---|---|---|---|
| Winter (Nov-Feb) | Lowest | Most aggressive (6-10 weeks free) | Lowest | Maximum savings |
| Spring (Mar-Apr) | Rising | Still available (4-6 weeks free) | Moderate | Balance of selection + deals |
| Summer (May-Aug) | Highest | Limited (2-4 weeks free) | Highest | Best unit selection |
| Fall (Sep-Oct) | Declining | Increasing (4-8 weeks free) | Moderate | Sweet spot timing |
Want to see whatβs available right now? Check out our current move-in specials page for properties offering concessions this month.
Why Timing Matters More in Austin Than Other Cities
Austinβs rental market doesnβt follow national patterns. Three factors drive our local cyclesβand none of them apply the same way in Dallas or Phoenix or wherever those generic articles were written.
UT Austinβs Academic Calendar
The University of Texas runs this townβs rental market more than most people realize. UT Austin reports record enrollment of 55,000 students for Fall 2025βincluding the largest freshman class in the universityβs 142-year history. Most leases in central Austin (West Campus, North Campus, Hyde Park) structure around the fall semester.
What does that mean for you?
If youβre looking anywhere near campus, avoid July and August like theyβre on fire. Rents spike. Units vanish. Landlords have zero incentive to negotiate because thereβs always another student willing to pay full price.
But if youβre flexible? December and January are gold. Students are locked into their leases already. Properties with vacancies get desperate.
Tech Company Relocation Cycles
Tesla. Apple. Google. Meta. Dell. Samsung.
Austin became a tech hub, and these companies have hiring cycles that ripple through the rental market.
Most corporate relocations hit in Q1 when new budgets kick in, then again in late summer after fiscal year planning wraps up. I see the impact every year. The Domain gets slammed. East Austin near I-35 tightens up. The Tesla Gigafactory area floods with new arrivals.
If youβre targeting these neighborhoods, time your search to miss the relocation surgesβor work with someone who knows which properties still have inventory when everyone else is booked.
Relocating for work? Our corporate relocation services can help you navigate company-specific timing.
Austinβs Oversupply Situation
This is the factor most guides completely ignore.
Austin overbuilt. Massively. RealPage analytics shows over 40,000 units were under construction during the 2023-2025 peak, with 31,000+ delivered in the past year alone. The result? Vacancy rates near 10% in some submarkets. Apartment List data shows Austin rents dropped roughly 17-20% from their August 2022 peak of $1,726 for a 2-bedroom.
This oversupply changes everything.
In a normal market, winter is the only time to get deals. In Austinβs current market, you can negotiate year-roundβespecially at newer Class A properties scrambling to hit occupancy targets.
Month-by-Month Breakdown: What to Expect in Austin
Not all months are equal. Hereβs what I actually see on the ground tracking hundreds of Austin properties.
January and February: The Deal Window
Properties panic during these months.
Holiday move-ins are done. Leasing offices stare at empty units they need to fill. The result? The most aggressive specials of the year. Six to ten weeks free rent. Waived admin fees. Reduced deposits.
The trade-off is inventory. Fewer people move out during the holidays, so youβre choosing from whateverβs availableβnot waiting around for the perfect unit. If you can flex on floor plan or specific building, this is your window.
What I tell clients: If saving money is your priority and you can be flexible on the exact unit, target a January 15th to February 15th move-in. Thatβs the sweet spot.
March and April: The Transition
Specials start tapering. Theyβre still aroundβjust not as aggressive. Properties are gearing up for summer but havenβt hit peak pricing yet. Four to six weeks free is typical during this stretch.
Good time if you want balance. Decent deals with better selection than winter. Spring weather makes touring more pleasant too. And youβre not competing with the summer rush yet.
May Through August: Peak Season
This is when rents hit their ceiling. Specials shrink to two to four weeks free at best. Some properties pull concessions entirely. Competition gets fierceβespecially near UT, in family-friendly suburbs, and anywhere with good schools.
Whyβs it so busy? Kids are out of school, so families move. College students flood the market. Corporate relocations peak. Everyone who βwants to get settled before fallβ is hunting at the same time.
The upside: Maximum selection. If you need a very specific floor plan, a particular view, or an exact location, summer gives you the most options. Youβll pay for that flexibilityβbut sometimes itβs worth it.
September and October: The Smart Window
This is my favorite window to help clients move. Honestly.
Summer rush is over. Properties still have units that didnβt lease. Specials start creeping backβfour to eight weeks free is common. Competition drops as school starts and families settle in.
September also catches what I call the βdidnβt renewβ wave. Lots of leases end August 31st. Some of those units sit empty into September when tenants didnβt give proper notice or turnovers took longer than expected.
Those are your opportunities.
November and December: Holiday Deals
Few people want to move during the holidays.
Properties know this. They get desperate.
Youβll see strong specialsβoften six to eight weeks freeβbut limited inventory. Some leasing offices run skeleton crews too, which can slow down applications.
Watch out for: Properties trying to clear inventory before year-end. Theyβll throw great deals at you but may rush the process. Make sure youβre still getting proper move-in inspections and documentation. Donβt let their urgency make you sloppy.
The Day and Week Strategy Most Renters Miss
Month matters. But so does the specific day you sign your lease and move in.
Most Austin renters donβt think about this. It costs them.
Best Day of the Week to Tour and Apply
Tuesday through Thursday. Thatβs your window.
Leasing offices are fully staffed. Managers are available to approve deals. Youβre not competing with the weekend browsers who are βjust looking.β
Hereβs what Iβve noticed over the years: weekend visitors are often tire-kickers. Leasing agents know this. When you show up on a Tuesday ready to apply, you signal youβre serious. That seriousness can translate into better negotiating leverage on fees or specials.
Monday is hit or missβstaff are catching up from the weekend, and some communities run reduced hours. Friday afternoon? Risky. If anything needs manager approval, youβre waiting until Monday.
Best Day of the Month to Move In
Most leases start on the first. Thatβs also the worst day to actually move.
Why? Everyone else is moving too. Elevators jam up. Loading docks have lines. Moving companies charge peak rates and overbook themselves. Iβve watched clients wait two hoursβtwo hoursβjust to use a freight elevator on the first of the month.
Better approach: Ask for a mid-month start date. The 10th through the 20th is ideal. Youβll pay prorated rent for those extra days, but the move-in experience is completely different. Some properties will negotiate the prorated amount or roll it into your concession.
Hereβs a move most renters donβt know: if a unit has been vacant for a while, the property loses money every day it sits empty. Ask if theyβll give you a few free days at the start of your lease in exchange for a mid-month move-in date. Worst they can do is say no.
End-of-Month Lease Timing
When does your current lease end? This matters more than people realize.
Lease ends on the 31st, new lease starts on the 1stβzero overlap. Sounds efficient. Itβs actually stressful.
Youβre cramming everything into one day. If anything goes wrongβdelayed keys, last-minute cleaning issues, moving truck problemsβyouβre stuck.
What I recommend: Build in 2-3 days of overlap when possible. Yes, youβll pay for those extra days at your old place. But having time to move gradually, clean properly, and handle the unexpected? Worth it. A $150 overlap is cheaper than losing your deposit because you couldnβt clean in time.
How to Actually Calculate If a Move-In Special Is Worth It
βTwo months free!β looks great on a banner.
But is it a good deal?
This is where most renters get fooled. And where a little math saves real money.
Understanding Net Effective Rent
Net effective rent is your true monthly cost after the special is spread across your entire lease. Itβs the only number that lets you compare deals apples-to-apples.
The formula:
Net Effective Rent = (Base Rent Γ Lease Months β Concession Value) Γ· Lease Months
Real example. Property A offers a 1-bedroom at $1,600/month with 2 months free on a 13-month lease:
- Total lease cost: $1,600 Γ 13 = $20,800
- Minus 2 months free: $20,800 β $3,200 = $17,600
- Net effective rent: $17,600 Γ· 13 = $1,354/month
Thatβs $246 less per month than advertised. Over 13 months, youβre saving $3,200.
Comparing Different Specials
Property B offers $1,500/month with only 1 month free on a 12-month lease:
- Total lease cost: $1,500 Γ 12 = $18,000
- Minus 1 month free: $18,000 β $1,500 = $16,500
- Net effective rent: $16,500 Γ· 12 = $1,375/month
Property A looked more expensiveβ$1,600 vs $1,500. But after the math? Property A is actually $21/month cheaper. Over a year, thatβs $252 in savings youβd miss if you just compared sticker prices.
The Lease Length Trap
Watch this one.
Some properties dangle bigger concessions but lock you into longer lease terms. Hereβs how that plays out:
Property C: $1,700/month, 2.5 months free, but requires a 15-month lease
- Net effective rent: ($1,700 Γ 15 β $4,250) Γ· 15 = $1,417/month
Property D: $1,650/month, 6 weeks free, 12-month lease
- Net effective rent: ($1,650 Γ 12 β $2,475) Γ· 12 = $1,444/month
Property C has the lower net effective rent. But youβre locked in for 15 months. If Austin rents keep droppingβwhich is possible given current conditionsβyou might want flexibility to renegotiate or move after 12 months. That extra commitment could cost you if the market keeps tilting toward renters.
My rule of thumb: Donβt extend your lease beyond 13-14 months just for a slightly better deal. The flexibility is usually worth more than an extra $20-30 per month.
Hidden Costs That Kill the Deal
A βgreatβ special means nothing if the property nickel-and-dimes you with fees.
Before you get excited about 8 weeks free, add up these monthly charges:
| Common Monthly Fee | Typical Austin Range |
|---|---|
| Valet trash | $25-45 |
| Pest control | $5-15 |
| Pet rent (per pet) | $25-50 |
| Covered parking | $50-100 |
| Garage parking | $100-175 |
| Package locker | $5-15 |
| Technology/amenity fee | $25-75 |
Iβve seen properties advertise $1,400 rent that actually costs $1,550+ once you add mandatory fees. That 8 weeks free suddenly looks a lot less impressive when $150/month in fees wasnβt in the headline number.
Always ask: βWhatβs my total monthly cost including all required fees?β Get that number before comparing anything.
Quick Reference: Net Effective Multipliers
Donβt want to do the math every time? Here are multipliers for common Austin specials on a 12-month lease:
| Concession | Multiply Base Rent By |
|---|---|
| 1 month free | 0.917 |
| 6 weeks free | 0.875 |
| 2 months free | 0.833 |
| 2.5 months free | 0.792 |
| 3 months free | 0.750 |
For 13-month leases, the savings are slightly less per monthβyouβre spreading the concession over more time. Same principle for 14-15 month leases. Longer leases dilute the monthly impact of your concession.
Want to run your own numbers? Use our net effective rent calculator to compare any deals youβre considering.
What Nobody Tells You: Timing Affects Your Approval Odds
Hereβs something you wonβt find in any generic βbest time to moveβ article.
When you apply affects whether you get approved. Not just how much you pay.
I work with renters across the credit spectrum. Perfect 750 scores. People rebuilding from 550s. Broken leases. Evictions. The whole range.
And Iβve learned that timing your application strategically can be the difference between approval and denial.
Why Properties Get Flexible in Slow Months
Apartment communities have occupancy targets. Miss them, and regional managers start asking questions. Property managers often have bonuses tied to keeping units filled.
In July, a property at 96% occupancy can afford to be picky. Theyβll decline a borderline application because another qualified renter will show up tomorrow.
In January? That same property at 89% occupancy thinks differently. That borderline application suddenly becomes a conversation. Larger deposit. Co-signer. Approval with conditions.
The math changedβan occupied unit generating some rent beats an empty unit generating nothing.
What this means for you: If your credit is below 620, youβve got a broken lease in your history, or your income is tight at 2.5x rent instead of 3x, slow season isnβt just about saving money. Itβs about getting approved at all.
The βApproved with Conditionsβ Window
Most Austin properties will approve applicants who donβt quite meet standard criteriaβbut with conditions attached:
- Larger security deposit (often one additional monthβs rent)
- Last monthβs rent paid upfront
- A co-signer or guarantor
- Shorter initial lease term
- Higher monthly rent
Hereβs what Iβve observed: properties offer these conditional approvals more freely from October through February. During peak season, theyβd rather wait for a cleaner application. During slow season, theyβd rather work with you.
Had a client last December. 580 credit score. Broken lease from 2022.
In August, sheβd been denied at three propertiesβno discussion, just denials. By December, we found a Class B property in North Austin willing to approve her with a $500 additional deposit. Same renter. Same history. Different timing. Different outcome.
Second Chance Renters: Your Timing Matters Most
If youβre dealing with an eviction, collections from a previous apartment, or credit below 550, timing isnβt just helpful. Itβs essential.
Second chance apartments exist year-round. But even flexible properties tighten up during peak season when they have plenty of applicants to choose from. The property that works with evictions in January might not bother in June.
My advice for second chance situations:
- Start your search in October or November for a December/January move-in
- Have your documentation readyβproof that debts are paid, explanation letters, income verification
- Work with a locator who knows which properties are actually flexible versus which ones just claim to be
- Expect to pay higher depositsβbudget for it and donβt be surprised
The third-party guarantee services I work with (basically insurance for the property) also process faster during slow months. Summer? You might wait a week. Winter? Often 2-3 days.
Dealing with specific issues? We have guides for broken lease apartments, eviction-friendly options, and bad credit apartments.
The Application Fee Timing Trap
Hereβs a mistake I see constantly.
Renters applying to multiple properties simultaneously during peak season. Burning through $50-75 application fees. Getting denied. Running out of money before they find a place.
Per Texas Property Code, application fees are non-refundable. Each denial costs you money and shows up on your rental history inquiriesβpotentially making the next application harder.
Slow season advantage: You have time to apply sequentially rather than simultaneously.
Tour a property. Assess your odds honestly. Apply if it makes sense. Wait for the result before moving to the next option. Less pressure. Less wasted money. Better outcomes.
If youβre working with me, I can often tell you before you apply whether a property will work with your situation. That saves you from throwing away application fees at places that were never going to approve you. But that only works if youβre not in a desperate rushβwhich is another argument for timing your search in slower months.
Austin Neighborhood Timing: Itβs Not All the Same
βWinter is best for dealsβ is true for Austin overall.
But specific neighborhoods run on their own cycles. Sometimes those cycles override the general pattern.
West Campus and North Campus
These areas near UT run on academic time, not calendar time.
The real competition window is March through May, when students are signing leases for the following fall. By August? Inventory is already gone.
If you want to live near campus but arenβt a student, target June after the initial rush settles. Or December/January when properties have units that didnβt lease to students. Youβll often get better rates than you would in a βnormalβ neighborhood during those same months.
The Domain and North Austin Tech Corridor
Hiring-cycle territory.
January through March brings corporate relocations when new budgets kick in. Late summer brings another wave. If youβre moving near Apple, Meta, or the tech campuses, avoid those windows if you can.
The sweet spot: late October through mid-December. Summer relocations are done but new-year hiring hasnβt kicked in yet. Iβve seen Domain-area properties offer 8-10 weeks free during this window when theyβd barely offer 4 weeks in September.
Tesla Gigafactory Area (Del Valle, Manor, Southeast Austin)
This corridor has its own rhythm.
Tesla hiring surges are less predictable than other tech companiesβthey tend to cluster around production ramp-ups and new model announcements.
But hereβs the thing: the area also has tons of new construction competing for renters. Properties in the 78617 and 78653 zip codes have been aggressive with specials for the past two years. Supply outpaced demand. Even during βpeakβ season, you can often negotiate here.
Looking for apartments near Tesla? Check out our guide to apartments near Tesla Gigafactory.
South Congress and 78704
SoCo is weird.
Trendy. In-demand. Expensive. But also relatively small in terms of apartment inventory. When a unit opens up, it goes fast. Season doesnβt really matter.
My advice for 78704: donβt try to time the market. If you find something you like at a price you can afford, move on it. Waiting for a βbetter dealβ often means losing the unit entirely. Normal seasonal patterns apply less here because demand consistently exceeds supply.
Round Rock, Cedar Park, Pflugerville
The suburbs follow family timing more than anything else.
Summer is competitive because families with kids want to move before school starts. The flip side: September through November can be excellent for deals. Properties that didnβt fill during family season get motivated.
Leander and Georgetown are similar but slightly less intense. More inventory. More new construction. Slightly less seasonal pressure.
The Bottom Line on Timing Your Austin Move
Timing your apartment move isnβt about picking the cheapest month on some national chart.
In Austin, itβs about understanding how UTβs academic calendar, tech hiring cycles, and a historic oversupply of units create windows of opportunity that donβt exist elsewhere.
The biggest insight? Austinβs market has shifted power to renters in ways that werenβt true three years ago. Vacancy near 10%. Half of properties offering concessions. Market analysts project stabilization around 6-7% vacancy by mid-2026βbut right now, the leverage is yours.
The old βyou must move in winterβ advice is too narrow now. You can negotiate year-round if you know how to calculate net effective rent, understand which neighborhoods follow which cycles, and time your application to maximize approval odds.
What to remember: October through February gets you the best deals and the most flexible screening. Mid-month move-ins save headaches. Net effective rentβnot sticker priceβis the number that matters. And if your credit or rental history isnβt perfect, slow-season timing can mean the difference between approval and denial.
You now know more about timing an Austin apartment move than 95% of renters.
Use it.
Ready to start your search? Get personalized recommendations based on your timeline, budget, and situation. My locating services are freeβthe apartment pays me when you sign a lease.
