Central Austin Apartments: UT Proximity, Walkability & Downtown Access from $649

Central Austin is having its best renter’s market in years.

I drive these neighborhoods almost daily—Duval Street to Burnet Road, The Drag to the Metro Rail corridor. Central Austin comes up in more client searches than any other part of the city, and right now, February 2026, I’m seeing concessions I wouldn’t have believed two years ago. Properties offering 2-10 weeks free across the board. Buildings that never ran specials are suddenly competing for tenants. The post-2022 correction hit this submarket hard, and renters who understand net effective rent math are pocketing $2,000-3,000 in first-year savings.

I’ve toured 500+ Austin apartments since 2019. Central Austin remains one of the most misunderstood search terms on Zillow and Apartments.com. Most renters think it’s just UT/West Campus or just Downtown. It’s actually 8 distinct sub-areas spanning from Lady Bird Lake north to 183, I-35 east to MoPac west. You’ve got everything from $649 studios in older West Campus buildings to $10,000+ penthouses downtown. The screening criteria, commute realities, and lifestyle differences between Hyde Park and Highland are massive—but listing sites lump them all together.

This guide breaks down all 8 Central Austin sub-areas with honest community-level intel. Which properties accept 580 credit scores? Which have Metro Rail access? Which are overpriced for what you’re getting? Where does the concession math actually make sense? I’m covering Downtown (high-rise living), UT/West Campus (walkable to campus), Hyde Park/North Loop (historic character), Highland/Crestview/St Johns (Metro Rail corridor), Allandale/Brentwood (The Triangle), Crestview/North Shoal Creek (Burnet Road), plus quick notes on Clarksville/Old Enfield and Cherrywood.

You’ll see 18 featured communities with full breakdowns—Pros, Cons, and my actual opinion on who each property makes sense for. The goal? Save you time by pointing you toward properties that approve your specific profile instead of wasting application fees on auto-declines.

Which Central Austin Neighborhood Fits You?

Downtown means towers. High-rises. You’re sharing a building with 200+ neighbors and paying $1,800-3,000+ for a 1-bedroom. But here’s what you’re buying: walk to work, walk to bars, walk to Lady Bird Trail. No car needed. If noise from 6th Street or Rainey keeps you up, this isn’t the fit. If zero commute and urban walkability trump everything else, downtown delivers.

UT/West Campus is the campus play. Students, grad students, professors, UT hospital workers—this is your neighborhood. The Drag is walking distance. Food and coffee everywhere. The buildings skew student-heavy, which means the energy is… student-heavy. Rent runs $1,100-2,200 for 1-bedrooms. Parking? Forget it. Most people here bike or walk.

Hyde Park & North Loop gives you Austin’s original streetcar suburb. Tree-lined streets. Historic homes. Quack’s Bakery. Asti Trattoria. It’s walkable without feeling like a high-rise canyon. UT is close but not right on top of you. Rent sits $999-1,700 net effective. The trade-off is older finishes for actual neighborhood character. Some people love that swap.

Highland, Crestview & St Johns runs along the Metro Rail corridor. Three Red Line stops—Highland, Crestview, MLK—connect you to downtown without driving. New Class A buildings from 2021-2024. The Asian food scene on North Lamar is excellent. ACC Highland campus anchors the area. Rent lands at $999-2,100 net effective. The catch? Rapid development means newer buildings but less of that old Austin feel.

Allandale & Brentwood anchors around The Triangle. Restaurants, Alamo Drafthouse, grocery—it’s a walkable retail core. The surrounding streets are family-friendly and residential. Not suburban, but not student-dense either. Rent runs $1,400-2,100 net effective. You get central location without downtown chaos or West Campus noise.

Burnet Road Corridor is the budget option that doesn’t feel budget. Restaurant row and craft breweries line the street. Woodchase starts at $917 for 1-bedrooms. Not as walkable as Hyde Park—you’ll drive for most errands—but you’re 10 minutes from everything. Central Austin rent under $1,600 exists here.

Cherrywood has almost nothing available. Quiet residential pocket east of I-35. Mostly houses and duplexes, very few apartment buildings. Alma Cherrywood drops to $899 if you can snag a unit. East-central location at east Austin prices. Limited options, but worth knowing if budget drives your search.

Clarksville & Old Enfield is mostly single-family homes. Very limited rental inventory—small buildings, renovated houses, that’s about it. Walking distance to downtown, Lady Bird Lake, Deep Eddy Pool. Character in a location that commands higher prices. If something opens up, move fast. It won’t last.

What to Expect When Renting in Central Austin

Central Austin Neighborhood Comparison

How to Use This Table:

• Metro Rail priority? → Highland, Crestview, or St Johns
• Car-free living? → Downtown, West Campus, or Hyde Park
• Budget under $1,000? → Burnet Road, Cherrywood, or San Gabriel Square in West Campus
• UT campus access? → West Campus or North Loop
• New construction? → Highland/Crestview or Downtown high-rises
• Character over amenities? → Hyde Park or North Loop

Downtown Austin Apartments — High-Rise Living from Lady Bird Lake to UT

Downtown Austin runs from Lady Bird Lake north to roughly MLK/Dean Keeton, bounded by I-35 on the east and Lamar/MoPac on the west. You’re looking at the high-rise urban core—entertainment districts like 6th Street, Rainey Street, and Red River, plus the government center around the Capitol.

This is walkable urban living at a premium. You pay for location here, and you either love the energy or you don’t.

The lifestyle is dense. You’re walking to bars, restaurants, Lady Bird Trail, tech offices, and pretty much everything that makes Austin weird. Commute times are irrelevant if you work downtown or near UT—you’re already there. The trade-off? Noise (especially near entertainment districts), higher rents, and the reality that you’re sharing a tower with 200+ other people.

Downtown makes sense for renters who prioritize walkability over space. Who don’t need a car for daily life. Who are willing to pay $1,500-3,000+ for a 1-bedroom to avoid a commute. If you want quiet residential streets or a yard for your dog, look elsewhere. But if you want to walk to work and stumble home from drinks—this is the play.

The Quincy

The Quincy sits in the Red River entertainment district at 91 Red River Street—Class A+ built in 2020 with a 4.3-star rating across 245+ Google reviews. You’re blocks from Stubb’s BBQ, Mohawk, and the Convention Center. This is a strong downtown option without the Rainey Street price surge.

Pros:

• Red River walkability means live music venues, bars, and restaurants are 2-5 minute walks
• 2020 construction translates to quartz counters, stainless appliances, wood-style flooring, and smart home tech
• Rooftop sky deck with downtown skyline views—strong amenity package for the tier
• Resident reviews hold up (4.3★ across 245+ Google ratings)—maintenance response is quick, management is responsive

Cons:

• Studios start at $1,484, 1-bedrooms run $2,500+ on higher floors
• Only 1 month free on 12-month leases—conservative concession for this tier in the current market
• Street noise on Red River-facing units is real—live music venues mean weekend volume
• Parking runs $150-200/month in the attached garage

Overall Thoughts:

The Quincy works for renters who want downtown without paying Rainey Street rents. You’re getting 2020 construction quality at prices that compete with older downtown towers. The net effective rent math: $2,500 base rent with 1 month free on a 12-month lease. Using the 0.9167 multiplier, that’s $2,500 × 0.9167 = $2,292 net effective for Year 1. Competitive for the location, amenities, and build quality.

Screening here is strict—650+ credit is typical, 3x income is non-negotiable, full background checks. If you’re approved at The Quincy, you’re approved anywhere downtown. Use this as your baseline.

The catch? Noise. Red River is an entertainment district, so weekend nights get loud. If you’re a light sleeper or work early shifts, request a unit facing away from Red River. Worth the trade-off if you value walkability and want to be in the center of Austin’s live music scene.

The Waller

The Waller is the newest downtown option in this guide—built in 2022 at 1104 Sabine Street. Class A+ with aggressive 2-month-free concessions. This property is competing hard to fill units, and the concession math creates real value.

Pros:

• 2022 construction = you’re getting the newest finishes downtown (quartz, stainless, floor-to-ceiling windows)
• 2 months free on 12-month leases drops net effective rent by hundreds per month
• Sabine Street location is quieter than Red River or Rainey—a residential pocket of downtown
• Rooftop pool, sky lounge, 24-hour fitness center—amenities match the positioning

Cons:

• Base rents run high: Studios start at $1,894, 1-bedrooms hit $2,500-3,500, 3-bedrooms reach $10,025
• Walk score is lower than Red River—you’re a few blocks farther from 6th Street and Rainey action
• Parking is $150-175/month, not included
• Property is still establishing reputation (newer = fewer long-term resident reviews)

Overall Thoughts:

The Waller’s value play is the concession. Base rent of $2,500 for a 1-bedroom with 2 months free on a 12-month lease: $2,500 × 0.8333 = $2,083 net effective rent for Year 1. That’s $417/month in savings, or $5,004 over 12 months. The catch? Year 2 renewal—you’re back to market rate, likely $2,600+.

This property makes sense if you’re planning a 12-month lease and want the newest downtown construction at a discount. Screening is standard for this tier: 650+ credit, 3x income, clean background. If you’re comparing this to older AMLI properties downtown (AMLI Downtown, AMLI 300, AMLI on 2nd), The Waller wins on construction age and concession value. AMLI has established management track records, though.

The Sabine Street location is the trade-off. You’re quieter than entertainment districts, but you’re also a 10-15 minute walk to the real action. If you want residential calm within downtown, this works. If you want to be in the thick of nightlife—Red River or Rainey properties are better.

The Shoal

[Photo: The Shoal exterior on West 12th Street near campus and Clarksville]

The Shoal bridges downtown and West Campus—built in 2022 at 827 West 12th Street. It sits right between downtown’s urban core and UT’s west edge, giving you walkability to both worlds. Class A construction with mid-tier downtown pricing.

Pros:

• Location splits the difference: Walk to UT, West Campus restaurants, and downtown entertainment
• 2022 construction means modern finishes across the board
• 1 month free on 12-month leases brings net effective rent to competitive levels
• Quieter than Red River/Rainey—West 12th is residential with access, not entertainment-district noise

Cons:

• You’re not fully in either world—not pure downtown, not pure West Campus
• Studios start at $1,276, 1-bedrooms run $1,800-2,200—mid-tier pricing for the location
• Limited unit mix (studios, 1-bedrooms, 2-bedrooms only—no 3BR options)
• Parking runs $100-125/month

Overall Thoughts:

The Shoal works for renters who want UT proximity without student housing vibes and downtown access without full downtown rents. Net effective rent on a $1,800 1-bedroom with 1 month free on a 12-month lease: $1,800 × 0.9167 = $1,650/month. That’s $150/month less than comparable Red River properties, or $1,800 in savings over the year.

Screening is standard Class A: 600+ credit, 3x income, background check. This property accepts slightly lower credit (600-649 range) compared to the downtown towers charging $2,500+, which matters if you’re borderline on approval.

The West 12th location is the decision point. If you work at UT or on the west edge of downtown, this location saves commute time. If you work on the east side of downtown or prioritize entertainment district walkability, you’re better off near Red River or Congress. The Shoal is a strategic middle ground, not a pure downtown play.

Railyard

Railyard is the budget entry to downtown living—built in 1983 at 201 East 4th Street. This is a Class C property with 2 months free on 13-month leases, which creates the lowest net effective rent you’ll find in the downtown core.

Pros:

• 2 months free on 13-month leases = significant net effective rent reduction
• East 4th Street location puts you near Red River, within walking distance of Rainey and 6th
• Flexible screening: 550-580 credit accepted, 2.5x income (lower than Class A requirements)
• Wide unit mix: Studios through 3-bedrooms available ($1,447-$3,195 range)

Cons:

• 1983 construction shows its age—older finishes, carpet in main areas, basic amenity package
• No pool, limited fitness center, basic amenity package compared to new builds
• Property reviews are mixed—maintenance can be slow, management turnover is higher
• You’re paying downtown rents for 40-year-old construction

Overall Thoughts:

Railyard works for renters who need a downtown location but can’t clear Class A pricing or screening. The concession math is compelling: $1,800 base rent with 2 months free on a 13-month lease. Using the 0.8460 multiplier (2 months free / 13-month lease), that’s $1,800 × 0.8460 = $1,523 net effective rent. That’s $277/month in savings, or $3,601 over the lease term.

Screening flexibility is the other draw. Most downtown properties auto-decline below 600 credit. Railyard accepts 550-580 credit if income is 2.5x rent and rental history is clean. If you’ve got a broken lease over 2 years old or credit in the 550-599 range, this property at least reviews your application instead of auto-declining.

The trade-off is obvious: older construction, fewer amenities, slower maintenance response. But if your priorities are (1) downtown location and (2) affordability, Railyard delivers. Set expectations correctly—this isn’t new construction. It’s access.

For deeper coverage of downtown’s micro-districts—Rainey Street, 2nd Street Market, Seaholm, Warehouse District, Congress Avenue, Red River we will

Clarksville & Old Enfield — Historic Charm Near Downtown

Clarksville and Old Enfield sit west of downtown between MoPac and Lake Austin, roughly from 15th Street north to Enfield Road. This is one of Austin’s oldest neighborhoods—historic bungalows, tree-lined streets, and Lake Austin access. Deep Eddy Pool is the neighborhood anchor, and you’re walkable to downtown’s west edge and UT.

The character here is residential and historic. Jeffrey’s Restaurant, Nau’s Enfield Drug (an iconic Austin pharmacy/lunch counter), Mozart’s Coffee on the lake, and streets that look like they haven’t changed since the 1950s. Quiet, expensive, and full of character.

Here’s the reality for apartment hunters: This pocket is primarily single-family homes, smaller duplexes, and historic cottages. Modern apartment inventory is extremely limited. The housing stock leans toward home ownership and long-term rentals of older properties. If you’re searching for Class A amenities or move-in-ready apartments with online applications, you won’t find much here.

For apartment options with Clarksville proximity, check the Downtown guide—specifically Seaholm and West End districts, which sit on the eastern edge of this area. Or look at UT/West Campus sections for walkable access to the same west Austin character. Clarksville itself is worth exploring if you’re open to renting an older home or duplex, but for modern apartments with concessions, this isn’t the target zone.

UT / West Campus / Hancock Apartments — Campus Proximity for Professionals

UT/West Campus runs from Guadalupe Street (The Drag) west to MoPac, MLK south to roughly 51st Street north. I’m not covering student housing here—I’m focused on properties that work for professionals, UT staff/faculty, grad students, and young renters who want walkability without the party-apartment vibe.

The Drag is your main corridor—restaurants, coffee shops, bookstores, and campus access. Hancock Center sits at the north end with solid dining options. You’re walking distance to UT’s main campus, Hyde Park is just north, and downtown is 10-15 minutes south. Bus routes connect you to The Domain if you need north Austin access.

This area works for renters who prioritize walkability and campus proximity over finishes and resort amenities. Expect older buildings mixed with renovated Class A properties, smaller unit sizes, and street parking headaches.

Venue on Guadalupe

Venue on Guadalupe sits at 2815 Guadalupe Street—Class A property built in 2007, renovated in 2017. This is the best location on The Drag if you want professional-grade housing without student apartment chaos.

Pros:

• Guadalupe Street location = walk to UT in 5-10 minutes, campus-adjacent without being student housing
• 2017 renovation updated finishes (granite counters, stainless appliances, wood floors)
• Coupon code specials waive application fees if you sign within 48 hours of touring
• 1-bedroom and 2-bedroom units ($1,100-$2,168)—reasonable for the location

Cons:

• The Drag means noise—traffic, students, street activity day and night
• Parking is challenging (street parking or paid garage, not included)
• Limited concessions compared to suburban properties (no 2 months free here)
• 2007 construction is older compared to new North Austin builds

Overall Thoughts:

Venue on Guadalupe makes sense if UT proximity is your top priority. You’re walking to campus, Hancock Center dining, and Hyde Park. The renovation keeps it competitive with newer builds, but you’re paying for location—not amenity packages.

Screening is standard Class A: 600+ credit, 3x income. The look-and-lease special (waived app fees if you sign within 48 hours) is how they compete—you save $50-100 on application costs, but you’re committing fast. If you’re comparing this to newer builds farther north, Venue wins on walkability but loses on amenities and concessions.

The Drag location is the decision point. If you work at UT or want car-free living near campus, this works. If you need quiet or want modern amenity suites, look at newer properties in Allandale/Brentwood or Highland areas.

Villas on Guadalupe

Villas on Guadalupe is at 2810 Hemphill Park—Class A- property built in 2003, renovated in 2020. The differentiator here is unit variety: studios through 5-bedrooms, which is rare for West Campus.

Pros:

• Rare 4BR/5BR units available ($1,300-$1,800 range)—splits well for roommate situations
• 2020 renovation updated kitchens and common areas
• $500 off first month + look-and-lease fee waivers if you apply within 48 hours
• Studios start at $740, making this one of the most affordable UT-adjacent options

Cons:

• Hemphill Park location is slightly farther from The Drag—10-minute walk vs. 5-minute walk
• 2003 construction shows in some units despite renovation
• Parking costs $50-75/month, not included
• Limited amenity package compared to Class A properties (basic pool, small gym)

Overall Thoughts:

Villas on Guadalupe is the roommate play. If you’re splitting a 4BR or 5BR with friends or classmates, the per-person cost drops below $400/month in many cases. That’s hard to beat for UT proximity. The $500 off first month helps with move-in costs.

The trade-off is unit age and amenities. You’re not getting modern finishes in every unit—some still have older appliances and carpet. But if your priority is splitting costs near campus, Villas delivers. Tour before signing to make sure the specific unit matches what you expect.

San Gabriel Square

San Gabriel Square is the budget entry to West Campus—built in 1963, renovated in 2017, at 2212 San Gabriel Street. Class C+ with $649 studios, which is the lowest rent floor you’ll find this close to UT.

Pros:

• $649 studios = absolute lowest entry price in West Campus (nearest competitor is $740+)
• 2017 renovation updated units with new flooring, paint, and appliances
• Flexible screening: 570-599 credit acceptable, 2.5x income requirement
• 0BR through 3BR units available ($649-$1,909)—wide range for different budgets

Cons:

• 1963 construction shows its age—older building bones, no elevator in some sections
• No current concessions (you’re paying list price, no months free)
• Basic amenities only (small pool, limited parking, no gym)
• 2.3-star Google rating reflects maintenance delays and management issues

Overall Thoughts:

San Gabriel Square works for renters who need UT proximity and have budget or screening limitations. The $649 studios are the cheapest option for this location—you’re 5-10 minutes from campus at prices that compete with far east Austin or far north suburbs. The 2017 renovation helps, but this is still a 60-year-old building.

The trade-offs are real: older construction, slower maintenance, basic amenities. Set expectations accordingly. This isn’t mid-range—this is access to West Campus on a budget. If $649/month gets you walkable to UT, a lot of renters accept the compromises.

Cherrywood Apartments — Quiet East-Central Living Near Mueller

Cherrywood sits east of I-35 between roughly 51st Street north and Airport/38.5 Street south, with Manor Road as the eastern boundary. This is a quiet residential pocket—artist community vibes, tree-lined streets, and a neighborhood feel that’s rare this close to UT and downtown.

Cherrywood Coffeehouse anchors the area. Manor Road has solid restaurants and bars (Hillside Farmacy, Kemuri Tatsu-Ya). You’re near Mueller development to the northeast and UT to the west. About a 10-minute drive to campus, 15 minutes to downtown.

Note: Cherrywood shares ZIP code 78722 with parts of East Austin covered in our East Austin guide. Apartment inventory in Cherrywood proper is thin—most housing is single-family homes and duplexes. For more east-central options, see our East Austin guide, which covers Mueller, Upper Boggy Creek, and neighboring areas.

Alma Cherrywood

Alma Cherrywood is the primary apartment option in this pocket—built in 1969, renovated in 2009, at 1230 East 38½ Street. Class C property with 1 month free on 12-month leases.

Pros:

• 1 month free on 12-month leases drops net effective rent to competitive levels
• Quiet Cherrywood location = residential feel, away from entertainment district noise
• Flexible screening: 580+ credit acceptable, 2.5x income, 100% screening flexibility rating
• Near Mueller, Manor Road dining, UT access—central location for multiple destinations

Cons:

• 1969 construction with 2009 renovation = older finishes, some units show their age
• 2.9-star rating reflects maintenance response issues and unit condition variability
• Limited amenities (basic pool, no gym, street parking)
• Thin apartment inventory means limited alternatives if this doesn’t work

Overall Thoughts:

Alma Cherrywood serves renters who want east-central location without paying Mueller prices or dealing with student-heavy areas. The net effective rent math: $899 base rent with 1 month free on a 12-month lease. Using the 0.9167 multiplier: $899 × 0.9167 = $824/month for Year 1. That’s $75/month in savings, or $900 over the lease.

The trade-off is unit age and condition. Some units have been updated, others haven’t. Tour before signing to see the specific unit you’d rent. The 2.9-star rating is low but reflects realistic expectations for a 55-year-old building. If affordability and screening flexibility matter more to you than modern finishes, this works.

For more options in this general area, check the East Austin guide—Mueller and surrounding neighborhoods have more inventory with better amenities.

Hyde Park & North Loop Apartments — Historic Character & Walkable Dining

Hyde Park and North Loop span from Guadalupe west to I-35 east, 51st Street north to roughly 38th Street south. This area splits into two distinct characters: Hyde Park is historic Austin charm with bungalows and tree-lined streets, while North Loop is the funky, grungy sibling with vintage shops and dive bars.

Hyde Park is where you imagine reading books on a porch and waving to neighbors. One of Austin’s oldest neighborhoods—beautiful, walkable, and it comes with a premium. Most housing is single-family homes or older duplexes. Apartment inventory is limited, and what exists tends to be older Class C stock.

North Loop Boulevard is the cultural anchor of the north section. Vintage shops, indie vinyl stores, dive bars, cheap ethnic food, co-working coffee joints—all lining the street. This is “Keep Austin Weird” territory. The energy people used to associate with East Austin before gentrification pushed it out.

The area works for UT staff/faculty, renters who value character over modern amenities, and people who want walkability without downtown density. You’re 15 minutes to downtown, walking distance to UT, surrounded by neighborhood charm.

Duval Villa

Duval Villa sits at 4305 Duval Street—Class C property built in 1968, renovated in 2010. This is the best location on the Duval corridor with 2 months free on 12-month leases.

Pros:

• Duval Street location = walkable to Hyde Park restaurants, Antonelli’s Cheese Shop, Quack’s Bakery
• 2 months free on 12-month leases = strong concession for a Class C property
• 4.2-star rating indicates solid management for the property class
• 2010 renovation updated units (hardwood floors, updated kitchens in most units)

Cons:

• 1968 construction limits what renovation can fix—older building bones, no elevator
• Base rents run $1,249-$1,724 for 1BR-2BR—you’re paying a Hyde Park location premium
• Limited amenities (basic pool, no gym, street parking)
• Smaller unit sizes typical of 1960s construction (688-996 sqft for 1BR-2BR)

Overall Thoughts:

Duval Villa’s value is location plus concession. Base rent of $1,249 for a 1-bedroom with 2 months free on a 12-month lease: $1,249 × 0.8333 = $1,041 net effective rent. That’s $208/month in savings, or $2,496 over the year. For Hyde Park character at under $1,100/month net effective, that’s competitive.

The Duval corridor location is the draw. You’re walkable to Spider House, Flightpath Coffee, Hyde Park Market, and the neighborhood’s best dining. If you work at UT or downtown and want residential character without suburbs, Duval Villa delivers. Just understand you’re getting 1960s construction with updates, not modern builds.

Kensington

Kensington sits at 2202 West North Loop Boulevard—Class C+ property built in 1971, renovated in 2023. The recent renovation means you’re getting updated interiors rather than aging 1970s finishes.

Pros:

• 2023 renovation = freshly updated units (new flooring, appliances, paint throughout)
• North Loop Boulevard location = walkable to Epoch Coffee, Tyson’s Tacos, Drinkwell bar
• $999-$1,145 for 1BR-2BR = budget-friendly for the location
• 4.0-star rating reflects improved management post-renovation

Cons:

• No current concessions (you’re paying list price)
• 1971 construction = older building infrastructure despite interior updates
• Limited amenities (basic pool, small fitness area, street parking challenges)
• North Loop noise—boulevard traffic and nearby bars create weekend volume

Overall Thoughts:

Kensington is the North Loop budget play. $999 for a 1-bedroom in this location is hard to find—nearest competitors run $1,200+. The 2023 renovation means you’re getting updated units at 1970s pricing.

Screening is flexible: 2.5x income, 580+ credit acceptable. They’ll work with renters who have thin rental history or credit in the 580-599 range. For a neighborhood attracting younger renters, artists, and service industry workers, this flexibility is essential.

The North Loop location is the character decision. If you want funky Austin vibes, walkable dive bars, and vintage shops, this is your spot. If you need quiet or modern amenity packages, look elsewhere. Kensington delivers location and affordability—not new construction or silence.

Highland / Crestview / St Johns Apartments — Metro Rail Access & Rapid Development

Highland/Crestview/St Johns covers the area from Lamar west to I-35 east, roughly Airport Boulevard north to 38th/51st south. This zone is undergoing major redevelopment—ACC Highland campus replaced the abandoned Highland Mall, and new Class A properties are filling in along the Metro Rail Red Line corridor.

The Metro Rail Red Line runs through here with stops at Highland, Crestview, and MLK. You can ride downtown in 20 minutes, which changes the commute equation for renters who work in the urban core but want lower rents.

Lifestyle is diverse. The old Highland Mall area is now ACC Highland campus with 99 Ranch, Kura Sushi, 85 Degree Bakery, and Austin Film Society. St Johns corridor along St Johns Avenue has new breweries and restaurants. New towers stand next to 1980s garden-style complexes—the area is still in transition.

This zone works for commuters who use Metro Rail, value seekers who want Class A construction at below-downtown rents, and renters who appreciate the growing Asian food scene around ACC Highland.

Revolve ATX

Revolve ATX is the newest property in this guide—built in 2024 at 112 Will Davis Drive. Class A with Metro Rail proximity and 1.5 months free on 12-month leases.

Pros:

• 2024 construction = newest finishes available (quartz, stainless, smart home tech, modern HVAC)
• St Johns corridor location = walkable to The Johnny (sister property), St Johns breweries
• 1.5 months free on 12-month leases = solid concession for a brand new property
• 1BR-3BR units available ($1,342-$3,023)—wide range including rare 3-bedrooms

Cons:

• Base rents are higher for the area ($1,342+ for 1-bedrooms)
• Still establishing reputation (too new for long-term resident reviews)
• Parking is $75-100/month, not included
• You’re 20 minutes from downtown via Metro Rail, not walking distance

Overall Thoughts:

Revolve ATX works for renters who want brand-new construction but can’t afford downtown or Domain pricing. Net effective rent on a $1,400 1-bedroom with 1.5 months free on a 12-month lease: 1.5 months free falls between the 1-month (0.9167) and 2-month (0.8333) multipliers. Interpolating: $1,400 × 0.8750 = $1,225/month. That’s $175/month in savings, or $2,100 over the year.

The Metro Rail proximity is the geographic advantage—if you work downtown, you’re taking the Red Line instead of fighting I-35 or MoPac traffic. The St Johns neighborhood is quieter than downtown but still walkable to dining.

The trade-off is location. You’re not in the urban core, and you need Metro Rail or a car for downtown access. If newest construction at competitive pricing matters and you’re fine with a 20-minute commute, Revolve ATX delivers. If walkable urban density is what you need, stick to downtown

Bridge at Midtown Commons

Bridge at Midtown Commons sits at 810 West St Johns Avenue—Class A property built in 2008, renovated in 2023. The concession here is aggressive: up to $5,000 off in free rent.

Pros:

• Up to $5,000 off in free rent = creates strong net effective rent on qualifying units
• 2023 renovation updated units and common areas
• St Johns Avenue location = walkable St Johns corridor dining, Metro Rail access nearby
• 3.5-star rating is solid for Class A property in this price range

Cons:

• $5,000 concession may be tiered by unit type and lease length (confirm details before applying)
• 2008 construction is aging—not the newest Class A stock despite renovation
• Limited availability on highest-concession units
• Parking is $50-75/month

Overall Thoughts:

Bridge at Midtown Commons is a value play built on concessions. If you get the full $5,000 off on a 12-month lease, a $1,400 1-bedroom drops by about $417/month, bringing your net effective down to roughly $983/month. That’s hard to beat for Class A construction.

The St Johns location works if you value walkability to local dining and Metro Rail access. You’re not downtown, but you’re not paying downtown rents either. If the concession math works out, this is one of the strongest value plays in Central Austin. Just verify the exact concession you qualify for.

[OPERATOR: INSERT CARROT SHORTCODE – BRIDGE AT MIDTOWN COMMONS]

LaRue on Highland

LaRue on Highland is at 500 East Highland Mall Boulevard—Class B- property built in 2021, renovated in 2022. Newer construction at budget-friendly pricing.

Pros:

• 2021 construction = newer than most Class B stock, modern finishes
• $999-$1,599 for 1BR-2BR = budget pricing for relatively new construction
• 1.5 months free on 12-month leases brings net effective rent below $900 for 1-bedrooms
• 4.4-star rating is strong for the Class B- tier

Cons:

• Highland Mall Boulevard location lacks walkability—you’re near ACC Highland but not much else on foot
• Class B- means fewer amenities than Class A (basic finishes, smaller amenity package)
• Thin walls and noise issues mentioned in some reviews
• Metro Rail is a 10-minute drive, not walking distance

Overall Thoughts:

LaRue on Highland delivers new construction at budget pricing. Net effective rent on a $999 1-bedroom with 1.5 months free on a 12-month lease: $999 × 0.8750 = $874/month. That’s $125/month in savings, or $1,500 over the year. For a 2021 building, that’s hard to argue with.

Screening is flexible: 3xincome, 580+ credit acceptable. This property works for renters with credit in the 580-599 range or thin rental history who want newer construction. Most 2021+ buildings require 600+ credit—LaRue doesn’t.

The Highland area is the trade-off. You’re near ACC Highland campus, 99 Ranch, and Asian dining—but walkability is limited. You’ll need a car for most errands. If affordability and newer construction outweigh location for you, LaRue on Highland delivers. Just set expectations that this is budget-focused, not walkable urban living.

Allandale & Brentwood Apartments — The Triangle & Burnet Road Corridor

Allandale and Brentwood span from MoPac west to Lamar east, Anderson Lane north to roughly 45th/Koenig south. This area includes The Triangle master-planned district and the Burnet Road dining/brewery corridor.

The Triangle is modern Austin—master-planned mixed-use development with Central Market, Uchiko, Alamo Drafthouse, and new Class A apartments. It’s manufactured character rather than organic neighborhood growth, but the location is strategic: 15 minutes to downtown, 15 minutes to The Domain, central access to everything.

Burnet Road runs north-south through the area with breweries, casual dining, and Asian restaurants. Allandale and Brentwood neighborhoods to the west are residential pockets with single-family homes. Most apartment inventory clusters along Lamar and Burnet corridors.

This area works for renters who want modern construction, a central location splitting downtown/Domain commutes, and access to Burnet Road’s food scene. You’re not in a walkable urban core, but you’re centrally positioned for car-based access to the entire city.

The Anderson

The Anderson is the flagship new development in this area—built in 2024 at 2711 West Anderson Lane. Brand new Class A with sky deck amenities and 2 months free on 12-month leases.

Pros:

• 2024 construction = newest finishes, modern HVAC, smart home tech throughout
• Sky deck with 360° Austin views—a standout amenity for the area
• 2 months free on 12-month leases = aggressive concession for brand new property
• Anderson Lane @ Lamar location = quick access to The Triangle, Burnet Road, MoPac

Cons:

• Studios start at $1,299, 2-bedrooms hit $3,462
• Anderson Lane traffic noise on units facing the street
• The Triangle proximity means manufactured character, not organic neighborhood feel
• Parking is $100-125/month

Overall Thoughts:

The Anderson’s value is newest construction at below-downtown pricing with strong concessions. Net effective rent on a $1,400 1-bedroom with 2 months free on a 12-month lease: $1,400 × 0.8333 = $1,167/month. That’s $233/month in savings, or $2,796 over the year. For 2024 construction, that’s competitive.

Screening is standard Class A: 600+ credit, 3x income. The sky deck is the amenity differentiator—a rooftop lounge with city views isn’t common in this price range outside downtown.

The location is the decision point. Anderson Lane splits downtown and Domain access equally—15 minutes either direction. If you’re commuting to both or want central positioning, this works. If you need downtown walkability or Domain shopping proximity, more specialized locations serve you better. The Anderson is strategic middle ground.

Broadstone North Lamar

Broadstone North Lamar sits at 6709 North Lamar Boulevard—Class A built in 2024 with a 4.9-star rating. This property offers 2 months free on 15-month leases plus a $1,000 gift card.

Pros:

• 4.0-star rating on Apartments.com for a brand new property—management is executing well
• 2024 construction with up to 8 weeks free + $1,000 gift card = strong value package
• North Lamar @ Koenig location = Allandale proximity, Burnet Road access
• Look-and-lease special within 24 hours waives app/admin fees

Cons:

• 15-month lease minimum for best concession (not 12-month)
• Base rents run $1,360-$3,260 for 1BR-2BR
• North Lamar traffic can be heavy—units facing Lamar get road noise
• Parking is $75-100/month

Overall Thoughts:

Broadstone North Lamar’s differentiator is that 4.0-star rating on a brand new property. Most new builds start at 3.0-3.5 stars as they work through initial issues. A 4.0 indicates solid management execution from the start.

The concession math on 15 months: $1,500 base rent with up to 8 weeks free on a 15-month lease. Using the 6-weeks-free multiplier for a 15-month term (0.9079): $1,500 × 0.9079 = $1,362 net effective rent. Add the $1,000 gift card ($67/month value spread over 15 months) and you’re at roughly $1,295 net effective. That’s $205/month in savings plus the gift card.

Screening is standard: 600+ credit, 3x income. The 15-month lease is the trade-off—you’re committing longer for the concession. If you’re planning to stay 15+ months and want newest construction with proven management, Broadstone North Lamar delivers.

Echo

Echo sits at 4527 North Lamar Boulevard—Class A built in 2014. This is the “older Class A” option in the area with 1.5 months free on 12-month leases.

Pros:

• 1.5 months free on 12-month leases = solid concession
• 2014 construction is aging but still Class A quality
• North Lamar @ Koenig location = central positioning
• Look-and-lease special adds 2 weeks free if you apply within 48 hours

Cons:

• 2014 construction shows its age compared to 2024 builds in the area
• Base rents run $1,432-$3,060 for 1BR-2BR—Class A prices for a 10-year-old building
• Limited amenity upgrades since opening
• Competition from newer builds offering better concessions

Overall Thoughts:

Echo is the value play in Allandale/Brentwood if you want Class A construction without paying new-build premiums. Net effective rent on a $1,500 1-bedroom with 1.5 months free on a 12-month lease: $1,500 × 0.8750 = $1,313/month. Add the look-and-lease 2 weeks free and you’re closer to $1,250 net effective.

If you’re comparing Echo to The Anderson or Broadstone North Lamar, the newer builds win on finishes and amenities. But if budget is tight and you want Class A construction under $1,300 net effective, Echo delivers. Tour first to make sure the unit condition meets your standards.

Crestview & North Shoal Creek Apartments — Mid-Century Charm on Burnet Road

Crestview and North Shoal Creek run from MoPac west to Lamar east, Anderson Lane north to Koenig south. This area is defined by mid-century neighborhoods, the Burnet Road brewery/restaurant corridor, and bikeable residential streets.

Burnet Road is the lifestyle anchor. Pinballz Arcade, multiple breweries, Thai/Vietnamese/Korean restaurants, and casual dining. The neighborhoods themselves are mid-century homes—1950s-1970s construction with character but aging infrastructure.

This area attracts budget-conscious renters, mid-century architecture fans, and people who value Burnet Road access without downtown rents. You’re 20 minutes from downtown, 10 minutes from The Domain, and living in residential Austin with easy highway access.

June West

June West is the surprise value in Central Austin—built in 2024 at 1200 West Koenig Lane. Brand new Class A with pricing that doesn’t match the construction year: studios start at $825.

Pros:

• $825 studios in a 2024 Class A building = remarkable value (nearest new-build studios run $1,200+)
• Multiple concessions: $500 off first month + $100 grocery gift card + reduced deposits
• 2024 construction with modern finishes throughout
• Koenig Lane location = quick access to Burnet Road, MoPac, central positioning

Cons:

• Koenig Lane traffic noise on units facing the street
• Limited walkability—you’ll need a car for most errands
• Too new for long-term reviews (limited resident feedback available)
• Base rents for larger units still run high ($1,249 for 3-bedrooms)

Overall Thoughts:

June West’s pricing is aggressive for 2024 construction. $825 studios are rare in a brand new Class A—most new builds start at $1,200+. Even with the concessions factored in, this is strong value. The $500 off first month + $100 gift card softens the move-in costs.

This property is competing hard to fill units, which is what creates the concession opportunity. If affordability matters and you want 2024 finishes, tour June West before market conditions change and concessions tighten.

Woodchase

Woodchase sits at 8524 Burnet Road—Class C+ built in 1986, renovated in 2011. This is the budget option on Burnet Road with 2 months free on 12-month leases.

Pros:

• 2 months free on 12-month leases = strong concession for a Class C+ property
• $917-$1,420 for 1BR-2BR = budget pricing for Burnet Road location
• Burnet Road proximity = walking distance to breweries, restaurants, Pinballz Arcade
• 3.7-star rating is solid for 1986 construction

Cons:

• 1986 construction shows its age despite 2011 renovation
• Basic amenities (small pool, limited fitness area, aging common spaces)
• Burnet Road traffic noise
• Thin walls mentioned in resident reviews

Overall Thoughts:

Woodchase delivers Burnet Road access at budget pricing. Net effective rent on a $1,000 1-bedroom with 2 months free on a 12-month lease: $1,000 × 0.8333 = $833/month. That’s $167/month in savings, or $2,004 over the year. For walkable Burnet Road location under $900 net effective, that’s competitive.

Screening is flexible: 2.5x income, 580+ credit acceptable. This property works for renters with credit in the 580-599 range who want Burnet Road lifestyle without Class A pricing.

The trade-offs are real: 1986 construction, basic amenities, noise issues. But if your priority is Burnet Road walkability at under $900/month, Woodchase is one of few options. Set expectations for older construction and accept the compromises for location and affordability.

Living in Central Austin: Food, Parks & Commute Realities

Dining & Nightlife

Central Austin’s food scene varies wildly by sub-area.

Downtown gives you everything from food trucks to fine dining—I’m partial to L’Oca d’Oro on East 6th for Italian and Olamaie for Southern fine dining. Rainey Street is bar-heavy with converted bungalows turned into cocktail spots.

North Loop delivers weird Austin vibes. Tyson’s Tacos are criminally underrated—some of the best in the city. Epoch Coffee is the co-working spot. Drinkwell does solid cocktails without downtown pricing.

Burnet Road from Koenig up to Anderson? Brewery and restaurant central. The Brewtorium for beer and pizza, Michi Ramen for Japanese, H Mart for Korean groceries with cheap prepared food. This corridor has more dining density than people realize.

West Campus/Hancock Center covers budget-friendly options. The Drag has chains and student spots, but Hancock Center has legit dining—Kerbey Lane Cafe, Milky Way, and coffee shops with actual character.

Downtown nightlife is 6th Street, Rainey Street, Red River—dense, loud, tourist-heavy. North Loop has dive bars and live music venues without the downtown chaos. The Triangle has Alamo Drafthouse and Uchiko but lacks neighborhood bar density.

Parks & Recreation

Central Austin doesn’t have the massive park acreage of Zilker or the Greenbelt. But you’ve got solid options scattered throughout.

Pease Park runs along Shoal Creek from Lamar to 15th Street—good for running, dog walking, creek access. It connects to the Shoal Creek Trail, which you can ride north into Crestview areas.

Shipe Park in Hyde Park is the neighborhood gathering spot. Playground, tennis courts, small but well-used. Deep Eddy Pool on the Clarksville/Tarrytown edge is Austin’s oldest swimming pool—spring-fed, open year-round, $3 entry.

Lady Bird Lake Trail access from downtown is hard to beat. You’re running or biking along the lake with skyline views—boardwalk sections, Auditorium Shores events, trail connections east and west.

Mueller Lake Park is the option if you’re in Cherrywood or east-central areas—newer development with walking paths, playgrounds, Sunday farmers market. Not technically Central Austin, but accessible from that edge.

Walkability vs. car dependency matters here. Hyde Park, North Loop, West Campus, and Downtown are genuinely walkable for daily errands and recreation. Highland, Crestview, Allandale, and Burnet Road areas require a car for most activities—you’re driving to parks, grocery stores, and dining.

Commute & Transportation

Metro Rail Red Line changes the equation for Highland, Crestview, and St Johns renters. You’re riding 20 minutes downtown instead of fighting I-35 or MoPac. The Highland and Crestview stops are the most-used in Central Austin. If you work downtown and live along this corridor, Metro Rail beats driving.

UT shuttle access matters if you’re in West Campus or Hyde Park. Free campus shuttles run constantly during the academic year. If you work or study at UT, this is more useful than Metro Rail for your daily commute.

Downtown commute times from Central Austin sub-areas: West Campus (5-10 min walk), Hyde Park (10-15 min drive), The Triangle/Allandale (15 min via MoPac or Lamar), Highland/Crestview (20 min via Metro Rail or 15-20 min drive), Burnet Road corridor (18-22 min depending on traffic).

Domain commute times: Burnet Road corridor (10-12 min), Crestview/Highland (12-15 min), The Triangle (15 min), Hyde Park (20 min), Downtown (25-30 min).

I-35, MoPac, and Lamar are your main north-south corridors. All three get congested 7-9am and 4-7pm weekdays. MoPac is faster but tolled in express lanes. I-35 is free but slower. Lamar is surface streets with lights—consistent but not fast.

If you’re car-free? Stick to Downtown, West Campus, Hyde Park, or North Loop. These are the only Central Austin sub-areas where you can realistically function without a vehicle. Everywhere else requires a car for grocery runs and most errands.

Central Austin Apartments FAQs

What’s the best sub-area in Central Austin for walkability?

Hyde Park, North Loop, and West Campus rank highest. You can walk to restaurants, coffee shops, and UT campus without needing a car for daily life. Downtown wins for pure urban walkability, but it sits in its own pricing category. If you want walkable character neighborhoods without high-rise density, Hyde Park and North Loop are your targets.

Are Central Austin apartments more expensive than North Austin?

Generally yes, but the gap is closing. Central Austin studios average $900-1,200, while North Austin studios run $800-1,100. The premium comes from UT proximity, downtown access, and established neighborhoods. North Austin offers newer construction at lower rents but longer commutes to downtown and UT. The right call depends on your priorities—location vs. amenities.

Which Central Austin neighborhoods have Metro Rail access?

Highland, Crestview, and St Johns have Red Line stops with direct downtown service. The Highland stop serves the ACC Highland campus area, Crestview stop is near North Lamar/Justin Lane, and MLK stop serves the southern edge near UT. Trains run every 30 minutes weekdays, less frequent on weekends. If you work downtown and live along this corridor, Metro Rail beats driving.

Can I find Central Austin apartments under $1,000?

Yes. San Gabriel Square has $649 studios in West Campus. Woodchase runs $917 for 1-bedrooms on Burnet Road. LaRue on Highland offers $999 1-bedrooms near ACC Highland. With concessions factored in, properties like Kensington and Duval Villa drop below $1,000 net effective rent. Budget inventory is limited but it exists.

What’s the difference between Downtown and Central Austin?

Downtown (78701) is the high-rise urban core from Lady Bird Lake to MLK/Dean Keeton—entertainment districts, government center, walkable density. Central Austin is the broader area from Downtown north to 183, encompassing UT/West Campus, Hyde Park, Highland, Crestview, Allandale, and other sub-areas. Downtown is one sub-area within Central Austin, not a separate category.

Do Central Austin apartments accept lower credit scores?

Screening varies by property class. Class A properties (The Anderson, Broadstone North Lamar, Revolve ATX) typically require 600+ credit. Class B/C properties (San Gabriel Square, Woodchase, Alma Cherrywood) accept 570-599 credit if rental history is clean and income hits 2.5x rent. If you’re below 600 credit, target Class B/C properties and expect higher deposits. I work with renters in this situation regularly—for more flexible inventory, North or East Austin tend to have more options.

What are net effective rents in Central Austin right now?

Net effective rent factors in move-in concessions using a daily-basis calculation. The formula: Base Rent × Multiplier, where the multiplier varies by concession size and lease length. For a standard 12-month lease: 1 month free uses a 0.9167 multiplier, 2 months free uses 0.8333. Example: $1,500 base rent with 2 months free on 12 months = $1,500 × 0.8333 = $1,250 net effective. Right now (February 2026), concessions run 1-2.5 months free. Always calculate net effective before comparing properties—a $1,600 property with 2 months free ($1,333 net effective) beats a $1,400 property with no concession.

Is parking included in Central Austin apartments?

Rarely. Downtown properties charge $100-200/month for parking. Suburban Central Austin properties (Highland, Crestview, Burnet Road) charge $50-100/month or include one uncovered space. West Campus and Hyde Park rely heavily on street parking—many properties don’t have garages. Budget $75-150/month for parking unless it’s explicitly included.

Which Central Austin area is closest to UT?

West Campus is walking distance to UT’s main campus—Guadalupe Street (The Drag) runs along the western edge. Hyde Park and Cherrywood are 5-10 minute drives or bike rides to campus. North Loop is slightly farther but still UT-adjacent. Downtown’s northern edge (around MLK) touches UT’s southern edge. If campus proximity is priority one, West Campus is the answer.

How do I apply for Central Austin apartments with an eviction?

An eviction under 2 years old is extremely difficult in Central Austin—most properties auto-decline. But I know a few places where we can get approved. Third-party guarantee services I work with can help with a few properties outside central Austin that you’ll still enjoy living in. I can check your specific situation before you waste application fees. Work with a locator who knows which properties review evictions instead of auto-declining—saves application fees.

For more second-chance renter guidance, see our complete Second Chance Apartments guide, which covers broken leases, bad credit, and timing strategies like when to apply.

The Bottom Line on Central Austin Living

Central Austin spans 8 distinct sub-areas, each with different rent floors, screening criteria, and lifestyle trade-offs.

Downtown delivers walkability at a premium ($1,500-3,000 for 1-bedrooms). West Campus and Hyde Park offer character and UT proximity ($900-1,600 range). Highland and Crestview provide Metro Rail access and newer construction at mid-range pricing ($1,100-1,800). Burnet Road corridor balances affordability with dining access ($900-1,400).

The Property Class System dictates screening more than location does. Class A properties require 600+ credit and 3x income. Class B/C properties accept 570-599 credit with 2.5x income. If you need major screening flexibility, I’d steer you toward North or East Austin where more options exist.

Net effective rent math is critical right now. February 2026 concessions run 1-2.5 months free on most properties. A $1,600 apartment with 2 months free ($1,333 net effective) beats a $1,500 apartment with no concession. Calculate net effective before comparing rents—it’ll save you $2,000-3,000 over your first year.

You now understand Central Austin’s geography better than most renters scrolling Zillow. You know which sub-areas have Metro Rail. Which accept lower credit scores. Where concessions create real value. The next step is touring properties that match your screening profile and calculating net effective rent on actual quotes. I can help with that—I check qualification before you waste application fees.

Concessions change weekly. Rent ranges in this guide reflect February 2026 market conditions. Availability varies by property. What’s listed today might be leased tomorrow. Concessions that exist this month might shrink next month. Use this guide as a framework, not a static price list.

Questions about specific properties? Want to know which Central Austin communities approve 580 credit or accept evictions over 2 years old? Text me at 512-865-4672 or call 512-320-4599. You can also get started here if you’d rather fill out a quick form.

My service is free. I’m paid a referral fee from the property’s advertising budget—the same budget they’d spend on Apartments.com or Zillow listings. You’re not paying extra to work with me. Rent is identical whether you apply directly or through a locator.