East Austin Apartments: From the 78702 Core to Far East Value — Your Complete Guide to Austin’s Widest Rental Market

East Austin isn’t one neighborhood. It’s four distinct rental markets stretched across eight miles, from the walkable restaurant row along E Cesar Chavez to emerging far-east communities near Lake Walter E. Long. I’ve tracked Austin apartment pricing across 1,000+ properties for the past three years, and right now (February 2026) East Austin offers the widest rent variance in the city.

Studios start at $749 in Far East Austin. Penthouses in the 78702 core run $4,888. And the difference isn’t just rent. It’s screening criteria, walkability, commute times, and whether you’re paying $1,400 base rent or $1,167 net effective after concessions.

Here’s what most apartment sites won’t tell you: Zillow and Apartments.com show every East Austin property regardless of whether you’ll actually get approved. They don’t filter by credit score, eviction lookback periods, or which management companies accept third-party guarantees. They rank properties by advertising spend, not by which communities will say yes to your 620 credit score or your 3-year-old broken lease.

That’s the intelligence gap I’m filling here.

This guide breaks East Austin into four sub-areas based on actual rental realities, not ZIP code boundaries that mean nothing when you’re comparing a $1,490 studio in the 78702 core to an $825 1-bedroom in Far East Austin. I’ve profiled 14 communities across these four areas, grouped by Property Class (A+, A, B, C) and screening flexibility, with real concession math showing what you’ll actually pay after move-in specials.

My service is free to renters. I’m paid a small referral fee from the advertising budget from the property managers I work with, the same budget they’d spend on Zillow listings. Let’s break down what you’re actually getting in East Austin.

Which East Austin Neighborhood Fits You?

East Cesar Chavez, Holly, and Govalle (78702) is the most expensive East Austin gets. But there’s a reason. Restaurant row on East Cesar Chavez is walking distance. Biking or transit to downtown beats driving. This is Austin’s most culturally active neighborhood right now, and rent runs $1,600–2,200 net effective for an urban lifestyle that actually works without a car.

Johnston Terrace & East MLK (78721) gets you Plaza Saltillo MetroRail without 78702 prices. Train commute to downtown exists. Mid-range pricing around $1,200–1,600 net effective. Coffee shops and restaurants are showing up, but it’s not there yet. That’s the trade-off.

Mueller & Windsor Park (78723) gives you H-E-B, Target, and Mueller Lake Park walkable. Dell Children’s Hospital or Seton Medical Center commutes make geographic sense. Playgrounds, trails, strong school access. New urbanist design that feels suburban but functions urban.

Far East Austin (78725)? Budget. Full stop. Sub-$1,000 net effective rent is possible out here. Commuters to Austin-Bergstrom Airport or Tesla Gigafactory will find the geography works. Lake Walter E. Long is nearby for weekend recreation. Downtown is 25–35 minutes away.

The Numbers: East Austin Rental Market (February 2026)

Communities Covered: 50+ apartment properties across four sub-areas Rent Range: $749–$4,888 (widest variance in Austin) Current Concessions: 4–12 weeks free on 12-month leases Net Effective Rent Savings: $150–300/month with February 2026 specials Property Classes: Class A+ to Class C- (full screening spectrum)

What “Net Effective Rent” Means

When a property offers “2 months free,” your actual average monthly cost drops. I calculate this using daily proration for precision.

The formula: Base Rent × Concession Multiplier = Net Effective Rent

Example: $1,400 base rent with 2 months free on a 12-month lease: $1,400 × 0.8333 = $1,167 net effective rent for Year 1. That’s $233/month in real savings. Concessions apply to Year 1 only, and renewal rent returns to market rate.

Why This Matters

A $1,400 apartment with 2 months free ($1,167 net effective) is cheaper than a $1,350 apartment with no concession. Zillow and Apartments.com show base rent only. They don’t calculate net effective rent or tell you which properties are running aggressive specials right now.

East Austin Sub-Areas: Where You’ll Actually Be Living

East Cesar Chavez / Holly / Govalle / Plaza Saltillo (78702): The Walkable Core

This is what people mean when they say “East Austin.” The 78702 ZIP runs from I-35 east to Pleasant Valley Road, from Manor Road south to Lady Bird Lake. You’re getting the restaurant row along E Cesar Chavez, the gentrification frontline where $1.2 million bungalows sit next to new mid-rise apartments, and walkability that rivals downtown.

Plaza Saltillo MetroRail station gives you 15-minute access to the Domain and North Austin without a car.

The trade-off is obvious: you’re paying top-of-market rent. Studios start at $1,400+ at newer properties. But the net effective rent math changes the equation. Right now (February 2026) communities in 78702 are offering 6–12 weeks free on 12-month leases, which drops your actual monthly cost by $150–250.

A $1,490 studio with 2 months free costs $1,242 net effective for Year 1. That’s cheaper than a $1,350 studio with no concession in Hyde Park.

This area works well for downtown workers who bike or walk to the office, people who want Franklin BBQ and Liberty Bar walking distance, and renters who prioritize walkability over square footage. If you’re okay with a 600-sqft 1-bedroom to live in Austin’s most walkable neighborhood outside downtown, 78702 delivers.

The Goodwin

3706 Goodwin Ave • Built 2025 • Class A • 4.7 ★

Pros

• 2025 construction. Newest property in 78702, zero deferred maintenance, warranty period still active
• 4.7-star rating. Exceptional for a property this new (most new builds sit at 3.5–4.0 during lease-up)
• 2 months free on 12-month leases. Aggressive concession for brand-new construction
• Goodwin Ave location. Walkable to E Cesar Chavez restaurant row (0.3 miles), Holly Street bars (0.2 miles), Lady Bird Lake trail (0.6 miles)
• Flagship amenities. Rooftop deck with downtown views, heated pool, coworking lounge, pet spa

Cons

• Top-of-market pricing. Studios start at $1,490, 1-bedrooms $1,690–2,995 (top 10% of East Austin rent)
• New property risk. No long-term track record, management still working out operational kinks
• Strict Class A screening. 650+ credit typical, 3x income requirement, 7+ year lookback on felonies

Overall Thoughts

The Goodwin works for renters with budget flexibility who want the newest construction in walkable East Austin. A 4.7-star rating this early is impressive. Most properties don’t hit that until Year 3–5 after they’ve ironed out maintenance and management issues.

You’re paying for it ($1,490+ studios), but the 2 months free brings net effective rent down to $1,242/month for Year 1 ($1,490 × 0.8333). That’s competitive with 2021–2022 builds charging $1,350 with no concession.

The catch is Class A screening. This is a 650+ credit property with strict income verification (3x rent, verifiable pay stubs, no self-employment without tax returns). Evictions under 7 years or felonies under 5 years typically mean auto-decline. Background flexibility at Class A properties doesn’t exist the way it does at Class B or C.

Who this works for: clean background, 680+ credit, $5,100+ monthly income (for a 1-bedroom at $1,690), and you prioritize living in Austin’s most walkable eastside neighborhood over having a larger floor plan in Mueller or North Austin. You’re 0.3 miles from Veracruz All Natural, 0.4 miles from Justine’s, 0.6 miles from the lake trail. If you’re a downtown worker who bikes to the office, this location saves 30 minutes a day versus living in North Austin and driving.

Lenox 7th

4910 E 7th St • Built 2021 • Class A • 4.6 ★

Pros

• 4.6-star rating. Excellent for a Class A property, strong management track record
• 2 months free on 13-month leases. Net effective rent drops to $1,184/month ($1,399 × 0.8460)
• E 7th Street corridor. Restaurant row proximity, walkable to Cisco’s, Micklethwait Craft Meats, Hillside Farmacy
• 2021 construction. Newer build, past initial warranty issues, finishes still hold up
• In-unit washer/dryer. Standard in all units, not hookups

Cons

• Not as new as 2024–2025 builds. Four years old, starting to show minor wear in common areas
• Mid-tier finishes. Quartz counters and vinyl plank floors (not luxury marble or hardwood)
• Street noise. E 7th is a through-street, and south-facing units get traffic noise

Overall Thoughts

Lenox 7th is the value play in the 78702 core right now. The 2 months free concession is aggressive for a property with a 4.6-star rating. Typically you see specials this strong at properties struggling with occupancy or lower ratings. The math works: $1,399 base rent with 2 months free on a 13-month lease = $1,399 × 0.8460 = $1,184 net effective rent for Year 1.

Compare that to The Goodwin at $1,242 net effective, and you’re getting a 2021 build with a proven track record for $58/month less.

Screening here is standard Class A: 650+ credit preferred, but they’ll consider 620–649 with compensating factors (higher income, strong rental history, larger security deposit). Evictions under 5 years are typically auto-declines, but 5+ years get case-by-case review if credit is 640+.

Lenox 7th targets renters who want walkable East Austin but don’t need the absolute newest construction. You’re getting E 7th corridor access (0.2 miles to Cisco’s, 0.4 miles to Franklin BBQ), a proven property with strong management, and $200+/month savings versus the newest-construction alternatives. The trade-off is finishes: vinyl plank floors, not hardwood; quartz counters, not marble. For most renters, that’s a fair trade.

E6 (East Sixth)

2400 E 6th St • Built 2018 • Class A • 4.4 ★

Pros

• Boutique mid-rise feel. Smaller property (fewer units = less crowded amenities)
• 4.4-star rating. Strong management, responsive maintenance
• Rooftop deck. Downtown skyline views, social atmosphere, good for entertaining
• E 6th Street location. Walking distance to White Horse (honky-tonk), Whisler’s (cocktails), Shangri-La (live music)
• 50% off first month. Net effective rent drops to $1,267/month on $1,322 base (1BR)

Cons

• Smaller floor plans. 518–1,412 sqft range skews toward compact units
• Street noise potential. E 6th is an active corridor, ground-floor and street-facing units get noise
• Limited concession. 50% off first month is weaker than 2 months free competitors

Overall Thoughts

E6 is the boutique option in 78702. Smaller building, more intimate feel, rooftop deck that actually gets used (versus the massive amenity decks at 200+ unit buildings that feel empty). The 4.4-star rating is solid, and the E 6th location is ideal if you prioritize nightlife and music venues over restaurant access. You’re 0.2 miles from White Horse, 0.3 miles from Whisler’s, 0.5 miles from Shangri-La.

The concession math is weaker here. A $661 first-month discount on a $1,322 base rent over 12 months = $1,267 net effective rent. Compare that to Lenox 7th at $1,184 net effective, and you’re paying $83/month more for the boutique feel and rooftop views. Some renters will pay that gladly. Budget-conscious renters will pick Lenox 7th every time.

Screening is standard Class A: 650+ credit, 3x income, clean background. Slightly more flexible on rental history than The Goodwin (will consider broken leases 3+ years old with third-party guarantee), but still strict on recent evictions (under 3 years = auto-decline in most cases).

E6 appeals to renters who want a smaller, more social building and are willing to pay a slight price bump for rooftop access and boutique management. Purely on net effective rent, Lenox 7th wins. On lifestyle and social atmosphere? E6 delivers.

Nellie

3300 Manor Rd • Built 1968, Renovated 2022 • Class C+ • 3.3 ★

Pros

• ALL BILLS PAID. Electricity, water, gas, trash included (saves $150–200/month)
• Budget-friendly. Studios start at $749, 1-bedrooms $950–1,200 (cheapest walkable East Austin option)
• Manor Road corridor. Bus line to UT Austin, bike-friendly, coffee shops and restaurants within 0.5 miles
• Look & Lease special. Waived application fee (saves $50–75)
• Flexible screening. Class C+ accepts 570+ credit, considers recent evictions with third-party guarantee

Cons

• 1968 construction. Older bones, even with 2022 renovation (expect thinner walls, dated plumbing)
• 3.3-star rating. Below average, likely maintenance delays and management responsiveness issues
• Smaller units. 250–650 sqft (studios are micro-studios, 1-bedrooms are compact)

Overall Thoughts

Nellie works for renters who need walkable East Austin on a budget or can’t clear typical Class A screening hurdles. The all-bills-paid model is the differentiator. A $950 1-bedroom with bills paid is effectively $750–800 net cost after you account for $150–200/month in utilities savings. That’s cheaper than any other walkable East Austin option, even Class C properties in 78721 or 78723 that don’t include utilities.

Screening flexibility is real. Class C+ properties like Nellie accept 570+ credit (versus 650+ at Class A), consider broken leases 2+ years old (versus 5+ years at Class A), and work with third-party guarantees for recent evictions or property debt.

The trade-offs are obvious: you’re getting a 1968 building with a 3.3-star rating. Expect maintenance delays (7–10 days for non-emergency requests based on Google reviews), thinner walls, and dated infrastructure (older HVAC, occasional plumbing issues). The 2022 renovation updated kitchens and bathrooms, but the bones are still 1968.

Nellie delivers for budget-priority renters who value walkable East Austin over newer construction, renters with screening challenges who need flexibility, and anyone wanting to minimize total monthly costs (bills paid + low base rent = $750–950 all-in monthly housing cost). Manor Road access is solid. You’re on the bus line to UT Austin, 0.3 miles from Thunderbird Coffee, 0.5 miles from Mi Madre’s.

Johnston Terrace & East MLK (78721): Affordable East Austin Without the 78702 Price Tag

The 78721 ZIP sits directly north of the 78702 core, running from I-35 east to Airport Boulevard/Pleasant Valley, from Manor Road north to roughly 51st Street. This is where you get East Austin character without paying $1,400+ for a 1-bedroom. The E MLK Boulevard corridor is the spine here: MetroRail access at MLK Station, residential neighborhoods on either side, and rent that’s $150–300/month cheaper than comparable properties south of Manor Road.

I see the distinction clearly in my client searches. A Class A property in 78721 charges $1,200–1,400 for a 1-bedroom versus $1,400–1,700 in 78702. Same Property Class, same screening criteria, same in-unit washer/dryer and quartz counters. The difference is walkability. You’re not stumbling-distance from E Cesar Chavez restaurant row, and you’ll drive or MetroRail to downtown nightlife instead of walking.

For renters who want East Austin proximity without the walkability price tag, that’s a fair trade.

Current market: 78721 communities are offering 4–8 weeks free on 12-month leases (February 2026). Net effective rent on newer Class A properties drops to $1,050–1,200/month. That’s Mueller pricing without the master-planned community feel, or 78702 pricing with significantly more square footage.

The Blockyard

1909 Alexander Ave • Built 2024 • Class A

Pros

• 2024 construction. Newest property in 78721, brand-new everything (appliances, flooring, HVAC under warranty)
• 2 months free on 12-month leases. Aggressive lease-up concession (net effective: $1,171 × 0.8333 = $976/month)
• Modern floor plans. Open layouts, floor-to-ceiling windows, 9-foot ceilings standard
• Full amenity package. Pool, fitness center, coworking lounge, package lockers, bike storage
• Pet-friendly. Dog park on-site, no breed restrictions (rare for Class A)

Cons

• No rating yet. Too new for Google reviews, management track record unproven
• Alexander Ave location. Not on E MLK corridor (less walkable to MetroRail station, 0.7 miles)
• Lease-up risk. New properties sometimes struggle with occupancy, leading to noise from construction or vacant units

Overall Thoughts

The Blockyard is the newest option in 78721, and they’re pricing aggressively to fill the building. Two months free on a $1,171 base rent = $1,171 × 0.8333 = $976 net effective rent for Year 1. That’s cheaper than most Class B properties in Austin, and you’re getting 2024 construction with warranty-covered everything.

The catch is zero track record. No Google reviews, no maintenance history, no way to know if management is responsive or if there are build-quality issues yet.

Screening is standard Class A: 650+ credit, 3x income, clean background. They’re flexible on income sources (will accept offer letters for new employment, freelance income with tax returns), but strict on credit and rental history. Evictions under 7 years are auto-declines. Felonies under 5 years need case-by-case review, and violent crimes or sex offenses are automatic denials regardless of age.

The Blockyard represents a gamble on newness. You’re betting management will be responsive, there won’t be major build-quality issues (plumbing leaks, HVAC failures, elevator breakdowns), and the property will maintain value during your lease term. The reward is $976 net effective rent for brand-new Class A construction. That’s $200–400/month cheaper than comparable properties in 78702 or Mueller.

One thing to note: the Alexander Ave location is the weak point. You’re 0.7 miles from MLK MetroRail station (15-minute walk or short bike ride), not the 0.2-mile access you’d get from properties directly on E MLK. Car-dependent renters won’t care. Transit-dependent renters should look at Platform or MLK Highline instead (both on the E MLK corridor with better access, despite weaker concessions).

Platform

2823 E Martin Luther King Blvd • Built 2017 • Class A • 3.6 ★

Pros

• MLK MetroRail station adjacent. Walk 0.1 miles to the platform, 15-minute ride to Domain, 10-minute ride to downtown
• 1.5 months free on 12-month leases. Better-than-average concession for established property
• Wide floor plan range. Studios $363+, penthouses $3,430+ (unusual price variance suggests micro-studios to luxury units)
• Established property. 2017 build, past warranty period, maintenance systems proven
• Ample parking. Covered garage included (rare for East Austin at this price point)

Cons

• 3.6-star rating. Below Class A average (4.0+), suggests management or maintenance issues
• 2017 construction. Not new, some wear visible in common areas
• Mixed reviews. Google reviews mention slow maintenance response (5–7 days for non-emergency requests)

Overall Thoughts

Platform’s biggest advantage is the MetroRail station literally next door. You’re 0.1 miles from the platform. Walk out your door, cross the parking lot, you’re on the train. For Domain commuters or downtown workers who don’t want to own a car, this location can’t be beat in East Austin.

The 1.5 months free (6 weeks) concession on a $1,500 1-bedroom: $1,500 × 0.8849 = $1,327 net effective rent for Year 1. Competitive with 78702 properties that lack transit access.

The 3.6-star rating is the concern. Google reviews mention maintenance delays (non-emergency requests take 5–7 days on average), package theft (lockers sometimes left unlocked), and occasional elevator outages. Management replies to complaints in reviews, but the pattern points to chronic understaffing or deferred maintenance.

If you’re prioritizing transit access over property management quality, that trade-off works. If you need fast maintenance response, look elsewhere.

Screening is standard Class A but slightly more flexible than newer properties: 640+ credit preferred (will consider 620–639 with higher security deposit), 3x income standard (will accept 2.8x with strong rental history), evictions 5+ years reviewed case-by-case.

The floor plan range is unusual. Studios starting at $363 suggests micro-studios (250–300 sqft), while penthouses at $3,430 indicates luxury 2-bedrooms. Most renters looking here fall in the $1,200–1,600 range for standard 1-bedrooms, where you’re getting solid value for MetroRail access and established construction.

M Station

2906 E MLK Blvd • Built 2011 • Class B+ • 4 ★

Pros

• 4.0-star rating. Excellent for a Class B+ property, strong management track record
• 1 month free on 12-month leases. Net effective drops to $976/month ($1,065 × 0.9167)
• E MLK corridor. On the main drag, bus line access, MetroRail station 0.4 miles
• Established property. 2011 build, past initial maintenance issues, proven systems
• Larger floor plans. 712–1,200 sqft range (bigger than most Class A at this price)

Cons

• Class B+ finishes. Contractor-grade counters (laminate, not quartz), vinyl plank floors, builder-grade appliances
• 2011 construction. 14 years old, showing age in exterior paint and landscaping
• No standout amenities. Basic pool and gym, no rooftop deck or coworking lounge

Overall Thoughts

M Station is the value play for renters who want East Austin affordability over luxury finishes. A 4.0-star rating is impressive for a Class B+ property. Most properties in this tier sit at 3.3–3.7 stars. Strong management makes up for contractor-grade finishes.

You’re getting laminate counters instead of quartz, builder-grade stainless appliances instead of KitchenAid, and vinyl plank floors instead of luxury vinyl or hardwood. But maintenance is fast (1–3 days for non-emergency requests based on reviews), management is responsive, and the property is well-maintained despite its age.

The concession math works: $1,065 × 0.9167 = $976 net effective rent for Year 1. That’s Class C pricing for a Class B+ property on the E MLK corridor. You’re getting larger floor plans too (712 sqft 1-bedrooms versus 550–650 sqft at Class A properties), established construction, and a proven management track record.

Screening is where Class B+ shines: 600+ credit accepted (versus 650+ at Class A), 2.5x income requirement (versus 3x at Class A), evictions 3+ years reviewed favorably, broken leases 2+ years accepted with explanation.

M Station appeals to budget-conscious renters who prioritize square footage and management quality over granite counters and rooftop decks. You’re getting 712–1,200 sqft floor plans at $976 net effective rent. That’s 30–40% more space than a Class A property at the same price point. The E MLK location is solid (0.4 miles to MetroRail, bus line out front), and the 4.0-star rating proves management cares about the property despite its age.

Mueller & Windsor Park (78723): Master-Planned Community Meets Walkable Residential

The 78723 ZIP covers two distinct areas: Mueller (award-winning master-planned community on the former airport site) and Windsor Park (established residential neighborhood to the northeast). Mueller is new urbanism done right. Walkable retail (Target, H-E-B, restaurants), Lake Park trails, Dell Children’s Hospital proximity, and a mix of apartments, townhomes, and single-family homes. Windsor Park is quieter, more residential, with tree-lined streets and older neighborhoods mixed with new apartment development.

Rent-wise, Mueller costs more. Class A properties charge $1,600–2,600 for 1-bedrooms because you’re paying for the master-planned walkability and amenity access. Windsor Park properties charge $1,000–1,500 for comparable square footage. You trade Mueller’s walkable retail for a more suburban feel with free parking and less density.

Here’s the strategic decision I walk clients through: Do you want walkable Mueller (retail, restaurants, Lake Park within 0.5 miles) or Windsor Park affordability with a car-dependent lifestyle? Both are in 78723, both have similar downtown commute times (15–20 minutes), but the lifestyle and monthly cost are different.

Current market: Mueller properties offer 4–8 weeks free, Windsor Park properties offer 6–10 weeks free (they’re competing harder for occupancy).

AMLI North Park

2300 Aldrich St • Built 2024 • Class A • 4.1 ★

Pros

• 2024 construction. Newest Mueller property, brand-new everything
• AMLI brand. Institutional management, proven maintenance systems, responsive leasing
• 4.1-star rating. Strong for a new property (most rate 3.5–3.8 during lease-up)
• Mueller location. Walking distance to Target (0.3 miles), H-E-B (0.4 miles), Lake Park (0.5 miles)
• High-spec finishes. Quartz counters, stainless KitchenAid appliances, wood-style flooring

Cons

• No concession currently. Full list price, no move-in specials (rare in Feb 2026 market)
• Highest-priced East Austin option. 1-bedrooms start at $1,945 (top 5% of East Austin rent)
• Strict AMLI screening. 680+ credit preferred, 3x income required, limited flexibility

Overall Thoughts

AMLI North Park is the Mueller flagship. Newest construction, institutional AMLI management, top-of-market pricing with zero concession. The $1,945 starting rent for a 1-bedroom is $300–500/month higher than comparable 2024 builds in 78721 or Far East Austin. You’re paying for three things: Mueller walkability, AMLI brand reliability, and the newest construction in the master-planned community.

The AMLI brand matters if you’ve rented with them before. Maintenance is fast (24–48 hours for non-emergency requests, same-day for emergencies), the online portal works, amenities are well-maintained, and they don’t do the typical Class A games with surprise fees or lease-renewal increases above market rate. You pay more upfront. You get institutional-quality management that treats tenants like customers.

Screening is strict: 680+ credit preferred (will consider 660–679 with compensating factors like 3.5x income or large security deposit), 3x income verified with pay stubs (no self-employment without tax returns), evictions under 10 years are typically auto-declines. Felonies under 7 years need corporate approval, and violent crimes or sex offenses are automatic denials. This is not a flexible-screening property.

Who pays full price here: high earners ($5,850+ monthly income for a $1,945 1-bedroom), clean backgrounds, and renters who prioritize Mueller walkability and brand-name management over saving $300/month by renting in 78721 or Windsor Park. If you’re relocating from San Francisco or New York and $1,945/month feels reasonable for a walkable neighborhood with Target and H-E-B nearby, AMLI North Park delivers. If you’re cost-sensitive or have screening concerns, this isn’t the play.

Bridge at Windsor Park

6007 North IH-35 • Built 2023 • Class A • 4.8 ★

Pros

• 4.8-star rating. Highest-rated property in this guide, exceptional management and maintenance
• 2023 construction. Newer build, past initial warranty issues, finishes still hold up
• Look & Lease special. Apply within 48 hours of touring + leave Google review = $500 credit toward move-in costs
• Windsor Park location. Quieter residential area, less density than Mueller
• Large floor plans. 500–1,247 sqft range (bigger than most Class A)

Cons

• IH-35 frontage. Highway noise on north-facing units, traffic visible from some balconies
• Not Mueller walkability. Car required for grocery/retail, not walkable to Target or H-E-B
• Limited concession. Look & Lease $500 credit is weaker than 2 months free competitors

Overall Thoughts

Bridge at Windsor Park has the highest rating in this entire guide. 4.8 stars is exceptional for any property, let alone a Class A build. Google reviews consistently mention fast maintenance (same-day response for emergencies, 24–48 hours for non-emergency), friendly leasing staff, clean common areas, and well-maintained amenities. Management clearly prioritizes resident satisfaction over cutting costs.

The IH-35 frontage is the trade-off. North-facing units get highway noise (constant hum, louder during rush hour), and some balconies face I-35 directly. South-facing and interior units are quieter, but you’re paying the same rent regardless of unit orientation. Ask specifically for a south-facing unit if noise sensitivity matters. Leasing will accommodate if available.

The Look & Lease $500 credit is a weak concession compared to 2 months free ($2,000+ value). On a $1,500 1-bedroom, that $500 brings your first-month cost down but doesn’t change your net effective rent much: $1,458 net effective versus roughly $1,250 net effective with 2 months free ($1,500 × 0.8333). If management quality and ratings matter more to you than maximum concession value, that’s acceptable. If you’re maximizing net effective rent, properties offering 2 months free are better deals.

Screening is standard Class A: 650+ credit, 3x income, clean background. Slightly more flexible on rental history than AMLI (will consider 3-year-old broken leases with explanation and higher security deposit), but still strict on recent evictions (under 3 years = auto-decline).

Bridge at Windsor Park targets renters who want the highest-rated property available and are willing to sacrifice Mueller walkability and maximum concessions for exceptional management. A 4.8-star rating proves they’re doing something right. If you value peace of mind and responsive management over saving $200/month, this delivers.

Mosaic at Mueller

4600 Mueller Blvd • Built 2009, Renovated 2023 • Class A • 3.1 ★

Pros

• Mueller location. Walkable to Target (0.2 miles), H-E-B (0.3 miles), Lake Park (0.4 miles)
• 2023 renovation. Updated kitchens, bathrooms, common areas (addresses some deferred maintenance)
• 1 month free on 12-month leases. Net effective drops to $1,467/month ($1,600 × 0.9167)
• Reduced deposits. $0 deposit available with approved credit (saves $500–800 upfront)
• More affordable Mueller option. $1,600 base versus $1,945+ at newer Mueller properties

Cons

• 3.1-star rating. Well below Class A average, suggests chronic management or maintenance issues
• 2009 original construction. 16 years old, renovation can’t fix aging bones (plumbing, HVAC, structure)
• Mixed reviews. Google reviews mention maintenance delays (7–10 days), package theft, elevator outages

Overall Thoughts

Mosaic at Mueller delivers budget-focused Mueller access. You’re getting the master-planned community walkability at $1,467 net effective rent versus $1,945+ at newer properties. The 2023 renovation updated kitchens (quartz counters, new appliances) and bathrooms (modern fixtures, new tile), but the bones are still 2009.

Expect thinner walls, older HVAC systems (occasional breakdowns), and infrastructure issues that renovations can’t fix.

The 3.1-star rating is concerning. Google reviews from the past year mention maintenance delays (non-emergency requests take 7–10 days on average), package theft (lockers sometimes broken or left unsecured), and elevator outages (one of two elevators frequently out of service). Management responds to reviews but the pattern indicates understaffing or deferred maintenance on critical systems.

Here’s the value calculation: You’re saving $478/month versus AMLI North Park ($1,467 net effective versus $1,945) for the same Mueller walkability. That’s $5,736 in annual savings. The trade-off is management quality and newer construction. If you can tolerate slower maintenance response and occasional inconveniences (elevator outages, package issues) in exchange for significant savings, Mosaic works. If you need responsive management and well-maintained amenities, the higher price at AMLI North Park or Bridge at Windsor Park is worth it.

Screening is standard Class A: 650+ credit, 3x income, clean background. Slightly more flexible than other Mueller properties (will consider 630–649 credit with higher deposit), but still strict on evictions (under 5 years = auto-decline).

Mosaic suits budget-priority renters who want Mueller walkability and are willing to accept management trade-offs for $400–500/month savings versus flagship Mueller properties. Same walkability (same Target, same H-E-B, same Lake Park access), but the property management experience is significantly worse based on ratings and reviews.

The Lowell at Mueller

1200 Broadmoor Dr • Built 1969, Renovated 2009 • Class C • 4.1 ★

Pros

• Only sub-$1,000 Mueller option. 1-bedrooms start at $850 (cheapest Mueller proximity available)
• 4.1-star rating. Excellent for Class C, strong management despite older construction
• 2 months free on 12-month leases. Net effective drops to $708/month ($850 × 0.8333)
• Mueller proximity. 0.6 miles to Target, 0.7 miles to H-E-B, not walkable but close for drivers
• Flexible screening. Class C accepts 580+ credit, considers recent evictions with third-party guarantee

Cons

• 1969 construction. Old bones even with 2009 renovation, expect dated infrastructure
• Class C finishes. Laminate counters, vinyl floors, older appliances, nothing fancy
• Not walkable Mueller. Requires car for grocery/retail, doesn’t have true Mueller master-plan access

Overall Thoughts

The Lowell is Mueller on a budget. You’re getting proximity to the master-planned community at $708 net effective rent (after 2 months free on $850 base: $850 × 0.8333). That’s $700–1,200/month cheaper than actual Mueller properties, and you’re still within 0.6–0.7 miles of Target and H-E-B. The catch: you need a car (not walkable), and you’re getting 1969 construction with Class C finishes.

The 4.1-star rating is the surprise. Class C properties typically rate 3.0–3.5 stars, but The Lowell maintains 4.1 through responsive management and reasonable maintenance timelines (2–4 days for non-emergency requests). The 1969 bones can’t be renovated away (thinner walls, older plumbing, dated HVAC), but management keeps the property clean and functional.

Screening is where Class C delivers: 580+ credit accepted (versus 650+ at Class A), 2.5x income requirement (versus 3x at Class A), broken leases 2+ years accepted with explanation, evictions 3+ years reviewed case-by-case. Third-party guarantees (Insurent, The Guarantors) are accepted for recent evictions or property debt.

Floor plans are smaller (627–1,073 sqft 1–2 bedrooms) and the finishes are contractor-grade (laminate counters, vinyl floors, white appliances), but you’re getting Mueller proximity at $708 net effective rent for Year 1. Budget-priority renters who need a car anyway and want to live near Mueller without paying Mueller prices will find The Lowell works. Renters who can afford $1,400–1,600/month and want true Mueller walkability should look at properties in the master plan.

Far East Austin (78725): Maximum Affordability, Emerging Growth Corridor

The 78725 ZIP is everything east of Pleasant Valley Road and Berkman Drive, stretching to Highway 183 and Highway 290. This is the affordability frontier. Newer Class A construction charging $1,200–1,600 for 1-bedrooms (versus $1,600–2,000 in Mueller or 78702), older Class C properties at $825+ (the cheapest East Austin rent available), and Lake Walter E. Long recreation access.

The trade-off is distance: you’re 8–10 miles from downtown (20–30 minute drive off-peak, 35–45 minutes during rush hour).

Current market dynamics: Far East Austin has the strongest concessions in East Austin. 6–12 weeks free is standard because properties are competing for occupancy against central Austin options. Net effective rent on newer properties drops to $1,000–1,200/month. That’s Class C pricing for Class A construction, but you’re accepting the distance trade-off.

This area works well for budget-priority renters, airport workers (closer to Bergstrom than central Austin), lake recreation enthusiasts (Walter E. Long is a 5–10 minute drive), and anyone okay with car-dependent living. If your daily commute runs to the airport, Tesla Gigafactory, or East Austin tech campuses, Far East Austin makes geographic sense. If you work downtown or in the Domain, the commute is painful.

Laurel

2001 Ed Bluestein Blvd • Built 2021 • Class A • 4.3 ★

Pros

• 2021 construction. Newer build, past warranty period, proven systems
• 4.3-star rating. Strong for Far East Austin, good management track record
• 2 months free on 12-month leases. Net effective drops to $967/month ($1,161 × 0.8333)
• Full amenity package. Heated pool, fitness center, coworking lounge, dog park
• Ed Bluestein corridor. Easy Highway 183 access, airport 15 minutes, tech campuses nearby

Cons

• Far from downtown. 9.2 miles to downtown (25–30 minutes off-peak, 40+ during rush hour)
• Car required. Not walkable to grocery/retail, no transit access
• Far East Austin perception. Some renters consider the area “too far out” despite newer development

Overall Thoughts

Laurel is the Far East Austin flagship. Newest Class A construction in the area, strong 4.3-star rating, and aggressive concessions to compete with central Austin properties. Two months free on a $1,161 base rent = $1,161 × 0.8333 = $967 net effective rent for Year 1.

That’s $400–600/month cheaper than comparable Class A properties in Mueller or 78702, and you’re getting 2021 construction with a full amenity package.

The distance is the decision point. You’re 9.2 miles from downtown, which means 25–30 minutes off-peak or 40+ minutes during rush hour. For downtown workers, that’s 10–15 hours of commute time per week. For airport workers, Tesla employees, or remote workers, the distance doesn’t matter. You’re saving $400–600/month in rent for equivalent square footage and finishes.

Screening is standard Class A: 650+ credit, 3x income, clean background. Slightly more flexible than central Austin Class A properties (will consider 630–649 credit with compensating factors) because they’re competing harder for occupancy. Evictions 5+ years are reviewed case-by-case, and broken leases 3+ years are accepted with explanation.

Laurel appeals to budget-conscious renters who want Class A construction and amenities but can’t justify $1,400–1,600/month for central Austin rent. Modern finishes (quartz counters, stainless appliances, vinyl plank floors), heated pool, fitness center, and $967 net effective rent. The trade-off is 40+ minute rush hour commutes if you work downtown or in the Domain.

Lenox Park

6000 Ed Bluestein Blvd • Built 2021 • Class A • 4 ★

Pros

• 2021 construction. Same age as Laurel, newer build with finishes that still hold up
• 4.0-star rating. Solid management, responsive maintenance
• 6 weeks free on 12-month leases. Net effective drops to $1,096/month ($1,239 × 0.8849)
• Ed Bluestein corridor. Highway 183 access, airport proximity, easy commute to tech campuses
• Strong concession. Better-than-average for established property

Cons

• Far East Austin location. Same distance issues as Laurel (9+ miles to downtown)
• Weaker concession than Laurel. 6 weeks free versus 2 months free (costs $129/month more net effective)
• Car required. No walkability, no transit access

Overall Thoughts

Lenox Park is Laurel’s neighbor. Same Ed Bluestein corridor, same 2021 construction, similar amenities and finishes. The difference is concession strength: Lenox Park offers 6 weeks free versus Laurel’s 2 months free.

On a $1,239 base rent: $1,239 × 0.8849 = $1,096 net effective rent versus Laurel’s $967 net effective. You’re paying $129/month more for essentially identical construction and location.

So why pick Lenox Park? The 4.0-star rating is slightly lower than Laurel’s 4.3, the concession is weaker, and the location is comparable. The only reason to choose Lenox Park over Laurel is specific floor plan availability (if Laurel doesn’t have your preferred layout or move-in date) or personal preference after touring both properties.

Screening is identical to Laurel: 650+ credit, 3x income, Class A standards with slightly more flexibility than central Austin properties. They’re competing for the same occupancy market, so approval criteria are similar.

For most renters, Laurel is the better value in Far East Austin. Same area, same construction year, better concession, higher rating. Lenox Park works if Laurel is fully leased or doesn’t have your preferred floor plan, but otherwise the $129/month savings at Laurel makes it the default choice.

Sangria Park

6855 E Highway 290 • Built 1974, Renovated 2000 • Class C- • 3.4 ★

Pros

• Maximum affordability. Studios start at $825, 1-bedrooms $950–1,200 (cheapest East Austin option in this guide)
• 6 weeks free. Net effective drops to $730/month on $825 base ($825 × 0.8849)
• Reduced rates. Advertised “starting at $825” with up to 6 weeks free
• Flexible screening. Class C- accepts 550+ credit, works with recent evictions via third-party guarantee
• E Highway 290 location. Easy highway access to airport, tech campuses, South Austin

Cons

• 1974 construction. 51 years old, even with 2000 renovation (expect dated everything)
• 3.4-star rating. Below average, maintenance delays and management issues likely
• Far East Austin location. 10+ miles to downtown, car absolutely required
• Class C- finishes. Laminate counters, vinyl floors, white appliances, nothing upgraded

Overall Thoughts

Sangria Park is the absolute budget option in East Austin. Studios with 6 weeks free drop to $730 net effective rent for Year 1 ($825 × 0.8849). That’s $250–600/month cheaper than any other East Austin option profiled in this guide. The catch is obvious: 1974 construction, 3.4-star rating, Class C- finishes, and E Highway 290 location (far from everything except the airport and Highway 183 corridor).

The 1974 bones mean thin walls, dated plumbing (occasional leaks, slow drains), older HVAC systems (inconsistent heating/cooling, higher utility bills), and deferred maintenance that renovations can’t fix. The 2000 renovation updated some kitchens and bathrooms, but 25 years later those updates are dated too.

Screening flexibility is the value here. Class C- properties like Sangria Park accept 550+ credit (versus 650+ at Class A), 2x income requirement (versus 3x at Class A), broken leases 1+ year accepted, evictions 2+ years reviewed favorably. Third-party guarantees like Insurent are accepted for recent evictions or active property debt (~$825 one-time fee for a studio).

Sangria Park fits extreme budget priority renters ($730/month is cheaper than most roommate situations), renters with screening challenges who need Class C- flexibility, airport workers or South Austin tech campus employees (geography makes sense), and anyone willing to sacrifice location, finishes, and management quality for minimum monthly cost.

Fair warning: The 3.4-star rating suggests chronic issues. Google reviews mention maintenance delays (10–14 days for non-emergency requests), occasional pest problems (roaches, though reviews say management treats when reported), and aging infrastructure (plumbing leaks, HVAC failures). For $730/month, these are acceptable trade-offs for many renters. Anyone who can afford $1,000–1,200/month will find better quality of life at Class B or C+ properties in 78721.

Living in East Austin: Food, Parks, and Commute Reality

Food & Drink: Austin’s Restaurant Evolution Lives Here

East Austin is where Austin’s food scene evolved from food trucks to destination restaurants. Franklin Barbecue on E 11th still draws 2–3 hour lines (worth it), but the real advantage (and what I tell every client looking at East Austin) is the density of options. Veracruz All Natural serves the migas tacos that made Austin breakfast famous. Juan in a Million’s Don Juan taco is a local institution. Mi Madre’s on Manor Road does Tex-Mex that locals actually eat.

The E Cesar Chavez corridor is restaurant row. Suerte for elevated Mexican (James Beard semifinalist). Discada for northern Mexican. Justine’s for late-night French brasserie. The White Horse is Austin’s honky-tonk (live music, two-stepping, locals not tourists), and Whisler’s is where bartenders go on their nights off (craft cocktails, patio with string lights).

Coffee culture runs deep here. Thunderbird Coffee on Manor Road is the study spot (free WiFi, outlets everywhere, open 7am–7pm). Bennu Coffee on E MLK is 24/7, a real draw for renters who work night shifts or keep odd hours. Cherrywood Coffeehouse does yoga classes, comedy nights, and live music alongside the typical coffee shop experience.

Walkability matters more than the specific venues. In 78702, you’re within 0.5 miles of 30+ restaurants, bars, and coffee shops. That’s walk-home-from-dinner distance, not drive-and-find-parking distance. In 78721 or 78723, you’re driving to restaurant clusters. In 78725, you’re driving to everything. That lifestyle difference is real.

Parks & Recreation: Lady Bird Lake to Far East Trails

Southern 78702 properties (Holly, Govalle) put you 0.3–0.6 miles from Lady Bird Lake Trail, the 10-mile loop around the lake that defines Austin outdoor culture. You can walk to the trail, run or bike the loop, and be back home in 90 minutes. Festival Beach on the east side has 508 acres of parkland, shade trees, and trail access without the SoCo crowds.

Central East Austin gets Boggy Creek Greenbelt (hiking trails, Rosewood Splash Pad, Delores Duffie Recreation Center). Patterson Park in Cherrywood has basketball courts, tennis courts, volleyball, BBQ pits, and a skate spot. A real one, not a token halfpipe.

Mueller gets Lake Park and well-maintained trail systems throughout the master plan. It’s not Lady Bird Lake, but it’s walkable green space designed for daily use (dog walkers, runners, strollers). Windsor Park is more suburban. You’re driving to parks unless you’re near Bartholomew Park.

Far East Austin gets Lake Walter E. Long: 1,269 acres, fishing, boating, camping, disc golf. It’s a 5–10 minute drive from 78725 properties, and it’s actual recreation space (not just a trail loop). For lake people, this is a legitimate amenity.

Commute Reality: MetroRail, Bikes, and Traffic

Downtown commute times by sub-area (off-peak / rush hour):

• 78702: 5–10 min / 15–20 min (bikeable in 15–20 min via Rainey Street bridge)
• 78721: 10–15 min / 20–25 min (MetroRail from MLK Station: 12 minutes to downtown)
• 78723: 15–20 min / 25–35 min (Mueller to downtown via I-35 or surface streets)
• 78725: 20–30 min / 35–45 min (Far East to downtown, traffic-dependent)

CapMetro MetroRail runs through East Austin with stops at Plaza Saltillo and MLK Station. The train runs every 30 minutes during peak hours, 15-minute ride to downtown, 25-minute ride to the Domain. Renters near these stations (0.2–0.3 miles walking distance) can legitimately go car-free if they work downtown or in North Austin.

Manor Road is bike-friendly. Bike lanes both sides, connects directly to UT Austin via Dean Keeton. E 7th and E Cesar Chavez have sharrows (shared lanes) but no protected bike infrastructure. Most 78702 renters walk, bike, or drive. Transit isn’t necessary when everything is within 1 mile.

Far East Austin requires a car. No transit access, no walkable retail, no bike infrastructure. I always make sure renters considering 78725 understand this upfront: you’re driving to grocery stores, restaurants, work. Budget $75–150/month for parking at newer properties (included at older Class B/C properties).

Frequently Asked Questions: East Austin Apartments

What’s the difference between East Austin sub-areas? Which one should I focus on?

East Austin breaks into four distinct rental markets. 78702 (East Cesar Chavez / Holly / Govalle / Plaza Saltillo) is the walkable core with restaurant row, $1,400–2,000 1-bedroom rent, and 5–10 minute downtown commute. 78721 (Johnston Terrace & East MLK) is affordable East Austin with MetroRail access, $1,100–1,500 rent, and residential character.

78723 (Mueller & Windsor Park) splits between Mueller’s master-planned walkability ($1,600–2,600 rent) and Windsor Park’s residential feel ($1,000–1,500 rent). 78725 (Far East Austin) is the budget frontier with $825–1,600 rent and 20–30 minute downtown commute.

The right fit depends on your priorities. Walkability priority? 78702. Budget priority with transit access? 78721. Master-planned community? Mueller in 78723. Maximum affordability? 78725. I match clients to sub-areas based on commute, budget, and lifestyle, not by telling them one area is objectively better.

How much can I actually save with current concessions in East Austin?

Concessions drop your net effective rent significantly. I use daily-basis proration for precision: Base Rent × Concession Multiplier = Net Effective Rent.

Real example from February 2026: $1,400 base rent with 2 months free on a 12-month lease = $1,400 × 0.8333 = $1,167 net effective rent. You’re saving $233/month or $2,796 over Year 1. A $1,400 apartment with 2 months free is cheaper than a $1,350 apartment with no concession.

Current East Austin market: 78702 properties offer 6–12 weeks free, 78721 offers 4–8 weeks free, Mueller offers 4–8 weeks free, Far East Austin offers 6–12 weeks free. The catch: concessions apply to Year 1 only. Renewal rent returns to market rate ($1,400–1,500+ in Year 2).

What credit score do I need to rent in East Austin?

Credit requirements vary by Property Class, not by sub-area. Class A properties (newest construction, high-spec finishes): 650+ credit typical, will consider 620–649 with compensating factors like higher income or larger deposit. Class A- properties: 630+ credit. Class B/B+ properties: 600+ credit, will consider 580–599 with strong rental history. Class C/C+ properties: 570+ credit. Class C- properties: 550+ credit, some accept below 550 with third-party guarantee.

Sub-area doesn’t change screening criteria. A Class A property in 78725 has the same 650+ credit requirement as a Class A property in 78702. The difference is Class distribution: 78702 has more Class A properties (stricter screening), 78725 has more Class B/C properties (flexible screening). If you’re dealing with eviction-friendly apartments, broken lease situations, or bad credit challenges, I track which communities accept your specific situation.

Is East Austin safe? Which areas should I avoid?

Crime rates vary by specific street and block, not by entire ZIP codes. I don’t make blanket safety claims about sub-areas because that’s not how crime data works. What I can tell you: newer Class A properties typically have better security infrastructure (24-hour staff, controlled access gates, security cameras in parking areas, well-lit common areas). Older Class C properties have basic security (locked entry doors, some exterior lighting).

Check specific crime statistics at the Austin Police Department Crime Map by entering the property address. Focus on property attributes during tours: gated parking, controlled building access, 24-hour emergency maintenance, exterior lighting.

Is East Austin walkable or do I need a car?

78702 is very walkable. Restaurants, bars, coffee shops, grocery (H-E-B at Govalle Shopping Center 1 mile east) within 0.5–1 mile. You can live car-free if you work downtown (bike/walk) or in North Austin (MetroRail from Plaza Saltillo). Parking costs $75–150/month at newer properties.

78721 is moderately walkable. E MLK corridor has restaurants and services, MetroRail at MLK Station for downtown/Domain commute, but you’ll want a car for grocery and retail.

78723 (Mueller) is walkable within the master plan. H-E-B, Sprouts, restaurants within 0.3–0.5 miles if you live in Mueller proper. Windsor Park requires a car.

78725 requires a car. No walkable anything, no transit access. You’re driving to work, grocery, restaurants, everything.

What’s the best time of year to move to East Austin for deals?

December–February (off-peak): Largest concessions (6–12 weeks free standard), lowest competition for units. February 2026 market is strong for renters. Net effective rent savings: $200–300/month versus summer pricing.

March–April (shoulder season): Moderate concessions (4–6 weeks free), warming weather, decent availability.

May–August (peak season): Smallest concessions (1–4 weeks free), highest competition, best weather but worst deals. You’ll pay $150–250/month more net effective versus winter leasing.

September–November (shoulder season): Moderate concessions (4–8 weeks free), occupancy dropping after summer surge.

Savings example: Lease in December with 12 weeks free versus July with 4 weeks free = $2,000–3,000 difference over Year 1 on the same apartment.

How far is East Austin from downtown, UT Austin, and The Domain?

To Downtown Austin:

• 78702: 1–2 miles (5–10 min off-peak, 15–20 min rush hour, bikeable 15–20 min)
• 78721: 3–4 miles (10–15 min off-peak, 20–25 min rush hour)
• 78723 (Mueller): 4–5 miles (15–20 min off-peak, 25–35 min rush hour)
• 78725 (Far East): 9–10 miles (20–30 min off-peak, 35–45 min rush hour)

To UT Austin:

• 78702: 1–2 miles (Manor Road corridor is bike-friendly to campus, 15–20 min bike)
• 78721: 2–3 miles (10–15 min drive, 20 min bike)
• 78723: 3–4 miles (15–20 min drive)
• 78725: 8–9 miles (20–25 min drive)

To The Domain (North Austin):

• 78702: 12 miles (20–25 min off-peak via I-35, 35–40 min rush hour; MetroRail from Plaza Saltillo: 25 min)
• 78721: 11 miles (18–22 min off-peak; MetroRail from MLK Station: 22 min)
• 78723: 13 miles (22–28 min drive)
• 78725: 15 miles (25–35 min drive)

MetroRail access from Plaza Saltillo or MLK Station makes Domain commutes viable without a car (22–25 minutes, trains every 30 minutes peak hours).

Finding Your East Austin Apartment: The Framework That Actually Works

East Austin apartments break into four markets based on real rental economics, not ZIP code marketing. The 78702 core delivers walkability at $1,167–1,400 net effective rent after concessions. The 78721 corridor offers East Austin character with MetroRail access at $950–1,200 net effective. Mueller commands $1,450–1,900 for master-planned walkability. And Far East Austin provides Class A construction at $967–1,096 net effective if you accept the distance trade-off.

Property Class matters more than location for screening. A Class A property in Far East Austin has identical 650+ credit screening to a Class A property in the 78702 core. It’s just $400/month cheaper rent.

The net effective rent calculation changes everything. When properties offer 6–12 weeks free (February 2026 standard), your actual monthly cost drops $150–300 below advertised rent. A $1,490 studio with 2 months free costs $1,242 net effective. That’s cheaper than a $1,350 studio with no concession. Zillow and Apartments.com show base rent only. They don’t calculate net effective or tell you which communities accept 580 credit versus requiring 650+.

Concessions change weekly, availability shifts daily, and screening criteria vary by property manager. What I’ve documented here reflects February 2026 market conditions. Specials strengthen or weaken based on occupancy targets. Credit requirements tighten when properties hit 95%+ occupancy, loosen when they drop below 85%.

Here’s the insight that changes how you search: Stop applying to properties based on Zillow rankings (paid advertising placement) or pretty photos (professional staging). Start with your credit score, calculate which Property Class you qualify for, identify sub-areas matching your commute tolerance, then calculate net effective rent including current concessions. That’s the sequence that prevents burning $50–75 per application at properties that auto-decline your 620 credit score or 4-year-old eviction.

My service is free to renters. I’m paid from the property’s advertising budget, the same money they spend on Zillow listings. Call: (512) 320-4599 or Text: (512) 865-4672 or fill out my form. I track screening criteria for 200+ Austin communities and know which 5–10 will actually approve your specific situation. If you need second chance apartments in Austin or want to know the best time to move to Austin for deals, I can help you with both.