(78717) Avery Ranch / Anderson Mill / Brushy Creek Apartment Listings & Reviews

This ZIP is where northwest Austin turned suburban and never looked back.

78717 covers Avery Ranch, Anderson Mill, and Brushy Creek: 25 apartment communities, studios from $774, one bedrooms from $846, built between 1996 and 2024. Over half are running specials right now.

I’ve toured apartment communities across the 78717 ZIP code. This is the part of Austin where the Brushy Creek trail system, the golf course, and the school calendar run daily life. It’s not walkable. It’s not trying to be. But it’s one of the steadiest stretches in the Austin market for renters who want space, outdoor access, and a short drive to the Parmer tech jobs without paying Domain prices.

Every community in this ZIP code has a full review below. Each one covers what listing sites leave out: actual screening criteria, real fee breakdowns, net effective rent math, and honest resident feedback compared to what I saw on my tours.

A few things worth knowing about 78717 before you dig in.

The trail system is the selling point, not the golf course. Brushy Creek Regional Trail runs nearly seven miles of paved path through here, past Brushy Creek Lake Park, Champion Park, and Brushy Creek Sports Park. Morning runners and cyclists are on it before 7 a.m. The lake park alone is 90 acres with a fishing pier, a splash pad, and a playground. Avery Ranch Golf Club is here too, 18 holes running through the neighborhood, but the trails are why people stay. You don’t need a membership for those.

The concession math most renters never see. Right now, 14 of the 25 communities here are running specials. That sounds great. But the gap between “8 weeks free” and what you actually save per month is bigger than most people think. And some of these offers only apply to certain floor plans or lease terms.

I track every active concession in this ZIP. Our pricing feeds update twice a day. A few examples worth knowing: The Wyatt is advertising up to 50% off rent for five months, which is the biggest deal here right now. The Avery is offering 10 weeks free. Astra Avery Ranch and Rhythm are both at 8 weeks free on 12 month leases or longer. Avery Oaks is waiving move in fees instead of discounting rent, which saves you cash upfront but doesn’t change your monthly number.

And communities like AMLI Lakeline, Bridge at Indigo, Griffis Lakeline Station, and Ventana Oaks are running no concession at all. That matters. A community with no special can still be cheaper than one advertising 10 weeks free. Legends Lakeline starts one bedrooms at $982 with no special. The Avery starts one bedrooms at $1,233 with 10 weeks free, which nets to about $1,014 a month on a 13 month lease. Legends is still cheaper. The only way to know which deal is actually better for you? Run the net effective rent math. That’s what every review below does for you.

Two communities here don’t screen like the rest. Lakeline Station Apartments is run by Foundation Communities. It’s income restricted, not market rate. Different application, different qualifications, different timeline. If you make over the income limit, you won’t qualify. If you’re under it, it’s one of the better deals in the area: one bedrooms at $950.

The other one to flag is Bridge at Avery Ranch. It mixes market rate units with income restricted ones under the same roof. Some units are capped at 60% or 80% of area median income. You’ll see floor plans on listing sites with names like “E1-Vaquero 80%” right next to market rate plans. Those units are priced lower but have income caps. The market rate side starts studios at $1,109 and is running up to 8 weeks free. If you don’t know the difference going in, you’ll waste time applying for a unit you can’t get, or end up on a lease without realizing the rent is capped. I flag which is which in the reviews below. And if you’ve got a complicated rental or background issue with a dui or dwi, those reviews also cover which communities screen flexible and which ones don’t.

You need a car, but commutes aren’t bad if you work north. Walk Score is 39. There’s no getting around needing a car. But the Lakeline MetroRail station sits right inside the ZIP on Lyndhurst, with 500 free parking spots and a Red Line ride to downtown. The Domain and the tech campuses along Parmer are under 20 minutes. Downtown is 25 to 45 depending on when you leave and whether you take 183A or Mopac. H-E-B Plus is on 183 at the south end of the ZIP, and there’s a Costco and Target near Lakeline Mall. Cuppa Austin on Parmer and Summer Moon on Avery Ranch Blvd are where people go for coffee.

Schools split between two strong districts. Depending on your address, you’re in Round Rock ISD or Leander ISD. On the LISD side, that’s Rutledge Elementary, Henry Middle, and Vista Ridge High. RRISD assignments vary by street. Both pull families, and it’s the main reason people stay here even when rents go up. Rents are down about 3% year over year, which lines up with how many specials are running.

Pick a community below to read the full review, or let’s find a time to chat if you want me to narrow it down based on your budget, timeline, and screening situation.