Northeast Austin Apartments: New Builds, Tech Corridor Commutes & Flexible Screening from $621

I’ve tracked Austin apartment pricing across 1,000+ properties for the past three years, and here’s what most listing sites won’t tell you about Northeast Austin: this isn’t one market. It’s three completely different submarkets — Manor & Harris Branch, Walnut Creek & Far East, and Copperfield & Harris Ridge — each with its own rent ranges, commute trade-offs, and screening flexibility.

You’re researching Northeast Austin because you heard it’s more affordable than central Austin, closer to Samsung/Dell/Apple, and packed with new construction. That’s partially true. Manor delivers brand-new Class A apartments at $1,000–1,500 for a 1-bedroom, but you’re adding 20–25 minutes to a downtown commute. Walnut Creek offers greenbelt trail access and slightly lower rent than urban Austin, but dining options are thin and you’ll need a car for everything. Copperfield sits on the Parmer Lane corridor with the shortest Samsung/Dell commute (5–12 minutes), but the submarket mixes 2024 builds with older 1980s properties that feel like different planets.

This guide breaks down all three submarkets with honest Pros/Cons on 16 featured communities, tier-based groupings (Premium A+/A, Mid-Range B+, Value, Second-Chance), net effective rent calculations after concessions, and specific screening criteria. That way, you know which properties approve 580+ credit vs. 650+ credit before you burn $50–75 on an application.

Which Northeast Austin Neighborhood Fits You?

Choose Manor & Harris Branch if: You prioritize newest construction (80% of stock built 2021–2025) and want modern finishes without paying $2,000+ downtown rents. You work on the eastern 290 corridor or can handle a 20–25 minute commute to downtown. You’re targeting $1,000–1,500 for a 1-bedroom with pool and fitness amenities (vs. $1,500–2,200 for equivalent quality in central Austin). You’re willing to sacrifice walkable dining and entertainment for larger floor plans and lower rent per square foot. And you don’t mind suburban car-dependent living — Manor has minimal transit, but free parking is standard.

Choose Walnut Creek & Far Northeast if: Walnut Creek Metropolitan Park trail access (15+ miles of trails, dog park, disc golf) is your primary lifestyle driver. You work at Tesla Gigafactory (10–15 minute commute from Far East properties). You want a mix of brand-new builds (2024–2025) and mid-range options with aggressive concessions (2.5 months free is common). You’re okay with limited walkable dining — this is the quietest, most nature-focused submarket. You’re targeting $1,100–1,400 for a 1-bedroom in Class A properties built 2021+.

Choose Copperfield & Harris Ridge if: You work at Samsung Austin Semiconductor (5–8 minute commute from Dessau Road properties) or Dell Parmer campus (8–12 minutes). You want the widest tier range — this submarket has everything from 2024 builds ($1,400+ 1BRs) to second-chance properties accepting 550+ credit ($700–900 1BRs). You prioritize Tech Ridge Center access (grocery, dining, shopping within 5 minutes). You’re willing to pay slightly more than Manor for a shorter tech corridor commute. Or you need flexible screening — Copperfield has the highest concentration of second-chance properties and communities accepting third-party guarantees.

Quick Stats: Northeast Austin Apartments

Communities Featured: 16 with full Pros/Cons/Overall Thoughts Rent Floor: Studios $970+, 1 Bedrooms $700+, 2 Bedrooms $1,100+ Sub-Areas Covered: 3 (Manor/Harris Branch, Walnut Creek/Far East, Copperfield/Harris Ridge) Newest Construction: 12 properties built 2023–2025 Class Distribution: 85% Class A, 8% Class A-, 5% Class B/C (Second-Chance options) Average Concessions: 2–2.5 months free on 12-month leases (8–10 weeks)

Northeast Austin Sub-Area Comparison

Manor & Harris Branch (78653): New Construction + Max Affordability

Manor is Northeast Austin’s newest growth corridor. 80% of the apartment stock here was built between 2021 and 2025. That means granite counters, stainless appliances, and resort pools at rents 30–40% lower than equivalent quality in central Austin. The trade-off? You’re tacking on 20–25 minutes to a downtown commute, and you’ll need a car for everything. Manor has minimal walkable dining, zero transit — but abundant free parking.

Properties cluster along US-290 between Manor city limits and Blue Bluff Road. I see this submarket attract remote workers, Samsung/Dell commuters willing to drive 15–18 minutes, and renters who prioritize square footage over location. A 1-bedroom that costs $1,900 in Mueller runs $1,200–1,400 here. A 2-bedroom that costs $2,600 downtown? $1,600–1,900.

Premium Tier: Newest Builds

View at Manor Crossing

13220 FM 973, Manor, TX 78653 Rent Ranges: 1BR $1,300+, 2BR $2,000+, 3BR $2,700+ Current Concession: $8,000 off total lease cost on 12-month lease Property Class: A (Brand New 2025)

Pros:

• Brand new 2025 construction. You’re the first tenant, zero wear from previous renters
• Highest quality finishes in Manor (quartz counters, stainless KitchenAid appliances, vinyl plank)
• FM 973 location provides quick access to 130 Toll Road (Samsung/Dell commute 15–18 minutes)
• Pool, 24-hour fitness center, package lockers, pet spa

Cons:

• Highest rent in Manor at $1,300–2,700 vs. $1,000–1,500 at older properties
• $8,000 concession is structured as cash off total lease, not months free. Net effective on a $2,300 2BR works out to $1,633/month ($2,300 × 12 = $27,600 minus $8,000 = $19,600 ÷ 12)
• FM 973 is a busy highway. Expect road noise on south-facing units
• Zero walkable dining. Nearest grocery is 3 miles away (HEB Manor, 8-minute drive)

Overall Thoughts:

View at Manor Crossing is Manor’s highest-priced option, and the rent reflects that. You’re paying $200–400/month more than older Class A properties here. But you’re getting 2025 construction where nobody’s lived before you.

Here’s the math worth looking at. That $8,000 concession on a $2,300 2BR nets you $1,633/month over 12 months. Compare that to The Grand at Manor’s $975 1BR with 8 weeks free plus a $300 gift card — net effective there is $800/month. Different unit sizes, sure, but the gap shows how much premium you’re paying for the newest build in the corridor.

Citizen House Blue Bluff

10346 Blue Bluff Rd, Austin, TX 78724 Rent Ranges: 1BR $1,530, 2BR $1,530 Current Concession: $1,500 gift card + 2.5 months free on 12-month lease Property Class: A (2024)

Pros:

• Citizen House brand quality with strong resident reviews on third-party sites
• 2024 construction with smart home tech (Nest thermostats, keyless entry, USB outlets)
• Blue Bluff Road is quieter than US-290 properties, less highway noise
• $1,500 gift card + 2.5 months free = aggressive total concession package

Cons:

• Limited inventory variety (mostly 2BRs, very few 1BRs or 3BRs)
• $1,530 for a 2BR is mid-tier for Manor, not the lowest you’ll find
• Blue Bluff Road adds 5 minutes to Samsung commute vs. properties directly off 290
• Pet policy is strict: 2 pets max, 75 lbs each, $300 deposit + $35/month per pet

Overall Thoughts:

Citizen House Blue Bluff is solid if you’re targeting 2-bedroom layouts and care about management reputation. The concession package here is legitimately aggressive. Net effective rent on the daily basis: $1,530 × 0.7917 (2.5 months free on 12-month) = $1,211/month before the gift card. Factor in the $1,500 gift card spread over 12 months ($125/month) and you’re looking at roughly $1,086/month all-in. That’s $444/month below advertised rent.

The Citizen House brand pulls above-average reviews on Apartments.com and ApartmentRatings while competitors in this price range often sit below 4.0★. In practice that translates to faster maintenance, better package handling, and fewer surprise fees at move-out. From what I’ve seen, lease renewals at Citizen House properties run above the industry norm — which tells you tenants stay because they’re satisfied, not because they’re stuck.

This works if you need a 2BR, have 575+ credit and $4,590+ monthly income (3x $1,530), and value a management team that actually responds. Skip if you need a 1BR (limited inventory) or want the absolute newest 2025 construction (View at Manor Crossing is newer).

Mid-Range Tier: Balanced Value

Avelyn Manor

12221 Gregg Manor Rd, Manor, TX 78653 Rent Ranges: 1BR $1,185+, 2BR $1,600+, 3BR $2,079 Current Concession: 2 months free on 12-month lease Property Class: A (Brand New 2025)

Pros:

• Brand new 2025, same year as View at Manor Crossing but $115/month cheaper on 1BRs
• Gregg Manor Road = residential quiet vs. highway-adjacent properties
• 2 months free is a clean, simple concession with no fine print
• Floor plans run large. 1BRs average 709 sq ft vs. 650 sq ft industry average

Cons:

• Gregg Manor Road adds 3–4 minutes to Samsung commute vs. properties off 290
• Amenities are standard Class A (pool, gym), not the full package you’d get at View at Manor
• No gift card bonus or Look & Lease special stacked on top
• Limited online reviews. Opened 2025, too new for any real track record

Overall Thoughts:

Avelyn Manor is the value play in Manor’s new construction tier. Same 2025 quality, lower rent.

Net effective: $1,185 × 0.8333 (2 months free, 12-month lease) = $987/month. That’s $198/month in savings off the advertised price.

Now compare to View at Manor Crossing’s $1,300 1BR. Even after View’s concession, Avelyn comes in roughly $45/month cheaper for same-year construction. The trade-off? View at Manor probably has higher-end appliance brands (KitchenAid vs. standard) and a more complete amenity package. But if you’re comparing finishes you’ll actually use daily — countertops, flooring, fixtures — the gap narrows fast.

My recommendation: pick Avelyn if you’re income-limited ($3,555+ monthly vs. $3,900+ for View at Manor), prefer quiet residential streets, and aren’t chasing resort-level amenities. This is the sweet spot: new construction without the price markup.

Eightyone10 Blue Goose

8110 Blue Goose Rd, Manor, TX 78653 Rent Ranges: Studios/1BR $1,035+, 2BR $1,500+, 3BR $2,115 Current Concession: 6 weeks free on 14-month lease Property Class: A (2022)

Pros:

• 2022 construction with an established reputation and enough resident reviews to get a real picture
• $1,035 starting rent is $150–265/month cheaper than newer builds
• Blue Goose Road is quiet residential, minimal traffic noise
• 14-month lease provides flexibility if you’re not sure about staying long-term

Cons:

• 6 weeks free on 14-month is weaker than the 2–2.5 months free you’ll see elsewhere
• 2022 means 3 years of tenant wear. Expect minor scuffs vs. pristine 2025 finishes
• 14-month lease requirement may not work if you need a standard 12-month
• Standard Class A amenities (pool, gym, clubhouse). Nothing you won’t find at five other properties

Overall Thoughts:

Eightyone10 Blue Goose is Manor’s mid-tier value option, and the math works in its favor. Net effective: $1,035 × 0.9014 (6 weeks free on 14-month lease) = $933/month. That’s $102/month off advertised.

Compare that to Avelyn Manor’s $987/month net effective. Eightyone10 saves you $54/month. But you’re getting 2022 vs. 2025 construction. Is three years of previous tenant wear worth $54/month? For some people, yes — especially if you’d rather read 50+ real Google reviews before signing than gamble on a brand-new property with no track record.

This works if you have 5500–650 credit (more flexible screening than new builds requiring 680+), work remote (Blue Goose is the quietest street in the corridor), and value proven quality over brand-new shine. Skip if you specifically need a 12-month lease — the 14-month requirement is non-negotiable here.

Value Tier: Best Net Effective

The Grand at Manor

10700 Genome Dr, Manor, TX 78653 Rent Ranges: Studios/1BR $975+, 2BR $1,400+ Current Concession: 8 weeks free + $300 gift card Property Class: A (2021)

Pros:

• Lowest rent floor in Manor’s Class A stock at $975 for a 1BR
• 2021 construction still feels modern (vinyl plank, quartz counters, stainless appliances)
• 8 weeks free + $300 gift card = strongest net effective savings in Manor
• Strong early resident feedback, though the property is still building its review history

Cons:

• 2021 means 4 years of tenant wear. Floors show scuffs, and appliances aren’t pristine
• Genome Drive location adds 5 minutes to Samsung commute vs. 290-adjacent properties
• Standard amenities without the full upgrade package
• Some units face US-290 = highway noise on that side of the building

Overall Thoughts:

The Grand at Manor is the value winner here, and early resident feedback backs that up.

Net effective math: daily base rent = $975 ÷ 30.42 = $32.06. Subtract 56 free days (8 weeks) and $300 gift card over the 365-day lease. That works out to $800/month net effective — $175/month in savings.

In my view, that’s the best value in Northeast Austin’s new construction corridor. You’re getting Class A 2021 quality at $800/month. For context, downtown Class A 1BRs net out at $1,400–1,800 after concessions.

Walnut Creek & Far Northeast (78724): Trail Access + Tesla Commute

Walnut Creek is Northeast Austin’s nature-focused submarket. The defining feature? Walnut Creek Metropolitan Park 15+ miles of trails, a dog park, disc golf, creek access). If you’re a runner, dog owner, or just want green space without driving 30 minutes to the Hill Country, this is your corridor. The trade-off: limited walkable dining, minimal transit, and you’ll need a car for groceries and restaurants.

Properties cluster along Decker Lane, Ed Bluestein Boulevard, and Loyola Lane in what locals call “Far East Austin.” I work with a lot of Tesla Gigafactory commuters in this area (10–15 minutes via 130 Toll), Samsung employees (12–15 minutes), and remote workers who prioritize trail access over urban amenities.

Rent ranges: $795–1,421 for 1BRs, with most Class A running $1,100–1,400. Concessions are aggressive. 2.5 months free is standard, and some properties throw in $1,500–2,500 gift cards. Net effective often drops 15–20% below advertised.

Premium Tier: 2024–2025 Builds

Citizen House Decker

6107 Decker Ln, Austin, TX 78724 Rent Ranges: 1BR $1,222+, 2BR $1,800+, 3BR $2,440 Current Concession: 2.5 months free + $2,500 gift card on 13-month lease Property Class: A (Brand New 2025)

Pros:

• Brand new 2025. First-generation tenant, zero wear
• $2,500 gift card + 2.5 months free = most aggressive concession package in Far East
• Decker Lane = 1 mile from Walnut Creek Park trailhead (5-min drive, 15-min bike)
• Citizen House brand reliability (consistently above-average resident reviews)

Cons:

• 13-month lease requirement (not standard 12-month)
• Decker Lane is a busy road. Expect traffic noise on north-facing units
• $1,222 starting rent sits in the middle. Not the lowest, not the highest in the area
• Limited walkable dining. Nearest restaurants are 3 miles away (Tech Ridge, 8-min drive)

Overall Thoughts:

Citizen House Decker is Walnut Creek’s anchor property, and the concession math here is remarkable.

Net effective: $1,222 base × 0.8076 (2.5 months free on 13-month lease) = $987/month before gift card. Subtract the $2,500 gift card spread over the 13-month term ($192/month), and you’re looking at roughly $795/month net effective. That’s $427/month below advertised — a 35% discount.

Think about that for a second. You’re getting 2025 construction at $795/month net effective. That beats every older Class B/C property while offering modern finishes, full amenities, and brand-new appliances. The catch? The 13-month lock-in, and that gift card is typically a virtual Visa/Amazon prepaid — not a rent credit.

This works for Tesla employees (10–12 min commute via 130), renters with 600+ credit and $3,666+ monthly income (3x $1,222), and anyone who wants trail access plus new construction. Walnut Creek Park trailhead is 1 mile away — bike there in 15 minutes, which makes weekday runs and weekend dog park trips legitimately bikeable.

Bluestem at Loyola

8101 Loyola Ln, Austin, TX 78724 Rent Ranges: 1BR $1,395+, 2BR $2,000+, 3BR $2,899 Current Concession: 2.5 months free + application fee waived Property Class: A (2024)

Pros:

• 2024 construction with smart home tech (keyless entry, Nest, smart locks)
• Loyola Lane is quieter and more residential than busy Decker Lane
• App fee waived saves $50–99 per applicant, which adds up for couples or roommates
• Floor plans are generous. 2BRs average 1,200 sq ft vs. 950 sq ft at older properties

Cons:

• $1,395 starting is higher than Citizen House Decker ($1,222) for comparable construction
• No gift card bonus. Just 2.5 months free and the waived app fee
• Loyola Lane adds 5 minutes to Walnut Creek Park vs. Decker Lane properties
• 2.5★ ApartmentRatings score with negative reviews about management, gate security, and move-out charges. That raises real questions

Overall Thoughts:

Bluestem at Loyola competes directly with Citizen House Decker, and it doesn’t win on price.

Net effective: $1,395 × 0.7917 (2.5 months free on 12-month) = $1,104/month. Compare that to Citizen House Decker’s $795/month. You’re paying $309/month more for essentially same-era 2024 quality. What do you get for the premium? A quieter street (Loyola vs. busy Decker), bigger floor plans (1,200 sq ft 2BRs vs. 1,100), and a 12-month lease instead of 13.

But those negative reviews are a yellow flag. Reviews mention move-in delays where units weren’t ready on the scheduled date, maintenance taking 5–7 days instead of the 24–48 hour standard, and surprise move-out fees — including carpet cleaning charges even when tenants had units professionally cleaned.

I’d only recommend this if you specifically need a 12-month lease and strongly prefer quiet residential streets. Otherwise, save $309/month and go with Citizen House Decker.

Mid-Range Tier: 2021–2023

Spectra Parks

5301 Decker Ln, Austin, TX 78724 Rent Ranges: 1BR $1,129+, 2BR $1,400+ Current Concession: 2.5 months free on 12-month lease Property Class: A (2021)

Pros:

• 2021 with an established track record. The strong review scores on ApartmentRatings (4.8★ from 30+ residents) confirm solid management
• Decker Lane location puts you 0.8 miles from Walnut Creek Park (5-min drive, 12-min bike)
• 2.5 months free on a 12-month lease. Clean, simple concession structure
• Pet-friendly with a large dog park (2 pets max, 75 lbs each, $300 deposit + $35/month per pet)

Cons:

• 2021 means 4 years of tenant wear. Floors show it compared to 2024–2025 properties
• Decker Lane = highway noise on north-facing units
• $1,129 sits in mid-tier territory. Not budget, not the newest
• Standard Class A amenities without any major differentiator

Overall Thoughts:

Spectra Parks is Walnut Creek’s mid-tier value play, and the track record matters.

Net effective: $1,129 × 0.7917 (2.5 months free on 12-month) = $894/month. That’s $235/month in savings.

Compare to Citizen House Decker’s $795/month. Spectra runs $99/month more. But here’s the thing: you’re getting 70+ Google reviews vs. a brand-new 2025 property with zero reviews. Some renters prefer knowing exactly what they’re signing up for. Those 70+ reviews describe the maintenance response times, the move-out process, and how management handles complaints. You can’t get that from a rendering and a leasing agent’s sales pitch.

The strong ApartmentRatings score means maintenance in 24–48 hours, secure package lockers, clean common areas, and fair move-out charges. From my experience in this market, renewal rates run above industry norms — which tells you people are choosing to stay.

This works if you have moderate credit (585–650) and want a proven property over a brand-new gamble. The $99/month premium buys you peace of mind.

Value Tier: Budget Option

The Terrace at Walnut Creek

8712 Old Manor Rd, Austin, TX 78724 Rent Ranges: 1BR $795+, 2BR $1,200+, 3BR $1,500+, 4BR $1,795 Current Concession: 1 month free on 12-month lease Property Class: A- (2017)

Pros:

• $795 starting rent, the lowest in Walnut Creek. That’s $400–600 cheaper than 2024–2025 builds
• 2017 still has modern touches (granite counters, stainless, ceiling fans, walk-in closets)
• Old Manor Road is residential and quiet, minimal traffic

Cons:

• 2017 means 8 years of tenant wear. Scuffed floors, aging appliances, paint that’s seen better days
• Only 1 month free (vs. 2–2.5 months at newer communities). Weaker concession math
• Below-average review scores = management inconsistency, slower maintenance, potential move-out disputes
• Basic amenities (pool, gym) without modern upgrades. No package lockers, no smart tech

Overall Thoughts:

The Terrace at Walnut Creek is the budget option in Far East, but you’re trading building age and management quality for lower rent.

Net effective: $795 × 0.9167 (1 month free on 12-month lease) = $729/month. That’s only $66/month in savings. Weak compared to the 2–2.5 months free you’ll find at newer properties.

But here’s why that doesn’t matter as much: the $795 advertised rent is already $300–400 cheaper than Citizen House Decker or Bluestem. You don’t need aggressive concessions when the base rent starts this low. At $729/month net effective, this is the cheapest Class A- in all of Northeast Austin.

The below-average reviews are real, though. Reviews mention maintenance delays (5–10 days for non-emergencies), surprise move-out charges ($200–400 for “carpet cleaning” even when units look clean), and inconsistent package security. Set your expectations accordingly.

Copperfield & Harris Ridge (78754): Parmer Lane Corridor + Samsung Commute

Copperfield is Northeast Austin’s most established submarket. It runs along Parmer Lane and Dessau Road between I-35 and Samsung Austin Semiconductor, giving you the shortest Samsung commute in the metro (5–8 minutes from Dessau Road), Dell Parmer campus access (8–12 minutes), and Tech Ridge Center shopping and dining within 5 minutes.

Here’s what makes Copperfield different from Manor or Walnut Creek: the tier range is massive. You’ll find 2024 builds ($1,400+ 1BRs) sitting a mile from 1980s renovated properties ($700–900 1BRs). I work with everyone here, from high-income tech workers to renters rebuilding after a rough stretch.

Rent ranges: $702–1,449 for 1BRs. Concessions vary widely. Newer properties offer 2–2.5 months free, while older value properties offer 1–1.5 months. Net effective spreads accordingly: $600–1,300/month depending on the tier.

Premium Tier: 2023–2024

The Janis

3500 E Parmer Ln, Austin, TX 78754 Rent Ranges: 1BR $1,449+, 2BR $2,000+ Current Concession: 2.5 months free + $500 gift card Property Class: A+ (2024)

Pros:

• 2024 construction in EastVillage mixed-use development (retail, dining, entertainment on-site)
• Highest quality finishes in Northeast Austin: quartz counters, KitchenAid appliances, smart home package, USB outlets throughout
• Samsung is about 1.5 miles away (5-min drive, 8-min bike). You can’t get much closer than that in this submarket
• Full amenity package: rooftop pool, 24hr fitness with Peloton bikes, co-working lounge, indoor dog spa

Cons:

• $1,449 starting is the highest rent in all of Northeast Austin, $200–400 above the next tier
• EastVillage is still building out. Some retail spaces sit empty, restaurants haven’t all opened
• E Parmer Lane = busy highway with real traffic noise on south-facing units
• Screening requires 600+ credit, 3.5x income ($5,071+ monthly), and clean history

Overall Thoughts:

The Janis is Northeast Austin’s most expensive option. And honestly? The location next to Samsung might justify it for the right renter.

Net effective: $1,449 base with 2.5 months free and $500 gift card on a 12-month lease. Daily rent = $1,449 ÷ 30.42 = $47.63. Subtract 76.05 free days and $500 over 365 days. That nets out to $1,105/month — $344/month below advertised, but still the highest net effective in this entire guide.

For comparison, Camber Ranch runs $832/month net effective with 2023 construction. You’re paying $273/month more at The Janis. What for? EastVillage’s walkable mixed-use setting (restaurants and shops without driving), Samsung’s 5-minute commute (vs. 8–12 minutes from most other properties), and the best finishes in the corridor.

This makes sense if you’re a Samsung engineer earning $90,000+ annually ($7,500/month gross), have 620+ credit, and want to walk to dinner on a Tuesday without getting in a car. EastVillage is Austin’s answer to Mueller — mixed-use, pedestrian-focused, designed for car-free weekends. If that lifestyle matters to you, the premium lands differently.

Skip if you’re budget-conscious, have less than 600–680 credit or don’t work at Samsung. The location premium only makes sense when you’re using it daily.

Camber Ranch

5005 E Parmer Ln, Austin, TX 78754 Rent Ranges: Studios/1BR $999+, 2BR $1,700+, 3BR $2,620 Current Concession: 8 weeks free + $500 Look & Lease bonus on 13–15 month lease OR 2 months free on 12-month lease Property Class: A (2023)

Pros:

• 2023 construction with a modern farmhouse aesthetic (shiplap accents, barn doors, industrial lighting)
• $999 starting for both studios and 1BRs, the best value among newer Copperfield builds
• E Parmer Lane = Samsung 8-min, Dell Parmer 10-min, Tech Ridge Center 5-min
• Look & Lease bonus: tour and apply same day = extra $500 off (stacks with the free months)

Cons:

• Look & Lease deal requires a 13–15 month lease, not standard 12-month
• 2023 means 2 years of tenant wear vs. pristine 2024–2025
• E Parmer Lane = highway noise on south-facing units
• Pool is smaller than The Janis’s rooftop version

Overall Thoughts:

Camber Ranch is where the value math gets interesting in Copperfield’s newer inventory.

Two options to compare:

Option A: 2 months free, 12-month lease (no Look & Lease): $999 × 0.8333 = $832/month net effective.

Option B: 8 weeks free + $500 Look & Lease, 13-month lease: Daily rent = $999 ÷ 30.42 = $32.84. Over 395.46 days (13 months), subtract 56 free days and $500 cash. Net effective = $819/month.

Option B saves you $13/month but locks you in an extra month. Either way, you’re getting Class A 2023 construction at $819–832/month — $273+ cheaper than The Janis while offering nearly identical everyday finishes.

I’ll be honest: the “modern farmhouse” look is polarizing. Some people love the shiplap accent walls and barn doors. Others think it’ll feel dated in three years. The amenities are solid regardless: heated year-round pool, 24hr gym with quality equipment, clubhouse with coffee bar, dog park with agility course.

This works if you’re targeting $1,000 or less on paper, have 550+ credit and $2,997+ monthly income (3x $999), and can live with a 13-month lease for the max savings. Best value in Copperfield’s newer stock — and it’s not particularly close.

Ascend at Pioneer Hill

1701 Daleside Ln, Austin, TX 78754 Rent Ranges: 1BR $1,240+, 2BR $1,700+, 3BR $2,070 Current Concession: $1,000 gift card + 2.5 months free + application fee waived Property Class: A (2024)

Pros:

• 2024 construction with full smart home tech (keyless entry, Nest thermostat, USB outlets)
• $1,000 gift card + 2.5 months free + waived app fee = stacked concession package
• Daleside Lane is residential and quiet. Real contrast to the busy Parmer highway
• Floor plans are generous, with 1BRs ranging 630–850 sq ft (vs. 550–700 sq ft at many competitors)

Cons:

• $1,240 starting sits in the middle of the premium range. Not the luxury flagship, not the value play
• Daleside Lane adds 5 minutes to Samsung vs. properties directly on E Parmer
• The $1,000 gift card doesn’t reduce your monthly rent obligation. You still owe $1,240/month during the lease
• Limited reviews (2024 build, too new for an established track record)

Overall Thoughts:

Ascend at Pioneer Hill slots right between Camber Ranch and The Janis.

Net effective: daily rent = $1,240 ÷ 30.42 = $40.76. With 2.5 months free (76.05 days) and a $1,000 gift card over a 365-day lease, you land at $898/month. That’s $342/month below advertised.

But Camber’s $832/month net effective is still $66/month cheaper for what’s basically one year newer construction. What does Ascend give you for that $66? A quieter residential street (Daleside vs. busy E Parmer), larger floor plans (630–850 sq ft 1BRs vs. 580–700 at Camber), and 2024 vs. 2023 construction.

Whether $66/month justifies the upgrade depends on how you work. If you’re remote and need a quiet space for video calls, Daleside Lane’s residential setting makes sense. If you’re rarely home during the day, save the money and pick Camber.

Choose this with 625+ credit, $3,720+ monthly income (3x $1,240), and a preference for quiet residential streets. Skip if you’re budget-focused — Camber wins the math.

Mid-Range Tier: 2019–2022

Altair Tech Ridge

12408 Dessau Rd, Austin, TX 78753 Rent Ranges: 1BR $1,020+, 2BR $1,600+, 3BR $2,015 Current Concession: 2 months free + application fee waived Property Class: A (2019)

Pros:

• 2019 with an established reputation (established review history on third-party sites)
• $1,020 starting is mid-tier value. Cheaper than $1,200+ newer builds, newer than $700–900 budget stock
• Dessau Road = Samsung 6-min commute, Dell Parmer 9-min. Among the shortest in this guide
• 2 months free + waived app = straightforward concession, no asterisks

Cons:

• 2019 means 6 years of tenant wear. Floors and appliances show their age
• Dessau Road is a busy arterial with moderate traffic noise
• Mixed resident reviews suggest some inconsistency in management
• Standard Class A amenities without anything that sets it apart

Overall Thoughts:

Altair Tech Ridge is what I’d call the Copperfield workhorse. Not flashy. Gets the job done.

Net effective: $1,020 × 0.8333 (2 months free, 12-month) = $850/month. That’s $170 off advertised.

Here’s the commute argument: Altair’s Dessau Road location puts Samsung 6 minutes away vs. Camber Ranch’s 8 minutes on E Parmer. That 2-minute difference adds up — roughly 40 minutes per week (2 min × 2 trips × 5 days), or about 35 hours annually. Altair costs $18/month more than Camber. Is 35 hours of your time worth $216/year? For most people, that’s an easy yes.

Mixed review scores signal minor friction. Reviews mention packages left outside instead of in lockers, maintenance running 3–5 days (vs. 24–48 hours at higher-rated communities), and leasing office email response times that lag. None of these are dealbreakers, but set your expectations.

This works for Samsung commuters who prioritize drive time over newest construction. Skip if you work remote or have schedule flexibility — choose Camber or Ascend for better management and newer finishes.

Value Tier: Renovated

Parmer Place

12101 Dessau Rd, Austin, TX 78753 Rent Ranges: 1BR $1,085+, 2BR $1,500+, 3BR $1,812 Current Concession: 1.5 months free + 4–6 weeks free on select floor plans Property Class: A- (2008, Renovated 2021)

Pros:

• 2021 renovation updated kitchens (new cabinets, quartz counters), bathrooms (new fixtures), and flooring (vinyl plank throughout)
• $1,085 starting is mid-range. Cheaper than $1,200+ new builds, but with finishes that look and feel current
• Dessau Road = Samsung 7-min, Dell Parmer 10-min
• 4.8★ ApartmentRatings score from 30+ residents. Solid management, responsive maintenance team

Cons:

• 2008 original construction means aging infrastructure (plumbing, HVAC, electrical) behind the cosmetic updates
• Only 1.5 months free (6 weeks). Weaker concession than the 2–2.5 months you’ll get at newer properties
• Renovations are cosmetic only. Kitchens, baths, and floors look new, but windows, insulation, and HVAC are original
• Some units haven’t been renovated yet. Ask the leasing team for “renovated unit” inventory specifically

Overall Thoughts:

Parmer Place is my pick for renters who understand the difference between cosmetic updates and structural quality.

Net effective: $1,085 × 0.8849 (6 weeks free on 12-month) = $960/month. That’s $125/month in savings — weaker than the 2–2.5 months free elsewhere, but that’s expected for an older property.

Here’s the real insight: a 2021-renovated unit feels about 70% as modern as a brand-new 2024 build while costing $100–200/month less in net effective. You’re getting quartz counters, stainless appliances, vinyl plank floors — all the visible finishes that shape your daily experience. What you’re NOT getting? New HVAC (expect higher electric bills in summer), new windows (less sound insulation from Dessau traffic), and new plumbing (more likelihood of maintenance calls for pipe issues).

The strong review scores (4.8★ on ApartmentRatings) tell you management handles those age-related issues well. Reviews mention fast maintenance turnaround (24–48 hours for HVAC and plumbing), fair move-out charges, and transparent communication about which units are renovated vs. which aren’t.

This works if you have moderate credit with Transunion (575–650), earn $3,255+ monthly (3x $1,085), and prioritize Samsung commute plus modern-looking interiors over paying $1,200–1,400 for 2024 construction. It’s the sweet spot for renters who want the look without the full price tag. Skip if you’re sensitive to electric bills (older HVAC means higher summer costs) or need aggressive concessions.

Second-Chance Tier: Flexible Screening

Blu

9500 Dessau Rd, Austin, TX 78754 Rent Ranges: Studios/1BR $702+, 2BR $1,100+ Current Concession: 6 weeks free + waived application/admin fees (apply same day) Property Class: B- (1984, Renovated 2015)

Pros:

• $702 starting rent, the lowest in all of Northeast Austin. That’s $300–400 below Class A options
• Flexible screening: accepts 550+ credit with third-party guarantee, 2.5x income (vs. 3x elsewhere), and broken leases 2+ years old
• 1984 construction that’s survived 40 years. The bones are solid, infrastructure is established
• Dessau Road = Samsung 8-min, Dell Parmer 11-min

Cons:

• 1984 with a 2015 renovation means everything is aging. Plumbing, HVAC, electrical, roofing are all original or near end-of-life
• Class B- finishes are what you’d expect: laminate counters instead of quartz, builder-grade appliances, carpet instead of vinyl plank in many units
• Below-average review scores = management inconsistency, maintenance delays, move-out fee disputes in reviews
• Basic amenities: small pool, small gym, no clubhouse or modern common areas

Overall Thoughts:

Blu serves a critical market segment, and I want to be direct about who it’s for and who should look elsewhere.

Net effective: $702 × 0.8849 (6 weeks free on 12-month) = $621/month. That’s $81/month in savings. Not dramatic, but the base rent is already the lowest in the corridor.

Compare to The Terrace at Walnut Creek’s $729/month net effective (Class A-, 2017). Blu is $108/month cheaper but also 33 years older. You’re trading construction era and finish quality for screening flexibility.

Here’s who Blu actually serves: renters earning $1,755+ monthly (2.5x $702) with 550–580 credit who can’t get approved elsewhere. Properties requiring 650+ credit and 3x income need $2,106+ monthly — that’s a $351/month income gap. If your credit or income doesn’t clear Class A thresholds, Blu might be your realistic option in Northeast Austin.

The below-average resident reviews signal real management challenges. Reviews describe maintenance delays (5–10 days for HVAC/plumbing), surprise move-out charges ($300–500 “damage” fees even in units left clean), and inconsistent screening (some applicants with 570 credit get approved, others with 590 get denied — it can depend on which leasing agent processes your application).

Choose Blu if you have 550–580 credit, a broken lease 2–3 years old, or income under $2,100/month. This is your access point to Northeast Austin when Class A auto-declines your application. Work with a locator — call me at (512) 320-4599 or text (512) 865-4672 — to navigate the screening inconsistencies, because having someone who knows the leasing team matters here.

Skip if you have 600+ credit and can qualify for Class A. I’d point you toward The Terrace at Walnut Creek or Parmer Place instead — you’ll get better construction and more reliable management.

Living in Northeast Austin

Food & Drink

Northeast Austin’s dining scene is car-dependent, and it varies dramatically by submarket. Manor has minimal walkable options — you’re driving 5–8 minutes to HEB Manor for groceries or Tech Ridge Center for chain restaurants (Chili’s, Panda Express, Chipotle). But Manor does have authentic Mexican food trucks along US-290 that locals swear by. Try Los Jaliscienses at 13219 FM 973 for breakfast tacos — $3 each, cash only, opens 6am weekdays.

Walnut Creek and Far East is the quietest for dining. There’s almost nothing walkable. Tech Ridge Center is 8–10 minutes by car, where you’ll find Pho Phong Luu (11066 Pecan Park Blvd) for Vietnamese pho and banh mi, Mi Casa Market (11800 N Lamar Blvd) for breakfast tacos and pan dulce, and standard chains. If you’re serious about food, you’re driving 15–20 minutes to Mueller or downtown. That’s just the reality out here, and I tell my clients the same thing.

Copperfield has the best dining access of the three via Tech Ridge Center (5 minutes from most properties). Beyond the chains, though, there isn’t much local flavor. The submarket works for Samsung/Dell commuters who care more about commute times than restaurant scenes — and that’s a perfectly valid priority.

Parks & Outdoor

Walnut Creek Metropolitan Park is the crown jewel. The park has 15+ miles of multi-use trails (hiking, biking, running), a dedicated dog park with separate small and large dog areas, a disc golf course, playgrounds, and the creek itself (seasonal, not swimmable). Main trailhead is at 12138 N Lamar Blvd. Properties along Decker Lane and Loyola Lane are 1–3 miles away — a 5–8 minute drive or 15–20 minute bike ride.

Manor has limited park infrastructure right now. The city is building greenspace along Gregg Manor Road, but most Manor residents currently drive to Lake Pflugerville (10 minutes) or Walnut Creek Park (12–15 minutes) for trail access.

Copperfield residents typically use Walnut Creek Park (8–12 minutes via Dessau Road) or the Tech Ridge Trail System — smaller trails connecting Tech Ridge Center to residential areas. Good for quick dog walks, not long runs.

Commute Realities

From Manor & Harris Branch:

• Downtown Austin: 20–25 minutes via 290 West → I-35 South (peak hours: 30–40 minutes)
• Samsung Austin Semiconductor: 15–18 minutes via 290 West → Parmer Lane
• Dell Parmer Campus: 18–22 minutes via 290 West → Parmer Lane
• Tesla Gigafactory: 18–22 minutes via 130 Toll Road South
• The Domain: 25–30 minutes via 290 West → I-35 → Braker Lane

From Walnut Creek & Far East:

• Downtown Austin: 18–22 minutes via 290 West → I-35 South (peak hours: 28–35 minutes)
• Samsung Austin Semiconductor: 12–15 minutes via 130 Toll Road → Parmer Lane
• Dell Parmer Campus: 15–18 minutes via Decker Lane → Parmer Lane
• Tesla Gigafactory: 10–15 minutes via 130 Toll Road South (shortest Tesla commute in this guide)
• The Domain: 20–25 minutes via I-35 North

From Copperfield & Harris Ridge:

• Downtown Austin: 22–28 minutes via Parmer Lane → I-35 South (peak hours: 30–40 minutes)
• Samsung Austin Semiconductor: 5–8 minutes via Dessau Road → Parmer Lane (shortest tech commute)
• Dell Parmer Campus: 8–12 minutes via Parmer Lane West
• Tesla Gigafactory: 15–20 minutes via 130 Toll Road South
• The Domain: 18–22 minutes via I-35 North → Braker Lane

Transit note: CapMetro bus service is minimal in Northeast Austin. Route 300 runs along Parmer Lane (hourly service), Route 17 runs along FM 969 (limited hours). Most residents drive or carpool. There’s no MetroRail access out here.

CapMetro Trip Planner

Frequently Asked Questions

Q: What’s the rent difference between Northeast Austin and downtown/central Austin?

A: Expect to save $300–700/month on 1-bedrooms. A Class A downtown 1BR runs $1,800–2,900 (think Mueller, East Cesar Chavez, Rainey Street). Northeast Austin’s Class A 1BRs run $1,000–1,500. After concessions, net effective drops to $800–1,200 in Northeast vs. $1,400–1,900 downtown. (Get a free rent analysis for your specific situation.) The trade-off is straightforward: you’re adding 20–25 minutes to a downtown commute and giving up walkability.

Q: Can I get approved with 580 credit?

A: Yes, but your options narrow. Most Class A properties (roughly 85% of Northeast Austin stock) require 650+ credit. At 580, your realistic options are: The Terrace at Walnut Creek (accepts 600+ with clean rental history), Blu (accepts 550+ with a third-party guarantee), and possibly Parmer Place (listed at 620+ but may flex to 580 with high income). Call me at (512) 320-4599 to talk through third-party guarantee services — they can drop income requirements from 3x to 2.5x and cover the screening risk for the property.

Q: How do I calculate net effective rent?

A: Take your monthly rent, convert to daily (divide by 30.42), multiply by the right concession multiplier for your lease term, then convert back to monthly (multiply by 30.42). For example: $1,200/month with 2.5 months free on a 12-month lease. Daily rent = $1,200 ÷ 30.42 = $39.45. Apply the 2.5-month/12-month multiplier (0.7917): $39.45 × 0.7917 = $31.23/day. Monthly net effective: $31.23 × 30.42 = $950/month. You’re saving $250/month, or about 20.8% off advertised rent. The savings only apply during the first lease term — expect full rent at renewal.

Q: Which submarket has the best floor plans for families?

A: Manor & Harris Branch. It has the newest park infrastructure (Gregg Manor Road greenspace, planned splash pads), Round Rock ISD access for schools, and the largest floor plans in the corridor. 3-bedrooms in Manor run 1,400–1,900 sq ft vs. 1,100–1,400 sq ft at older Copperfield properties. Walnut Creek offers nature access but lacks walkable playgrounds. Copperfield is established but most stock dates from the 1990s–2010s.

Q: Do I need a car in Northeast Austin?

A: Yes. Walk Scores range 10–35 across all three submarkets. Firmly car-dependent. CapMetro bus service runs infrequently (hourly on most routes, limited evening hours), and there’s no MetroRail access. Grocery stores are 3–8 minutes by car, restaurants 5–10 minutes, downtown 20–25 minutes. The upside: free parking is standard at every community, so you’re not adding $75–150/month in parking fees like you would downtown.

Q: What’s the difference between Class A, Class B, and Second-Chance properties?

A: Class A (0–15 years old) typically requires 650+ credit, 3x income, and clean rental history. Rent: $1,000–1,500 for 1BRs. Class B (15–30 years old) typically requires 580–650 credit, 2.5–3x income, with a 3–5 year lookback on rental history. Rent: $800–1,200 for 1BRs. Second-Chance properties (varies by age, marketed to renters with screening challenges) accept 500–600 credit, 2.5x income, broken leases 2+ years old, and review felonies case-by-case. Rent: $700–1,100 for 1BRs — but deposits often run $800–1,200 vs. $300–500 at Class A.

Q: How far back do communities check rental history?

A: Most Northeast Austin properties use LexisNexis rental history reports, which show 7–10 years of data but weight the most recent 2–3 years heaviest. Properties focus on: recent evictions (under 5 years is a red flag), property debt (money owed to a previous landlord is almost always an auto-decline), and broken leases (under 3 years is case-by-case, over 3 years is usually workable if credit is 600+).

Q: What concessions should I expect in Northeast Austin right now?

A: As of February 2026, concessions range from 6 weeks to 2.5 months free on 12-month leases. Newer properties (2024–2025 builds) typically offer 2–2.5 months free plus gift cards ($500–2,500). Mid-range properties (2019–2023) generally offer 2 months free. Older value properties (2008–2017, renovated) offer 1–1.5 months free. All concessions typically require 12+ month leases and get clawed back if you break the lease early.

Q: Can I negotiate rent in Northeast Austin?

A: The rent number itself is rarely negotiable. Communities set rates based on algorithmic market comps. But in my experience, you CAN negotiate around the edges: move-in date flexibility (if you’re flexible, ask for a partial month prorated at a discount), parking fees (sometimes waived for 3–6 months), pet deposits (ask for 50% off if you have service animal documentation), admin fees (some communities waive the $100–200 admin fee if you mention a competitor offering waived fees), and early move-in (if the unit is vacant, ask to move in 1–2 weeks early at a prorated rate).

Q: How does screening work differently between Class A and Class B properties?

A: Class A screening: 650+ credit minimum, 3x income, 5–7 year felony lookback, no evictions within 5 years, no active property debt. Typical approval rate: 60–70% of applicants. Class B screening: 580–650 credit, 2.5–3x income, 3–5 year felony lookback, evictions 3+ years reviewed case-by-case, property debt may be workable with a third-party guarantee. Typical approval rate: 75–85% of applicants. Second-chance properties like Blu accept 500–600 credit but charge higher deposits ($800–1,200 vs. $300–500) to offset the risk.

The Bottom Line on Northeast Austin

Northeast Austin delivers on its core promise: newer construction at 30–40% lower rent than central Austin. Manor & Harris Branch offers the newest stock (80% built 2021–2025) with net effective rents of $800–1,200 for Class A 1-bedrooms after concessions. Walnut Creek & Far East provides the best nature access in the metro via Walnut Creek Metropolitan Park’s 15+ miles of trails, and it works well for Tesla commuters and outdoor-focused renters. Copperfield & Harris Ridge has the shortest Samsung commute (5–8 minutes from Dessau Road) and the widest tier range from newer builds down to second-chance.

The trade-offs are consistent across all three: car-dependent living (Walk Scores 10–35), limited walkable dining, and 20–28 minute downtown commutes. But if you’re targeting sub-$1,000 net effective for modern Class A quality, work in the tech corridor (Samsung/Dell/Tesla/Apple), or need flexible screening (580+ credit, broken leases 2–3 years old), this part of Austin is worth a serious look.

I’ve broken down 16 communities with honest Pros/Cons, calculated net effective rent after concessions using daily-basis multipliers, and shown which properties approve 650+ credit vs. 550–580 credit. The Property Class System (A+/A/A-/B+/B/C+) tells you screening strictness before you apply. The Credit Tier System shows your realistic approval odds. And the net effective rent math reveals what you’ll actually pay after those 2–2.5 months free concessions.

If you’re overwhelmed by 37 communities across three submarkets — or you have screening challenges like an eviction, broken lease, credit under 600, or a felony — text me at (512) 865-4672 or call (512) 320-4599. You can also get started here. My service is free to renters. I’m paid from the property’s advertising budget — the same money they spend on Zillow listings. Check out the blog for more Austin renter guides. I’ll pre-screen you against specific approval criteria, point you toward properties likely to approve your profile, and save you $50–75 per burned application at communities that would auto-decline.