44 South Apartments Austin: Income Restricted New Construction on South Congress for Rent

A 2020-build apartment on South Congress Avenue with a net effective rent starting at $813 a month. That’s not a typo.

44 South is one of the few income restricted communities in Austin where the construction is newer than most people’s cars. I track rental pricing across South Austin daily, and this property keeps popping up in client searches for a specific reason: the AMFI income tiers create rent levels that don’t exist anywhere else on this stretch of Congress. A studio at the 60% AMFI tier starts at $1,024 base rent. Apply the current 2.5 months free special, and you’re looking at $813 net effective on a 12-month lease.

But here’s what the listing sites won’t tell you. Income restrictions mean you can make too much money to qualify. The AMFI tiers cap your household income, and the caps vary by unit type and household size. That means the $813 studio? It’s only available if your income falls within the 60% AMFI window. And then there’s the vehicle crime issue that keeps showing up in the Google reviews.

Quick Facts: 44 South at a Glance

The Google rating tells half the story. A 4.0 across 292 reviews is solid for Austin, and recent reviews have been running mostly positive since new leasing staff arrived about three months ago. The ApartmentRatings score is based on only 6 reviews, so it’s too small a sample to tell you much. I’ll break down the actual patterns in the reviews section below.

Best For / Skip If

This Property Works Well If…

You qualify for income restricted units and want new construction. That’s the whole pitch, and it’s a strong one. Most income restricted communities in Austin are older renovations from the 1980s and 1990s. 44 South was built in 2020 with quartz countertops, vinyl plank flooring, stainless appliances, and in-unit washers and dryers. You’re getting finishes that match what you’d see in a $1,800/month market rate building, at rents that can run $300-600 below market. If your household income falls within the AMFI limits, this property deserves a serious look.

You want a South Congress address under $1,500 for a one bedroom. A 1BR at the 80% AMFI tier starts at $1,471 base rent. With 2.5 months free, that’s about $1,169 net effective per month. Market rate one bedrooms in this stretch of 78745 typically run $1,500-1,800 at newer builds like Prospect or St Elmo Living. The savings here are real.

You need proximity to I-35 and Highway 71. 44 South sits where South Congress meets the St. Elmo corridor. You can be on I-35 in under 3 minutes and reach Highway 71 in about 5. If you’re commuting to the airport, Southeast Austin employers, or downtown, the highway access here is hard to beat.

You have a pet. The property website says there’s no weight limit, which is rare for Austin. (Some listing sites show 175 lbs, so confirm with the leasing office.) Two pets allowed. The $400 fee (first pet) is standard for Austin, and $20/month pet rent is on the lower end compared to the $25-35 most newer communities charge.

Skip This Property If…

Your income exceeds the AMFI limits. Market rate units exist here, but the pricing on those can run high (the 2A market rate floor plan ranges from $2,055 to $5,857). The real deal at 44 South is the income restricted pricing. If you don’t qualify for those tiers, the market rate units often cost more than comparable properties nearby like Prospect or Bishop Momo.

Vehicle security is a dealbreaker for you. I keep seeing reviews about cars being broken into in the parking garage. One resident reported a stolen vehicle. One reviewer specifically noted the building and garage have no security cameras. If you drive a vehicle with expensive contents or modifications, factor this in.

You need guaranteed quiet parking access. Towing keeps coming up in reviews. Residents report visitors’ cars being towed even when registered, and one longtime resident (7 likes on their review) described the towing company as aggressive. The property also recently moved the garage gate for a new retail tenant, and residents aren’t happy about it.

You’re in a rush. Income restricted housing requires more paperwork than market rate units. One reviewer noted a 120-day advance application window. Be ready for income verification, proof of household size, and AMFI eligibility checks.

Wondering If 44 South Fits Your Situation?

Fill out a quick form and I’ll reach out to go over your specifics: income, credit, pets, timeline. I can check whether you’ll likely qualify before you spend $65 on an application, and I’ll share any current specials that might not be listed online. You’ll hear from a real person (me), not an automated system.

Location Deep Dive

What’s Actually Nearby

44 South sits at the intersection of South Congress Avenue and W. St. Elmo Road, right where the SoCo corridor transitions into the St. Elmo entertainment and brewery district.

Walking distance (under 10 minutes): The Yard at St. Elmo (food hall, breweries, coffee), Torchy’s Tacos, several food trucks, and Cap Metro bus stops along Congress.

Short drive (5-10 minutes): Southpark Meadows (Target, Best Buy, Costco), Stassney Lane retail, the walkable SoCo tourist stretch north of Ben White, and St. Edward’s University (1.6 miles).

You’ll need a car for: Grocery runs, most errands beyond the St. Elmo pocket, and anything on the north side of Austin.

Fair warning: the South Congress address sounds more walkable than it is at this point in the corridor. The tourist-friendly SoCo with boutiques and restaurants is about 2 miles north. Down here at 4411, you’re in a more commercial stretch. The Yard at St. Elmo is the real walkable highlight, and it’s a good one.

The Commute Math

Route notes: I-35 is your main corridor north. During rush hour, expect delays between Ben White and Riverside. MoPac is an alternative heading to Southwest Austin or UT, but tolled express lanes run $3-8 during peak. The airport commute is the standout: you’re going against traffic, and it’s a solid 10-12 minutes most of the time.

Neighborhood Vibe

This section of South Congress is transitioning. The St. Elmo district brought breweries, food halls, and creative businesses. But you’re still right next to older commercial properties and auto shops. It’s not the polished SoCo postcard scene. The energy is more “up and coming” than “walkable urban neighborhood.” That means newer construction at lower rents than properties two miles north. Less walkability for better value. If that trade works for you, you’ll be happy here.

Pricing and True Cost

Floor Plans

Here’s what pricing looks like right now across the AMFI tiers and market rate units. Rents vary by unit location, floor, and availability.

*Net effective with 2.5 months free on 12-month lease (verified June 2026)

Note: Rent ranges within the same floor plan vary a lot. The 1B market rate unit, for example, ranges from $1,640 to $3,976 depending on the specific unit, floor, and availability. The numbers above use the lowest listed rent for each plan.

Net Effective Rent Calculation

Here’s the math on the most common search: a 1BR at the 80% AMFI tier.

Current special: 2.5 months free (100% off rent for 2.5 months) on a 12-month lease.

Using the daily multiplier method:

• 12-month lease = 365 days
• 2.5 months free = 75 days
• Multiplier = (365 – 75) / 365 = 0.7945

For a 1A at $1,471/month (80% AMFI): $1,471 × 0.7945 = $1,169/month net effective

That’s $302/month in savings, or $3,624 over the lease term.

For comparison, a studio at 60% AMFI ($1,024 base): $1,024 × 0.7945 = $813/month net effective

That’s $211/month in savings, or $2,532 over the lease term.

Income qualification uses your base rent ($1,471), not the net effective ($1,169). Don’t make the mistake of calculating your income requirement against the discounted number.

All the Fees

That $250 admin fee is standard for CWS properties. At $65, the app fee runs slightly above Austin’s average of $50-55 but isn’t unusual for newer builds. One thing worth noting: there’s no refundable pet deposit here. Most communities charge $200-400 refundable on top of the non-refundable fee. At 44 South, you just pay the one-time fee and the monthly rent.

True Monthly Cost Example

Here’s what a realistic month actually looks like for a 1BR renter with one dog:

Move-in costs: $65 (app fee) + $250 (admin fee) + $400 (pet fee) + first month’s rent + security deposit = roughly $1,800-2,500 depending on deposit amount.

Specials change. What’s listed above was accurate as of June 2026, but I talk to leasing teams weekly, and offers shift. The 2.5 months free special requires move-in by 6/30/26.

Want to Know What Specials Are Actually Available Right Now?

I check with 44 South’s leasing team regularly. Specials change, units turn over, and what’s online doesn’t always reflect what’s actually available. Fill out a quick form and I’ll send you the current numbers.

Screening Criteria

Income Requirements

Screening at 44 South works differently depending on the unit type. Income restricted units require your household income to fall below the AMFI cap for that tier AND meet the standard CWS income multiplier. Market rate units just need the income multiplier.

CWS doesn’t publish a specific income multiplier in their rental qualifications. Based on how CWS properties and income restricted communities operate in Austin, expect 2x-2.5x monthly rent for restricted units and 2.5x-3x for market rate. That lower multiplier on restricted units? It’s one of the biggest perks of AMFI housing. Confirm the exact number with the leasing office.

For income restricted units, your household income must fall below these AMFI thresholds (amounts vary by household size and unit type). The property posts current AMFI limit charts on their floor plans page. You’ll need to check the specific limits for your household size.

Here’s what the income math looks like on market rate units assuming a 3x multiplier:

For income restricted units, the math flips: your income must be high enough to qualify under CWS standards but low enough to stay under the AMFI cap. It’s a window, not just a floor.

Credit Expectations

CWS doesn’t publish a minimum credit score. Their screening criteria just says “satisfactory and current” credit, and they look at check writing history, evictions, judgments, and bankruptcies.

Based on what I see at other CWS properties:

• 650+ credit: Smooth approval, standard deposit
• 600-649: Likely approved, possibly higher deposit
• Below 600: Gets harder. No credit history may require increased deposit
• No published minimum means some leasing office discretion

What Gets You Denied

Let me be direct about what triggers denial at CWS properties:

• Eviction records on your rental history (the criteria states this explicitly)
• Poor rental or mortgage history
• Criminal convictions for crimes against persons or property, sex offenses, or other crimes affecting safety
• Insufficient income documentation
• Exceeding the AMFI income cap (for restricted units)
• Incomplete application (all occupants 18+ must apply and be screened)

The Application Process

1. Confirm AMFI tier eligibility (restricted units) or income qualification (market rate)
2. Submit application ($65/person, all occupants 18+)
3. CWS runs credit, criminal, and rental history screening
4. Approval/denial within a few business days
5. Lease signing and move-in scheduling

For restricted units, add documentation time: pay stubs, tax returns, employer verification. One reviewer mentioned a 120-day advance application window.

What a Locator Can Do at This Property

Here’s what separates working with a locator from applying blind: I can tell you whether you’re likely to qualify before you spend $65 finding out. If 44 South’s screening looks tight for your situation, I know which nearby properties have more flexibility. I also track which AMFI tiers have current availability, which saves you from applying for a unit type that’s fully leased. For a community with income restrictions, having someone who knows the process can cut weeks off your timeline.

Resident Reviews Decoded

Listing sites show you a 4.0 Google rating and call it a day. I went through every review I could find: all 292 on Google, the handful on ApartmentRatings, and feedback from four other review sites. Individual complaints aren’t that useful. Repeated themes across multiple platforms tell you what’s actually going on.

Review Pattern Analysis

What Residents Consistently Praise

Staff gets called out by name constantly here. I don’t see that at most properties. Jared and Fallon appear in dozens of recent reviews (last 3-4 months), with residents praising their responsiveness, friendliness, and follow-through. Before them, Melina and Kaila got similar treatment over the prior year. On the maintenance side, Valentin (Val), Mike, Philip, and Dominic get strong feedback for same-day or next-day response times.

Several long-term residents (2-3 years) noted clear improvement since the new leasing team arrived. One resident who was considering not renewing changed their mind because of the new manager and improved landscaping, hallway cleaning, and amenity upkeep. That’s a meaningful data point.

Community events (bouquet building, resident socials) and amenities (pool, gym, coworking space, dog parks) come up a lot in positive reviews too. Multiple people mention the free coffee in the clubhouse, though one noted the machine is frequently broken.

What Residents Consistently Criticize

Vehicle crime is the biggest recurring complaint. At least 8-10 reviewers mention car break-ins in the parking garage. One resident had their car stolen. Another had items taken from a hallway storage closet. Management’s response to these reviews? “Crime can happen anywhere,” followed by a reminder about gated access. Reviewers push back, with one describing the security guard as “one guy who drives by, takes a picture, and drives away.”

Package theft shows up in 5-6 reviews, which matters since the property advertises package services and lockers. Multiple residents say deliveries keep getting stolen with no fix from management.

Towing generates some of the most heated reviews. Residents describe the towing company as predatory, with vehicles towed even when properly registered. One of the first residents to move in left a review (7 likes) calling out towing as a major reason they were unhappy.

Roach complaints show up in 2-3 Google reviews (mostly Building 3) and at least one other site where a resident mentioned “pest issues” without naming a building. So it might not be limited to just that one.

How Management Responds

CWS responds to nearly every review, positive and negative. Recent responses come from “Maggie at CWS Customer Care,” previously from “Nicole” and “Megan.” The responses are polite but they follow a template. For negative reviews, they say they’re sorry and ask you to call them, but they never actually address the specific complaint in public. In at least two cases, management said they couldn’t find the reviewer in their system. Reviewers didn’t take that well.

The Uncomfortable Truth

No listing site will write this section. I’m not trying to kill the deal. I just want you to know exactly what you’re signing up for.

The Vehicle Crime Problem Is Real

This isn’t a one-off complaint from a disgruntled resident. Garage theft shows up across reviews spanning the entire life of this property, from early residents through reviews posted in the last month. One resident’s car was stolen outright.

A review on HAR.com specifically called out the absence of security cameras inside the building or garage. And residents describe the security presence as a single guard who drives by, takes a photo, and leaves. If you park a vehicle with expensive equipment or personal items in the garage, you’re taking a real risk. Management keeps responding with “crime can happen anywhere,” which tells you this isn’t getting solved with infrastructure changes.

Income Restrictions Create Complexity

If you’ve never dealt with income restricted housing, the AMFI tier system is confusing. Your income has to be low enough to qualify for the tier but high enough to meet the property’s income multiplier. Each tier (60%, 80%, 90%, 120% AMFI) has different caps that change annually. And if your income changes during your lease, it could affect renewal eligibility at the same tier.

The Pricing Gap Between Restricted and Market Rate Is Extreme

A 2BR market rate unit (the 2A floor plan) ranges from $2,055 to $5,857. That same general layout at the 60% AMFI tier is $1,600. That kind of spread within the same building means the deal here is almost entirely on the income restricted side. If you’re leasing a market rate unit, compare pricing against Prospect (0.11 miles away), Bishop Momo (0.15 miles), or St Elmo Living (0.23 miles). You may get better market rate value without the income restriction paperwork.

Ready to Move Forward, or Want to Explore Alternatives?

You’ve seen the full picture. If 44 South fits, I can check unit availability and walk you through AMFI qualification. If the income restrictions don’t work or the security concerns give you pause, I know nearby properties with similar finishes and fewer trade-offs.

Frequently Asked Questions

Does 44 South allow pets?

Yes. Up to 2 pets. The property website says no weight limit (some listing sites show 175 lbs, so confirm). Expect a $400 fee for the first pet and $300 for the second (both one-time, not returned), plus $20/month pet rent. Restricted breeds: Chow Chow, Doberman, German Shepherd, Pit Bull, American Bulldog, American Staffordshire Terrier, Presa Canario, Rottweiler, and mixes.

What credit score do I need for 44 South?

CWS doesn’t publish a minimum. Their criteria requires “satisfactory” credit with no evictions, judgments, or bankruptcies. In practice, 600+ puts you in a strong position.

Is 44 South affordable housing?

Yes. Most units are income restricted under Austin’s AMFI program at 60%, 80%, 90%, and 120% tiers. Your household income must fall below the cap for your tier. Some market rate units are also available.

What utilities are included at 44 South?

Expect to pay separately for electricity (Austin Energy), water/sewer (typically billed back through the property), and internet. Valet trash service is included.

What is parking like at 44 South?

Options include surface lot, garage spaces, reserved spots ($50/month), and covered parking. The garage has gated access. Multiple reviews mention parking frustration and active towing, so make sure your guests register their cars right away.

When was 44 South built?

Built in 2020 with no major renovations since. Units feature quartz countertops, stainless appliances, vinyl plank flooring, walk-in showers, and in-unit washer/dryer (some supplied, some connections only).

What are the biggest complaints about 44 South?

Garage vehicle theft, package theft, and aggressive towing are the three most common complaints across Google reviews. Roach reports center on Building 3 but may extend beyond it. The property has gone through staff turnover, but recent reviews say the new team is doing a good job.

How far is 44 South from downtown Austin?

About 5.5 miles, or 12-15 minutes off-peak and 25-40 minutes during rush hour. The airport is closer at 6 miles (10-12 minutes).

The Bottom Line: Is 44 South Worth It?

Here’s what it comes down to: 2020 construction with modern finishes at income restricted rents on South Congress. If you qualify for the AMFI tiers, you’re getting a deal that doesn’t exist elsewhere in this corridor. A $1,169/month net effective for a 672 sq ft one bedroom in a building that’s only six years old, with a pool, gym, coworking space, and walkable access to the St. Elmo district. And the 2.5 months free special makes the first year math even stronger.

The trade-off? Vehicle crime in the garage and the complexity of income restricted applications. Towing adds frustration you won’t see on the listing page.

This property makes sense if:

• Your income qualifies for one of the AMFI tiers
• You want 2020 construction finishes at well below market rent
• The St. Elmo/South Congress corridor fits your commute
• You can manage the vehicle security risk (don’t leave valuables in your car, period)

This property doesn’t make sense if:

• You earn too much for income restricted tiers and would be paying market rate
• Vehicle security is a hard requirement, not just a preference
• You need a walkable neighborhood for daily errands beyond the St. Elmo pocket
• You’re not willing to deal with income restricted application paperwork

My verdict: for renters who qualify, 44 South is one of the strongest value plays in South Austin right now. The income restricted rents paired with 2.5 months free create monthly costs that are hard to beat anywhere in the 78745 zip code. Go in with your eyes open about the parking security situation, and you’ll likely be happy here.

If you want help figuring out whether 44 South fits, or if you’d rather see similar properties without the income restrictions, fill out the form below and I’ll text you within a few hours.

Need Help?

You’ve got everything to evaluate 44 South on your own. But if you want help:

Fill out the form above and I’ll text you to answer questions, check your qualification status, share current specials, and coordinate next steps. I can also walk you through the AMFI process, which trips up a lot of first-time applicants. You’ll talk to me directly, not an AI phone system.

Going solo? Just tell them “Ross Quade from Austin Apartment Team” referred you on your tour and application. Text me at 512-360-0852 when you apply so I can make sure everything’s on track.