The Palms on Lamar Apartments Austin Review: $800 Studios, One Month Free, and a 2.9 Google Rating You Need to Understand | Austin Apartments For Rent

The Palms on Lamar keeps showing up when people search for budget apartments on the North Lamar corridor. Studios at $800. One bedrooms at $900. One month free on a 12-month lease. So what’s the catch? I’ve tracked rental pricing across 1,000+ Austin communities for the past several years through ApartmentData.com and contacts with property managers, and $800 for a studio with no pet weight limit is genuinely rare in this city right now.

But here’s what the listing sites won’t tell you: this property carries a 2.9 on Google, a 1.0 on Yelp, and a 1.5 on ApartmentRatings. It made local news for hot water failures that led to $84,000+ in city fines and landed on Austin Code’s “repeat offender” list. Built in 1974, renovated in 2011. That tells one story. Nearly 250 reviews across three platforms tell another.

I’m going to break down what matters: the real monthly cost, who gets approved, what 248 reviews across three platforms are telling me, and whether those budget numbers are worth what you’re giving up.

Quick Facts: The Palms on Lamar

Google’s 2.9 is actually the best score this property has. On Yelp, it’s a 1.0 with 18 of 20 reviews at one star. ApartmentRatings sits at 1.5 across 23 reviews.

That’s a rough set of numbers.

I counted 11 Google reviews tagging “bed bugs” and 6 mentioning “hot water,” but the problems run deeper when you check the other sites. I also found 11 reviews calling out staff as helpful, so the experience splits hard depending on your unit and your timing. I’ll break all of that down below.

This Property Works Well If…

Your budget tops out around $800-$900 and you need something now. There aren’t many spots left in Austin where you can get a studio under $900 with washer/dryer connections and a pet policy that doesn’t cap weight. North Lamar is one of them. And at 476 units, The Palms is the biggest property on the corridor. That matters. Smaller communities next door fill up fast. This one usually has something open.

You have a pet over 50 pounds. The policy here is no weight limit, and that’s not just marketing language. Most communities in this price range cap at 50 or 75 pounds. If you’ve got a larger dog, this opens a door that stays shut almost everywhere else at this rent level. If you also want a yard, I put together a list of Austin apartments with yards. The $300 deposit and $20/month pet rent are standard for the area.

You need utilities covered. Gas, trash, and water are included in rent. That saves you $60-$100/month depending on usage. Most people skip right past that line in the listing. Don’t. It changes the math when you’re comparing what you’ll actually pay here versus what’s down the street.

Skip This Property If…

You’ve had pest issues before and aren’t willing to deal with them again. I’m going to be direct here. Eleven of 205 Google reviews specifically tag bed bugs. Multiple others mention roaches. This is a 1974 building with 476 units, and keeping bugs out of a property this old and this big is a fight that never ends. If that’s a dealbreaker for you, it should be a dealbreaker before you sign.

Hot water reliability matters to you (and it should). KXAN reported that The Palms was fined $8,000 per week by Austin Code for ongoing hot water failures. The owner spent over $2 million replacing calcium-clogged pipes throughout the complex. The total fines exceeded $84,000. The property set up portable showers on-site while the work was happening. That’s the level of disruption we’re talking about.

You expect quick maintenance. I see the same complaints over and over: slow repairs, requests that go ignored, AC fixes that take months. And how management replies to reviews? Almost every response is the same template directing people to call the office. That’s a tell. Properties that actually stay on top of things write personalized replies. Copy-paste answers usually mean they’re drowning in complaints.

You have visitors who drive. I found multiple Yelp reviews complaining about aggressive towing. If your guest doesn’t register their car online at register2park.com before they park, it gets towed. The fine is $235+ cash (more for credit card), and the impound lot is a 20-minute drive away on Decker Lane. Same night. No warning.

Ready to See If The Palms on Lamar Fits Your Situation?

I can tell you whether you’d likely pass here before you spend the $23 application fee. If it doesn’t work, I know which nearby properties will.

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Location: What’s Actually Around 8600 N. Lamar

The Palms sits on North Lamar Boulevard between Rundberg and Anderson, in the 78753 zip code. This stretch of Lamar is commercial, and you need a car. You’re not walking to much from here, but everything you need day to day is a short drive.

What’s close:

• H-E-B (W. Rundberg location): 1.2 miles, 4-minute drive
• Walmart Supercenter (N. Lamar): 1.5 miles, 5-minute drive
• Dollar Tree and Family Dollar: Within 0.5 miles
• Capital Metro bus routes run on Lamar with stops near the property
• The Domain: 4.5 miles north, 12-15 minutes off-peak

Schools in the attendance zone: Wooldridge Elementary, Burnet Middle School, Navarro Early College High School (Austin ISD).

Commute Times

The North Lamar/Rundberg area has a mixed reputation. Money is going into the corridor and some of the properties nearby have gone through full renovations in the last five years. But this block specifically is older commercial strip, and the reviews mention poor lighting and people feeling uneasy on the grounds at night. That matches what I see when I’m out there.

Pricing & True Cost

Floor Plans

Every unit comes with washer/dryer connections (full-size). Not in-unit machines, connections only. You’ll need to bring your own or use the laundry room.

Net Effective Rent: Here’s the Math

The special is 1 month free on a 12-month lease. Using the 1BR as an example:

• Base rent: $900/month
• Lease term: 12 months (365 days)
• Free rent: 1 month (30.44 days)
• Paid days: 365 – 30.44 = 334.56
• Calculation: (334.56 ÷ 365) × $900 = $824.93/month
• Monthly savings: $75.07

That drops the 1BR from $900 to about $825/month. For the studio, the same math brings $800 down to roughly $733.

Fee Breakdown

Required Fees (Everyone Pays)

Optional Fees

That $23 application fee is one of the lowest I track across all of Austin. Most properties charge $50-75. The $0 admin fee is also unusual. Those two things together mean your upfront costs are a lot lower than what you’ll see up and down the corridor.

True Monthly Cost: A Real Scenario

Take a renter in a 1BR with one pet, after the one month free special:

Gas, water, and trash are covered by the property, so those aren’t coming out of your pocket. Your electricity bill is the one that’ll move around month to month.

Want to Compare This Property’s True Cost to Nearby Options?

The rent looks low, but the full picture includes everything above. I compare true monthly costs across North Austin daily, and I can show you where this stacks up against similar properties in the 78753 zip code.

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Screening Criteria

The Palms on Lamar doesn’t publish detailed screening criteria on their listing. Most tax-credit properties don’t. Here’s what I know, what the reviews tell me, and what you’ll need to ask the office yourself.

Income Requirements

The property requires 3x rent in income before taxes. I confirmed that on ApartmentList and other listing sites. One person on Google was denied after earning $9,000/year for a $500 unit, which backs that up. Because this is a tax-credit property, there’s also an income ceiling. You can’t make too much either. I’ve got those caps in the FAQ below.

Credit and Background

The property doesn’t publish a credit minimum on any listing site I checked. For a tax-credit property in this price range, I’d expect somewhere in the 550-600 range. Income restricted communities sometimes screen differently than regular apartments, and they’re more likely to weigh your proof of income over your credit score. Call the office at (512) 837-5556 and ask directly before you apply.

What Gets You Denied

Based on what I’ve seen at similar properties and the little bit of screening info I have:

• Active property debt (money owed to a previous apartment) is almost always a hard no
• Approval takes a couple of days based on what I’m seeing in reviews
• The $23 app fee is non-refundable

How the Application Works

1. Apply: Pay the $23 application fee
2. Screening: Background and income verification
3. Decision: 2-3 business days based on what reviews say
4. Move-in: Sign lease, pay deposit, pick up keys

Here’s what separates working with a locator from applying on your own: I can tell you whether your income, credit, and rental history are likely to pass before you spend that $23. If The Palms looks tight for your situation, I know which properties on the North Lamar corridor have more flexibility, including those that accept broken leases and work with second-chance situations.

Resident Reviews: What 248 Reviews Across Three Platforms Say

I pulled reviews from Google, Yelp, and ApartmentRatings. Google has 205 reviews at 2.9 stars. Yelp has 20 at 1.0. ApartmentRatings has 23 at 1.5. Birdeye pulls together 314 reviews from multiple sources and shows a 3.2. The picture gets worse the more platforms you check.

Review Pattern Analysis

The good stuff comes down to three things: pricing, staff friendliness, and quick approvals. On Google, Leslie and Leticia get called out by name in multiple reviews. One person got approved in a couple days and loved their 1BR. Another called it one of the best places they’ve lived. Someone else said it was the only thing in their price range and was clearly relieved to find it. The positive reviews come almost entirely from Google. I found zero positive Yelp reviews above 3 stars.

The complaints hit harder when you go past Google. On Yelp, 18 of 20 reviews are 1-star. That’s not just a few unhappy people dragging the average down. That’s nearly everyone who bothered to leave a Yelp review saying this was a terrible experience. Pest issues show up on every platform. One person on ApartmentRatings moved into a unit with roaches in the bathtub. Broken windows had been left sitting on the entryway floor. The place wasn’t cleaned. Someone on Yelp in July 2026 posted photos of mold and water-damaged drawers. Another person on Yelp was told they’d get a clean unit and got one in poor shape instead. I’ve seen that pattern at other budget properties in Austin. You get shown one thing and handed another.

I found hot water complaints on ApartmentRatings going back to 2004. That means the pipe failures KXAN reported in 2021 weren’t a sudden event. They were a long-running issue that finally hit a breaking point.

How does management handle the criticism? Nearly every negative Google review gets the same template reply telling the person to call (512) 837-5556. I scrolled through 30+ responses. Maybe two were personalized. On Yelp and ApartmentRatings? No management replies at all. When a property only responds with copy-paste at this volume, they’re reacting to problems, not getting ahead of them.

The Uncomfortable Truth

No listing site will write this section. I’m not trying to kill the deal. But I want you walking in with your eyes open.

The Code Violations Are On the Record

This isn’t a “some residents say” situation. KXAN and Fox 7 Austin both covered The Palms on Lamar’s hot water failures. The property landed on Austin Code’s repeat offender program in 2021. Fines hit $8,000 per week. The total exceeded $84,000. The property brought in portable showers for residents while spending over $2 million to tear out and replace calcium-clogged pipes throughout the complex.

The pipe work probably fixed the hot water. But $84K in code fines tells you there’s a pile of work that’s been put off, and that doesn’t just go away.

The Bug Problem Is the Building, Not Just Bad Luck

Eleven of 205 Google reviews tag bed bugs. That’s more than 1 in 20 people bringing up the same bug. Roach complaints show up in multiple reviews too. In a 476-unit building from 1974, keeping bugs out is a fight that spraying one unit at a time won’t win. If one unit has bed bugs, the units next door are at risk. Ask the leasing office how often they spray and whether they treat the whole building on a schedule or only respond when someone files a complaint.

The Billing Surprises After Move-Out

I found several reviews about surprise charges showing up after the lease ended. One person said they completed their contract, paid everything, and then got a notice claiming they owed over $1,000. Another said staff turnover caused their file records to get lost. Before you sign, get everything in writing. Document your unit’s condition with photos and timestamps the day you get the keys. And when you leave, request a written statement of what you owe before you walk out.

The Unit You Tour May Not Be the Unit You Get

This one came from Yelp and ApartmentRatings, not Google. I read several reviews where the tour unit or model looked fine, but the actual unit was a different story: dirty, damaged, or nowhere near what they were told they’d get. Before you sign, insist on seeing your actual unit. Not a model. Not a similar unit. Yours. Walk it, photograph it, and get any promised repairs in writing with a date.

Visitor Parking Can Cost Your Guests $235

They use a company to run the parking. If your visitors don’t register their vehicle online before parking, the car gets towed. The fee is $235+ cash and more for credit card, and the impound lot is a 20-minute drive to Decker Lane. I found this on Yelp and Google. It’s the kind of policy that doesn’t show up in any listing.

This Property Does Not Pay Locator Referral Fees

I’m putting this here because you should know. The Palms on Lamar does not pay locator commissions. I earn nothing if you move here. Zero.

I’m writing this review because the property shows up constantly in renter searches and you deserve honest information whether I get paid or not. If you want my help comparing this place against options where I do earn a fee, I’ll show you everything side by side and let you pick.

Ready to Move Forward, or Want to See Alternatives?

I can help you weigh The Palms against other North Austin options in the same price range. Some of those properties pay locator fees, some don’t. I’ll show you all of them.

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Frequently Asked Questions

Does The Palms on Lamar allow large dogs?

Yes. There’s no weight limit. You can have up to 2 pets with a $300 deposit per pet and $20/month pet rent per pet. Aggressive breeds are restricted, but there’s no pound cap.

What utilities are included in rent?

Gas, trash, and water. You pay for electricity. That’s a real savings compared to most North Austin properties in this price range where you’d pay all utilities separately.

Is The Palms on Lamar income restricted?

It’s a tax-credit property with city money backing it, according to Fox 7 Austin. That means there’s a cap on how much you can earn, and it depends on how many people live in the unit. Here are the current limits:

The property also accepts Section 8 housing vouchers. Not every unit has the same cap. It depends on which one you’re looking at. Call the office and ask what’s open and which income limit goes with it.

How much is the application fee?

$23 per person, non-refundable. That’s among the lowest in Austin.

Does The Palms on Lamar have in-unit washer and dryer?

No. Units have full-size washer/dryer connections, so you need to bring your own machines. There’s also a laundry room on the property.

What’s the current move-in special?

One month free on a 12-month lease. That drops the net effective rent on a 1BR from $900 to about $825/month.

Are the hot water issues fixed?

The property spent over $2 million replacing pipes throughout the complex according to KXAN. The worst of it was 2021-2022. I went through the most recent Google reviews from 2026 and hot water isn’t showing up as a complaint anymore, so the pipe replacement seems to have done its job. That said, I’d still ask the leasing office directly before signing. A building that needed $2M in pipe work could have other plumbing surprises.

Does The Palms on Lamar tow visitor cars?

Yes. Visitors must register their vehicle at register2park.com before parking. Unregistered vehicles can be towed the same night. The tow fee runs $235+ cash (more for credit card), and the impound lot is about a 20-minute drive from the property on Decker Lane.

What school district serves The Palms on Lamar?

Austin ISD. The attendance zone covers Wooldridge Elementary, Burnet Middle School, and Navarro Early College High School.

Who manages The Palms on Lamar?

Rainey Property Management. The onsite manager is Devin W. Office hours are Monday through Friday 9:00 AM to 5:00 PM, Saturday 10:00 AM to 2:00 PM, closed Sunday.

The Bottom Line

The Palms on Lamar is the cheapest big property on the North Lamar corridor. Studios at $800, 1BRs at $900, one month free, a $23 app fee, a $0 admin fee, and a pet policy with no weight limit. The included utilities (gas, water, trash) push the real price even lower when you stack it up against what’s nearby. Those are real numbers, and for renters on a tight budget, they matter.

The trade-off is a 1974 building with serious pest complaints, a history of code violations, the risk of getting a unit that doesn’t match what they showed you, and a management operation that responds to complaints with templates. The $2M pipe replacement tells me the owners are putting money into the building. But a 2.9 on Google, 1.0 on Yelp, and 1.5 on ApartmentRatings tell you that what people are actually living through hasn’t caught up to the money being spent. When the best score across three platforms is a 2.9, the problems aren’t a few unhappy people. They’re the pattern.

This property makes sense if you’re on a fixed budget, you need a pet friendly option without weight limits, you want utilities included, and you can handle a building that’s over 50 years old. Check your unit thoroughly before signing. Document everything when you move in. Ask how often they spray for bugs.

This property doesn’t make sense if you need reliable hot water without wondering, you’ve dealt with bed bugs before and won’t risk it again, you expect maintenance responses in under 48 hours, or thin walls and old plumbing bother you.

My honest take: the math works if your priority is keeping monthly costs as low as possible in North Austin. But you’re trading comfort and consistency for that price. Make sure you’re okay with that trade before you sign 12 months.

Need Help Finding the Right Fit?

My service is free. I’m paid a small referral fee from the advertising budgets of the properties I work with. The rent is the same whether you use me or apply directly.

Two paths from here:

Path 1: Work with me. I’ll compare The Palms against other North Austin properties in your price range, tell you where your situation gets approved, and save you from burning application fees at properties that’ll say no.

Path 2: Apply directly. The Palms on Lamar does not pay locator referral fees, so I earn nothing on this property. If you want to apply directly, call them at (512) 837-5556. Office hours are Monday-Friday 9-5, Saturday 10-2.

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.