Acacia Cliffs Apartments Austin Review: $830 One Bedrooms in Northwest Hills (2026) For Rent

An $830 one bedroom in Austin’s 78731 zip code. That price shouldn’t be possible in this part of town. Northwest Hills has a dozen apartment complexes within half a mile, and most of them top out well above $1,000 for a one bedroom. But Acacia Cliffs has been holding rents under $1,000 for years, and I’ve had clients ask me the same question over and over: what’s the catch?

I track rental pricing across this part of town daily as a licensed apartment locator (TX #679806). Acacia Cliffs stands out for a reason most listing sites won’t explain. It’s a 1974 property with 290 units, some of the lowest rents in the zip code, and a pest problem that shows up in review after review. But here’s what really matters right now: the Austin City Council has already approved a rezoning that lets the owner demolish the entire complex and replace it with 650 to 700 new units. That changes everything about whether you should sign here.

This review breaks down everything listing sites leave out.

Quick Facts: Acacia Cliffs at a Glance

The 3.3 Google rating and 2.8 on ApartmentRatings tell part of the story. Google’s review tags fill in the rest: “helpful staff” shows up 33 times, “maintenance” 27 times, and “rats” 8 times. I’ll get into what’s behind those numbers below.

Best For / Skip If

Best For

You need a one bedroom under $900 in a strong school district. Acacia Cliffs feeds into Doss Elementary (rated 8/10 on GreatSchools), Murchison Middle, and Anderson High. An $830 one bedroom in this school zone? You won’t find that anywhere else in this part of town. The next cheapest nearby, Peaks at NW Hills, starts at $703 but that’s for a studio. Their one bedrooms run higher.

You have a large dog and a tight budget. On paper, there’s no weight limit and no pet count limit (though ApartmentFinder lists a 26 inch height cap and max of 2, so check with the office). Either way, pet fees here are among the lowest I’ve seen: $250 to $300 deposit, $250 to $300 fee, and $5/month rent.

You’re a UT Austin student who wants to live off campus without paying West Campus prices. There’s a bus stop right outside the complex with routes to campus. You’re looking at a 15 minute drive or a bus ride versus $1,400+ in West Campus.

You need a short term lease. The 6 month minimum is hard to find. Most Austin properties require 12 months, especially in this market. If you’re between situations or testing out an area, that matters.

Skip If

Pest issues are a dealbreaker for you. Eight Google reviewers specifically mention rats. Four more mention roaches. On ApartmentRatings, bed bugs come up. This keeps happening here, year after year. If you have zero tolerance for this, don’t apply. I’ll break down the pattern in the Uncomfortable Truth section below.

You need in-unit laundry. No washer/dryer connections in any unit. On-site laundry rooms are your only option, and one reviewer said the machines got a 25% price increase with no warning. If you’re coming from a newer build, this’ll feel like a downgrade.

You can’t handle noise from neighbors. 1974 wood frame construction means thin walls. Reviewer after reviewer on ApartmentRatings talks about hearing neighbors’ TVs, conversations, and even cell phones ringing through the walls. This isn’t something maintenance can fix.

You’re planning to stay longer than 12 to 18 months. The Austin City Council has approved a DB90 rezoning that gives the owner the green light to tear down all 290 units, potentially as early as 2027. Signing a long lease here adds a question mark that other properties don’t have. If you end up needing to break your lease early because of redevelopment, understand the real costs before you sign.

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Location Deep Dive

What’s Actually Nearby

Acacia Cliffs sits in the Far West area of Northwest Hills, tucked off Hart Lane just west of MoPac (Loop 1). Here’s what you can get to on foot:

Under a 10 minute walk: H-E-B on Far West Blvd (about 0.8 miles), restaurants and coffee shops along Far West, CapMetro bus stops with routes toward UT campus and downtown.

You’ll need to drive for: The Domain (about 8 miles north), downtown Austin (about 6 miles south on MoPac), Barton Creek Square Mall, any major shopping beyond the Far West strip.

Commute Math

Route note: MoPac is your main artery. Getting onto MoPac southbound during morning rush can add 5 to 10 minutes. The toll express lanes save time but cost $3 to $8.

Neighborhood Vibe

Northwest Hills is suburban and has been around forever. Tree-lined streets, single family homes, quiet evenings. The apartment complexes cluster around Far West and Greystone Drive, most built in the 1970s. This isn’t a “scene” area. No nightlife, no live music venues. What you get is easy access to Central Austin without the noise. Doss Elementary and Murchison Middle are both within a mile.

Pricing and True Cost

Floor Plans

Rents verified from property data as of July 2026. Apartments.com shows 1BR starting at $811, so your number might be a little different depending on the unit.

Net Effective Rent

Acacia Cliffs isn’t running move-in specials right now. The listing says “no ongoing concessions other than reduced rents.” That means the base rent is your net effective rent. No games with the math here.

$830/month for a one bedroom. $892 for a two bedroom with one bath. $994 for a two bedroom, two bath. What you see is what you pay.

That’s actually unusual right now. Most Austin properties are offering 4 to 12 weeks free, which means their advertised rent and net effective rent are two different numbers. At Acacia Cliffs, they’re the same. Just don’t forget the monthly fees below. Those add up.

All the Fees

Fair warning on the fee numbers: One listing says water is included in rent. ApartmentFinder’s fee page says water/sewer is usage-based. Pet fees also vary between sources: one shows $300/$300, the other shows $250/$250. Check current fees with the leasing office before applying. These numbers shift.

What’s NOT charged: No valet trash fee beyond the $11 trash admin. No technology fee. No amenity fee. Most Austin apartments tack those on, and they can add $50 to $150/month to your bill. Acacia Cliffs skips them.

True Monthly Cost Example

Here’s what a real month looks like for a one bedroom renter with one dog:

That’s $70 to $86/month in fees on top of base rent that you’re stuck paying whether you want them or not. Still well under $1,000/month for a one bedroom with a dog in 78731, but it’s not the $835 you’d get if you only looked at rent plus pet rent.

Move-in costs:

• Application fee: $50
• Security deposit: $150 to $250
• Admin fee: $150
• Pet deposit: $250 to $300
• Pet fee (you don’t get this back): $250 to $300
• Estimated move-in total (not counting first month’s rent): $850 to $1,050

Compare that to a Class A one bedroom in this area charging $1,400/month with $200/month in fees you can’t avoid. Even renters looking at South Austin apartments in this same price range will pay more per month.

Fees change. What’s listed above was accurate as of July 2026. I talk to leasing teams regularly.

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Screening Criteria

Income Requirement

Acacia Cliffs wants 3x monthly rent in gross household income. Here’s what you actually need to earn:

What does 3x actually look like in practice? At $830/month, you need about $14.36/hour full time to qualify for the one bedroom. Two jobs? Combined income typically counts.

Credit Expectations

Acacia Cliffs doesn’t publish a credit score minimum. Based on my experience with Price Realty and Class C communities in this price range:

• 600+: Smooth approval, standard deposit
• 550 to 599: Likely approved with higher deposit
• Below 550: Case by case. Price Realty manages older, cheaper inventory, so they have more flexibility than Class A properties. But don’t assume approval. Talk to me before you spend the $50

If you’re dealing with credit challenges, the second chance apartments guide covers which Austin properties work with lower scores and what to expect.

What Gets You Denied

Let me be direct about what typically triggers automatic denial:

• Owing money to a previous apartment community (property debt on your rental history)
• Recent eviction filing (within the last 3 to 5 years at most properties)
• Not enough income documentation. You’ll need paystubs, an offer letter, or bank statements
• Certain felony convictions (lookback period varies, but violent offenses within 7 years are usually a hard stop)

The screening criteria at Acacia Cliffs aren’t published in detail, so I can’t tell you exactly how far back they check. What I can do is pre-screen your situation before you apply and save you the $50 if this property isn’t likely to work.

The Application Process

1. Apply online or at the leasing office ($50 application fee, non-refundable)
2. They run your background, credit, and rental history
3. Approval or denial (typically 24 to 72 hours)
4. If approved, pay the admin fee ($150) and deposits to secure your unit

Here’s what separates working with a locator from applying blind: I can tell you whether you’re likely to qualify before you spend $50 finding out. If Acacia Cliffs’ screening looks tight for your situation, I know which nearby properties have more flexibility, and which ones will definitely deny you.

Resident Reviews Decoded

Listing sites show you a 3.3 Google rating and call it a day. That number is useless without context. I went through 329+ reviews across Google, ApartmentRatings, Yelp, VeryApt, and ForRent.com. Here’s what actually matters.

Review Pattern Analysis

ApartmentRatings also breaks out scores by category, and Acacia Cliffs gets hammered: Grounds 1/5, Maintenance 1/5, Noise 2/5, Safety 1/5, Staff 1/5, Neighborhood 3/5. Harsh. But not surprising given what shows up across platforms.

What Residents Consistently Praise

The current leasing team. Cindy and Patricia (also called Paty) get named repeatedly in recent Google reviews. Phrases like “very helpful,” “very welcoming,” and “answered all my questions” show up across dozens of reviews from the past year. Roxanne thanked Cindy for getting her into an apartment “fast and efficiently.” Erik called Patricia and the team “great” with maintenance that’s “quick and efficient.”

When residents remember names, that tells me the office team is actually good, not just going through the motions.

Maintenance response time also gets consistent praise on Google. When something breaks, the team shows up. That part’s real. The problem is what they’re being asked to fix. The maintenance crew can swap a filter or patch drywall. They can’t replace a 52 year old A/C system that floods the hallway carpet for the 12th time. That’s not a maintenance problem. It’s the building.

What Residents Consistently Criticize

Pests. This is the biggest red flag, and it shows up on every platform I checked. Google’s review filter tags “rats” with 8 mentions and “bugs” with 4. On ApartmentRatings, one reviewer called the property “full of bed bugs, roaches and rats.” On ForRent.com, a detailed review listed “RATS!” and “Roaches will be here ready to greet you” among 10 specific cons. Another ForRent reviewer described “ROACHES and CENTIPEDES everywhere, no matter how many times you request pest control.”

Not one angry tenant. The same story, year after year, on every review site I checked.

Here’s the second thing nobody mentions: ground floor flooding. On ApartmentRatings, one resident described their A/C leaking and flooding the carpet 12 times during their tenancy, with two bedroom floods that ruined furniture. Other residents on the ground floor said the same thing. ForRent reviewers warned: “Good luck to all of the first floor dwellers, it floods like crazy here.” Other reviewers mention the courtyards flooding when it rains. If you’re looking at a ground floor unit, ask about flooding history for that specific unit before you sign anything.

Thin walls. It comes up on ApartmentRatings, Google, and VeryApt. One AR resident described hearing “your neighbor’s TV, talking loudly and everything else they do.” A three year VeryApt resident left a tip worth knowing: the 7205 building has quieter residents, while the 7201 building “has noisy children running around at all hours of the day” and “a mild bug problem in the summers.” If you tour, ask which building your unit is in.

One more thing: several reviewers say maintenance walks into units without knocking, even after being asked to call ahead. That’s worth bringing up during your tour.

How Management Handles Reviews

A Google reviewer flagged that many five star reviews appeared fake or incentivized. I can’t verify that, but a cluster of brief, glowing reviews did pop up around the same time period. Price Realty’s response pattern on Google is inconsistent. Some reviews get replies. Most don’t. That tells you something about how they handle feedback.

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 Entire Property Is Approved for Demolition

This is the biggest thing no listing site will tell you. In June 2025, the Austin City Council approved a DB90 rezoning that gives Price Realty the green light to tear down all 290 units and put up 650 to 700 new apartments in buildings up to 90 feet tall. Only 10% to 12% of new units would be income restricted.

This isn’t a proposal anymore. It’s done. Management told residents in mid-2025 that demolition could begin as early as January 2027. Then communication went dark. Tenant association leader Eric Gomez told Austin Free Press in February 2026 that there had been “absolutely zero communication for six months about what’s going on with the apartments.” Empty units weren’t being filled with new tenants. And yet a big “For Lease” sign went up, and the complex started advertising 12 month leases with $250 referral bonuses.

Think about that for a second. They’re signing people to year long leases while demolition is on the books for 2027.

If you’re signing a lease here today, you need to know what that means. A 12 month lease signed right now could still be active when demolition starts. City law says residents get relocation help, but good luck finding another $830 one bedroom in 78731.

The Pest Problem Shows Up Everywhere

Eight Google reviewers mention rats by name. ApartmentRatings adds roaches and bed bugs. ForRent.com adds centipedes and mold. A VeryApt resident singled out the 7201 building for bug problems in summer. This is a 1974 property on 10 acres. Mature landscaping, older construction with “cracks and crevices galore,” as one ForRent reviewer put it. Bugs and rodents aren’t going away with a single pest control visit. One reviewer described requesting treatment over and over with no lasting results.

If pest issues will affect your quality of life, this property is not the right fit for you. I’d rather tell you now than have you find out after you’ve moved in.

You’re Signing a Lease in a 52 Year Old Building

Built in 1974. Renovated in 2011. That renovation gave the kitchens and flooring an update, but it didn’t touch the plumbing, insulation, or framing. Thin wall complaints? That’s how they built apartments before 1980. The recent A/C complaints tell me the HVAC systems are showing their age. And on-site laundry instead of machines in your unit is just how things were done in this era.

Here’s what the reviews add: one resident said the carpet hasn’t been replaced in years and the property keeps your deposit no matter what shape you leave it in. Another said half the laundry machines and gym equipment are broken at any given time.

And if you’re looking at a ground floor unit, pay attention. ApartmentRatings reviewers talk about flooding from A/C leaks that keeps happening — one resident reported their hallway carpet flooded 12 times during their tenancy. The courtyards flood when it rains, too. ForRent.com reviewers mention mold on windows and mildew in bathrooms that lack exhaust fans. These aren’t problems management can fix by trying harder. They’re what happens when a building is 52 years old and, based on the approved demolition timeline, isn’t getting major money put into it anytime soon.

Ready to move forward, or want to look at alternatives?

You’ve seen the full picture now. If Acacia Cliffs still works for your situation, I can help you through the application. If the pest issues or demolition timeline concern you, I know every property within a 3 mile radius. Either way, the help is free.

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FAQ

Does Acacia Cliffs allow pets?

Yes. Breed restrictions apply, so check with the leasing office for their current restricted breeds list. Pet fees run $250 to $300 deposit plus $250 to $300 you won’t get back, and $5/month pet rent per pet. You’ll need to go through a third party pet screening. Here’s where it gets tricky: one listing says no weight limit and no pet count limit. ApartmentFinder says max 2 pets with a 26 inch height restriction. Call the office and ask before you apply.

What utilities are included in rent?

Depends on when you ask. One listing says water is included. ApartmentFinder (updated July 2026) says water/sewer is usage-based and shows monthly charges for gas ($15), pest control ($4), trash ($11), and liability insurance ($10.50). Ask the leasing office what’s current before you sign.

Is parking free at Acacia Cliffs?

Surface lot, open to residents. One reviewer complained about guests having to pay to park, so ask about the guest parking policy before you sign.

What’s the neighborhood like?

Northwest Hills (Far West) is quiet and residential. H-E-B is about a 10 minute walk. You’ll need a car for most errands beyond the Far West strip. Strong public schools including Doss Elementary.

Is Acacia Cliffs being torn down?

Yes, this is moving forward. The Austin City Council approved a DB90 rezoning in June 2025 that gives the owner the green light to tear down all 290 units and build 650 to 700 new apartments. Management told residents in mid-2025 that demolition could start as early as January 2027. As of early 2026, communication to residents about the timeline had gone quiet, but the complex was still signing new 12 month leases.

What are the biggest complaints from residents?

Rats and roaches are the most common complaints across all platforms. Thin walls and noise between units come up repeatedly. A/C issues, broken laundry machines, and first-floor flooding also appear. The current leasing staff (Cindy and Patricia) gets praised consistently.

Does Acacia Cliffs have in-unit laundry?

No, and there are no hookups either. You’re using on-site laundry rooms shared with 290 units. Residents say machines are sometimes broken, and prices went up recently with no warning.

When was Acacia Cliffs built and last renovated?

1974 originally, with a 2011 renovation that touched kitchens (gas stoves, new cabinetry, flooring). The bones of the building, the structure, plumbing, and insulation, are still original.

How much do I need to earn to qualify?

You need 3x your monthly rent in gross household income. For the 1 BR at $830, that’s $2,490/month or about $29,880/year. Two jobs? Combined income from all adults on the lease counts.

Is there a shuttle or bus service?

There’s a CapMetro bus stop right outside the complex with routes to UT Austin campus and downtown. A lot of residents bring this up as one of the real upsides of living here.

The Bottom Line: Is Acacia Cliffs Worth It?

Let me be honest about what Acacia Cliffs actually offers. A one bedroom at $830 in 78731, in a gated community, with pet policies that don’t restrict weight, and access to strong public schools. That price point in this zip code is rare.

The trade-off is everything this review has covered. Pest problems across every review platform. Thin walls from 1974 construction. No washer/dryer in the units. And the real question: whether this place even exists in two years.

This property makes sense if:

• Your budget is under $1,000/month and you need to stay in Central Austin
• School district access matters and you can’t afford to buy in 78731
• You have a large dog and can’t find pet-friendly options elsewhere at this price
• You need a 6 month lease and most properties are requiring 12
• You’re comfortable with a shorter time horizon and aren’t planning to renew multiple years

This property doesn’t make sense if:

• Pest issues will keep you up at night (literally or figuratively)
• You need quiet between units for work from home or sleep
• You want in-unit laundry or modern finishes
• You’re planning to stay 3+ years and need stability
• You need full transparency on screening criteria before applying

The first year math works if your eyes are open. The price is genuinely below market for this location. But “below market” always has a reason. At Acacia Cliffs, I just gave you about ten of them.

Need Help?

You’ve got everything you need to decide on Acacia Cliffs on your own. But if you want help: figuring out whether you’ll qualify, getting current pricing, or just talking through whether this place makes sense for your situation, fill out the form above and I’ll text you. You’ll talk to me directly, not an AI phone system. My service is 100% free. The property pays my referral fee from their marketing budget.

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.