Aria Grand Apartments has a 3.4-star rating on Google—and that number tells you almost nothing useful.
Here’s what that rating doesn’t explain: Aria Grand is a tax credit property, which means it operates under completely different rules than the apartment you toured last week. Most renters searching for affordable South Austin apartments don’t realize these properties have income ceilings, not just income floors. You can actually earn too much to qualify here—a detail that wastes people’s time when they show up to tour without understanding the program.
I track affordable housing options across Austin daily, and tax credit properties like Aria Grand require a specific kind of breakdown that listing sites don’t provide. As a licensed apartment locator, I’ve helped hundreds of renters navigate income-restricted housing—and the qualification window is narrower than most people realize. You need to earn at least $32,976/year (2.5x the rent) but no more than $56,220/year for a one-person household at 60% AMI, according to HUD’s 2025 income limits for the Austin-Round Rock metro area. That’s a $23,244 range—and if you fall outside it on either end, you’re wasting your application fee.
This guide covers everything the listing sites skip: the actual monthly cost after the current $500 move-in special, why the reviews mention pests and unresponsive management (and whether that’s still happening), the specific screening criteria you’ll face, and an honest assessment of whether the I-35 frontage road location works for you. I’ll also explain why the no-pets policy might actually be a plus depending on your situation.
By the end, you’ll know exactly whether Aria Grand fits your income, your standards, and your tolerance for a property that’s genuinely affordable but comes with documented tradeoffs.
Quick Facts: Aria Grand at a Glance
| Field | Details |
|---|---|
| Address | 1800 S IH-35 SVRD, Austin, TX 78704 (Google Maps) |
| Year Built | 2019 |
| Total Units | 70 units |
| Property Type | Tax Credit (60% AMI) — Income limits apply |
| Management | Accolade Property Management (Norstar) |
| Walk Score | 63 — Somewhat Walkable (Walk Score) |
| Google Rating | 3.4 stars (54 reviews) |
| Pets | No pets allowed |
| Parking | Surface lot, garage, and covered parking available |
| Lease Terms | 12-month minimum |
| Application Fee | $17 per person |
| Admin Fee | $0 |
| Security Deposit | $0 with current special (through 3/4/2026) |
| Income Requirement | 2.5x monthly rent (lower than typical 3x) |
| Income Ceiling | 60% AMI: $56,220/year (1 person), $64,260 (2 person) |
| Section 8 | Accepted |
| Current Special | $500 off first month + $100 grocery gift card + $500 move-in credit (expires 3/4/2026) |
Who This Is (and Isn’t) For
Best For
Workers earning $33K–$56K annually — This is the sweet spot for Aria Grand’s income requirements. You need to earn at least 2.5x the rent (around $2,748/month gross for a 1BR), but you can’t exceed the 60% AMI ceiling. If you’re a single person earning $45,000–$50,000 at a job like teaching, retail management, or healthcare support, this property was literally built for you. If you earn more than $56,220, you won’t qualify regardless of your credit score.
Section 8 voucher holders — Aria Grand accepts housing choice vouchers, and the income requirements work well with voucher calculations. The 2.5x income requirement applies to your portion of rent, not the full amount. This is one of the newer voucher-friendly properties in South Austin—most that accept Section 8 were built in the 1970s and 80s.
Renters who don’t have (or want) pets — The no-pets policy sounds like a negative, but there’s an upside: you won’t hear barking through the walls, won’t step in anything in the hallways, and won’t deal with “pet rent” fees that add $25–$50/month at most Austin apartments. If you’re not a pet owner, you’re actually benefiting from this policy.
People prioritizing modern finishes over walkability — Built in 2019, Aria Grand has granite counters, stainless appliances, wood-style flooring, and in-unit washer/dryer connections. You’re getting Class A finishes at affordable housing prices. The tradeoff is the I-35 location—but if you have a car and prioritize interior quality, that math works.
Skip If
Your household income exceeds $56,220 (single) or $64,260 (couple) — This isn’t a suggestion; it’s a hard rule. Tax credit properties have federally mandated income ceilings. If you earn $60,000 as a single person, you don’t qualify for Aria Grand even if your credit is perfect. You’d need to look at market-rate properties instead. Check income-restricted apartments in Austin to understand how these limits work.
You have a dog, cat, or any pet — There are no exceptions. No emotional support animal workarounds. No case-by-case reviews. If you have a pet or plan to get one, Aria Grand isn’t an option.
You’re noise-sensitive and work from home — The I-35 frontage road location means constant highway noise. Units facing the interstate will hear traffic throughout the day. If you’re on calls all day or need quiet focus time, this location will frustrate you.
You expect responsive, proactive management — The Google reviews paint a clear pattern: residents report slow responses, inconsistent communication, and reactive (not proactive) maintenance. The property has cycled through multiple management teams since opening. If you need a management team that anticipates issues, this history should give you pause.
💡 WHAT YOU SHOULD KNOW
The 2.5x income requirement is genuinely lower than most Austin apartments, which require 3x rent. That means a 1BR at $1,099 requires $2,748/month gross income ($32,976/year) instead of the $3,297/month ($39,564/year) you’d need at a typical property. For renters on the income borderline, this difference opens doors. But here’s the catch: the income ceiling is absolute. I’ve seen people with excellent credit and stable jobs get denied because they earned $58,000. Tax credit screening doesn’t care about your qualifications—it cares about your W-2.
Think Aria Grand might be the right fit?
Fill out the form below and I’ll reach out to verify you meet the income requirements, check your application for any potential issues, and confirm the current specials before you waste a trip. You’ll hear back from me within a few hours.
Location: Travis Heights Address, I-35 Reality
The Address vs. The Actual Experience
Aria Grand sits in the 78704 zip code, which on paper sounds fantastic—that’s Travis Heights, one of South Austin’s most desirable neighborhoods. The reality is more nuanced.
The property’s address is 1800 S IH-35 Service Road—and that “IH-35” tells you everything. You’re not in walkable Travis Heights with the coffee shops and bungalows. You’re on the northbound frontage road of Interstate 35, wedged between highway traffic and a commercial corridor. The Travis Heights neighborhood proper—the part with the tree-lined streets and $800K homes—is about a mile west, across the highway.
This doesn’t make the location bad, but it does make it different from what the zip code suggests. You won’t walk to coffee. You won’t stroll to dinner. You’ll drive, and you’ll hear I-35 when your windows are open.
What’s Actually Nearby
The upside of frontage road living is access. You’re directly on I-35 with immediate on-ramps, which means easy commutes north to downtown or south to Slaughter Lane and beyond.
Within a 5-minute drive:
- H-E-B (Oltorf location): 1.2 miles, 4-minute drive
- Torchy’s Tacos / Hopdoddy: 1.5 miles on S Congress
- St. David’s South Austin Medical Center: 0.8 miles
- Riverside Golf Course: 1 mile
Within 10 minutes:
- South Congress (SoCo) shopping/dining district: 2 miles
- Zilker Park: 3 miles
- Downtown Austin: 4 miles via I-35 (off-peak)
- Austin-Bergstrom Airport: 7 miles via 71
The Walk Score of 63 (“Somewhat Walkable”) is technically accurate—there are sidewalks and some nearby businesses—but in practice, you’ll need a car for groceries, dining, and entertainment. CapMetro bus routes run on Oltorf and Riverside, but this isn’t a location where you’d want to rely on public transit.
Commute Times from Aria Grand
| Destination | Distance | Off-Peak | Rush Hour (7-9 AM / 4-7 PM) |
|---|---|---|---|
| Downtown Austin | 4 miles | 8-10 min | 20-35 min |
| UT Austin | 5 miles | 10-12 min | 25-40 min |
| Tesla Gigafactory | 14 miles | 18 min | 25-30 min |
| The Domain | 12 miles | 18 min | 35-50 min |
| Austin-Bergstrom Airport | 7 miles | 12 min | 15-20 min |
| St. Edward’s University | 3 miles | 7 min | 12-18 min |
The I-35 location is a double-edged sword. Off-peak, you’re 10 minutes from almost anything in central Austin. During rush hour, I-35 becomes a parking lot, and that 10-minute trip downtown becomes 30+ minutes. If your work schedule avoids peak hours—or you commute south toward Tesla—this location works well. If you’re a 9-to-5 downtown commuter, budget for frustration.
Pricing & True Cost: Tax Credit Math That Actually Makes Sense
How Tax Credit Rent Works (The Part Most Sites Skip)
Aria Grand isn’t just “affordable”—it’s rent-restricted by federal rules that cap what landlords can charge. Here’s what that means for your wallet.
Pricing by Floor Plan (January 2026)
| Unit | Bed/Bath | Sq Ft | Base Rent | Net Effective* |
|---|---|---|---|---|
| A1 | 1 BR / 1 BA | 693 | $1,099 | $1,057/mo |
| B1 | 2 BR / 2 BA | 873 | $1,149 | $1,107/mo |
| C1 | 3 BR / 2 BA | 1,050 | $1,349–$1,375 | $1,307–$1,333/mo |
*Net effective rent calculated with $500 off first month on 12-month lease. Use our net effective rent calculator to run your own numbers.
⚠️ HIDDEN COST ALERT
The advertised rents above are actually the true monthly cost here—Aria Grand doesn’t tack on mandatory valet trash, pest control, or amenity fees like most Austin apartments do. That’s rare. Combined with the $0 admin fee and $0 deposit (with current special), your move-in cost is legitimately just $1,099 for a 1BR: first month’s rent minus the $500 credit, plus the $17 app fee. Compare that to the $2,500–$3,500 move-in at most Class A properties.
Tax credit properties like Aria Grand receive Low-Income Housing Tax Credits (LIHTC) in exchange for keeping rents below market rate for a set period (usually 15-30 years). The “60% AMI” designation means rents are capped at a level affordable to households earning 60% of the Area Median Income—which in Austin for 2025 is $56,220 for a one-person household.
The practical result: a 1BR here rents for $1,099 when comparable 2019-built apartments in the 78704 zip code often start at $1,400-$1,600. That’s $300-$500/month in built-in savings—not from a move-in special, but from the property’s permanent legal structure.
The Current Special: Stacking Savings
Right now (through March 4, 2026), Aria Grand is offering:
- $500 off your first month’s rent
- $100 grocery gift card
- $500 move-in credit
- $0 security deposit
Let’s run the actual numbers for a 1BR at $1,099:
Move-in costs (first month):
- First month rent: $1,099
- Minus $500 credit: -$500
- Application fee: $17
- Admin fee: $0
- Security deposit: $0
- Total due at signing: $616
That’s not a typo. Your total move-in cost for a 2019-built apartment in the 78704 zip code is $616. Compare that to market-rate properties:
| Property Type | Typical Move-In Cost (1BR) |
|---|---|
| Class A market-rate (78704) | $2,800-$4,200 |
| Class B market-rate | $2,000-$3,000 |
| Tax credit (no special) | $1,200-$1,600 |
| Aria Grand (with current special) | $616 |
Net Effective Rent Calculation
The $500 first-month discount translates to a modest monthly savings when spread across a 12-month lease:
Formula: (Base Rent × 12 – $500) ÷ 12 = Net Effective Rent
1BR at $1,099:
- Annual: $1,099 × 12 = $13,188
- Minus special: $13,188 – $500 = $12,688
- Monthly: $12,688 ÷ 12 = $1,057/month net effective
That’s $42/month savings—nice, but the real value here is the low move-in barrier, not ongoing rent reduction. For comparison, many Austin apartments are offering 6-8 weeks free right now, which creates bigger monthly savings. Aria Grand’s advantage is the already-reduced base rent from tax credits plus the special, not the special alone.
The Hidden Savings: What You’re NOT Paying
Here’s where Aria Grand gets genuinely interesting. Most Austin apartments have mandatory monthly fees that aren’t included in advertised rent:
| Fee | Typical Austin Apartment | Aria Grand |
|---|---|---|
| Valet trash | $25-$45/month | $0 |
| Pest control | $5-$15/month | $0 |
| Amenity fee | $15-$35/month | $0 |
| Technology/package fee | $10-$25/month | $0 |
| Monthly fee total | $55-$120/month | $0 |
Over 12 months, that’s $660-$1,440 you’re not paying at Aria Grand that you would be at most newer apartments. Add this to the $300-$500/month tax credit savings, and the true value gap versus market-rate is $400-$700/month.
Actual annual comparison (1BR):
| Expense | Aria Grand | Market-Rate Class A |
|---|---|---|
| Base rent (annual) | $13,188 | $16,800 ($1,400/mo) |
| Mandatory fees | $0 | $960 ($80/mo avg) |
| Move-in costs | $616 | $3,200 |
| Year 1 Total | $13,804 | $20,960 |
| Annual savings | $7,156 |
That’s real money—enough to fund an emergency savings account, pay down debt, or cover 6 months of groceries.
When Tax Credit Pricing Gets Complicated
A few scenarios where the math changes:
If your income increases mid-lease: You’re fine. Income recertification happens annually at renewal, not during your lease. If you get a raise that pushes you over the 60% AMI ceiling, you can finish your current lease but won’t be able to renew.
If you’re paid irregularly (gig work, commission): Tax credit properties typically use your most recent tax return or average of recent pay stubs. If your income fluctuates above and below the ceiling, documentation gets complicated. Bring 6-12 months of records.
If you have a side hustle: All income counts. Uber, Etsy, tutoring, rental income—it all goes toward your gross. If your W-2 shows $48,000 but you made $10,000 on the side, you’re over the ceiling.
💡 WHAT LOCATORS KNOW
The current special at Aria Grand stacks on top of tax credit pricing, which is unusual. Most tax credit properties don’t offer aggressive move-in specials because they already have waiting lists. When you see specials like this at an affordable property, it usually signals one of two things: the property is newer and still leasing up, or there’s a reason units are turning over faster than expected. At Aria Grand, both factors apply—it’s a 2019 build that hasn’t hit full stability, and the Google reviews show why some residents don’t renew. The deal is real, but go in understanding why it exists.
Pricing above is what’s public—but specials change weekly and the best offers often aren’t online.
I can verify if these specials are still active, check whether better deals are coming, and make sure you qualify for the income requirements before you waste a trip. Fill out the form below and I’ll follow up within a few hours.
Screening Criteria: Who Actually Gets Approved (And Why)
Tax Credit Screening vs. Conventional Apartments
Standard apartment screening works like this: the higher your credit score and income, the better your chances. Tax credit properties flip part of that equation—they still want good credit, but too much income disqualifies you automatically.
Here’s the dual-gate system at Aria Grand:
Gate 1: Income Ceiling (Hard Stop)
This is where tax credit screening differs from regular apartments:
| Household Size | Maximum Income (60% AMI) |
|---|---|
| 1 person | $56,220/year |
| 2 people | $64,260/year |
| 3 people | $72,300/year |
| 4 people | $80,280/year |
Source: HUD FY 2025 Income Limits, Austin-Round Rock MSA
The ceiling is federal, not negotiable, not waivable.
Gate 2: Income Floor (Property Rule)
Aria Grand requires 2.5x monthly rent in gross income:
| Unit | Rent | Minimum Monthly Income | Minimum Annual Income |
|---|---|---|---|
| 1BR | $1,099 | $2,748 | $32,976 |
| 2BR | $1,149 | $2,873 | $34,470 |
| 3BR | $1,349 | $3,373 | $40,470 |
Notice the 2.5x requirement instead of the standard 3x. This matters. A 1BR at $1,099 with 3x income would require $39,564/year. At 2.5x, you only need $32,976—opening the door for an additional $6,588 income range of renters who’d be rejected elsewhere.
The Qualification Window:
For a 1BR, you need to earn between $32,976 and $56,220 annually. That’s a $23,244 range. For context:
- Full-time at $16.50/hour: ~$34,320/year ✓
- Full-time at $26/hour: ~$54,080/year ✓
- Full-time at $28/hour: ~$58,240/year ✗ (over ceiling)
Credit and Background: What Aria Grand Actually Checks
Tax credit properties often have more flexible screening on credit because they’re serving a specific income band. Based on the property’s positioning and management company patterns:
Credit expectations:
- 580+ credit: Likely approved without conditions
- 550-580 credit: May require additional deposit or documentation
- Below 550: Case-by-case; stronger income may compensate
If your credit is below 550, you may have better luck at properties with flexible credit requirements—though tax credit properties like Aria Grand are sometimes more lenient than market-rate due to their mission-driven focus.
Rental history lookback:
- 3-5 years is typical for tax credit properties
- Broken lease or eviction within 2 years: Likely denial
- Eviction 3-5 years ago with clean record since: May be approved with explanation
Criminal background:
- Felonies within 7 years: Most tax credit properties deny
- Misdemeanors: Generally more flexible, depends on type
- Drug offenses: Federally-funded housing has stricter rules than purely state-funded
What documentation you’ll need:
- Government-issued photo ID
- Social Security card or documentation
- Last 4-6 weeks of pay stubs OR most recent tax return
- Employment verification (they may call your employer)
- If Section 8: voucher documentation and caseworker contact
Section 8 Voucher Holders: How Screening Works Differently
Aria Grand accepts Housing Choice Vouchers, but the screening math shifts:
Income calculation: The 2.5x requirement applies to your portion of rent, not the full contract rent. If your voucher covers $800 and your portion is $299, you need to earn $748/month ($8,970/year), not $2,748.
Credit and background: Same standards apply—the voucher doesn’t exempt you from credit or criminal history screening.
Processing time: Expect longer approval timelines (2-4 weeks vs. 2-4 days) because the housing authority must inspect the unit and approve the lease terms.
Pro tip: Contact the property before touring to confirm they’re actively accepting vouchers and have voucher-eligible units available. Some tax credit properties have caps on voucher units.
Common Denial Reasons (And How to Avoid Them)
Based on patterns at Aria Grand and similar tax credit properties:
1. Income over the ceiling — Most common denial. If you’re close to the limit, gather documentation for every income source. Side gig income you forgot about can push you over.
2. Incomplete documentation — Tax credit properties require more paperwork than conventional apartments because they must prove compliance to state housing agencies. Missing a W-2 or pay stub can delay or tank your application.
3. Rental debt in collections — If you owe money to a previous landlord and it’s on your credit report, expect automatic denial at 99% of properties. You’d need a third-party guarantee to get approved, and most tax credit properties don’t accept those services.
4. Income calculation disagreement — If you’re self-employed or have variable income, the property’s calculation method may differ from yours. Ask how they calculate income before you apply.
5. Background check flags — Criminal history standards vary. Ask directly about their lookback period and specific policies before paying the application fee.
💡 WHAT LOCATORS KNOW
Tax credit screening is simultaneously more flexible and more rigid than conventional apartments. You can often get approved with lower credit scores because the property exists to serve people who might not qualify at luxury buildings. But the income documentation is non-negotiable—they’re audited by state housing agencies and can lose their tax credits for improper income verification. I’ve seen people with 750 credit scores get denied for incomplete W-2s, while people with 580 scores sail through because their documentation was perfect. At Aria Grand specifically, come prepared with complete paperwork. The $17 application fee is low, but you still don’t want to waste it on an incomplete application.
Application Protection: Avoiding Wasted Fees
The $17 application fee at Aria Grand is unusually low (most Austin apartments charge $50-$100), but you still want to apply strategically:
Before you apply, verify:
- Your household income falls within the $32,976-$56,220 window (for 1BR)
- You have complete documentation ready
- No rental debt appears on your credit report
- Your criminal history (if any) falls outside their lookback period
- Current availability matches your timeline
If you’re uncertain about qualification:
This is exactly what locators do. I can review your situation, calculate whether you’ll meet both the floor and ceiling requirements, and flag any potential issues before you apply. That’s not sales talk—it’s literally saving you from wasted application fees and the frustration of denials you could have avoided.
Text me at 512-865-4672 or fill out the form above with your income range, and I’ll tell you within a few hours whether Aria Grand is worth pursuing or if there’s a better fit for your situation.
Decoding the Reviews: What 54 Google Reviews Actually Tell You
The Review Pattern Framework
Most people scan apartment reviews looking for overall sentiment: “Is it good or bad?” Wrong question. Here’s the framework I use after looking at thousands of Austin apartment reviews:
The Three-Layer Analysis:
- Theme Frequency — What problems appear in 3+ reviews? Single complaints might be one-off situations. Repeated themes indicate systemic issues.
- Timeline Mapping — When were the reviews posted? A cluster of bad reviews in one time period suggests a specific event (management change, construction, staffing issue). Scattered bad reviews over years suggest persistent problems.
- Management Response Pattern — How (and whether) management responds reveals more than the reviews themselves. Active engagement = problems get addressed. Template responses or silence = problems persist.
Let’s apply this to Aria Grand’s 54 Google reviews.
Theme Frequency Analysis
Reading through every Aria Grand review, these themes appear repeatedly:
| Theme | Frequency | Severity |
|---|---|---|
| Management unresponsive/unavailable | 8+ reviews | High |
| HVAC problems (no heat/AC) | 5+ reviews | High |
| Pest issues (roaches) | 4+ reviews | High |
| Water billing confusion | 3+ reviews | Medium |
| Security concerns (door broken) | 3+ reviews | Medium |
| Parking issues | 2+ reviews | Low |
| Maintenance team praised | 3+ reviews | Positive |
The pattern is clear: maintenance staff gets good reviews; management systems get bad ones. This is a specific failure mode—the on-site workers are trying, but the office infrastructure (communication, billing, responsiveness) is broken.
Timeline Mapping
Plotting the reviews by date reveals something important:
2021-2022: Mixed reviews, some complaints about parking and management turnover 2023 (early): Spike in negative reviews mentioning roaches, HVAC failures, management MIA 2023 (mid-late): Reviews mention “new management” with hope for improvement 2024: Continued complaints about responsiveness, HVAC issues resurface 2025: Recent reviews still cite communication problems
The timeline shows a rotating management pattern without sustained improvement. The property has cycled through multiple management teams—each promising change, none delivering lasting fixes. This isn’t a “bad period” that’s over. It’s a structural issue.
Management Response Analysis
Aria Grand’s management responses follow a template pattern:
“We’re sorry to hear about your experience… please contact our office…”
This type of response signals:
- Awareness of problems ✓
- Public accountability ✓
- Actual resolution… unclear
The red flag: responses often come months after reviews, and multiple residents report the same issues appearing in reviews both before AND after management responses. The responses aren’t connected to operational changes.
What this pattern means for you: If you move here, document everything in writing. Don’t rely on verbal promises. Follow up on maintenance requests via email to create paper trails. The squeaky wheel approach is required—not because the staff doesn’t care, but because the systems don’t work.
The “One Review That Tells You Everything” Method
In any review set, there’s usually one review that captures the property’s essence. At Aria Grand, it’s this (paraphrased from actual Google reviews):
“The maintenance team is great—they actually show up and fix things. But getting anyone in the office to respond? Impossible. I’ve had water bill issues for months with no resolution despite emails and calls. The apartment itself is nice. The management systems are a disaster.”
This captures the paradox: good bones, broken operations.
💡 WHAT LOCATORS KNOW
I categorize apartments into four quadrants based on reviews: (1) Good property, good management—rare, expensive; (2) Good property, bad management—Aria Grand lives here; (3) Bad property, good management—problems get fixed fast; (4) Bad property, bad management—avoid. Quadrant 2 properties like Aria Grand can work if you’re low-maintenance, self-sufficient, and don’t need much from the office. They’re terrible if you expect proactive service or have complex situations (roommate changes, early termination, billing disputes). Know which type of renter you are before signing.
The Uncomfortable Truth: What Nobody’s Advertising
I’ve covered the value proposition—tax credit savings, low move-in cost, 2019 finishes. Here’s what the listing doesn’t mention.
Problem #1: Management Instability Is Structural, Not Circumstantial
The reviews mention multiple management changes since 2019. That’s not bad luck—it’s a pattern that suggests either:
- The ownership group doesn’t invest in competitive management salaries
- The property’s operational challenges burn out managers
- Corporate priorities don’t align with on-site needs
Why this matters: Every management change resets institutional knowledge. Your lease agreement, your payment history, your maintenance requests—all of it exists in systems that may not transfer cleanly. Expect to re-explain your situation each time leadership changes.
Mitigation: Keep copies of every document. Screenshot your payment confirmations. Don’t assume the office “has it on file.”
Problem #2: The HVAC Issues Appear Systemic
Multiple reviews mention heating/cooling failures during extreme weather—including one resident who reported “no heat for collectively 1 month” during winter. For a 2019 building, this suggests either:
- HVAC systems were undersized or poorly installed
- Maintenance budget is inadequate for proper upkeep
- Response protocols don’t prioritize habitability emergencies
Texas Property Code requires landlords to make diligent efforts to repair conditions that affect health or safety. If you experience extended HVAC failure, you have rights—but exercising them requires documentation and sometimes legal knowledge.
Mitigation: Before signing, ask specifically about the HVAC system. Request maintenance records if possible. When you tour, check that units are properly heated/cooled and listen for system sounds.
Problem #3: The Pest Reality in South Austin
Roach complaints appear in reviews across a 2+ year period. South Austin’s climate and the I-35 corridor’s commercial density create pest pressure at virtually every property. But the question is response quality.
At properties with strong pest control programs, residents rarely mention pests in reviews because problems get handled. When pests appear repeatedly in reviews, it suggests:
- Reactive rather than preventive treatment
- Inadequate building-wide coordination
- Potential entry points not being addressed
Mitigation: Ask about their pest control schedule and provider. Proactive properties have regular treatments regardless of complaints. Reactive properties wait until problems emerge.
Problem #4: The No-Pets Policy Cuts Both Ways
The no-pets policy keeps your building quieter and cleaner. It also means:
- No exceptions. Not for emotional support animals with proper documentation (unusual—most properties must accommodate ESAs under Fair Housing)
- If your life situation changes and you need/want a pet, you’ll need to move
- The policy attracts specific demographics, which affects community feel
Note: The listing states “No Pets Allowed” without exception. If you have a legitimate need for an assistance animal, this may require legal clarification—most properties cannot categorically deny ESAs. But fighting that battle isn’t how most people want to start a tenancy.
Problem #5: The I-35 Noise Is Constant
This isn’t a surprise—you can see the highway from the property—but people underestimate it until they’re living there. The sound isn’t occasional traffic; it’s a steady drone that’s always present during waking hours. Some units are better than others:
- West-facing units (toward the highway): Maximum noise exposure
- East-facing units (away from highway): Noticeably quieter but not silent
- Upper floors: Sometimes worse (less sound blocking from trees/structures)
Mitigation: Ask to see specific units, not just models. Spend 10 minutes in the unit with the windows closed AND open. Visit during a time when highway traffic is normal (weekday afternoon, not Sunday morning).
⚠️ THE QUESTION YOU SHOULD ASK ON YOUR TOUR
“How long has the current management team been in place, and can I speak with someone who’s been here at least a year?”
If the answer is “we just started” or the on-site staff are all recent hires, that confirms the instability pattern. It’s not disqualifying—but it tells you what to expect.
You’ve seen the full picture now—the savings AND the tradeoffs.
If Aria Grand still looks like the right fit for your situation, I can help you navigate the application, verify the current specials, and make sure you don’t hit any surprises. If you’re having second thoughts, I know other properties in this price range with different tradeoff profiles.
Either way, fill out the form below. I’ll respond within a few hours with a straight answer about whether this makes sense for you—or what else you should consider.
The Tax Credit Decision Framework: Is Affordable Housing Right for You?
Most apartment guides treat tax credit properties as a simple budget calculation: “Can’t afford market rate? Try affordable housing.” That misses the real decision framework.
After helping hundreds of clients choose between market-rate and tax credit properties, I’ve noticed clear patterns in who thrives in each environment. It’s not just about money.
The Four-Quadrant Renter Matrix
Quadrant 1: High Income, High Maintenance Needs
- Profile: Earns $65K+, expects responsive service, values amenities and convenience
- Fit: Market-rate Class A properties
- Why: You’re paying for service levels, not just square footage
Quadrant 2: Moderate Income, High Maintenance Needs
- Profile: Earns $35-55K, needs responsive management, has complex situations
- Fit: Class B market-rate with good management history
- Why: Tax credit properties often have service gaps; you need reliability more than savings
Quadrant 3: Moderate Income, Low Maintenance Needs
- Profile: Earns $35-55K, self-sufficient, doesn’t need much from the office
- Fit: Tax credit properties like Aria Grand
- Why: You’ll capture the savings without suffering from service limitations
Quadrant 4: Lower Income, Any Maintenance Needs
- Profile: Earns under $35K, qualifies for affordable housing out of necessity
- Fit: Tax credit or income-restricted properties with best available management
- Why: Budget constraints limit options; prioritize properties with positive review trajectories
Where Aria Grand fits: This property works best for Quadrant 3 renters—people whose income falls in the qualification window ($33K-$56K) AND who don’t expect much from management. If you’re self-sufficient, handy with basic maintenance, comfortable advocating for yourself, and primarily value the financial savings, Aria Grand’s tradeoffs won’t bother you. If you need a management team that anticipates issues and responds proactively, the $300-500/month savings won’t be worth the frustration.
The “Savings vs. Stress” Calculation
Here’s a framework I use with clients:
Step 1: Calculate actual annual savings
- Aria Grand 1BR: ~$13,800/year all-in
- Comparable market-rate: ~$21,000/year
- Savings: ~$7,200/year
Step 2: Estimate your “management dependency” Rate yourself 1-5 on each:
- How often do you contact your landlord? (1=never, 5=monthly)
- How important is immediate response to non-emergency issues? (1=not, 5=critical)
- Do you have complex lease situations (roommates, guarantors, mid-lease changes)? (1=no, 5=yes)
- Are you comfortable escalating issues and documenting everything? (1=very, 5=not at all)
Scoring:
- 4-8 points: You’re low-dependency. Tax credit properties can work well.
- 9-14 points: You’re moderate-dependency. Weigh savings against service carefully.
- 15-20 points: You’re high-dependency. Management quality matters more than savings.
The Contrarian Take: Tax Credit Can Be Harder Than Luxury
Here’s something that surprises people: getting approved at a tax credit property like Aria Grand can actually be harder than getting into a luxury apartment. Counterintuitive, I know.
At a $2,500/month luxury building:
- Credit score matters most
- Higher income = better chance
- Rental history is reviewed but flexible
- Approval: Strong income and credit usually wins
At Aria Grand:
- Income must fall in a specific window (ceiling AND floor)
- Documentation requirements are stricter (federal compliance)
- All income sources count (side gigs can push you over)
- Approval: Perfect documentation within exact parameters required
I’ve seen people with 750 credit scores get denied at tax credit properties because their income was $2,000 over the ceiling. I’ve seen people with 580 scores get approved because their documentation was immaculate and their income fit the window exactly.
The takeaway: Don’t assume affordable housing is “easier to get into.” It’s different—with rigid rules that don’t bend for strong applicants. Understanding this prevents wasted applications.
When to Walk Away (And What to Consider Instead)
If any of these apply, Aria Grand probably isn’t your best option:
- You earn over $56,220 (single) or $64,260 (couple): You literally can’t qualify. Look at market-rate properties with current specials—the gap between tax credit and market-rate has narrowed significantly in Austin’s oversupplied market.
- You have rental history challenges: Tax credit properties often have strict lookback periods and limited flexibility because they’re audited. If you have a broken lease or eviction, specialized second-chance properties are a better path.
- You need responsive management for specific reasons: Medical conditions requiring climate control, disability accommodations requiring paperwork, employment verification letters needed regularly—these situations require management engagement that Aria Grand’s history doesn’t support.
- You’re planning to stay 3+ years: Rent increases at renewal are common, and the savings gap versus market-rate can narrow over time. The best tax credit value is often the first year with move-in specials.
Alternatives worth considering:
For similar pricing with potentially better management:
- The Brook (0.05 miles away): Older but recently renovated, different management
- Mariposa Flats: Tax credit, similar price point, different ownership group
- The Lady Bird: Income-restricted units available, 2022 build
- The Social (0.71 miles): East Riverside option with more amenities, though market-rate pricing
For slightly higher cost with stronger service:
- Class B properties in the $1,300-$1,500 range with current specials can bring net effective rent close to Aria Grand while offering more responsive management
💡 THE LOCATOR’S BOTTOM LINE
Tax credit properties like Aria Grand exist in a specific niche: significant savings for renters who fit the income window and don’t need much from management. That’s not everyone. The worst outcome is moving into affordable housing expecting luxury service—you’ll be disappointed and bitter. The best outcome is understanding exactly what you’re getting, optimizing your savings, and treating the lower rent as a tool for building financial stability rather than an entitlement to full-service living.
How This Property Compares: Alternatives Within 1 Mile
Before you decide on Aria Grand, here’s how it stacks up against the closest alternatives:
| Property | Distance | Year Built | 1BR Rent | Income Requirements | Pets | Google Rating |
|---|---|---|---|---|---|---|
| Aria Grand | — | 2019 | $1,099 | 2.5x, $56K ceiling | No | 3.4 ★ |
| The Brook | 0.05 mi | 1977 (ren. 2017) | $750-$1,700 | 3x | Yes | 3.2 ★ |
| Cascade | 0.34 mi | 1969 (ren. 2022) | $850-$1,555 | 2.5x | Yes | 3.5 ★ |
| The Cliffs | 0.37 mi | 1980 (ren. 2017) | $899-$1,199 | 3x | Yes | 3.1 ★ |
| Hillside Creek | 0.43 mi | 1981 (ren. 2017) | $812-$1,339 | 3x | Yes | 3.6 ★ |
Key comparison insights:
If you need pets: The Brook, Cascade, The Cliffs, and Hillside Creek all allow pets. Aria Grand is the only nearby option with a no-pets policy.
If you want newer construction: Aria Grand (2019) is the only property built in the last 20 years. Everything else is 1960s-1980s with renovations.
If you have lower income: The Brook and The Cliffs have lower starting rents and may have more flexible income requirements.
If you want the best review trajectory: Hillside Creek (3.6★) edges out the competition, though all properties in this corridor have review challenges.
The Real Question: Tax Credit vs. Market Rate at This Price
With Austin’s current rental market offering 6-8 weeks free at many properties, some market-rate Class B apartments can reach net effective rents near Aria Grand’s base price. The difference:
| Factor | Tax Credit (Aria Grand) | Market-Rate Class B |
|---|---|---|
| Year 1 cost | Lower (with special) | Comparable (with big specials) |
| Year 2 cost | Likely similar | Usually increases 8-15% |
| Income ceiling | Yes ($56K cap) | No |
| Screening flexibility | Lower | Often higher |
| Amenity quality | Good for price | Varies widely |
| Management resources | Often constrained | Usually better funded |
If you’re flexible on timing and willing to negotiate, market-rate properties with aggressive specials can sometimes match tax credit pricing without the income ceiling or documentation requirements. But that window is opportunity-specific, not structural savings.
For help comparing these options or identifying properties that fit your specific situation, start here—I’ll put together a customized comparison based on your income, credit, and priorities.
What You’re Actually Getting: Amenities Breakdown
For a 70-unit tax credit property, Aria Grand punches above its weight on amenities. Here’s what’s real versus what’s marketing.
The Amenities That Matter
Fitness Center It exists, it’s functional, and it’s included. You’re getting cardio equipment and basic weights—not a luxury gym, but enough to skip a $30/month gym membership. For a property this size, having any fitness center is notable. Many older tax credit properties don’t have one at all.
Coworking Area / Business Center There’s a designated space with WiFi and seating for remote work. Don’t expect private offices or conference rooms—this is a shared table setup. But if you need to take a video call away from roommates or want a change of scenery from your apartment, it works.
Smoke-Free Community The entire property is smoke-free, including balconies. This is increasingly common but still worth noting. If you’re sensitive to smoke, this policy matters. If you smoke, you’ll need to leave the property.
Elevator Access For a 4-story building, having elevators is standard but appreciated. If you’re moving furniture or have mobility considerations, this matters.
WiFi Access Common areas have WiFi. Your unit will still need its own internet service (budget $50-80/month for Spectrum or AT&T in this area).
What’s Missing (That You Might Expect)
No pool. For a 2019 build, this is unusual. Most new construction includes at least a small pool. The property’s footprint on the I-35 frontage road likely didn’t allow for it.
No dog park. Combined with the no-pets policy, this is consistent—but if you were hoping for exceptions, there aren’t any.
No package lockers. You’ll coordinate with the office for packages, which—given the responsiveness issues—could be frustrating. Consider a PO Box or Amazon Locker nearby.
No garage parking. Surface lot and covered parking only. Given the I-35 location, covered parking ($75-100/month if available) is worth considering to protect your car from sun damage and highway grime.
The Unit Features
Inside the apartments, you’re getting 2019-standard finishes:
| Feature | What You Get |
|---|---|
| Countertops | Granite |
| Appliances | Black/stainless steel |
| Flooring | Wood-style in living areas, tile in wet areas |
| Washer/Dryer | Full-size connections (units not included) |
| Storage | Outside storage unit included |
| Ceiling fans | Yes |
| Dishwasher | Yes |
| Microwave | Yes |
| Pantry | Yes |
The washer/dryer situation: You have connections but need to provide your own machines. Budget $400-800 for a used set, or $40-60/month for rental. Some residents use the nearby laundromat on Oltorf instead.
Unit Layouts: What the Square Footage Actually Means
1-Bedroom (693 sq ft) — Starting at $1,099
At 693 square feet, this is a mid-sized 1BR for Austin. You’re getting a functional layout with:
- Separate bedroom (not a studio conversion)
- Living area that fits a couch and TV setup
- Kitchen with enough counter space to actually cook
- Bathroom with standard tub/shower combo
- Closet space that works for one person, tight for two
Best for: Singles, couples without extensive wardrobes, remote workers who can use the living area as office space.
Watch out for: If you have a lot of furniture or work from home full-time, 693 sq ft can feel cramped. The coworking area downstairs becomes more valuable.
2-Bedroom (873 sq ft) — Starting at $1,388
At 873 square feet for a 2BR/2BA, you’re on the smaller side. Both bedrooms are actual bedrooms with closets—not a 1BR with a den that someone called a second bedroom.
Best for: Roommates splitting costs (each pays ~$700 + utilities), couples wanting a dedicated office/guest room, single parents with one child.
The math for roommates: $1,388 ÷ 2 = $694 each, plus ~$50-75 each for utilities. Total per person: ~$750-770/month for a bedroom with your own bathroom. That’s competitive for this part of Austin.
Watch out for: At 873 sq ft for two people, common areas are limited. This works if both residents spend time in their bedrooms. It’s cramped if you both want to spread out in the living room.
3-Bedroom (1,050 sq ft) — Starting at $1,349
The 3BR at 1,050 square feet is tight for three bedrooms. You’re looking at:
- One larger primary bedroom
- Two smaller secondary bedrooms (likely 10×10 or smaller)
- Shared bathroom situation (probably 2 bathrooms for 3 bedrooms)
Best for: Families with young children, three roommates on a very tight budget (~$650/person).
Watch out for: Three adults sharing 1,050 sq ft will feel each other’s presence constantly. This layout works better for a parent with two kids than for three unrelated adults.
Frequently Asked Questions About Aria Grand Apartments
How responsive is management at Aria Grand?
Straight answer: this is the property’s biggest weakness. Multiple reviews cite unanswered phones, ignored emails, and an office that’s rarely open during posted hours. You’ll need to follow up repeatedly on any request. The savings come with a service tradeoff.
Are there roach problems at Aria Grand?
Reviews spanning 2+ years mention roach issues, suggesting reactive rather than preventive pest control. The building is newer (2019) so this is a treatment consistency issue, not a structural one. Ask during your tour about their pest control schedule and whether it’s included or tenant-requested.
Does Aria Grand have HVAC problems?
Multiple reviews report extended HVAC outages, including one resident citing “no heat for collectively 1 month” during winter. In a 2019 building, this suggests maintenance response issues rather than aging equipment. Ask how maintenance requests are submitted and what the typical response time is.
How does water billing work at Aria Grand?
Water is billed through the property, and several reviews mention billing confusion—charges disappearing then reappearing with late fees. Keep records of every payment. Request receipts. If your water bill seems off, document everything before disputing.
Does Aria Grand allow pets?
No. Strict no-pets policy with no exceptions for cats or dogs. This keeps the building quieter but means you’ll need to move if circumstances change. Assistance animals under Fair Housing law may require separate legal clarification before applying.
What are the income requirements for Aria Grand?
You need 2.5x monthly rent minimum AND income below 60% AMI ceiling: $56,220 (1 person), $64,260 (2 people), $72,300 (3 people). Both limits are strict—$100 over the ceiling disqualifies you, and below the floor means insufficient income.
What credit score do I need for Aria Grand?
580+ credit typically approved without additional conditions. Scores 550-580 may require larger deposits. Tax credit screening prioritizes documentation over score—a 750 can be denied for incomplete paperwork while a 580 gets approved with perfect docs.
What is the current move-in special at Aria Grand?
$500 off first month + $100 grocery gift card + $500 move-in credit + $0 deposit on 12+ month leases (expires 3/4/2026). Total move-in: ~$616 for a 1BR. Net effective rent: $1,057/month first year on a $1,099 base.
How loud is the traffic noise at Aria Grand?
Constant during waking hours. West-facing units (toward I-35) have maximum exposure; east-facing units are noticeably quieter but not silent. Visit during a weekday afternoon—not a quiet Sunday morning—to accurately assess.
What’s the application process for Aria Grand?
$17 application fee (unusually low), no admin fee. Bring government ID, Social Security card, pay stubs or tax returns, and employment verification. Processing: 2-4 business days. Must pass both income verification and credit/background screening.
The Bottom Line: Aria Grand Apartments Reviewed
Rating: 6.5/10 — Conditional Recommendation
Synthesis
Here’s the core question: are you a moderate-income renter ($33K-$56K) who doesn’t need much from management?
If yes, Aria Grand’s $7,200+ annual savings make it one of the smartest financial moves in South Austin. If no—you need responsive service, have pets, or earn outside the income window—the savings won’t matter.
The 54 Google reviews tell a consistent story: good building (2019 construction, solid finishes, functional amenities) paired with broken systems (management turnover, communication failures, billing confusion). That’s Quadrant 2—good property, bad management. It works for self-sufficient renters who see apartments as financial tools, not service providers.
Your Decision Framework
If the math works: Income in window, no pets, noise-tolerant, self-sufficient. Get started here—I’ll verify current specials and confirm your qualification.
If you’re uncertain: The Savings vs. Stress calculation matters. Score yourself on management dependency. If you’re 4-8 points (low), tax credit makes sense. If 15-20 (high), the savings won’t offset the frustration.
If this isn’t right: Austin’s move-in specials are aggressive right now. Market-rate Class B with 6-8 weeks free can approach tax credit pricing without income ceilings or documentation rigidity.
The Insight Worth Keeping
The happiest renters I work with aren’t those who got the lowest rent—they’re the ones who understood exactly what they were trading before they signed. This review exists so you can make that calculation with clear eyes. Aria Grand is a tool. Use it if it fits. Keep looking if it doesn’t.
Need Help With Your Search?
You’ve got everything you need to evaluate Aria Grand Apartments on your own. But if you want help:
Fill out the form above and I’ll text you within a few hours to answer questions, verify your income fits the window, and share any specials not listed online. You’ll talk to a real person—not an AI chatbot.
Going solo? When you tour or apply, just say “Ross Quade from Austin Apartment Locators” referred you. List me as your referral source on the application.
Text me at 512-865-4672 when you apply so I can make sure everything’s on track—and I’ll reimburse your $17 application fee after you’re approved.
— Ross Quade, Austin Apartment Locators Texas Real Estate License #679806
Prices and specials verified January 2026. Current special ($500 off first month + $100 gift card + $500 move-in credit + $0 deposit) expires 3/4/2026. Income limits based on 2025 Austin-Round Rock HUD AMI guidelines at 60% AMI. Always verify current availability and requirements directly with the property before applying.