Arts at Turtle Creek Apartments: Honest Review, Real Pricing, and What 100 Google Reviews Actually Say

When I read through 100 Google reviews for one property and the same name shows up in 15+ of them, that’s a pattern worth paying attention to. Arts at Turtle Creek in South Austin has a 4.1 Google rating, which looks solid on paper. But the story behind that number is more complicated than any listing site will show you. As a licensed Texas apartment locator (TX #679806) who tracks pricing across 1,000+ Austin properties, I can tell you Arts at Turtle Creek is a property defined by one person: Danyelle, the onsite manager. The positive reviews are almost entirely about her. The negative reviews are about everything else.

Here’s what listing sites won’t tell you: there’s a real gap between how the staff treats you at this property and the physical realities of a 1985 building with unresolved security concerns. I’ll cover both sides so you can decide if the trade-off works for you.

Quick Facts: Arts at Turtle Creek

That 4.1 Google rating tells part of the story, but not all of it. The positive reviews are mostly about one staff member. The negative reviews describe safety issues that a star average hides. I’ll break down both below.

Best For / Skip If

Best For

You need a large dog friendly property under $1,200 in South Austin. I work with a lot of pet owners, and a 175 lb weight limit is hard to find in Austin. Most apartments cap at 50-75 lbs. The $300 pet fee (not returned) and $25/mo pet rent is standard for the market. One catch: every listing site says “no breed restrictions,” but the property’s own Tenant Selection Plan includes a prohibited breed list covering Pit Bulls, German Shepherds, Rottweilers, Huskies, Great Danes, Dobermans, Boxers, and more. Ask the leasing office directly about your specific breed before you apply.

You want below-market rent in the 78745 zip code with a low income threshold. A 1BR starting at $940 in South Austin is cheap. Not “cheap for Austin” cheap. Just cheap. With the current 1 month free special on a 15 month lease, net effective rent drops to $878 on that base floor plan. Most comparable properties in the area start $200-400 higher for similar square footage. And the 2.5x income requirement (vs. the standard 3x) means you can qualify earning $13.56/hour for that same unit. That combination is rare.

You value personal attention from management over modern finishes. If having a property manager who knows your name, stays late to hand you keys on a Friday night, and personally follows up on maintenance requests matters more to you than stainless appliances and quartz counters, this property delivers. Reviewers describe Danyelle helping residents through cancer treatment and coordinating cross-country relocations. That’s not typical property manager behavior.

You’re relocating to Austin and need a flexible leasing process. Several reviewers who moved from out of state (South Carolina, Dallas, across the country) said the transition went smoothly thanks to Danyelle and the onsite team.

Skip If

You’re concerned about safety on the property grounds. Multiple recent Google reviews describe homeless individuals on the property, in the pool area, and doing drugs in the parking lot. One reviewer said they were forced to move because of it. This is a recurring pattern, not a one-off complaint.

You need to reach the leasing office by phone or email outside of a walk-in visit. At least two reviewers say they couldn’t get hold of anyone by phone, and emails went unanswered. Office hours are Monday through Friday 8:30 AM to 5:30 PM with no weekend availability.

You’re sensitive to older construction issues. The building went up in 1985. The renovation happened in 2004. That renovation is now 22 years old. Reviews mention black mold, AC problems, and delayed maintenance on structural issues. If you need tight, modern construction, look at newer builds on South First Street instead.

Wondering if Arts at Turtle Creek 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 $75 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

Arts at Turtle Creek sits on Turtle Creek Boulevard, just off South First Street in the Garrison Park neighborhood. It’s a residential pocket of South Austin, not a walkable commercial corridor. You’ll drive for most errands.

Under a 5-minute drive: H-E-B on William Cannon (1.2 miles), McDonald’s on South First, Tuk Tuk Thai Cafe, Cherry Creek Catfish Co.

5-10 minute drive: South Congress Avenue shops and restaurants (2.5 miles north), Stassney Lane commercial strip, Austin Community College South Austin campus (1.3 miles), St. David’s South Austin Medical Center.

You’ll need to drive for: Downtown Austin, Barton Springs, Zilker Park, The Domain, any major grocery beyond the nearby H-E-B.

The property website mentions easy access to I-35 and US-290, and that part checks out. I-35 southbound is about 2 miles east, and you can get to US-290/Ben White Boulevard heading west in under 5 minutes.

Commute Math

Route notes: South First Street north gets you to downtown without touching I-35, which helps during rush hour. For anything east, you’re using Stassney Lane to I-35. Heading north to The Domain or tech corridor, expect MoPac or I-35 congestion adding 15-25 minutes during peak hours.

Neighborhood Vibe

Garrison Park is quiet and residential. It’s not a nightlife neighborhood, and it’s not trying to be. South Congress restaurants and bars are a short drive north, but your immediate surroundings are other apartment communities, single family homes, and a few strip retail centers. Walkable entertainment? Not here. But the rent reflects that, and you’re a quick drive from everything South Austin has to offer.

For a broader look at what’s available across the area, check out the full South Austin apartments guide.

Pricing and True Cost

Floor Plans

*With current 1 month free special on 15-month lease (verified June 2026)

Note the studio pricing: at $1,099 for 410 square feet, it’s actually more expensive per square foot than the classic 1BR at $940 for 670 square feet. If you’re considering the studio, ask yourself whether you’d rather have 260 extra square feet for $159 less per month. The 1BR A1 is the better value on paper.

Net Effective Rent Calculation

Current special: 1 month free on a 15-month lease (look and lease within 24 hours of tour)

For a 1BR A1 at $940/month:

15-month lease = 456 days. 1 month free = 30 days.

Daily multiplier: (456 – 30) ÷ 456 = 0.9342

$940 × 0.9342 = $878/month net effective

Monthly savings: $940 – $878 = $62/month

That’s a 1BR in South Austin under $900 a month. Good luck finding that anywhere else in 78745.

For a 2BR B1 at $1,199/month:

$1,199 × 0.9342 = $1,120/month net effective

All the Fees

What’s included in rent: Water’s included. You’ll pay for electricity separately. All units have full-size washer/dryer connections, but you supply the machines.

What’s NOT here that you’d pay elsewhere: No valet trash fee. No technology package fee. No package locker fee. The $7/mo pest control fee is the only mandatory monthly add-on beyond rent. That’s low for Austin.

True Monthly Cost Example

Here’s what a realistic renter actually pays. 1BR classic (A1) with one dog:

Move-in costs:

Specials change. What’s listed above was accurate as of June 2026, but I talk to leasing teams regularly, and offers shift.

Want to know what specials are actually available right now?

I track concessions across South Austin communities and update weekly. Tell me your budget, target area, and move date. I’ll send you a shortlist with real net effective numbers.

Screening Criteria

Here’s something most listing sites won’t tell you: Arts at Turtle Creek has both market-rate and affordable housing units through its Essential Housing Program. The screening criteria below comes from the property’s published Tenant Selection Plan, which covers the affordable units specifically. Market-rate units might have different thresholds. I’m using the TSP because it’s the only documented screening criteria this property publishes anywhere. If you’re looking at a market-rate unit, confirm the criteria with the leasing office directly.

Income Requirement

Income requirement: 2.5x monthly rent, per the Tenant Selection Plan. That’s lower than the 3x standard at most Austin apartments, and it makes a real difference in who qualifies.

That 2.5x threshold means someone earning $13.56/hour can qualify for the cheapest 1BR here. At a typical Austin apartment requiring 3x, you’d need $16.27/hour for the same unit. That gap means a lot of people who’d get denied at 3x properties can qualify here.

Income qualification uses base (listed) rent, not net effective rent. Even with the 1 month free special, you need to qualify at the full $940 or whatever the listed price is for your unit.

Fair warning: this property also has income CAPS on affordable units. If you make too much, you won’t qualify for the affordable program. The 2024 Tenant Selection Plan lists $51,360/year for a single person and $58,680/year for a household of two, though the property’s website shows updated 2026 limits. Ask the leasing office which units are affordable vs. standard and what the current limits are.

Credit Expectations

Most properties don’t publish their credit cutoffs. Arts at Turtle Creek’s Tenant Selection Plan does:

550+ FICO: Approved with standard security deposit ($200-$350 depending on unit type).

500-549: Approved with conditions. You’ll pay an additional deposit equal to one month’s rent on top of the standard deposit.

Below 500: Denied.

Automatic denial regardless of credit score: False Social Security Number, eviction judgment, unpaid housing debt, FACTA fraud alert, or open bankruptcy.

If your credit is in the 500-549 range, you can still get in here, but budget for the extra deposit. If you’re below 500, check out the second-chance apartments guide for properties with more flexibility.

What Gets You Denied

Let me be direct. The Tenant Selection Plan lists these as automatic denial triggers:

• Any eviction judgment on your record (no lookback period specified; any eviction is a denial)
• Unpaid housing debt (rent, damages, or balances owed to a previous landlord)
• Open bankruptcy
• 7+ late rent payments in the last 12 months
• Prior management reporting you ineligible for re-occupancy
• Drug dealing, manufacturing, or use reported by prior management
• Violence to persons or animals reported by prior management
• Murder, assault, or sexual offenses on criminal record (regardless of how long ago)
• Felonies involving theft, property damage, drugs, or weapons within 10 years of sentence completion
• Misdemeanors involving theft, property damage, drugs, prostitution, or weapons within 7 years of sentence completion

4-6 late payments in the last 12 months won’t get you denied, but you’ll pay double the standard deposit.

The Application Process

1. Apply: Submit online, by mail, or in person. $75 per applicant, plus $150 admin fee per household.
2. Screening: Third-party service runs credit, background, and rental history checks.
3. Decision: Rejection notification within 7 days of the decision, per the TSP.
4. Lease signing: If approved, pay your security deposit before move-in. The 1 month free special requires a lease of 15 months and applying within 24 hours of touring.

If you’re denied, you’ve got 14 days to push back with supporting documents. That can include context around a conviction, time since the issue, proof of rehabilitation, or a solid rental track record before or after the problem.

Here’s what working with a locator gets you at this property: I can tell you whether you’re likely to qualify before you spend $75 finding out. If Arts at Turtle Creek’s screening looks tight for your situation, I know which nearby properties have more flexibility, and which ones will definitely deny you. My service is free. I’m paid a referral fee from the property’s marketing budget.

Resident Reviews Decoded

Listing sites show you a 4.1 rating and call it a day. That number is useless without context. I checked Google (100 reviews), Birdeye (103 aggregated), ApartmentRatings, ApartmentHomeLiving, Yelp, Facebook, and Wheree.com. ApartmentRatings and ApartmentList have zero review text for this property. Yelp still lists it under the old management company. Google is where the real data lives.

Something worth knowing: the Yelp listing still shows this property under its former management, Roscoe Properties, and it’s marked as closed. It’s now managed by ResProp. All the Google reviews appear to be from the ResProp era, so the patterns below reflect current management.

Review Pattern Analysis

What Residents Consistently Praise

Danyelle. Full stop. The property manager is mentioned by name in more Google reviews than I’ve seen for almost any other Austin property this size. Residents describe her staying late on a Friday night so out of state movers could pick up their keys. One resident going through cancer treatment credited Danyelle with working with them when things got really hard. Another reviewer called this “the small town of apartment complexes” because of how the staff treats people.

Jose from maintenance gets praised by name for doing his job well and going the extra step (one reviewer thanked him for installing grab bars before knee surgery). Aidian is another maintenance name that gets good mentions.

An ApartmentHomeLiving reviewer wrote that issues were “addressed promptly, my emails answered, and staff followed up,” and called the complex “a South Austin treasure.” The pattern is clear: when maintenance issues get reported through Danyelle, they get handled.

The recurring theme: this property runs on personal relationships, not systems.

What Residents Consistently Criticize

Safety is the biggest red flag. At least three Google reviews in the last year describe homeless individuals on the property grounds, using the pool, and doing drugs in the parking lot. One reviewer said they moved out specifically because of this issue. Another described finding homeless people in the pool at night.

Maintenance responsiveness is a mixed bag. Residents who go through Danyelle report quick turnarounds. But at least two reviews describe AC issues going unfixed for over a month and a window that was shot out and never repaired, with resulting mold problems. I also found mentions of occasional trash overflow and pest issues on other review sites, though residents say those get handled when reported.

Good luck reaching the office by phone or email. That’s another pattern in the reviews. If you need something and can’t physically walk into the office during weekday business hours, you may have trouble getting a response.

How Management Responds

ResProp responds to most Google reviews, positive and negative. Every response is a template. Positive reviews get the same copy-paste thank you. Negative reviews get a generic “we’d like to make it right” with no specifics. That gap between the personal onsite service and the corporate boilerplate tells you something about how ResProp operates at the corporate level vs. how Danyelle operates on the ground.

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 Safety Issues Are Real and Unresolved

Multiple residents report homeless individuals accessing the property grounds, pool area, and parking lots. Not a one-time thing. It’s a pattern across at least a year of reviews. The property has access gates listed as an amenity, but based on the reviews, those gates aren’t doing much. If personal safety on your apartment grounds is a priority, ask the leasing office directly what they’ve done about this. And drive through the property after dark before you sign anything.

This Building is 41 Years Old

Built in 1985 with a renovation in 2004. That renovation is now 22 years old. What that means in practice: the plumbing, electrical, and HVAC systems are aging. One reviewer found black mold. Another had AC issues that went unfixed for a month. These aren’t freak occurrences in buildings this age. They’re infrastructure realities. The classic (non-renovated) units still have the 2004 finishes, which means 22 years of wear on the “upgrades.”

Your Experience Depends Almost Entirely on One Person

Danyelle is the reason this property has a 4.1 rating instead of a 3.0. When she’s there, things get handled. But property managers move on. If Danyelle leaves, the structural problems, safety issues, and communication gaps that her personal effort currently masks become the whole story. You’re betting on a person, not a system. Know that going in.

The Pet Policy May Contradict Itself

Every listing site, including the MLS data agents use, says “no breed restrictions.” But the property’s own Tenant Selection Plan (published for its affordable housing program) lists 14 prohibited dog breeds including Pit Bulls, German Shepherds, Rottweilers, Huskies, Great Danes, Dobermans, Boxers, and Akitas. It also prohibits birds, ferrets, reptiles, and rodents.

The TSP states “management has the right to meet and approve the animal” before they’ll sign off on the pet addendum. It’s possible the breed restrictions only apply to affordable units and the market-rate units truly have no restrictions. But that distinction isn’t clear anywhere on the property’s website or listing profiles. If you’re choosing this property because of the pet policy, get your specific breed confirmed in writing before you pay the application fee.

Ready to move forward, or want to explore alternatives?

You’ve seen the full picture. If Arts at Turtle Creek works for your situation, I can help you coordinate a tour and get your application prioritized. If not, I know which nearby South Austin properties avoid the issues above.

Frequently Asked Questions

Does Arts at Turtle Creek allow pets?

Yes. Up to 2 pets with a 175 lb weight limit. You’ll pay a $300 pet fee (not returned) plus $25/month pet rent per pet. Dogs and cats are allowed. Listing sites say “no breed restrictions,” but the affordable housing Tenant Selection Plan lists prohibited breeds including Pit Bulls, German Shepherds, Rottweilers, and Huskies. Whether this applies to standard units isn’t clear. Confirm your breed directly with the leasing office before applying.

What utilities are included in rent?

Water’s included. You’ll pay for electricity separately. All units have full-size washer/dryer connections, but you need to bring your own machines.

What is the current move-in special?

As of June 2026, Arts at Turtle Creek offers 1 month free on a lease of 15 months. This is a look and lease deal, meaning you need to apply within 24 hours of touring to qualify. The special expires September 11, 2026.

What is parking like?

Surface lot with open parking. No garage or covered parking is available. No additional parking fee is charged.

When was Arts at Turtle Creek built and last renovated?

Built in 1985. Last renovated in 2004. Some units carry an “R” designation (A1R, B1R) indicating renovated finishes, but the renovation date for those specific units is not published separately.

Is Arts at Turtle Creek a smoke-free property?

It is. The property lists “Smoke Free” as an amenity covering all units and common areas.

What school district serves this property?

Austin ISD. Assigned schools: Odom Elementary, Bedichek Middle School, and Crockett High School.

Who manages Arts at Turtle Creek?

ResProp Management, a third-party management company based in Austin with properties in Texas and Florida. The onsite manager is Danyelle D.

The Bottom Line: Is Arts at Turtle Creek Worth It?

Arts at Turtle Creek offers something rare in South Austin: 1BR rent starting at $940 (net effective $878 with the current special), a 175 lb pet weight limit, a 2.5x income requirement, and a property manager who residents describe as one of the best they’ve had. At 101 units, it’s got a small community feel that larger complexes can’t match.

The trade-off is clear. You’re living in a 1985 building with aging infrastructure, documented safety concerns about non-residents on the property, and a management quality that hinges almost entirely on one staff member.

This property makes sense if:

• You need a sub-$1,000 1BR in South Austin and value personal service
• You have a large dog (confirm your breed is allowed first)
• You’re relocating to Austin and need a smooth, hands-on transition
• You prioritize low rent over modern construction and amenities

This property doesn’t make sense if:

• Grounds security and after-hours safety are priorities for you
• You need weekend office access or reliable phone/email communication
• You want updated finishes without paying the renovated unit premium
• You’re uncomfortable betting your daily life on one staff member staying

The first-year math works for renters who can live with older construction. Below $900 net effective for a 1BR with 670 square feet in South Austin is a good deal by any measure. Just go in with your eyes open about what you’re trading for that price.

If you want help figuring out whether Arts at Turtle Creek fits your situation, or if you’d rather see similar properties without the safety concerns, fill out the form above and I’ll text you within a few hours.

Need Help?

You’ve got everything to evaluate Arts at Turtle Creek on your own. But if you want help:

Fill out the form above and I’ll text you to answer questions, check your application situation, share current specials, and coordinate next steps. 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.