Bainbridge Apartments Austin Review: $617/Month in 78704 After Concessions

A 1-bedroom in 78704 for $617 a month. That’s the net effective rent at Bainbridge Apartments right now if you lock in the 3 months free special on a 12-month lease. I track South Austin pricing daily, and that number stopped me cold. As a licensed apartment locator (TX #679806) who’s watched this submarket for years, I’ve learned to follow up a number like that with one question: what are you trading for it?

It starts with a number — 1971.

That’s when this building went up. The 2002 renovation gave Bainbridge updated finishes in some units, but renovations don’t replace plumbing in a 50-plus year old building. Water shutoffs, pest complaints, and aging infrastructure show up repeatedly in the reviews. Here’s what listing sites won’t tell you: those trade-offs matter more than any photo gallery.

I’m going to walk you through the actual math, the screening criteria nobody publishes, and what 191 resident reviews across three platforms say about living here.

Quick Facts: Bainbridge Apartments

The ratings tell different stories depending on where you look. Google’s 3.4 includes a recent cluster of positive reviews. Yelp’s 2.5 is more telling: 12 of 21 reviews are 1-star. That kind of split usually means a property that works well for some renters and is genuinely miserable for others. I’ll break down exactly what separates those two groups below.

Best For / Skip If

Bainbridge Works Well If…

You need to qualify at 2.5x income instead of 3x. Most Austin apartments require 3x monthly rent in gross income. Bainbridge only requires 2.5x. On a 1BR at $819, that’s $2,048/month or roughly $11.80/hour full time. At a standard 3x property, you’d need $2,457/month ($14.18/hour) for that same rent. That gap means approval for renters who’d get denied at most places in Austin.

You want a 78704 address and your budget is under $1,000/month. The 78704 zip code is one of the most searched in Austin. Most 1BRs in the area start at $1,000 or higher. Bainbridge’s base one bedroom at $819 is the lowest nearby by a wide margin, and with 3 months free, your net effective drops to $617. If the zip code matters for your commute or lifestyle and you’re on a tight budget, the math here is hard to beat.

You have a pet under 40 lbs and want low pet fees. The $20/month pet rent is below the Austin average of $25-$35/month. Total pet cost is $100 refundable deposit plus $200 non-refundable fee. At many competing properties, non-refundable pet fees run $250-$400, and monthly pet rent hits $35-$50.

You want fiber internet access. Bainbridge has fiber optic lines wired to the building. Google Fiber is available at this address but not included in rent. You’d subscribe directly (plans start around $70/month). One ApartmentRatings reviewer complained about “no FREE google fiber,” which tells me the wiring’s there but you’re paying for your own plan. Having the option at a Class C property is unusual.

Skip Bainbridge If…

You’re sensitive to pest issues. Five Google reviews call out rats by name. Others mention roaches. B S says the property sits next to a “faulty drain gutter track” that breeds mosquitoes and roaches. Chris Glover says he found a rat and a roach problem. This isn’t a one-off complaint. It’s a pattern tied to the building’s age and the drainage around the property.

You need reliable water service. Three separate reviewers bring up the same issue: frequent water shutoffs. Linda Rodgers says they “shut the water off once a week for at least six hours.” Mark Richards backs that up: “they cut off the water on a workday.” You’d expect some plumbing work on a 1971 building, but the frequency here is something else.

You want in-unit washer/dryer without paying a premium. Base floor plans at Bainbridge have no W/D connection. Only the upgraded units (D, R, WD, U, and UR variants) include full-size connections, and those units run $1,200 to $1,768 for a one bedroom. That’s a massive jump from the $819 base.

You have a dog over 40 lbs. The 40 lb weight limit plus breed restrictions rules out most medium and large dog breeds. If you have a bigger dog, you’ll need to look at properties with higher limits or none at all.

Wondering if Bainbridge 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 $50 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: What 3603 Southridge Dr Actually Means

What’s Actually Nearby

Bainbridge sits on Southridge Drive just east of South 1st Street, between Ben White Blvd and Oltorf. The Walk Score of 28 means you need a car.

Within a short drive: H-E-B on South Congress is about 1.2 miles. South Lamar’s restaurant strip is 0.5 to 0.7 miles west. South 1st Street food and shops are within 0.3 miles. Galindo Elementary is 0.4 miles, and the school bus picks up right at the property. There’s a shuttle route, but don’t count on transit alone.

One thing residents mention: the train. Bainbridge is close enough to the rail line that you’ll hear it. Ernesto Resto’s Google review calls the passing trains “music to my ears for bedtime.” Your mileage may vary.

Commute Math

South 1st, South Lamar, or MoPac will get you north. Ben White Blvd gets you to the airport or I-35 quickly. MoPac toll lanes save 10-15 minutes during rush hour for $3-$8.

Neighborhood Vibe

This stretch of South Austin between Ben White and Oltorf is functional, not trendy. South Lamar and South 1st restaurants are a few minutes by car, but the blocks right around Bainbridge are mostly other apartment complexes and strip centers. Sundance, Stoney Ridge, Four Park Place, and The Grove are all within half a mile. It’s apartment blocks, not a walkable neighborhood.

Pricing and True Cost

Floor Plans

Bainbridge has 15 floor plan versions across three bedroom sizes. The key distinction: base plans have no washer/dryer connection. Upgraded plans (marked D, R, WD, U, or UR) include full-size W/D connections and cost a lot more.

*Net effective calculated with 3 months free on a 12-month lease (multiplier: 0.7534). “Up to 3 months free” may vary by unit. Verify current availability with the leasing office.

Most units show as unavailable even though occupancy is only 77%. That usually means the pricing system is lagging or units are turning over. The B1R (2-bed renovated at $1,299) and C1R (3-bed renovated at $1,847, on notice) appear most immediately accessible.

Net Effective Rent Calculation

Here’s the actual math on the most popular search, a base 1-bedroom:

A2 floor plan (1BR/1BA, 660 sq ft) at $819 base rent with 3 months free:

• Lease term: 12 months = 365 days
• Free rent: 3 months = 90 days
• Multiplier: (365 – 90) / 365 = 0.7534
• $819 x 0.7534 = $617/month net effective
• Monthly savings vs. advertised rent: $202/month

That $617 number is what your rent actually averages out to over the full lease. But remember: “up to” 3 months free means your specific unit might get fewer months. Always confirm the exact concession on your floor plan before signing.

For a renovated 2-bedroom (B1R at $1,299 with 3 months free):

• $1,299 x 0.7534 = $979/month net effective

All The Fees

Bainbridge uses RUBS (Ratio Utility Billing). Water, sewer, trash, and pest control all get tacked onto your base rent as mandatory monthly charges, bundled into one bill. Figure roughly $50-$80/month combined. You’ll get your electricity bill straight from Austin Energy, separate from all of that. And here’s one to pay attention to: multiple ApartmentRatings reviewers say they’re charged for pest control that never happens. Ask the leasing office for the exact fee breakdown before you sign.

True Monthly Cost Scenario

Here’s what a single renter in a base 1BR (A2) with one small dog would actually pay:

Move-in costs: first month’s rent ($819 full price, concession spread across remaining months), $50 app fee, $100 admin fee, $300 deposit, $100 pet deposit, $200 pet non-refundable. Total: ~$1,569.

Specials change. Confirm everything directly before applying.

Want to know what specials are actually available right now?

I track which South Austin properties are running the best concessions week to week. Fill out the form and I’ll send you a comparison with net effective rent calculated for each.

Screening Criteria: Will You Get Approved?

The Income Advantage

Bainbridge requires 2.5x monthly rent in gross income. That’s well below the 3x standard at most Austin properties.

At a 3x property, that $819 one bedroom would require $2,457/month income ($14.18/hour). The 2.5x requirement here means you need about $400/month less income to qualify. For a lot of renters, that gap is the difference between a yes and a no.

Bainbridge requires four consecutive pay stubs for everyone on the lease who’s 18 or older. Self-employed? A copy of your last tax return works.

Credit Expectations

Bainbridge does not publish a credit score minimum. Based on the property class (Class C, 1971, 2.5x income) and UAG’s screening patterns, here’s what I’d expect:

• 600+: Smooth approval with standard deposit
• 550-599: Likely approval with higher deposit
• Below 550: Possible denial

They don’t specify a hard credit floor, which often means more flexibility than properties advertising “650 minimum.” But flexible doesn’t mean guaranteed.

What Gets You Denied

Let me be direct about what typically triggers automatic denial at Bainbridge:

• Active property debt (money owed to a previous landlord)
• Recent eviction filings
• Felony or misdemeanor convictions for crimes against persons, property, drugs, assaults, weapons, or sex offenses
• Deferred adjudication for the same categories
• Non-payment history, frequent late payments, or prior drug-related lease violations
• Insufficient income documentation (they require 4 pay stubs, not 2)

Application Process

1. Apply: $50 application fee per adult applicant (non-refundable)
2. Screening: Credit check, criminal background, and rental history verification
3. Decision: Expect 24-48 hours for a response
4. Lease signing: 6-month minimum lease; 12-month required for the 3 months free special

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 Bainbridge’s screening looks tight for your situation, I know which nearby properties have more flexibility and which ones will auto-decline you. If you’re dealing with credit challenges or rental history issues, that pre-screening saves you real money.

Resident Reviews Decoded

Listing sites show you a rating and call it a day. I went through 134 Google reviews, 36 ApartmentRatings reviews, and 21 Yelp reviews to find the patterns that actually matter. Individual complaints aren’t that useful. Repeated themes across platforms are.

Review Pattern Analysis

What Residents Praise

The maintenance team gets the most love across every site I checked. Jay is named by at least six Google reviewers recently. Miles Macdaniel calls out “Leo 1, Leo 2, and Jay” by name. Elizabeth Wright gives five stars for the maintenance crew alone, noting they “have a lot to keep up with” on a property that’s over 60 years old. On Yelp, Nethra F. says maintenance “actually cares and listens to concerns.”

Long-term residents (Casandra Andrews at 3 years, Jeffrey Stewart at 4 years) keep coming back to the same two things: the price and the staff. Jonathan Tremaria highlights Google Fiber availability and spacious layouts for what you’re paying.

One note on recent Google reviews: several positive reviews appeared within the same week from accounts with few other reviews. That usually tells me management asked people to leave reviews. It doesn’t mean the praise is false, but keep it in mind.

What Residents Criticize

Pest problems are the biggest complaint across all platforms. Five Google reviews mention rats by name. Chris Glover says he found a rat and had a roach problem. Sergio Hernandez talks about “cockroaches and mice.” B S says the property sits next to a drainage track that breeds mosquitoes and roaches. On ApartmentRatings, one reviewer in Building 19 brings up bed bugs. Another found “dead roaches in the cabinets” on move-in day. And multiple AR reviewers say they’re charged a pest control fee but the service never happens. This isn’t a housekeeping issue. It’s a building and location problem that pest control can manage but probably can’t eliminate.

Water shutoffs come next. Linda Rodgers says it’s weekly, lasting six hours. Mark Richards backs that up with water interruptions on workdays. Chris Glover says it’s “every couple weeks.” That’s not a maintenance hiccup. That’s a pattern.

The heating and cooling situation is its own mess. This isn’t a broken AC. It’s how the building works. From what AR reviewers say, management switches the entire complex between heat and AC based on the season. You can turn your thermostat up or down, but you can’t flip from heat to AC yourself. One AR reviewer says they waited weeks for corporate to switch back to AC after winter ended. Their apartment hit 80°F while they waited. Birdeye’s summary review nails it: “don’t like the heating/cooling system but has the best location and price.”

Move-in condition comes up on multiple sites. AR reviewers say they toured a clean sample unit, then showed up to their actual apartment and found “extremely rotted woodwork,” dead roaches, and mold. On Yelp, John P. warns: “don’t let low rent bait you in here.” Lexi C. calls conditions “completely disgusting, uninhabitable.” If you tour Bainbridge, make sure you’re seeing the actual unit you’ll be living in, not a model.

Fallon Lampton’s Google review is the hardest to read. She says the apartments “need to be condemned” and left before her new lease even started.

How Management Responds

UAG does respond to reviews. But the pattern is telling: many responses were posted in a batch (multiple reviews across different dates all show “Response from the owner 2 months ago”). Positive reviews get a quick thank-you. Negative reviews all get the same reply: call the property manager. Lu Lu’s review has a management response from four years ago, even though the review was updated in October 2025.

The pattern suggests they handle reviews when they get around to it, not as a regular practice. On ApartmentRatings, one reviewer straight-up calls the template responses “platitudes.” That’s not unusual for Class C properties, but it’s a signal for how complaints might be handled once you’re a resident.

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 Building Is 55 Years Old, and It Shows

This is 1971 construction. The 2002 renovation updated finishes, but the plumbing, electrical, and HVAC are original or close to it. Reviews keep coming back to the same stuff: AC units dripping water, floor panels coming up, pipes that need constant attention. Elizabeth Wright puts it well when she says the maintenance team is “keeping up with a property that’s over 60 years old.” And she’s right. The staff can be great and the building can still fall apart around them.

The Price Gap Between Base and Renovated Units Is Enormous

A base 1BR (A2) starts at $819. A renovated one bedroom with W/D connection (A2R) runs $1,768. That’s a $949 difference for the same square footage and bedroom count. The $819 price that drew you in comes with no W/D hookup, original finishes, and more wear and tear. If you want the upgraded unit with modern finishes and laundry, you’re paying Class A rent in a Class C building. Make sure you know which unit you’re touring and which you’re signing for.

77% Occupancy Tells a Story

Properties in Austin typically target 92-95% occupancy. At 77%, nearly a quarter of Bainbridge’s 232 units are empty. That’s roughly 53 vacant units. That vacancy is why the concession is so aggressive (3 months free is among the steepest I’m tracking in South Austin right now). But occupancy that low also means the property is pulling in far less revenue. Less revenue can mean slower repairs, postponed upgrades, and thinner staffing. The concession is real savings, but understand why it exists.

You Don’t Control Your Own AC

This one caught me off guard in the ApartmentRatings reviews. The whole complex runs on one HVAC system. Management decides when it switches from heat to AC for the entire property. You can turn your thermostat up or down, but you can’t flip from heat to AC yourself. AR reviewers say they waited weeks for corporate to make the switch after winter. One says their apartment hit 80°F while they waited. In a Texas climate where you can need AC in February and heat in April, not controlling your own thermostat is a bigger deal than it sounds.

Ready to move forward, or want to explore alternatives?

You’ve seen the full picture now. If Bainbridge makes sense for your situation, I can check whether you’ll qualify before you apply. If you’d rather skip the infrastructure trade-offs, I know which South Austin properties offer similar pricing without the 1971 plumbing. Either way, you’ll talk to me directly.

Frequently Asked Questions

Does Bainbridge Apartments allow pets?

Yes. Bainbridge allows up to 2 pets with a 40 lb weight limit per pet. Expect to pay $100 refundable deposit plus $200 non-refundable fee per pet, with $20/month pet rent. Breed restrictions apply. Vaccination records are required.

What credit score do I need for Bainbridge?

Bainbridge doesn’t publish a minimum credit score. Based on the property class and management patterns, 550+ should work for most applicants. Below 550, expect a higher deposit or possible denial.

What utilities are included at Bainbridge?

Bainbridge uses RUBS (Ratio Utility Billing) for water, sewer, trash, and pest control. These are mandatory monthly fees on top of rent, bundled into one bill. Expect $50-$80/month combined. Electricity is billed separately through Austin Energy. Google Fiber internet is available but paid separately.

What move-in specials does Bainbridge offer?

Up to 3 months free on a 12-month lease. 1-bedrooms start at $819, 2-bedrooms at $929, 3-bedrooms at $1,419 before the concession. The “up to” means your specific deal may vary by unit.

What are the biggest complaints about Bainbridge?

Pest issues (rats, roaches, bed bugs in Building 19), water shutoffs, and HVAC problems top the list across all platforms. See the Reviews Decoded and Uncomfortable Truth sections above for the full breakdown.

When was Bainbridge built and last renovated?

Built in 1971, renovated in 2002. The renovation updated finishes in some units, creating the split between base and renovated floor plans. Core building systems date to the original construction.

Does Bainbridge have washer/dryer in units?

Only in upgraded floor plans (D, R, WD, U, UR suffixes). Base units have no W/D connection. On-site laundry is available. The price premium for W/D units ranges from $186 to $949 above the base plan. See the floor plan table above for details.

The Bottom Line: Is Bainbridge Apartments Worth It?

The math is hard to argue with. A net effective rent of $617/month for a 1-bedroom in 78704 is the lowest number I’m tracking in this zip code right now. The 2.5x income requirement makes qualification possible for renters earning $11-$12/hour. Free surface parking, fiber internet, and pet fees below the Austin average add real value.

But the trade-off is just as real. You’re living in a building that’s 55 years old with documented water shutoffs, pest issues, a centralized HVAC system you can’t control, and infrastructure that maintenance can manage but not replace.

This property makes sense if:

• Your budget is genuinely tight and you need the lowest possible rent in 78704
• You qualify at 2.5x income but not 3x, and that’s what’s been blocking your applications
• You can tolerate older construction realities (noise transfer, occasional water disruptions, pest management) in exchange for significant savings
• You want fiber internet and don’t need in-unit W/D

This property doesn’t make sense if:

• You’ve never lived in a Class C property and you’re expecting Class A finishes at a discount
• Pest issues or water reliability are dealbreakers
• You want W/D in unit but can’t afford the $1,200+ upgraded floor plans
• You need high walkability (Walk Score 28 means you need a car for everything)

The first-year savings are real. Whether the trade-offs work depends entirely on what you’re coming from and what you can live with.

If you want help figuring out whether Bainbridge fits your situation, or if you’d rather find South Austin apartments without the 1971 plumbing, fill out the form and I’ll text you within a few hours.

Need Help?

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

Fill out the form above and I’ll text you to answer questions, check your situation, share current specials, and coordinate next steps. You’ll talk to me directly, not an AI phone system. My service is free. The apartment community pays a referral fee, and that doesn’t raise your rent.

Going solo? Just tell them “Ross Quade from AustinApartments.com” 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.