Barton’s Mill Apartments Review: Cheap Rent, Honest Compromises
Barton’s Mill Apartments sits on Dickson Drive about a half-mile off South Lamar, and the numbers look almost too good for 78704. One-bedrooms from $905. Two-bedrooms from $1,340. A one-month-free special that drops the net effective rent on the Elm floor plan to $1,137/month.
I talk to leasing teams across Austin every day, and Churchill Forge properties like this one have patterns worth knowing about. Barton Mills apartments come up constantly when clients are searching for South Lamar options under $1,300. The problem? Every listing site shows you the same marketing copy, the same photos, and the same “click to see pricing” buttons. Nobody tells you what the place is actually like to live in.
That’s where this guide is different. I’ve pulled the screening criteria you won’t find on Apartments.com, calculated the true first-month cost with every fee disclosed, and synthesized 100+ resident reviews across Google, Yelp, and ApartmentRatings to show you the patterns — good and bad. The AC complaints alone are worth knowing about before you sign anything.
By the time you finish reading, you’ll know exactly what Barton’s Mill costs (not what the listing says), whether you’ll qualify based on your income and credit, and whether the 1987 build date matters for your situation. You’ll also know who should skip this property entirely. Let’s get into it.
Quick Facts
| Field | Details |
|---|---|
| Address | 2121 Dickson Dr, Austin, TX 78704 |
| Year Built | 1987 (Renovated 2007) |
| Units | 134 |
| Stories | 2 (walk-up, no elevator) |
| Management | Churchill Forge Properties |
| Walk Score | 77 — Very Walkable |
| Transit Score | 45 — Some Transit |
| Bike Score | 72 — Very Bikeable |
| Pet Policy | Dogs & cats under 100 lbs, $400 upfront ($200 deposit + $200 fee), $0/month rent, 2 pet max |
| Parking | Surface lot only — no covered or garage options |
| Current Special | 1 month free on 12-month lease (verified February 2026) |
| Screening | 3x monthly income required, credit check, background check |
| Our Rating | 6/10 — Location carries this property. The 1987 bones show, but the South Lamar access and pricing make it work for the right renter. |
Sources: Property data verified via bartonsmill.com and Churchill Forge Properties (February 2026). Walk Score from WalkScore.com for exact address — note that neighborhood averages show 84, but the property’s actual score is 77.
Who Should Live Here (And Who Shouldn’t)
Most apartment listing sites tell you what a property has. They don’t tell you who it’s actually for. After working with renters across every price point in Austin, I’ve learned that fit matters more than features. Here’s my honest take on Barton’s Mill.
This Property Works Well For:
Budget-conscious renters who want South Lamar access. Finding a one-bedroom under $1,000 in 78704 is genuinely difficult. The Aspen at $905 (or $830 net effective with the special) is one of the lowest entry points in this submarket — see our full list of Austin apartments under $1,000 for more options. You’re trading newer finishes for location — and for some people, that’s the right trade.
Pet owners with dogs under 100 lbs. Here’s something the listing sites won’t calculate for you: most Austin apartments charge $25-35/month in pet rent. Barton’s Mill charges $0. Over a 12-month lease, that’s $300-420 you’re not spending. The $400 upfront ($200 deposit + $200 non-refundable fee) is standard — the $0 monthly pet rent isn’t. For more options, see our dog-friendly apartments guide.
UT commuters and downtown workers. You’re 3.7 miles from 6th and Congress — that’s 10 minutes off-peak, 15-20 in traffic. The 803 MetroRapid stop is 0.3 miles away if you’d rather skip parking downtown. For anyone working at the Capitol, UT, or the central business district, this location works.
Solo renters or couples who value quiet over scene. This is 134 units tucked behind South Lamar, not a 400-unit complex with a rooftop pool and weekly resident events. The mature tree canopy is real. If you want to come home to quiet rather than a social calendar, that’s what you’ll get here.
Cyclists and outdoor people. Bike Score of 72 is legitimate — the Barton Creek Greenbelt trailhead is 0.3 miles away. Zilker Park is a 5-minute bike ride. If your weekends involve trails and Lady Bird Lake, you’re in the right spot.
Renters who prioritize character over newness. The property sits under a serious tree canopy with older Austin vibes. If cookie-cutter new construction feels soulless to you, Barton’s Mill has something different. Just know the 1987 build date comes with 1987 building standards.
Skip This Property If:
AC reliability is non-negotiable for you. This is the most consistent complaint across every review platform — Google, ApartmentRatings, Yelp. Summer 2024 and 2025 reviews specifically mention units hitting 80°+ despite running the AC constantly. The building is old and not energy efficient. If you work from home or can’t tolerate heat, this is a dealbreaker.
You’re noise-sensitive between floors. 1987 wood-frame construction means thin walls and floors. Multiple reviews mention hearing neighbors above. If you’re a light sleeper or work night shifts, request a top-floor unit or look elsewhere.
Covered parking matters to you. Surface lot only. No covered spaces. No garage. In Austin’s summer heat, your car interior will hit 140-150°F regularly from June through September. If you have a leather interior or leave anything temperature-sensitive in your car, factor this in.
You want modern finishes and smart home features. The 2007 renovation updated appliances and flooring, but you won’t find quartz counters, smart thermostats, or keyless entry. The finishes are functional, not Instagram-worthy. If you’re coming from a newer build, the difference will be noticeable.
You commute to Tesla, Samsung, or anywhere in far East Austin. From Barton’s Mill, Tesla Gigafactory is 15+ miles and 25-60 minutes depending on traffic. Samsung’s Austin facility is similar. If your job is east of 183, look at apartments on that side of town — the commute math doesn’t work from here.
💡 WHAT YOUR LOCATOR KNOWS
Churchill Forge properties like Barton’s Mill typically use a 550-600 credit threshold for Class B screening, but they’ll often work with applicants in the 520-550 range if income is strong (3.5x rent or higher) and rental history is clean. The stated minimums aren’t always the real minimums — but you need to ask before you apply, not after.
Think Barton’s Mill might work for you?
I call until they answer because you don’t have the time to do that. I talk to their leasing team regularly — I’ll know things that aren’t on the website.
Text me at 512-865-4672 or fill out the form below. You’ll hear back within a few hours.
[FORM EMBED]
The Location: What “3 Miles from Downtown” Actually Means
Every listing site says Barton’s Mill is “close to downtown.” That’s technically true — and almost completely useless for making a decision. Here’s what the commute actually looks like depending on where you work.
Commute Reality by Destination
| Destination | Distance | Off-Peak | Rush Hour | Transit Option |
|---|---|---|---|---|
| Downtown (6th & Congress) | 3.7 mi | 10 min | 15-25 min | 25-40 min via 803 |
| UT Austin Campus | 4.5 mi | 12 min | 20-30 min | 30-45 min via 803 |
| Capitol Complex | 4.0 mi | 11 min | 18-28 min | 28-42 min via 803 |
| The Domain | 12 mi | 20 min | 35-50 min | 60+ min (not practical) |
| Tesla Gigafactory | 15 mi | 22 min | 35-60 min | Not practical |
| Samsung Austin | 14 mi | 20 min | 30-55 min | Not practical |
| Austin-Bergstrom Airport | 11.7 mi | 18 min | 20-28 min | Not practical |
The pattern here is clear: Barton’s Mill works well for anyone whose life centers on central Austin — downtown, UT, the Capitol, South Congress. It doesn’t work for east-side employers like Tesla or Samsung. That 15-mile drive might show as “22 minutes” on Google Maps at 10am, but at 5pm on a Tuesday, you’re looking at 45-60 minutes on 71 or 183.
I always tell clients: try to live within 15 minutes of where you spend most of your time. In Austin traffic, that’s roughly a 5-7 mile radius. Barton’s Mill fits that rule for central Austin jobs. For anything east of I-35, it doesn’t.
Transit: The Honest Assessment
Transit Score of 45 means “Some Transit” — and that’s accurate. Here’s what you’re actually working with:
CapMetro Route 803 (MetroRapid) — 0.3 miles from the property. This is the useful one. Runs every 12-15 minutes during peak hours, connects South Lamar to downtown and UT. If you work downtown and don’t mind a 25-40 minute bus ride, this is viable.
Routes 3 and 300 — 0.2 miles away. Local routes with more stops and longer travel times. Useful for errands, not great for daily commuting.
The reality: You need a car for most of Austin. Transit works for getting downtown without paying for parking, but grocery runs, weekend plans, and anything outside the central corridor requires driving.
What’s Actually Walkable
Walk Score of 77 sounds good, but let me break down what that means in practice.
Walkable (under 0.5 miles):
- Thom’s Market (0.4 mi) — small grocery, good for quick items, not weekly shopping
- South Lamar restaurants — Matt’s El Rancho, Gourdough’s, P. Terry’s, Thai Fresh
- ZACH Theatre (0.5 mi)
- Coffee shops and bars along South Lamar
Bikeable (0.5-1.5 miles):
- Zilker Park and Barton Springs Pool (1.2 mi)
- Barton Creek Greenbelt trailhead (0.3 mi)
- Lady Bird Lake hike and bike trail (1.0 mi)
- More South Lamar dining options
Driving required:
- Sprouts Farmers Market (1.3 mi) — closest full grocery option
- Wheatsville Food Co-op (1.5 mi) — local, organic-focused
- H-E-B on South Oltorf (2.2 mi) — full-service, better prices than Sprouts
- Target off Ben White/Hwy 71 (2.5 mi)
- Most medical offices and urgent care
The walkability is real for restaurants and outdoor recreation. For weekly grocery runs, you’re driving — but Sprouts and Wheatsville are both quick trips.
Safety Context
CrimeGrade rates 78704 as a D overall, but that grade covers a large, diverse ZIP code. The Barton Hills pocket where Barton’s Mill sits is quieter than the South Lamar commercial strip or the areas closer to East Riverside.
I’m not going to editorialize on safety — that’s a personal decision based on your own comfort level and experience. The data is available at the link above if you want to dig into specific crime categories.
⚠️ HIDDEN COST ALERT
No covered parking means your car bakes in Texas sun from May through October. Budget for a windshield sunshade at minimum. If you have a leather interior, consider a remote start or window tint — or factor in the $50-100/month for covered parking at a nearby property that offers it. Some renters don’t care. Others find it’s a dealbreaker they didn’t anticipate.
What You’ll Actually Pay (Not What the Listing Says)
This is where most apartment content fails you. Listing sites show the base rent — $905 for the cheapest one-bedroom — but that’s not what you’ll pay. Between the current special, mandatory fees, and move-in costs, the real number is different. Let me show you the math.
Floor Plan Pricing with Net Effective Rent
Right now, the property is offering one month free on a 12-month lease. That changes the math. Here’s what each floor plan actually costs:
| Floor Plan | Bed/Bath | Sq Ft | Listed Rent | Net Effective | You Save |
|---|---|---|---|---|---|
| Aspen | 1 BD / 1 BA | 400 | $905–$1,055 | $830–$967 | $75–$88/mo |
| Birch | 1 BD / 1 BA | 578 | $1,345 | $1,233 | $112/mo |
| Elm | 1 BD / 1 BA | 660 | $1,240–$1,460 | $1,137–$1,338 | $103–$122/mo |
| Cedar | 2 BD / 1 BA | 900 | $1,340–$1,360 | $1,228–$1,247 | $112–$113/mo |
| Dogwood | 2 BD / 2 BA | 1,000 | $1,620 | $1,485 | $135/mo |
Pricing verified February 2026. Rents at Barton’s Mill are on a computerized pricing system (YieldStar), so exact amounts fluctuate based on availability and move-in date. The ranges above reflect current listings.
How Net Effective Rent Works
Most people don’t calculate this, and it costs them money when comparing apartments. Here’s the formula:
Net Effective = (Base Rent × Lease Months − Free Rent Value) ÷ Lease Months
For the Elm at $1,240 with one month free:
$1,240 × 12 = $14,880 total
$14,880 − $1,240 (one month free) = $13,640 you actually pay
$13,640 ÷ 12 months = $1,137/month net effective
That $1,137 is your real monthly cost for comparison purposes. When you’re looking at a newer property advertising $1,200 with no special, Barton’s Mill is actually $63/month cheaper — not $40 more expensive.
I have a net effective rent calculator if you want to run numbers on other properties you’re comparing.
Every Fee You’ll Pay
Listing sites bury this information or skip it entirely. Here’s the complete fee structure — for a deeper dive into what apartments typically don’t advertise upfront, see our guide to hidden apartment costs in Austin.
| Fee | Amount | Refundable? | Notes |
|---|---|---|---|
| Application Fee | $50/person | No | Per adult applicant |
| Admin Fee | $125 | No | One-time at lease signing |
| Security Deposit | $150–$250 | Yes | Based on floor plan and credit |
| Pet Deposit | $200/pet | Yes | Up to 2 pets |
| Pet Fee | $200/pet | No | One-time, non-refundable |
| Pet Rent | $0/month | — | This is unusual — most properties charge $25-35/mo |
True First-Month Cost by Scenario
Here’s what you’ll actually write checks for before you get your keys, assuming the one-month-free special applies to month one:
| Your Situation | Move-In Cost |
|---|---|
| Solo applicant, no pets | $325–$425 |
| Couple (2 applicants), no pets | $375–$475 |
| Solo applicant, 1 pet | $725–$825 |
| Couple, 1 pet | $775–$875 |
| Solo applicant, 2 pets | $1,125–$1,225 |
| Roommates (2 applicants), 2 pets | $1,175–$1,275 |
These numbers assume the free month applies at move-in. Some properties structure the concession differently — applying it to the last month or prorating it across the lease. Confirm the structure before you sign.
What You Need to Earn
Barton’s Mill requires 3x monthly rent in gross income. Here’s what that means for each floor plan:
| Floor Plan | Listed Rent | Required Monthly Income | Required Annual Salary |
|---|---|---|---|
| Aspen | $905–$1,055 | $2,715–$3,165 | $32,580–$37,980 |
| Birch | $1,345 | $4,035 | $48,420 |
| Elm | $1,240–$1,460 | $3,720–$4,380 | $44,640–$52,560 |
| Cedar | $1,340–$1,360 | $4,020–$4,080 | $48,240–$48,960 |
| Dogwood | $1,620 | $4,860 | $58,320 |
If you’re below these thresholds, a co-signer with sufficient income can help you qualify. Unlike some Churchill Forge properties, Barton’s Mill doesn’t currently work with third-party guarantee services — so if your income is tight and you don’t have a co-signer, you’ll need to look at apartments with lower income requirements or lower rent.
The Renewal Reality
Here’s what the listing sites definitely won’t tell you: your net effective rent disappears at renewal.
That $1,137/month Elm becomes $1,240+ when your lease is up. Texas has no rent control, so the property can increase rent at renewal — and they usually do, especially if market conditions allow it.
Budget for the listed rent, not the net effective, when you’re thinking about year two and beyond. The special gets you in the door. It doesn’t set your long-term housing cost.
💡 WHAT YOUR LOCATOR KNOWS
Specials change weekly based on occupancy, and the best deals often aren’t advertised online. Right now Austin is in a renter’s market — overbuilding means more leverage for you. I’ve seen clients get concessions stacked (like waived admin fees on top of free rent) just by asking at the right property at the right time. It doesn’t hurt to ask what else is flexible before you sign.
Want to know what’s actually available right now?
The pricing above is what’s public — but specials change weekly and the best deals aren’t always online. I talk to leasing teams across Austin daily, including Churchill Forge properties. Fill out the form and I’ll text you what’s current, plus let you know if there’s any flexibility on fees.
[FORM EMBED]
What Residents Actually Say (Across 100+ Reviews)
Listing sites show you star ratings. That’s not very useful. A 3.6 on Google and a 2.8 on ApartmentRatings could mean wildly different things depending on what people are complaining about.
I read through reviews across Google (37 reviews, 3.6 stars), ApartmentRatings (38 reviews, 2.8 rating), Yelp, and Apartments.com to find the patterns. Here’s what actually comes up repeatedly — and what it means for your decision.
The Consistent Positives
Location praise appears in almost every positive review. “Great location,” “near Zilker,” “love being close to South Lamar” — this is the #1 thing residents like. If you’re prioritizing location over everything else, the reviews validate that choice.
Quiet community gets mentioned often. Multiple reviewers specifically note it’s “peaceful” and “quiet” compared to larger complexes. The 134-unit size and mature tree coverage seem to deliver on the small-community feel.
Recent management improvements are real. Reviews from 2024-2025 mention Maribel (the current onsite manager) positively. Earlier reviews (2022-2023) had more management complaints. Something changed. The trajectory is moving in the right direction.
Value for the area comes up repeatedly. Residents acknowledge the older building but note the pricing makes sense for 78704. “You get what you pay for” appears as a positive framing, not a complaint.
The Consistent Negatives
AC problems are the #1 complaint — and it’s not close. This shows up across every platform, every year, from multiple residents. The pattern is specific: units hitting 80°+ in summer despite the AC running constantly. One detailed 2025 review documented putting in three maintenance requests over four months with no resolution.
It’s a 1987 building. The HVAC systems are working against poor insulation and single-pane windows (on some units). This isn’t a “bad unit” problem — it’s a building-wide reality during Austin summers.
Thin walls and floors get mentioned regularly. “Can hear neighbors walking,” “noise from upstairs,” “wood-frame construction” — if you’ve lived in newer builds with concrete construction, this will be noticeable. The 1987 build predates modern soundproofing standards.
Maintenance response is inconsistent. Some reviews praise quick fixes; others describe requests marked “completed” without any actual repair. The pattern suggests responsiveness varies by issue type and possibly by staff workload.
The pool has had closure issues. Multiple 2023 reviews mention extended pool closures. More recent reviews don’t bring this up, suggesting it may be resolved — but worth asking about if pool access matters to you.
How to Read This
Here’s my framework for interpreting apartment reviews:
Consistent complaints across platforms and years = structural issue. The AC complaints at Barton’s Mill fit this pattern. It’s not bad luck or a one-off problem. It’s the building.
Complaints that change over time = management issue (fixable). The management trajectory here actually looks positive. More recent reviews are better than older ones.
Complaints that vary wildly by reviewer = unit-specific or expectations issue. Some people love the “older Austin character.” Others hate the dated finishes. That’s about fit, not the property.
The reviews tell me Barton’s Mill is exactly what it appears to be: a well-located, older property with Class B bones and Class B tradeoffs. The people who love it went in with eyes open. The people who hate it expected something the building was never going to deliver.
The Uncomfortable Truth: What Nobody Else Will Tell You
Every property has downsides. Most apartment content ignores them because they’re trying to sell you something. I’m not — I get paid the same whether you rent here or somewhere else. So here’s what you need to know before you sign.
Issue #1: The AC Will Struggle in Summer
This isn’t speculation — it’s documented. Years of reviews from multiple residents on multiple platforms say the same thing. The building is 38 years old with original-era insulation and HVAC infrastructure. When Austin hits 100°+ for weeks at a time (which it does, every summer), units can stay in the high 70s to low 80s even with the AC running constantly.
What this means practically:
- Higher electric bills (you’re paying for AC that runs 24/7)
- Uncomfortable afternoons if you work from home
- Potential sleep issues if you can’t tolerate warm bedrooms
Who can live with this: People who are out of the apartment during peak heat hours (9am-7pm), people who grew up without AC and don’t mind warmth, people who prioritize location over climate control.
Who can’t: Remote workers who need a comfortable home office, people with health conditions affected by heat, anyone who considers reliable AC non-negotiable.
Issue #2: Sound Transfer Is Real
1987 wood-frame construction means you’ll hear your upstairs neighbors. Footsteps, dropped items, sometimes conversations if they’re loud. The walls between units are better than the floors, but still not what you’d get in concrete construction.
Mitigation strategies:
- Request a top-floor unit (no upstairs neighbors)
- Ask about corner units (fewer shared walls)
- Use white noise or rugs if you end up on a lower floor
Who can live with this: People who grew up in older apartments, heavy sleepers, anyone with flexible schedules who isn’t sleeping while neighbors are active.
Who can’t: Light sleepers, night shift workers, anyone who’s previously complained about noise in apartment living.
Issue #3: The 2007 Renovation Is Showing Its Age
That renovation was 18 years ago. It’s no longer “recent.” You’ll find functional appliances and decent flooring, but:
- No smart home features
- No keyless entry
- No USB outlets
- Countertops and fixtures that look dated compared to 2020s builds
- Potentially older appliances in some units
This isn’t a dealbreaker for everyone, but if you’re coming from a newer build, the difference will be obvious. Tour before you commit so you know exactly what you’re getting.
Issue #4: Parking Is Unprotected
Surface lot only. No covered spaces. No garage. Your car will bake in Austin sun from May through October.
Most people don’t think about this until they experience it:
- Leather seats become unusable without 10 minutes of AC
- Any items left in the car are at heat-damage risk
- Steering wheels can literally burn your hands
- Car interiors hit 140-150°F regularly
If you have a nice car, factor in window tinting (~$200-400) or a remote start system. Or be realistic about what six months of Texas sun will do to your interior.
Issue #5: Management Responsiveness Varies
The recent trajectory is positive — Maribel gets good reviews, and 2024-2025 feedback is better than 2022-2023. But maintenance response is inconsistent. Some requests get handled quickly. Others sit in limbo.
My read: This is a small property (134 units) with limited staff. Complex repairs take longer. Simple fixes happen faster. If you have an urgent issue, be persistent — and document everything in writing.
The Bottom Line on Downsides
None of these issues are hidden or surprising if you know what a 1987 Class B property actually is. The problem is that listing sites market every property the same way — “quality living” and “fantastic amenities” — so renters don’t know what they’re getting until they’re locked into a lease.
Barton’s Mill is a solid property for renters who accept these tradeoffs. It’s a bad choice for renters who expect something it was never designed to deliver.
💡 WHAT YOUR LOCATOR KNOWS
If the AC and noise concerns are dealbreakers but you want to stay in this price range on South Lamar, there are a few 2010s-era builds nearby worth considering. The trade-off is slightly higher rent for better building systems. I can show you what’s available in that sweet spot — properties old enough to have reasonable pricing but new enough to have modern HVAC and construction. Reach out and I’ll put together a comparison.
Still interested after reading all that?
If the trade-offs work for your situation, Barton’s Mill can be a solid choice — the location and pricing are genuinely hard to beat in 78704. Fill out the form and I’ll confirm current availability, check that you’ll meet screening requirements, and answer any questions before you waste time or money on an application.
[FORM EMBED]
Frequently Asked Questions About Barton’s Mill Apartments
Does Barton’s Mill allow pets?
Yes. Barton’s Mill accepts dogs and cats under 100 lbs with a two-pet maximum. You’ll pay a $200 deposit and $200 non-refundable fee per pet upfront. The unusual part: $0 monthly pet rent, which saves you $300-420/year compared to most Austin apartments. Breed restrictions apply — confirm your breed before applying.
What credit score do I need for Barton’s Mill?
Barton’s Mill is a Class B property, which typically means a 550-600 credit minimum. Churchill Forge may flex to the 520-550 range if your income is strong (3.5x rent) and rental history is clean. Check your credit at annualcreditreport.com before spending $50 on an application.
What’s the income requirement at Barton’s Mill?
You need to earn 3x the monthly rent in gross income. For the cheapest unit (Aspen at $905), that’s $2,715/month or $32,580/year. For the Dogwood two-bedroom at $1,620, you need $4,860/month or $58,320/year. Co-signers can help if you’re below these thresholds.
What utilities are included at Barton’s Mill?
Water, sewer, and trash are typically included. You’ll pay separately for electricity (which can run high due to AC issues in summer — older buildings like this typically see $140-190/month for a 1BR during peak summer), internet, and renters insurance. There’s no mandatory valet trash fee here — that’s one less monthly charge compared to many Austin properties.
How much is the security deposit at Barton’s Mill?
Security deposits range from $150-$250 depending on the floor plan and your credit. The Aspen and smaller one-bedrooms are $150; the Cedar and Dogwood two-bedrooms are $250. This is lower than many Austin properties, which often require a full month’s rent.
What specials is Barton’s Mill offering right now?
As of February 2026, Barton’s Mill is offering one month free on a 12-month lease. That drops the net effective rent on the Elm from $1,240 to $1,137/month. Specials change based on occupancy — confirm current offers before you apply.
Is there covered parking at Barton’s Mill?
No. Barton’s Mill has surface lot parking only — no covered spaces, no garage. In Austin’s summer heat (May-October), your car interior will regularly hit 140-150°F. If covered parking matters to you, this property isn’t the right fit.
Does the AC work well at Barton’s Mill?
This is the most common complaint across all review platforms. The 1987 building has older insulation and HVAC systems that struggle when Austin hits 100°+. Multiple residents report units staying in the high 70s to low 80s despite running AC constantly. If reliable cooling is non-negotiable, factor this in.
Is Barton’s Mill good for UT students or downtown workers?
Yes — this is one of the property’s strongest points. You’re 3.7 miles from downtown (10-15 min drive) and 4.5 miles from UT campus. The 803 MetroRapid bus stop is 0.3 miles away for transit commuters. For anyone working in central Austin, the location works well.
Can I get approved at Barton’s Mill with bad credit or a broken lease?
It depends on how bad. With credit in the 520-600 range and clean rental history, you have a decent shot. With a broken lease or property debt on your record, Barton’s Mill likely won’t work — they don’t currently use third-party guarantee services. You’d need to look at more flexible properties in Austin.
The Bottom Line
Barton’s Mill Apartments is a 1987 Class B property that trades modern finishes and building systems for South Lamar location and sub-$1,000 pricing. That’s the deal. Whether it’s a good deal depends entirely on what you’re prioritizing.
If location and budget are your top two criteria, and you can tolerate AC that struggles in summer, noise transfer between floors, and a surface parking lot — this property delivers genuine value. The $830-$967 net effective rent on the Aspen is hard to match in 78704. The $0 pet rent saves you real money. And the proximity to Zilker, the Greenbelt, and South Lamar restaurants is legitimate.
If building quality matters more than location, Barton’s Mill isn’t your property. The reviews are consistent: the AC issues are real, the 1987 construction shows its age, and the 2007 renovation is now 18 years old. Expecting otherwise will lead to frustration.
I’ve given you the screening criteria, the true costs, the honest downsides, and the resident feedback patterns. You have what you need to decide. If you want to explore similar properties in this submarket with newer builds, or need help figuring out if you’ll qualify here, that’s what I do.
Need Help With Your Search?
You’ve got everything to evaluate Barton’s Mill 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 any specials that aren’t online, and coordinate next steps. You’ll talk to a real person — not an AI phone tree.
Going solo? Just tell them “Ross Quade from Austin Apartment Locators” referred you when you tour or apply. Text me at 512-865-4672 when you submit your application so I can make sure everything’s on track.