Cheshire Gardens Apartments Review: 1x Income Requirement, $775 Studios & What You Need to Know Before You Apply

A one-bedroom apartment for $800 a month in Austin’s 78745 zip code. And the income requirement to qualify? Just 1x the monthly rent.

That’s not a typo. Most Austin apartments require you to earn 3x your rent. At $800, that means most properties need to see $2,400 a month in income before they’ll approve you. Cheshire Gardens needs $800. I’ve tracked screening criteria across 1,000+ Austin communities over the past 14 years, and I can count on one hand the properties running a 1x income requirement. This is one of them.

But here’s what the listing sites won’t tell you: this is a 1980 build with a 2.3 Google rating, a history of management turnover, and a 25 pound pet weight limit that eliminates most dog owners. The easy approval comes with real trade-offs. This review covers all of them.

Quick Facts: Cheshire Gardens at a Glance

That 2.3 Google rating is one of the lowest I’ve seen for a property I’d still consider reviewing. I’ll get into what’s behind those numbers below.

Best For

You need to get approved but can’t meet standard income requirements. At 1x rent, Cheshire Gardens has the lowest income threshold I know of in Austin. If you’re earning minimum wage, working part time, on a fixed income, or between jobs, this is one of the few communities where the math can work. A studio at $775 only needs $775 in monthly income to qualify.

You have a Section 8 voucher. Plenty of Austin properties accept Section 8. But Section 8 combined with a 1x income requirement and flexible credit screening? That’s rare. If your voucher covers $775–$1,125, this property should be on your list.

You have screening issues and need a property that does individual review. According to management’s own listing, Cheshire Gardens works with credit issues, one broken lease, evictions, foreclosures, and bankruptcies over 24 months with additional deposits. That’s a wider net than most Austin communities cast. If you’ve been hitting walls elsewhere, our second-chance apartments guide breaks down which communities work with specific situations.

You want a small, quiet community. 58 units is tiny by Austin standards. Across every review platform, “quiet” is the most repeated positive word. Coming from a 300-unit complex and want something smaller? This is worth a look.

Skip If

Your dog weighs more than 25 pounds. That’s a firm limit. No exceptions. If you have a Lab, a Pit Bull, a German Shepherd, or really any medium to large breed, this property won’t work. For properties with higher or no weight limits, start here and we’ll match you.

You need in-unit washer and dryer. There are no washer/dryer connections in any unit. There’s an onsite laundry room, but reviews keep mentioning equipment issues with the machines. If laundry inside your apartment is non-negotiable, you’ll need to look at newer construction.

You’re sensitive to management inconsistency. Management turnover is the number one complaint at this property, period. You’ll read reviews praising a great manager, then the next batch says the office is empty and nobody answers the phone. If you need a property where the office is always open and always responsive, this isn’t it.

Wondering if Cheshire Gardens 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 Deep Dive

What’s Actually Nearby

Cheshire Gardens sits on the south side of William Cannon Drive in Austin’s Cherry Creek neighborhood. The location is car dependent, but daily errands are close.

H-E-B on Manchaca Road is about 1.5 miles south, a 4-minute drive. Dollar General and a cluster of fast food options are within half a mile on William Cannon. Austin Community College’s South Austin campus is 1.3 miles away. Mary Moore Searight Park, one of South Austin’s better parks with trails and a disc golf course, is about 2 miles south.

For groceries beyond H-E-B, Central Market at Westgate is roughly 3 miles northwest. For dining that isn’t a chain, you’ll drive 10–15 minutes toward the South Lamar or Manchaca corridors. This isn’t a walkable location for most things. You need a car.

Commute Math

Route notes: MoPac is your best option heading north toward downtown. Morning rush on MoPac between William Cannon and Barton Springs can add 15–20 minutes. I-35 northbound is worse. If you work north of the river, budget 40+ minutes during peak hours.

Neighborhood Vibe

Cherry Creek is a residential pocket. It’s not trendy, not walkable, not where Austin tourists go. What it is: affordable, relatively quiet, and well positioned between Manchaca Road and South Congress for errand runs. William Cannon itself carries steady traffic during the day, so units facing the street will pick up road noise. South Austin apartments in the 78745 corridor generally offer the best value per square foot in the metro, and Cheshire Gardens is priced at the low end of that range. If you want to see what the newer end of 78745 looks like by comparison, check out my review of The Prescott further south on Congress.

Pricing and True Cost

Floor Plans

Net Effective Rent

There are no active concessions at Cheshire Gardens. The property says “no ongoing concessions other than reduced rents.” So the prices above are the actual rate. What you see is what you pay. No weeks-free math to run.

That’s actually unusual for Austin right now. Most properties in South Austin are running 6–12 weeks free on 12-month leases. Cheshire Gardens skips the concession game and just prices lower upfront.

Whether that’s better depends on how long you plan to stay. With a concession, your rent jumps at renewal. Here, $800 is $800 from month one. No surprises at month thirteen.

All the Fees

The $50 app fee is standard. The $100 admin fee is on the low side for Austin. Trash is included in rent, which saves you $25–40 a month compared to properties that charge valet trash fees. There’s no mention of a technology fee, water/sewer surcharge, or package locker fee. For a budget property, the fee structure is clean.

True Monthly Cost Example

Scenario: One bedroom with one small dog (under 25 lbs)

Move-in costs:

Fair warning if you have a pet: the total pet move-in cost is $1,000 ($500 deposit where half is refundable, plus $500 non-refundable). That’s steep for a property at this price point.

Want to know what specials are actually available right now?

Specials change. What’s listed above was accurate as of June 2026, but I talk to leasing teams weekly and offers shift. Fill out the form and I’ll confirm current pricing and any unlisted deals.

Screening Criteria

The Income Requirement

This is the headline. At 1x rent, Cheshire Gardens has the lowest income requirement I’ve seen in Austin.

For context, Texas minimum wage is $7.25/hr. At 40 hours a week, that’s $1,257/month gross. You’d qualify for every unit at Cheshire Gardens on minimum wage. At a standard 3x income property, that same minimum wage worker would only qualify for rent up to $419/month, which doesn’t exist in Austin.

The 1x requirement also means co-signers and Section 8 vouchers stretch much further here. Been struggling to meet income thresholds elsewhere? This is a property where the numbers work.

Credit Expectations

No credit score minimum is published. Their ApartmentGuide listing says they accept applicants with “credit issues, 1 broken lease, eviction, foreclosure and bankruptcies over 24 months with additional deposits.” And one Google reviewer said the current manager treats people “like a person, not just a credit score.”

Bottom line: Cheshire Gardens is a second-chance property. Credit below 550? You’d get auto-declined at 85%+ of Austin’s inventory. Here, you’re still in the conversation.

What Gets You Denied

No screening criteria sheet is published, but here’s what will likely get you denied:

• Eviction or bankruptcy within the last 24 months (the listing specifically says “over 24 months”)
• Insufficient income documentation. One reviewer noted management rejected self-employment income even with tax returns and bank statements. Ask about accepted income documentation types before applying
• Sex offenses (universal denial across all Austin communities)
• Multiple combined issues without sufficient deposits to offset

The Application Process

1. Contact the leasing office to schedule a tour (by appointment, onsite Tues–Thurs, 9am–3pm)
2. Submit application with $50 fee per person
3. Screening review (credit, background, rental history)
4. Approval or denial with deposit requirements
5. Sign 12-month minimum lease

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 Cheshire Gardens’ screening looks tight for your situation, I know which nearby properties have more flexibility. Fill out the form and I’ll walk you through your options.

Resident Reviews Decoded

I went through every review I could find on this property: Google (40), ApartmentRatings (41 across 2 pages), Yelp (7), ForRent, and ApartmentHomeLiving. I also checked Birdeye, VeryApt, ApartmentList, Zumper, and BBB. Nothing on any of those. A lot of the same reviews show up on multiple sites, so the real unique count is probably 55–65. Here are the patterns that matter.

Review Pattern Analysis

What People Actually Like

Two staff names keep showing up in reviews going back years: Courtney (former manager) and Dago (former maintenance). When they were running things, reviews swing dramatically positive. Fast maintenance responses, clean grounds, a clean pool, and a management team that “actually cares.” The current onsite manager, Ursula S., also gets praise in recent reviews for being approachable and flexible.

The other thing that comes up over and over: this is a quiet property. Low noise, no drama. For a 58-unit community built in 1980, that’s worth noting. Smaller properties can go either way on noise, but Cheshire Gardens stays quiet even through management changes.

What People Complain About

Management turnover is the number one issue. I’m reading reviews that mention three different managers in a matter of months. When good staff leaves, maintenance response times drop, the office goes unstaffed, and communication breaks down. This isn’t one bad review. It’s a pattern. Part of the explanation: Orange Street LLC, the company that owns the place, is based in Los Angeles. The onsite manager is the only local presence, and when that person leaves, the gap is real.

Move-out charge complaints keep coming up. One resident reported being charged for countertop damage that didn’t exist. Another said management “lost” their rent payment and threatened eviction. A third was charged for an extra month after moving out.

The pattern here isn’t necessarily that management is predatory. It’s that when managers keep changing, records get lost and nobody knows what the last person agreed to. Document everything. Keep copies of every payment confirmation, your lease, your move-in checklist, and dated photos.

Older reviews also flag structural issues: ceiling leaks, aging A/C units that struggle in 100+ degree Texas heat, and rotted exterior stairs during a renovation period. And one reviewer mentions witnessing a shooting in the courtyard. That looks like it’s from an earlier management era. The safety issues drop off in newer reviews.

How Management Responds

Looking at their Google reviews, management barely responds. I don’t see them replying to the negative reviews, which tells you something. That’s not unusual for a small privately managed property, but it means you can’t tell much about the current team from their review responses.

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 2.3 Rating Is Low, and the Reviews Tell You Why

A 2.3 Google rating across 40 reviews puts Cheshire Gardens near the bottom of Austin’s apartment inventory. The worst reviews go back to earlier management teams: police calls, courtyard altercations, a reported shooting, and broken appliances replaced with equally broken ones. Those reviews are years old. But the pattern of things getting better and then falling apart again is the real concern. Good management made this a nice place to live. The question is whether the current team stays.

Your Experience Depends on Which Unit You Get

One long-term reviewer put it bluntly: “if it wasn’t for living in the back away from the courtyard this place would be the worst place.” Units near the courtyard pick up noise from neighbors and foot traffic. Units facing William Cannon get road noise. If you tour, ask specifically about rear units away from both the street and courtyard. Also worth asking about: A/C unit age. At least one reviewer says the A/C “barely blows cold when 100+ degrees.” In a 1980 build, not every unit has been updated equally.

The Office Schedule Creates Real Problems

Onsite hours are Tuesday through Thursday, 9am to 3pm, by appointment. That’s 18 hours a week of office availability. Something goes wrong on a Friday? You may not reach anyone until Tuesday. I keep reading reviews about people showing up to a locked office with no one inside. For an emergency maintenance situation, that’s a serious gap.

Your Pet Move-In Cost Is $1,000+

The 25 pound weight limit already eliminates most dogs. But even if your pet qualifies, you’re looking at $500 deposit (half refundable) plus a separate $500 fee you won’t get back, plus $10/month rent. On a property where studios start at $775, spending $1,000 upfront on pet fees is a big chunk of your total costs to get in the door.

Ready to move forward, or want to explore alternatives?

You’ve seen the full picture now. If Cheshire Gardens fits, I can help you prepare the strongest application. If it doesn’t, I know which South Austin properties offer similar pricing with different trade-offs.

Frequently Asked Questions

Does Cheshire Gardens allow pets?

Yes, up to 2 pets with a 25 pound weight limit per pet. Breed restrictions apply (no aggressive breeds). Expect $500 deposit (half refundable), $500 non-refundable fee, and $10/month pet rent per pet. Pet screening through a third-party service is required.

What credit score do I need for Cheshire Gardens?

No minimum is published. Management accepts applicants with credit issues, broken leases, evictions, foreclosures, and bankruptcies over 24 months. Additional deposits may apply. Ask the leasing office about your specific situation.

What is the income requirement at Cheshire Gardens?

Just 1x the monthly rent. That’s the lowest income requirement I’ve seen in Austin. A studio at $775 only requires $775 in monthly income. Most Austin properties require 3x.

Does Cheshire Gardens accept Section 8?

Yes. Combined with the 1x income requirement and flexible credit screening, Cheshire Gardens is one of the easier properties to get into in Austin if you have a voucher.

Are utilities included at Cheshire Gardens?

Trash removal is included in rent. Water and sewer billing isn’t published on any listing platform I checked (Apartments.com, ForRent, ApartmentGuide, Rent.com). Ask the leasing office directly whether water/sewer is included or billed separately before you sign.

Does Cheshire Gardens have washer and dryer in units?

No. There are no washer/dryer connections in any unit. An onsite laundry room is available, though reviews mention occasional equipment issues with the machines.

What’s parking like at Cheshire Gardens?

Open surface lot parking is included. There’s no covered or garage parking option. The property has gated access.

When was Cheshire Gardens built and renovated?

Built in 1980, renovated in 2006. The renovation replaced carpet with wood and laminate flooring and included exterior work. Units have gas appliances, walk-in showers, dishwashers, and ceiling fans.

What school district serves Cheshire Gardens?

Austin ISD. Assigned schools are Cunningham Elementary, Covington Middle School, and Crockett High School. Always confirm current assignments through the AISD School Finder since boundaries can shift.

Is Cheshire Gardens a gated community?

Yes. The property has access gates controlling entry to the grounds and parking area.

The Bottom Line: Is Cheshire Gardens Worth It?

Cheshire Gardens isn’t trying to compete with the new construction down the street. It doesn’t have the amenities, the finishes, or the rating. What it has is a 1x income requirement, $775 studios, Section 8 acceptance, and a willingness to work with credit and background issues that would get you auto-declined at most Austin properties. Those things matter to specific renters more than a granite countertop ever will.

The trade-off is clear: you’re renting in a 1980 building with a history of management instability, limited office hours, no laundry in your unit, and a 25 pound pet weight limit.

This property makes sense if:

• You can’t meet 3x income requirements elsewhere
• You have a Section 8 voucher and need a property that accepts it with minimal income barriers
• You have credit or background issues and need a community that does individual review
• You want a small, quiet property under $1,200/month in South Austin

This property doesn’t make sense if:

• You have a dog over 25 pounds
• You need washer/dryer in your unit
• You want consistent, responsive management with regular office hours
• You’re relocating from out of state and can’t tour in person (limited office availability makes remote coordination difficult)

My verdict: for renters who’ve been denied elsewhere and need the easiest possible path to approval, Cheshire Gardens is one of the few options that actually works. Go in with realistic expectations, document everything from day one, and make sure the current manager actually picks up the phone before you sign.

Need Help?

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

Fill out the form 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.