Creekview Apartments Austin Review: 2020 Construction at Below-Market Rent. Here’s What You’re Trading For It.

A 1-bedroom apartment in a 2020 build typically runs $1,400 to $1,800 in Austin. At Creekview, the same floor plan starts at $945.

That number isn’t a typo. Creekview is a Low Income Housing Tax Credit (LIHTC) property. Your rent is set by how much you earn, not by the market. If you qualify, you’re living in a building with granite counters, washer/dryer connections in every unit, gas appliances, and a gated community. Hundreds less per month than what the apartment next door charges. I track pricing across 1,000+ Austin properties, and that gap between Creekview’s rent and comparable 2020 construction is one of the widest in the metro.

But here’s what the listing sites won’t tell you. 13 of 85 Google reviews mention maintenance. Washers broken for six months. A/C units leaking water every summer. Hallways that go weeks without cleaning. The 3.4 Google rating tells a split story. What’s behind that number matters more than the number itself.

Quick Facts

The 3.4 Google rating lands right in the middle. That’s common for LIHTC properties in Austin. You tend to see a cluster of 5-star reviews from residents who’ve been there a while and a separate cluster of 1- and 2-star reviews from people dealing with maintenance issues. I’ll get into what’s behind both groups in the reviews section.

Best For

You qualify under 60% AMI and want modern construction. Most affordable housing in Austin is 20 to 40 years old. Creekview was built in 2020. Big difference. That means you’re getting granite counters, vinyl plank flooring, walk-in showers, stainless or black appliances, and ceiling fans. The buildings have access gates and the community is smoke free. For the quality of the physical unit, the rent is hard to beat anywhere in Austin.

You’re a Section 8 voucher holder. Tax credit properties like Creekview have to accept Housing Choice Vouchers. That’s federal law, not a favor. If you’ve been turned away at other apartments, Creekview can’t do that. Call the leasing office to confirm they have units open for voucher holders right now.

You have a medium-sized dog. The 60 lb weight limit with 2 pets allowed puts Creekview above average for tax credit properties, where 25 to 40 lb caps are common. If you have a Lab mix or a mid-size breed, you can actually bring your dog here. Breed restrictions still apply and they’ll screen your pet, so check the restricted list before you apply. If you’re looking at other pet friendly options in East Austin, the weight limits vary a lot from property to property.

You work near the 290/183 corridor. The property sits right off Springdale Road with quick access to both highways. If your job is in the tech corridor along 290 East, Samsung’s Taylor campus, Tesla’s Giga Texas, or the warehouses and distribution centers off Decker Lane, the commute math works.

Skip If

Your household income exceeds the caps. This is the part most renters don’t expect with tax credit properties. You can actually earn too much to qualify. Creekview has units at four different income levels (30%, 40%, 50%, 60% AMI), and each one has a cap based on your household size. A single person earning more than $52,920 per year? You won’t qualify.

Maintenance response time matters to you. I’ll get into the review data below, but the pattern is clear. Multiple residents report waiting weeks or months for repairs on washers, A/C units, and doors. If you’re coming from a property where maintenance shows up in 24 to 48 hours, set your expectations differently here.

You need a car-free lifestyle. This part of 78724 is not walkable. The nearest grocery store is an H-E-B about 2.5 miles southwest on Ed Bluestein Boulevard. There are a few quick food spots along 290, but daily errands require a car. CapMetro Route 237 runs nearby, but buses don’t come as often as central Austin routes.

Ready to See If Creekview Fits Your Situation?

I can tell you whether your income falls within the caps and whether you’d pass their screening before you spend the $18 application fee. If it doesn’t work, I know which nearby LIHTC properties in 78724 and 78723 will.

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Location Deep Dive

What’s Actually Nearby

Creekview sits on Crainway Drive, just off Springdale Road in Northeast Austin’s 78724 zip code. Car-dependent? Yes. Here’s what’s within driving distance:

Groceries: H-E-B on Ed Bluestein Boulevard is about 2.5 miles southwest (7 minute drive). That’s your closest grocery store with a full selection. There’s also a Family Dollar and a few convenience stores within a mile along Springdale and 290.

Food and retail: A handful of restaurants and fast food options line the 290 East service road. Most sit 1.5 to 3 miles west. This isn’t a walkable restaurant corridor.

Parks and outdoor: Big Walnut Creek Nature Preserve is about 2 miles north, and Walter E. Long Metropolitan Park (with its lake) is roughly 4 miles northeast. Both are solid options if you’re into hiking or fishing. LBJ High School athletic fields are within walking distance.

Medical: You’ll find urgent care and pharmacies along Ed Bluestein and Highway 290, about 2 to 3 miles out.

Transit: CapMetro Route 237 runs nearby, but you might wait 30+ minutes for a bus outside rush hour. Highland MetroRail Station is about 5 miles west. You’ll need a car for most daily tasks.

Commute Math

The Tesla and Samsung commutes are the strongest selling points for this location. If you work east of Austin along the 290 corridor, you’re going against traffic both ways. Downtown during rush hour can push past 40 minutes.

The Neighborhood

This stretch of 78724 is quiet and residential. No coffee shops or breweries within walking distance. The nearest competitor, Bridge at Delco Flats, is a quarter mile away (2023 build). Loyola Junction opened in 2025 about two-thirds of a mile east. New construction is going up along this stretch, but it’s still early.

The property itself is gated, which matters here. Several reviewers mentioned feeling safe inside the community. One resident who’s been there a few years said the security was a big reason they stayed.

Pricing and True Cost

How Tax Credit Pricing Works

This is not a standard apartment where everyone pays the same rent. Creekview has multiple AMI tiers, and what you pay depends on what you earn. Here’s the breakdown:

The 40% AMI 2BR at $945 per month for 1,171 square feet is the number that jumps off the page. A market rate 2BR in a 2020 build would cost $1,600 to $2,000. That’s a $655 to $1,055 monthly gap.

Net Effective Rent with the Current Special

Creekview is running a reduced first month rent special on 12 month leases. Here’s the math on the most common floor plan, the 60% AMI 1BR:

• Base rent: $1,449/month
• First month rent: $900 (instead of $1,449)
• Savings on first month: $549
• Net effective: ($1,449 x 12 – $549) / 12 = $1,403/month
• Monthly savings: $46

For the 60% AMI 2BR:

• Base rent: $1,732/month
• First month rent: $1,225 (instead of $1,732)
• Savings on first month: $507
• Net effective: ($1,732 x 12 – $507) / 12 = $1,690/month
• Monthly savings: $42

These specials are modest. They knock $42 to $46 off your monthly cost when spread across the lease. The real savings at Creekview come from the LIHTC rent caps, not the specials.

Income qualification note: When they check whether you make enough, they use the base rent number, not the net effective. You need 3x base rent in gross income.

Fee Breakdown

Required Fees (everyone pays):

Optional Fees (if applicable):

The $18 application fee is well below the Austin average of $50 to $75. One of the lowest I’ve seen. The $5 admin fee is also unusually low. Between the two, you’re paying $23 to apply. At most market rate apartments, that number is $50 to $150.

True Monthly Cost Scenario

A renter in a 60% AMI 1BR with one pet:

Water is included in rent, which shaves $30 to $50 off what you’d pay at most apartments. That’s a real perk.

Want to Compare This Property’s True Cost to Nearby Options?

Tax credit income limits are confusing. Tell me your household size and income, and I’ll tell you whether Creekview (or similar LIHTC properties in Austin) could work for your situation.

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Screening Criteria

Screening at a LIHTC property works differently than at a standard apartment. There’s an income floor and an income ceiling. Most renters know about the floor. The ceiling catches people off guard.

Income Requirements: The Floor and the Ceiling

The Floor (minimum income): Based on how Rise Residential screens at their other properties, you need gross monthly income of at least 3x the rent. Between 2.5x and 2.99x, you might get approved with conditions (a guarantor or their Guarantor Waiver Program). Below 2.5x is an automatic no.

The Ceiling (maximum income): This trips people up. You can earn too much. Creekview has units at four AMI levels (30%, 40%, 50%, 60%), and each one has an income cap. The property’s own listing on ApartmentFinder shows these caps:

HUD updates these numbers every year. Check with the leasing office before you apply, because what’s online might be a year behind. If you earn more than your household’s cap, you won’t qualify regardless of credit or history.

Income Qualification by Floor Plan

At the 40% AMI tier, the math shifts dramatically:

That $13.63/hour threshold at 40% AMI is reachable for a lot of renters who get shut out at market rate properties.

Other Screening Factors

Rise Residential doesn’t publish Creekview’s exact screening rules online. But they do at their other properties, and here’s what I’d expect based on those:

• Rental history: They want a clean record. No lease defaults, no damages, no evictions in the past 5 years.
• Credit: No published credit score minimum anywhere online. They run your credit through an outside screening company and look at payment history and what you owe. At most LIHTC properties in Austin, credit matters less than at regular apartments. But collections and property debt will still flag you.
• Background: They run a criminal background check. No published info on how far back they look at Creekview. Ask the leasing office.
• Documentation: Expect more paperwork than a regular apartment. The tax credit program means they have to verify every source of income in your household. Bring paystubs (2 to 4 months), tax returns, W-2s, and any other income documentation. If you work for yourself, bank statements and tax returns will be needed.

What Gets You Denied

• Income below 2.5x rent (automatic denial at Rise properties)
• Income above the AMI cap for the unit you’re going for
• Eviction filings within the past 5 years
• Active property debt (money owed to a previous landlord)
• Fake or altered income documents (Rise Residential uses Snappt to catch doctored paystubs at some properties)
• Missing income paperwork (they need everything, and they check)

Here’s what working with a locator looks like here: I can tell you whether your income clears the floor and the ceiling before you turn in paperwork. I’ll tell you which documents they’ll want so you’re not making four trips to the office. If Creekview looks tight, I know which nearby communities have more room. Got credit or background issues on top of the income question? Check our second chance apartments guide for how that works across Austin.

Resident Reviews Decoded

Review Pattern Analysis

Google is the only source with real volume here. ApartmentRatings? Zero reviews. Yelp? Zero. Apartments.com? Also zero. ForRent carries three reviews with details that don’t appear on Google. Birdeye aggregates Google but one snippet adds gym equipment detail. So what you’re reading below comes mostly from 85 Google reviews plus the three ForRent reviews.

What’s Working

The leasing staff gets consistent praise. Bobby (also spelled “Boby”) appears in multiple 5-star reviews for being patient, answering questions thoroughly, and making the move-in process smooth. Stacey (the onsite manager) was called “wonderful” by a resident who said her maintenance team gave quick response. Stephanie was praised for making the move-in experience welcoming.

That’s three staff members called out by name in positive reviews. I don’t see that often.

Residents who’ve been there a while tend to be happy. Joseph has been there two years with no problems and plans to renew. Laquita has lived there since 2021 and “love[s] to be here.” Donna stayed 17 months and called it a “great place to live.” Lestie has been there a few years and praised the location and office staff.

What’s Not Working

Maintenance is the pain point. Joselyn described a washing machine broken for six months with repeated office visits that led nowhere. Elaine described recurring A/C leaks that lift floor panels, plus a heater that smokes and triggers alarms. Weston complained about an unresolved dryer and wall issue with “lack of communication.” And Fanny (translated from Spanish) said there hadn’t been any maintenance for a while and the office was closed a lot.

That’s four different residents, across more than a year of reviews, describing the same basic problem.

Common area cleanliness is the second issue. Trudy called the parking lot “literally a landfill” with trash “always out of control.” Shae posted photos of overflowing trash and called it “a health hazard.” Boosie described dirty hallways and was told the pressure washer was broken or at a sister property. Trudy’s expanded Birdeye review also mentioned broken gym equipment.

One ForRent review raises a pest and mold concern: “infested with Phorid flies” and “mold in bathrooms that’s been painted over.” A separate ForRent review talks about a security problem with another resident “trying to break into other tenants apartments,” with management reportedly not doing anything about it.

These are single reports on a platform with almost no volume, so I can’t call them patterns. But they’re worth knowing, especially the mold claim. A different ForRent reviewer (a senior citizen) said the opposite: “no problem with insects or rodents.” The split could come down to specific buildings or units.

Management does respond to reviews, which is better than a lot of LIHTC properties I track. But the responses lean heavily on templates. “We truly appreciate your support!” shows up word for word across multiple replies. When someone leaves a negative review, the response mentions the concern but rarely says what they actually did about it. That’s a missed opportunity.

One review (Trudy) claims the property gives “discounts to leave good reviews.” I can’t verify that. But it matters when you see enthusiastic 5-star ratings right next to detailed negative reviews.

The Uncomfortable Truth

No listing site will write this section. I’m not trying to talk you out of applying. I want you to know what you’re signing up for.

Maintenance Backlogs Are Real

Six months for a broken washing machine isn’t an outlier at this property. Multiple reviews across more than a year describe the same cycle: you report it, they say they’ll send someone, nobody comes. Elaine’s A/C leak has been happening “every year.” Every year. That’s not a one-time fix gone wrong. That points to something in the building itself. And for a property built in 2020? That’s unusual. It usually means not enough maintenance staff, or repairs getting put off.

The Common Areas Tell a Different Story Than the Units

The units themselves are modern and nicely finished. But reviews about the exterior paint a different picture. Overflowing dumpsters, dirty hallways, and a parking lot described as a “landfill” by more than one reviewer.

Joseph (a satisfied resident of two years) pushed back on the trash complaints, saying “it do not have trash all over the place like people’s posted, is stay clean.” So it’s possible the situation has improved or varies by building. But enough people have said it, over enough months, that it’s been a real problem at some point.

The Third-Party Call Center Problem

Trudy’s review mentions that Creekview uses a third-party call center to answer phones, which makes it hard to reach the actual office staff. When maintenance is already the top complaint, that extra step between you and the people who can help matters. If you need to talk to someone about a repair, you may need to visit the office in person during business hours (8:30 to 5:30, Monday through Friday).

Ready to Move Forward, or Want to See Alternatives?

You’ve seen the honest picture. If Creekview still fits, I can walk you through the application. If you want to compare it to other LIHTC options in 78724 or nearby zip codes, I can pull those too.

Get started here

FAQ

Is Creekview Apartments income restricted?

Yes. Creekview is a LIHTC property with units at four AMI tiers (30%, 40%, 50%, 60%). Your rent is based on which tier your income puts you in. You need to earn below the cap and above the minimum.

Does Creekview accept Section 8 vouchers?

It does. LIHTC properties are required by law to accept Housing Choice Vouchers. Call (512) 871-0873 to check current availability for voucher holders.

What’s the income limit for Creekview Apartments?

Depends on your household size. According to the property’s own listing, a single person can earn up to $52,920 per year. A four person household caps at $75,600. HUD updates these limits annually, so confirm the current numbers with the leasing office.

Does Creekview have washers and dryers in the unit?

Units have washer/dryer connections that fit full size machines. Some units come with machines supplied, others are hookups only. Confirm which setup your unit has before signing.

How is maintenance at Creekview?

Mixed. Residents who’ve been there a while, like Joseph and Donna, say maintenance is fine. But multiple reviews describe delays of weeks to months for washer repairs, A/C leaks, and other issues. Ask the leasing office about current staffing and how fast they’re turning around work orders.

Is Creekview Apartments safe?

The community is gated. Several Google reviewers said they feel safe here. One ForRent review described a security concern with another resident, but that’s a single report. The gates and the no-smoking policy are the main safety features.

What school district serves Creekview?

Austin ISD. Assigned schools are Jordan Elementary, Dobie Middle School, and LBJ Early College High School.

Does Creekview allow large dogs?

Dogs up to 60 lbs are allowed, with a maximum of 2 pets. There’s a $300 deposit and $200 fee per pet, plus $25 monthly pet rent. Breed restrictions apply, and they’ll run a pet screening before they approve you. If you need a higher weight limit, check the Northeast Austin apartments guide for other options.

Who manages Creekview Apartments?

Rise Residential (also known as Rise PMC). They manage LIHTC properties across Texas. Onsite manager is Stacey F.

How do I apply for Creekview Apartments?

Call the leasing office at (512) 871-0873 or walk in during office hours (Monday through Friday, 8:30 AM to 5:30 PM; Saturday 10 AM to 6 PM; Sunday 1 PM to 5 PM). The application fee is $18 per person. Bring income documentation for every adult in the household.

The Bottom Line

Creekview’s math is straightforward. A 2020 build with solid finishes (granite, stainless, vinyl plank, gas appliances, gated community) at rents that run $400 to $800 below what comparable new construction charges. The $18 application fee barely registers. And if you have a dog, the 60 lb weight limit is generous for a tax credit property.

But the trade off is maintenance. The reviews tell the same story across platforms and timeframes. Plan for slower response times on repairs, and know that the common areas haven’t always matched the quality of the units. The third-party call center makes getting the office on the phone harder than it should be.

This property makes sense if: you earn under the AMI caps and want the newest construction available at LIHTC pricing in East Austin. It also works for Section 8 voucher holders who want a modern unit, or dog owners who need a 60 lb weight limit that most affordable properties don’t offer.

This property doesn’t make sense if: you earn above the income caps, you need maintenance handled within a week, or you want walkable access to grocery and restaurants. It also won’t work if your pet exceeds 60 lbs or falls on the breed restriction list.

My honest take: Creekview is one of the best physical products in Austin’s affordable housing inventory. Six years old. Granite. Gated. In-unit washer/dryer hookups. For the money, you won’t find a newer build at these prices. But the maintenance and common area upkeep need to catch up to what’s inside the units. If you go in knowing that, you’ll know exactly what you’re getting and what you’re giving up.

Need Help Finding the Right Place?

I’ll be straight with you: Creekview doesn’t pay locator commissions. That doesn’t change what I can do. I can tell you whether your income qualifies, help you figure out which AMI tier fits, and compare Creekview to other LIHTC options nearby. If it doesn’t work out, I’ll match you with properties that do.

My service is free. I’m paid a referral fee from the property’s marketing budget at communities that participate. When a property doesn’t pay commissions, I’m upfront about that, but I still help because finding the right place matters more than one referral fee.

If you want to apply directly, call Creekview at (512) 871-0873 or visit the leasing office at 5001 Crainway Drive. 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.