Davies Ranch Apartments Austin Review: 360 Units Built in 2020, $1,060–$1,671 Rent, and a $1,500 Gift Card — For Rent

Davies Ranch keeps showing up when people search for newer apartments on Dessau Road. I get why. Built in 2020, 360 units, gated entry with a gate attendant, and rent that starts at $1,060 for a one bedroom. For the Tech Ridge corridor, those numbers are competitive. I’ve tracked pricing across 1,000+ Austin properties, and Davies Ranch lands right between the cheaper older options on Dessau (Parmer Place, Bristol Heights) and the pricier new builds like Lucent and Progress at Tech Ridge.

But here’s what listing sites won’t tell you: this property doesn’t pay locator referral fees. Zero. That means I have no financial incentive to recommend it and no reason to sugarcoat anything. So what you’re reading here is what I’d actually tell you if we were on the phone.

Quick Facts

The 4.3 Google rating across 232 reviews tells most of the story. That’s solid for a property this size. Most are 5 stars, but there’s a cluster of 1-star reviews tied to a former manager and towing disputes. I’ll get into what’s actually driving those numbers below.

Best For

You want a newer build on a budget in Northeast Austin. Davies Ranch is only six years old. That matters. You’re getting 9-foot ceilings, granite counters, vinyl plank flooring, and gas appliances in units that haven’t been through a decade of wear. At $1,060 for a 665 sq ft one bedroom, it undercuts Lucent ($1,173+) and Progress at Tech Ridge ($1,307+) and the finishes are basically the same. Your budget caps around $1,100 for a one bedroom and you want something built this decade? Your options on Dessau narrow to Davies Ranch and maybe Altair Tech Ridge.

You have a pet under 80 lbs. Two pets allowed at 80 lbs each with a $350 pet fee you won’t get back and $15/month per pet. Not bad compared to many Northeast Austin properties charging $300–$500 deposits plus $25–$35/month. The catch: breed restrictions apply, and they make you go through a third-party pet screening before move in. If you’re looking for a pet friendly apartment, get the breed list from the leasing office before you apply.

You work near Tech Ridge, Samsung, or Dell Parmer. The property sits on Dessau just south of Parmer Lane. Samsung’s Austin campus is about 3 miles east on Parmer. Dell’s Parmer campus is roughly 5 miles west. The Domain is about 8 miles. If your commute runs along Parmer or north, this location works. If you’re commuting downtown, read the Location section before deciding.

Skip If

You need a 3-month lease for a short stay and can’t handle fluctuating rent. The minimum lease is just 3 months, which is rare. But Davies Ranch uses YieldStar, which means their pricing changes daily based on how many units are empty, when you move in, and how long you sign for. The rent you see today could shift $50–$100 by tomorrow. Short-term leases also don’t qualify for the best pricing. Ask for a lease term comparison before you apply.

You’ve had problems with towing at previous apartments. Towing keeps coming up in the reviews. Parking enforcement is strict: reserved spots cost $40/month, and cars without proper permits get towed. Multiple reviews bring it up. If parking flexibility matters to you, this place will bug you.

Noise between units is a dealbreaker. Noise between floors comes up in several reviews. 2020 construction uses modern materials, but this is a wood-frame building with shared walls and ceilings. If you’re a light sleeper or work nights, ask about top-floor availability.

Ready to See If Davies Ranch Fits Your Situation?

I can tell you whether you’d get approved here before you spend the $75 application fee. If it doesn’t look good, I know which nearby properties will work better.

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Location Deep Dive

What’s Actually Nearby

Davies Ranch sits on Dessau Road just south of East Parmer Lane, in the Tech Ridge corridor of Northeast Austin. For groceries, you’ve got an H-E-B on Tech Ridge Boulevard (about 1.5 miles north, 5-minute drive) and a Walmart Supercenter off I-35 and Parmer (roughly 2 miles, 6 minutes). The Shops at Tech Ridge are less than 2 miles north with Target, Ross, and a handful of chain restaurants.

For dining, you’re looking at chains along Parmer and Tech Ridge Boulevard: Chili’s, Panda Express, Whataburger, a few taco spots. Don’t expect to walk anywhere for dinner. You’ll drive.

Harris Branch Park is about a mile east. Parmer Lane runs east-west just to the north, connecting to I-35 in about 2 miles. The Tech Ridge Park & Ride is about 1.5 miles north and connects to the 801 MetroRapid, which runs south along Lamar all the way to Southpark Meadows with stops at The Domain, UT, and downtown.

Commute Math

The I-35/Parmer interchange is your lifeline and your headache. Heading south toward downtown during morning rush, expect 35–50 minutes. Heading north toward Round Rock or Georgetown is easier. If you work in the tech corridor along Parmer or near The Domain, commute times stay manageable.

Neighborhood Vibe

This stretch of Dessau is suburban and car-dependent. It’s not trendy, and it’s not trying to be.

The area has grown fast since 2018, with multiple new apartment communities within a half mile. That’s a lot of apartments fighting for tenants, which means better deals for you right now.

You’re in Manor ISD out here: Pioneer Crossing Elementary, Decker Middle, and Manor New Technology High School. That’s worth knowing if schools matter for your search.

One thing listing sites won’t mention: the Dessau corridor has a mix of newer builds (2019–2024) and older properties from the 2003–2008 era. Davies Ranch is on the newer end. Driving up and down Dessau, you’ll see the quality difference between the 2020 build and the renovated 2003 properties across the street.

Pricing and True Cost

Floor Plans

All units include full-size washer/dryer connections (not in-unit machines). You’ll need to buy or rent your own.

About That $1,500 Gift Card

The current special is a $1,500 Visa gift card for new residents on select two bedroom apartments, running through 11/26/2026. This isn’t traditional “months free” rent. It’s a one-time gift card after you move in.

Here’s how to think about it: on a 12-month lease for the $1,301/month two bedroom, that $1,500 gift card breaks down to about $125/month in savings. That drops your real monthly cost to around $1,176. Shorter lease? The per-month value goes up. Longer lease? It goes down.

It’s real money, but it’s not the same as months free, which actually lowers what you need to earn to qualify. You still have to show income based on the full advertised rent. Use the net effective rent calculator to see how it stacks up against places giving you actual months free.

Fee Breakdown

Required fees (everyone pays):

Optional fees (if applicable):

Important: Apartments.com lists a mandatory $50/month “Facilities Fee” that wasn’t in the property info I have. If that’s current, it adds $600/year to your cost. Ask the leasing office if they’re charging this and what it covers before you sign.

True Monthly Cost Scenario

A renter in the 1BR/1BA (692 sq ft) with one pet and no reserved parking:

• Base rent: $1,070
• Pet rent: $15
• True monthly cost: $1,085
• If the $50/month Facilities Fee applies: $1,135

Over a year, that’s $13,020–$13,620, plus the $350 pet fee when you move in and the $200 admin fee.

Compare that to the advertised $1,070. Without the Facilities Fee, the gap is small. With it, you’re at $1,135 before parking. Add reserved parking ($40–$65/month depending on which number is current) and you’re looking at $1,175–$1,200/month. That gap between the listing price and what you’ll actually pay each month? It matters. Here’s more on hidden renting costs if you want to dig in.

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

I track pricing across Dessau Road and the Tech Ridge corridor daily. If you want a comparison of Davies Ranch against Bristol Heights, Parmer Place, Lucent, or Altair Tech Ridge — with net effective rent and real fees — I can build that for you.

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Screening Criteria

Davies Ranch doesn’t publish detailed screening criteria. I looked. Here’s what I know based on the building and the management company, and what you should ask before applying.

Income Requirement

They don’t list their income requirement anywhere. Not on their website, not on Apartments.com, not on Trulia. For a property built in 2020 and managed by ARI Apartment Management, 3x rent is the standard. Confirm with the leasing office before applying.

At the lowest 1BR rent of $1,060, you’d need about $18.35/hour working full time to qualify. That’s manageable for a lot of Austin renters, but tight if your hourly wage is closer to minimum. If your income falls short, ask about third-party guarantee options.

Credit Expectations

No published minimum credit score. I checked the property website, Apartments.com, and Trulia. None list a specific number.

For a newer property with these finishes and this management company, I’d expect they want something in the 580–620 range to approve you without a bigger deposit. Below that? You’re probably looking at a higher deposit or needing something extra to get approved. If your credit score is a concern, ask the leasing office directly before paying the $75 application fee.

What Gets You Denied

Based on what I’d expect from a newer property like this:

• Money owed to a previous landlord (most properties auto-decline for this)
• Recent eviction filings (lookback period not published, ask the leasing office)
• Not enough documented income
• Failed pet screening (your dog’s breed is on their restricted list)
• Fake or falsified documents on your application

Application Process

1. Apply online or at the leasing office
2. Pay $75 application fee per applicant (non-refundable)
3. You’ll usually hear back in 1–3 business days
4. If approved, pay $200 admin fee and security deposit to secure your unit

Here’s what separates working with a locator from applying blind: I can tell you whether your income, credit, and rental history would likely get you approved at Davies Ranch before you spend $75 finding out. If Davies Ranch looks tight for your situation, I know which nearby communities have more flexibility. And even though this property doesn’t pay locator fees, I still help people figure out where to apply. Learn more about the Austin apartment application process.

Resident Reviews Decoded

Pattern Analysis

What Residents Actually Say

Staff gets the highest marks. 73 of 232 Google reviews call out “helpful staff” and another 21 say “welcoming staff.” Individual staff members come up by name over and over: Angelica, Mardie, Estella, Delaney, and Amber on the leasing side. Alexander Garcia on the maintenance team has close to 20 individual shout-outs across Google and ApartmentRatings. Roberto Rivera and Rayme get recurring praise too. You don’t see that very often. Most properties get generic “great staff” reviews. When someone’s name shows up 15+ times, that person is doing real work.

Maintenance is the other thing that keeps coming up. Alexander Garcia is the standout. Fast AC repairs, same-day dishwasher replacements, emergency calls answered quickly. “Quick maintenance” shows up 12 times on Google alone. On ApartmentRatings, maintenance comes up more than anything else: 11 mentions across 32 reviews. One resident who’d been there 2.5 years called maintenance “super fast” and “always up to the mark.”

The negative reviews cluster around four issues. Towing is the most common complaint. Move-out damage charges come second: one person got billed $462 for a fridge replacement and $167 for a dishwasher, both blamed on pest damage. Noise between units is third. On both ForRent.com and Google, you’ll find complaints about noise that “took months” to get sorted out. And one ForRent review is a rough read: water leaking through bedroom windows and smoke alarms during a storm, pests in the kitchen and bathrooms, and a smoke smell seeping through from a neighboring unit that went unresolved. That one’s worth reading in full before you sign.

Management recently turned over. Several reviews from 3–9 months ago go after a previous manager (Jackie) hard. One says the property “finally decided to terminate” that manager’s contract. The current manager, Estella, has been pulling positive reviews since taking over. A separate negative review on Yahoo brings up broken front gates “rarely closed” and a homeless camp across the street, though that seems to be from the old management era.

Management responds to every review. Mostly template responses, but they’re consistent and fast about it. They ask unhappy reviewers to email them directly. You’d be surprised how many properties just ignore bad reviews entirely.

One ApartmentRatings reviewer who lived there 2.5 years listed the real downsides: non-reserved parking fills up, dumpsters overflow because residents produce a lot of trash, internet options are limited to AT&T and Spectrum (no Google Fiber or Astound), and Dessau/Parmer traffic is getting worse as more apartments get built nearby.

The Uncomfortable Truth

No listing site will write this section. I’m not trying to kill the deal. I want you to know what you’re signing up for.

The Towing Problem Is Real

Towing comes up across the past year of reviews. Reserved parking costs $40/month, and enforcement is strict.

Here’s the thing: not everyone hates it. A disabled veteran was glad about the strict enforcement because it finally freed up accessible spaces. But other people came home to find their car gone over minor permit issues. And one long-term resident on ApartmentRatings said non-reserved parking “is mostly filled up now.”

If you park here, make sure your permit is visible and current. Budget for reserved parking if you don’t want to gamble on finding a spot, and ask the leasing office how full the lot actually is before you sign.

Noise Travels Between Units, and It’s Not Just Thin Walls

This is 2020 construction, but it’s still wood-frame with shared walls and floors. So what does that actually mean? At least five people on Google and ForRent.com bring up noise between units. One person described neighbors banging on the ceiling when they hear sounds in the evening. On ForRent, noise issues “took months” to get sorted out. On Google, one Spanish-language post warns that neighbors complain about children playing and laughing. And the smoke-free policy doesn’t stop smells: a cigarette or smoke odor was seeping through one resident’s bathroom from a neighboring unit, unresolved for over a month. If noise or odor transfer is a hard no, ask for a top-floor end unit.

Move-Out Charges Can Surprise You

One person got hit with $462 for a fridge replacement and $167 for a dishwasher at move-out, both tied to pest damage. Someone else put it bluntly: the property “charges you for everything that’s small in the building.” That’s two people out of 232, so take it for what it is. But document the condition of your unit the day you get your keys with photos and video. That’s the best way to fight back if they charge you for something that was already there.

Bugs and Leaking Windows

One ForRent review lays it out: pests in the kitchen and bathrooms, water leaking through the bedroom window and smoke alarms during a storm, and the smoke smell from next door. Being built in 2020 should mean tighter sealing than the older Dessau Road buildings, but bugs and water find a way. Ask the leasing office about their pest control schedule and what they do when water gets in.

YieldStar Pricing Means the Number You See Today Might Change

Davies Ranch uses algorithmic pricing (YieldStar), which means the rent listed today could shift by the time you apply. The rents in this review are a snapshot, not a guarantee. Ask the leasing office for a locked quote on your specific move-in date and lease term before you make a decision. Don’t assume any number on any listing site is what you’ll actually pay.

This Property Doesn’t Pay Locators

I’m including this because it affects your experience. Davies Ranch pays zero referral commission to apartment locators. That means most locators won’t recommend it, and some won’t even mention it exists. It also means you won’t get application fee rebates through a locator at this property. The trade-off: nobody is sending you here because they’re getting paid to. Every positive word in this review is based on data, not commission.

Ready to Move Forward, or Want to See Alternatives?

If Davies Ranch checks your boxes, you can apply directly at the leasing office or through their website. If you want to compare it against other Dessau Road or Tech Ridge options first, I can pull pricing and availability across the corridor. Even though Davies Ranch doesn’t pay locator fees, I can still help you figure out if it’s the best use of your money.

Get started here

FAQ

Does Davies Ranch accept pets?

Yes. Two pets maximum, 80 lb weight limit each, breed restrictions apply. You’ll pay a $350 pet fee (you don’t get it back) and $15/month pet rent per pet. They also require you to go through PetScreening.com.

What’s the minimum lease at Davies Ranch?

Three months. That’s shorter than most Austin apartments (typically 6–12 months minimum). But shorter leases come with higher monthly rent under their YieldStar pricing system.

Does Davies Ranch have in-unit washers and dryers?

No. All units have full-size washer/dryer connections, but you’ll need to provide your own machines. I don’t see an on-site laundry room in their amenity list either.

Is Davies Ranch gated?

Yes. The property has access gates and a gate attendant. The gated entry works based on what I’ve seen in the reviews. One older review did say gates were broken and “rarely closed,” but that was under the old management. Ask them if the gates are working when you tour.

What school district is Davies Ranch in?

Manor ISD. Your schools would be Pioneer Crossing Elementary, Decker Middle School, and Manor New Technology High School.

How far is Davies Ranch from downtown Austin?

About 15 miles. Off-peak, expect a 20-minute drive. During rush hour, 35–50 minutes depending on I-35 traffic.

Does Davies Ranch have EV charging?

Yes. They have EV charging stations on the property.

Is parking free at Davies Ranch?

Open parking is included. Reserved spaces cost $40/month. Fair warning: they tow cars without the right permits, and they’re not shy about it.

What’s the application fee at Davies Ranch?

$75 per applicant, non-refundable. The admin fee is $200.

Does Davies Ranch have a pool and gym?

Yes — pool, fitness center, cinema room, outdoor kitchen, game room, and a dog park with walking trail.

What internet providers are available at Davies Ranch?

AT&T and Spectrum. That’s it. A resident who lived there 2.5 years confirmed those are the only two options. No Google Fiber, no Astound. If fast internet matters for your work, check speeds and pricing with both providers before signing.

The Bottom Line

Davies Ranch does what you’d want a 2020 build in the Tech Ridge corridor to do: give you modern finishes, 9-foot ceilings, and gas appliances at rents that undercut most of the newer competition on Dessau Road. Staff comes through strong across 232 Google reviews, and the maintenance team (Alexander Garcia especially) gets the kind of shout-outs you rarely see. The $1,500 gift card on select two bedrooms sweetens the deal if you’re moving in before November 2026.

The trade-offs are real.

YieldStar pricing means your quoted rent might shift before you sign. Towing enforcement runs hot. Noise between units comes with wood-frame construction. And the management team just turned over, which means you’re betting on the new leadership continuing the positive trend.

This property makes sense if: you want 2020 construction under $1,100/month for a one bedroom in Northeast Austin, you work along the Parmer/Tech Ridge corridor, your pets are under 80 lbs with no restricted breeds, and you can tolerate strict parking enforcement.

This property doesn’t make sense if: you need to commute downtown daily (35–50 minutes in rush hour kills your time), noise between units is a hard no, you have restricted breed dogs, or you want a locator to handle your application and earn a rebate.

My honest take: Davies Ranch is a solid option in a corridor with a lot of competition. It’s not going to blow you away, but it’s not hiding anything ugly either. For what you get at this price in 78754, it’s one of the better bets on Dessau Road.

Need Help?

If you want to work with a locator: I can compare Davies Ranch against every other property in the Tech Ridge corridor, check whether you’d get approved here, and break down the true monthly cost at each option. My service is free. Properties pay my referral fee from their marketing budgets, and your rent stays the same whether you use me or not. But I’ll be straight with you: Davies Ranch doesn’t pay locator commissions. If you go with this property, I’d appreciate you mentioning Ross Quade / Spirit Real Estate when you apply.

If you want to go solo: Contact Davies Ranch directly at (512) 893-7131 or email info@daviesranch-apts.com. Their leasing office is open Monday–Friday 9am–6pm, Saturday 10am–5pm, Sunday closed. 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.