Eryngo Hills Apartments Austin Review: Income Restricted Northeast Austin For Rent

A 1BR in Northeast Austin for $759 a month. Ten weeks free on top of that. And 55 open units to choose from. If you’re doing the math already, good. That’s the right instinct. I track rental pricing across the Austin metro daily through ApartmentData.com and direct community contacts. Eryngo Hills keeps showing up because the numbers are hard to ignore. A net effective rent of $613 on a 1BR puts this below anything else in the 78724 zip code right now.

But here’s what the listing sites won’t tell you: this property has changed management companies, changed names, and is running over 20% vacancy in a market where 10-15% is the norm. The 10 weeks free isn’t generosity. It’s a building trying to fill units while new ownership tries to get this place back on track. And the review history is split right down the middle, with the last three months looking genuinely different from the year before.

That’s what this review is for. Not the marketing copy. The real math, the real screening criteria, and the real trade-offs.

Quick Facts

The 3.4 Google rating tells part of the story. The 2.5 on ApartmentRatings tells another part. And the 4.3 on Apartments.com, where residents get reward points for leaving reviews, tells a third. I’ll break down what’s actually happening across all three platforms below.

Who Eryngo Hills Works For

You earn between $22,770 and $57,840 a year. This is an income restricted property with both a floor and a ceiling. The 2.5x income requirement means you need at least $1,898/month gross to qualify for the cheapest 1BR at $759. But the income cap means a single person earning over $57,840 can’t qualify at all. That window covers a lot of service industry workers, retail employees, teachers, nurses, and techs.

You need a three bedroom under $1,100 in Austin city limits. The average three bedroom in Austin runs $2,228 right now. At Eryngo Hills, you’re looking at $1,049 for 1,100 square feet. With the 10 weeks free, that drops to $848 net effective. That’s 52.9% below the Austin city average, per ApartmentHomeLiving’s numbers pulled today.

You have a pet over 50 pounds. They don’t list any breed restrictions or weight limits. Most Austin apartments cap at 50 to 75 pounds. The $300 deposit and $25/month pet rent are both less than what most places charge.

You need to move fast with minimal upfront cash. A $25 application fee and $150 to $350 security deposit (depending on bedroom count) is about as low as it gets. Compare that to the $50 to $150 application fees and $500 to $1,200 deposits that most Austin apartments charge.

Who Should Think Twice

You need reliable maintenance turnaround times. Six of the Google reviews with text talk about maintenance delays that went on for weeks, sometimes months. One resident waited over five months for basic repairs. The maintenance supervisor Chris gets praised by name in three reviews, but having one good tech doesn’t fix a system that’s slow to respond.

You don’t have a car. Walk Score is 20. Transit score is 0. The nearest HEB is 4 miles away. The nearest rail station is a 7 minute drive. This is a car dependent location, and there’s no getting around that.

You’re above the income ceiling. If you’re a single person earning over $57,840, you can’t qualify here regardless of how good the deal looks. It’s an affordable housing property with hard income caps.

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Location: What’s Actually Around 9345 US-290

Eryngo Hills sits on the east side of US-290 in the Walnut Creek area, about 8 miles northeast of downtown Austin. The property is named after the eryngo wildflower that grows at the Indiangrass Wildlife Sanctuary next door, which is a nice touch. It’s also right on a highway, which is less of a nice touch.

What’s Nearby

The Walnut Creek Retail Center is 1.6 miles south on Cross Park Drive. La Michoacana Meat Market is 3.5 miles out off I-35. HEB at 1801 E 51st Street is 4 miles and about 8 minutes by car. No grocery store is within walking distance.

Cross Creek Hospital is 2.6 miles, about 5 minutes. Dell Children’s Medical Center is 4.3 miles. Walnut Creek Shopping Center is 1.7 miles and handles the basics. There’s a Goodwill at Clock Tower Drive, 3.25 miles out. For anything beyond basics, you’re driving to the I-35 corridor or east on 290 toward Manor.

Commute Times

The airport commute is actually not bad from here. And one Apartments.com resident specifically mentioned the 16 minute commute to Del Valle as a reason they chose the property. If you work at Tesla, Samsung (Taylor, further out), or any of the warehouse and distribution centers off 290 East, this location makes practical sense. If you’re also looking at North Austin, 78724 is technically the eastern edge of what most people call North Austin.

The Honest Read on This Area

Walnut Creek is not walkable. The property fronts a highway. Two different noise rating sites disagree here. HowLoud says traffic is “busy” (61/100). LocalLogic rates noise at 90/100 and says there’s basically nothing loud nearby. In my experience, highway frontage means highway noise, especially on lower floors facing 290.

The schools zoned here have GreatSchools ratings of 1 to 2 out of 10 (Jordan Elementary 1/10, Dobie Middle 1/10, LBJ Early College High School 2/10). Those are public ratings from GreatSchools.org, not my judgment.

The property is gated, and a recent Google review from two months ago mentions new 24 hour security being added. Older reviews (8 to 12 months back) mentioned a broken gate and dark parking areas. I’d check on a tour whether they’ve actually fixed those since the new management took over.

Pricing and True Cost

Current Floor Plans

Availability is high. The property website lists over 55 open units across all three floor plans right now. That’s roughly 22% of the building sitting empty.

Net Effective Rent Calculation

Here’s the math on the most common unit, a 2BR at $949/month with 10 weeks free on a 12 month lease:

• 10 weeks = 70 free days
• Daily multiplier: (365 − 70) ÷ 365 = 0.8082
• $949 × 0.8082 = $767/month net effective
• Monthly savings: $949 − $767 = $182/month
• Annual savings: $182 × 12 = $2,184

That $767 for a two bedroom is 48.9% below the Austin average ($1,857 according to ApartmentHomeLiving).

Required Fees

Optional Fees

A note on deposits: The standard deposit is $150 / $250 / $350 by bedroom count. But AffordableHousing.com’s fine print says the deposit can go up depending on what shows up in your screening. ApartmentHomeLiving shows $1,150 for a 2BR and $1,450 for a 3BR on specific unit listings, which are likely the adjusted deposits after screening flags something. So if your credit, rental history, or background has issues, expect the deposit to jump. Ask the leasing office what your specific deposit would be before you apply.

True Monthly Cost (2BR with One Pet)

Here’s something most listing sites don’t call out: the property covers water, sewer, trash pickup, and pest control. You only pay for electricity and gas. Most Austin apartments charge renters $60 to $120/month for those same services on top of rent. At Eryngo Hills, they’re included. That makes the true monthly cost here even lower than it already looks.

What You’re Actually Saving

At a typical Austin apartment charging $949/month rent plus $35 valet trash, $8 pest control, and $55 water/sewer, your real monthly cost is $1,047. At Eryngo Hills, your real monthly cost on the same $949 2BR is $974 (just adding pet rent if you have a pet) or $949 flat if you don’t. That’s roughly $75 to $100/month less than a similar place that makes you pay for those on top of rent.

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

The net effective math here looks strong on paper. I can run the same calculation against similar Northeast Austin properties so you see the full picture before you apply.

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Screening Criteria

Income Qualification Window

This is where Eryngo Hills gets different from most properties. You have both a floor and a ceiling because of the income restrictions.

Floor (minimum income at 2.5x rent):

Ceiling (maximum income by household size):

The 2.5x income requirement is below the Austin standard of 3x. Most Austin apartments need 3x rent. At 2.5x, someone earning $11/hour full time can qualify for the cheapest 1BR here, while the same person would need to earn $13.15/hour to qualify at most other properties. That math matters if you’re working retail, food service, or entry level healthcare.

Student status limitations apply. The property’s floor plans page says this directly. Full time students sometimes can’t qualify at places like this. If you’re a student, check with the leasing office before applying.

Credit and Background

The property doesn’t publish a credit score minimum, background check policy, eviction lookback period, or where they stand on felonies anywhere online. The application checklist page on their website wouldn’t load when I checked, and none of the listing sites have it either. A background check is required (confirmed on AffordableHousing.com), but no thresholds are published. [VERIFY: Call (512) 580-3433 and ask for specific credit, eviction, and background thresholds before applying.]

If you’re dealing with credit or background issues on top of income limits, the second chance apartments guide breaks down exactly how that works across the Austin market. Based on how this type of affordable property typically works, income verification will involve more paperwork than at a regular apartment. Tax returns, W-2s, and pay stubs are all likely required. You’ll probably have to prove your income again every year when you renew. If your income goes above the cap during your lease, you’re usually grandfathered until renewal.

Application Process

1. Apply online through the RentCafe portal or visit the leasing office
2. Pay $25 application fee ($20 for each additional adult)
3. Income and student status verification (more documents than a standard property)
4. Screening decision

Here’s what separates working with a locator from applying blind: I can tell you whether your income, credit, and rental history are likely to pass Eryngo Hills’ screening before you spend $25 finding out. If this property looks tight for your situation, I know which Northeast Austin communities have more flexibility.

Resident Reviews Decoded

Review Pattern Analysis

The Staff Story

The biggest thing that stands out is the staff. Lanna (the new property manager) shows up in 7 reviews, nearly all from the last three months. Melissa (leasing) shows up in 6, mostly from people renewing. Chris (maintenance supervisor) gets named in 3 reviews for fast repair work. Makayla (office) shows up in 3 including one negative that said she was the only good staff member.

When different people who don’t know each other are all naming the same staff members, that usually means something real. It’s harder to fake than generic “great community” language.

The Maintenance Contradiction

Chris the maintenance supervisor gets personally praised three times. “Professional and swift.” “Super proactive.” “Fixed everything that was needed.” But the system around him still has problems. One resident waited a month for a water leak fix. Another described five months of delays. The most recent negative review (5 days before the upload) says “it takes weeks to get anything fixed.”

What I think is happening: the on site maintenance team has improved under new leadership. The stuff that piled up under the old management hasn’t been cleared yet. Both things can be true at the same time.

Management Response Pattern

How management responds to reviews changed when the company running the property changed. Under Willow Bridge (12+ months ago), responses were copy and paste templates. One reviewer specifically called out the “sorry please reach out, we take issues seriously” response getting pasted on every negative review.

Under Avita (recent months), responses are more personalized. They name the staff member who was praised. They mention specific things the person did. That’s a small thing, but it tells you someone in the office is actually reading the reviews instead of running a script.

One weird detail: owner responses over the past year give three different phone numbers. (844) 383-1945, (512) 928-2339, and (512) 580-3433. If you’re trying to reach the office, use the number on the property website directly.

The Uncomfortable Truth

No listing site will write this section.

This Property Changed Hands, Changed Names, and Changed Management. That’s a Lot of Change in a Short Window.

Eryngo Hills was Rosemont at Hidden Creek until 2021, when Davis Companies and Hayden Glade (an investment group focused on affordable housing) bought it, renamed it, and put money into renovations. The property website still says “managed by Willow Bridge” in its marketing copy. But the footer says Avita Property Management. And Avita lists the property in their own portfolio.

That’s an investment group buying the building, a new management company taking over, and the on site team getting replaced. The positive reviews from the last three months are real. So are the reviews from 8 to 12 months ago describing unanswered phones, $400 fee disputes, and people being told units were open when they weren’t. Those are two different operations at the same address.

Three months of positive reviews under new management is encouraging. It’s not a track record.

The Incentivized Ratings Gap

Here’s something you won’t find on any listing site. Eryngo Hills carries three different ratings:

• 4.3 on Apartments.com (53 reviews, where residents get reward points for posting)
• 3.4 on Google (169 reviews, no incentive)
• 2.5 on ApartmentRatings (47 reviews, no incentive)

That’s a 1.8 point spread between the platform that pays people to review and the lowest one that doesn’t. Every Apartments.com review I read includes a note saying residents may get reward points for posting during their lease. That doesn’t mean the reviews are fake. It does mean happy residents are more likely to leave a review when there’s something in it for them.

When I’m comparing properties for clients, I put more stock in the reviews where nobody got anything for posting. At Eryngo Hills, that puts the real baseline somewhere between 2.5 and 3.4.

The Vacancy Tells You Something

Over 55 open units out of 250 is a vacancy rate above 22%. Austin’s metro vacancy sits around 10 to 15%. This property is running well above that, which is why you’re seeing 10 weeks free, rent cuts (the 1BR dropped from $950 to $759 in about three months), and a management company whose whole business is taking over struggling properties and turning them around.

That vacancy works in your favor right now: more units to choose from, maximum negotiating room, and a leasing office motivated to say yes. But once a property like this fills back up, rent usually goes up.

Ready to Move Forward, or Want to See Alternatives?

I’ve helped clients at properties going through exactly this kind of transition. I can tell you whether the timing is right to lock in the current deal, or whether nearby options are a safer bet.

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FAQ

Is Eryngo Hills the same as Rosemont at Hidden Creek?

Yes. The property at 9345 US-290 was Rosemont at Hidden Creek until 2021, when new ownership renamed it Eryngo Hills and put money into renovations. Many older reviews on ApartmentRatings and Google predate the rebrand.

Does Eryngo Hills have income limits?

Yes. This is an income restricted property. A single person can’t earn more than $57,840/year. A household of two is capped at $66,120. The limits go up with household size. You also need at least 2.5x the rent in gross income, so there’s a floor too.

What’s included in the rent at Eryngo Hills?

The property covers water, sewer, trash pickup, and pest control. You pay for electricity and gas on your own. That’s a real savings compared to most Austin apartments, which charge you $60 to $120/month for those same services. You get W/D hookups but no washer or dryer. You’ll need to bring your own or rent them.

Does Eryngo Hills accept pets?

Yes. Up to 2 pets with no published breed or weight restrictions. $300 one time deposit per pet and $25/month pet rent per pet. If you have an ESA or service animal, federal law says they can’t charge you the deposit or pet rent.

What is the application fee at Eryngo Hills?

$25 for the first applicant, $20 for each additional adult over 18. That’s well below the Austin average of $50 to $150.

Who manages Eryngo Hills now?

Avita Property Management, an Austin based company that takes over struggling apartment buildings and turns them around. They replaced Willow Bridge within the past several months.

Is Eryngo Hills safe?

I can’t make safety claims under Fair Housing guidelines. What the data shows: 7 of 169 Google reviews tag “safety” as a topic. A review from 8 months ago mentioned gunfire and a broken gate. A review from 2 months ago mentions new 24 hour security being added. The property is gated and lists night patrol as an amenity.

Can full time students qualify at Eryngo Hills?

The property’s own website says “student status limitations apply.” This is standard at income restricted and tax credit properties. Call the leasing office and ask if being a student changes anything for you.

How far is Eryngo Hills from downtown Austin?

About 8 miles northeast, roughly 15 minutes off-peak and 25 to 35 minutes during rush hour. The property is right off US-290 with access to I-35 and SH-130.

The Bottom Line

The math at Eryngo Hills is the strongest part of the pitch. A $767 net effective two bedroom or a $613 one bedroom, both in Austin city limits, both below half the citywide average. The $25 application fee and $150 to $350 deposit keep upfront costs lower than almost anything else on the market. And the 2.5x income requirement instead of the standard 3x opens the door for renters earning $11 to $15 an hour.

The catch is everything that comes with the math. This is a property in transition. New management, new name, new security, new staff. The reviews from three months ago look genuinely different from the reviews a year ago. Whether that holds or slides back is the bet you’re making.

This property makes sense if:

• Your income falls in the right range (floor and ceiling)
• You prioritize low rent and low upfront costs over building amenities and walkability
• You’re comfortable with a car dependent Northeast Austin location
• You can check unit condition yourself on the tour (look at the vinyl flooring, fixtures, and A/C)

If you’re also looking at options in other parts of the city, I cover South Austin and Downtown too, though those areas tend to run higher rents with stricter screening.

This property doesn’t make sense if:

• You need walkable access to groceries, transit, or nightlife
• Fast maintenance response is a must for you
• You earn above the income cap
• You want a management company that’s been running this specific property for years, not months

My honest take: the deal is real, the improvements are real, and the risks are real. Tour the specific unit you’d be signing for, not a model. Check the A/C, the flooring, and the light fixtures. And lock in the current pricing if you can, because 22% vacancy and 10 weeks free won’t last forever.

Need Help Deciding?

If you want a locator in your corner: My service is free. (Here’s more about how I work.) The apartment community pays a referral fee from their marketing budget, and your rent stays exactly the same. I can check your numbers against Eryngo Hills’ criteria, compare the real costs to nearby properties, and follow up if your application gets stuck. That matters at a property where management just changed and the leasing team is still getting their feet under them.

If you want to go on your own: No hard feelings. Apply through the property website. 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.
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