Forest Creek Village Apartments Austin: $699 Rent in 78704, But Read the Reviews First

When I pull up apartments under $700 in the 78704 zip code, Forest Creek Village is one of the only names that comes back. That price in this part of South Austin should make you curious. It should also make you suspicious.

I’ve tracked pricing across this submarket for years as a licensed apartment locator (TX #679806), and Forest Creek stands out because the math doesn’t add up the way you’d expect. A one bedroom starting at $699, walking distance to St. Edward’s University, right next to Blunn Creek Nature Preserve. On paper, it checks a lot of boxes.

So what’s the catch?

This is a 1969 building. The 2015 renovation updated the floors and finishes. It did not replace the plumbing. It did not add insulation. And 11 out of 63 Google reviewers specifically mention mold. That’s not a coincidence. That’s a pattern. Here’s what that means for your daily life, your wallet, and your health.

Quick Facts

That 3.0 Google rating tells part of the story. The review distribution tells the rest. Five star reviews praising the staff sit right next to one star reviews describing mold and roaches. Almost nothing lands in between. I’ll break down what’s driving that split below.

Best For / Skip If

This Property Works If…

You need a one bedroom under $700 in 78704. That’s the headline. Most one bedrooms in this zip code start at $900 or higher. Forest Creek’s 672 square foot one bedroom at $699 and the 778 square foot unit at $700 are among the lowest rents in the entire South Central submarket. If your budget caps at $750 and you want to stay near South Congress or St. Edward’s, your options are thin. Forest Creek is one of them.

You’re a student or staff member at St. Edward’s University. Campus is 0.7 miles away. That’s a 15 minute walk or a 3 minute drive. Several listing sites market Forest Creek as student housing for this reason, and the proximity is real.

You value outdoor access over interior finishes. Blunn Creek Nature Preserve is practically across the street. Residents mention the creek views, wildlife, and fireflies from their patios. If being surrounded by green space on a tight budget is your priority, you won’t find many other options that come close at this rent. And if you’re also looking for dog friendly apartments in Austin, the 75 pound weight limit here is decent, though not unlimited.

Skip This Property If…

You’re sensitive to mold or have respiratory concerns. Mold is the number one complaint at this property. Period. 11 out of 63 Google reviewers mention it by name. At least one former resident went public about hiring a lawyer over toxic black mold, and a separate reviewer paid for professional testing that came back with dangerous mold levels. This is documented. And it’s recurring.

You need in-unit laundry. No units have washer/dryer connections. The property has three shared laundry rooms (called “Clothes Care Centers”). That’s it.

You can’t absorb unpredictable utility costs. I keep seeing $200+ electric bills mentioned in the reviews for two bedroom units. One resident calculated their total monthly cost at $1,600 for a two bedroom after factoring in utilities. The 1969 construction means minimal insulation, and you’ll feel it on your electric bill every month.

Wondering if Forest Creek Village 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 $35 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

Forest Creek Village sits on St Edwards Drive, just off I-35 South. You’re in the St. Edwards neighborhood of 78704. The location benefits are real, but so is the car dependency.

Walk Score: 37 to 42, depending on the source. That’s “car dependent.” You’ll drive for groceries, errands, and most dining. H-E-B on Oltorf is about 1 mile north. South Congress Avenue with its restaurants and shops is roughly 1.5 miles west. St. David’s South Austin Medical Center is within 2 miles.

The standout is Blunn Creek Nature Preserve. It’s adjacent to the property, and residents praise the creek views, walking trails, and wildlife in review after review. That kind of green space access at sub-$700 rent is unusual for Austin.

Commute Math

You’ll use I-35 for most trips north. During rush hour, I-35 through downtown is one of the worst bottlenecks in Austin, so budget extra time for morning commutes. CapMetro Route 10 runs along South Congress and Route 7 runs on Pleasant Valley, both within about a mile. Neither is convenient enough to replace a car.

Neighborhood Vibe

This isn’t a nightlife area. It’s not walkable retail either.

It’s a quiet pocket thick with trees, sandwiched between St. Edward’s University and I-35. The property sits back from the road, and reviewers describe it as “peaceful” and “Austin-y.” You can hear the creek from some units. You’ll also hear I-35 from others, depending on which building you’re in.

Here’s what I tell clients who are touring: ask which units face the creek side versus the highway side. That detail matters more than the floor plan at this property.

Pricing and True Cost

Floor Plans

Pricing verified from operator data as of late May 2026. RentCafe (SMI’s own listing platform) showed the A2 unit at $750 as of June 8, 2026. Prices shift. Contact the property or reach out to me for the most current numbers.

Why There’s No Net Effective Rent Calculation

Here’s something listing sites won’t show you: not every property runs traditional concessions. Most of my reviews include a concession breakdown showing how “weeks free” specials affect your actual monthly cost. Forest Creek doesn’t work that way. They call their current specials “reduced rents.” No months free. No weeks free. The listed rents ARE the reduced pricing, so what you see is what you pay.

But here’s the catch. “Reduced rents” aren’t guaranteed at renewal. The standard rate for the same floor plans will almost certainly be higher. Plan for a rent increase when your lease ends. I’ll cover this more in the Uncomfortable Truth section.

All the Fees

No valet trash fee. No package locker fee. No amenity fee. The fee structure here is simpler than most Austin properties, and the $35 application fee is well below the $50 to $75 average.

True Monthly Cost: Two Scenarios

Scenario 1: Single renter, 1BR at $699, no pets Base rent: $699. No mandatory monthly fees listed. Estimated electric: $100-$150 (based on resident reports about poor insulation). Total estimated: $799-$849/month.

Scenario 2: Roommates, 2BR/2BA at $1,075, one dog (50 lbs) Base rent: $1,075. Monthly pet rent: $40. Estimated electric: $150-$200+. Total estimated: $1,265-$1,315/month. One reviewer paying for a two bedroom reported total costs hitting $1,600/month after utilities, so plan conservatively.

Specials change. What’s listed above was accurate as of late May 2026. I talk to leasing teams regularly, and offers shift. Reach out for the current numbers.

Want to know what specials are actually available right now?

Fill out the form and I’ll check current availability, pricing, and any move-in offers that aren’t posted online. I can also run the true cost math for your specific situation (pets, parking, utilities) so you know exactly what you’re signing up for.

Screening Criteria

Forest Creek Village doesn’t publish screening criteria online. That’s common for smaller, privately managed properties. Here’s what I’d expect based on the property class and what I’ve seen at similar places.

Income Requirements (Estimated at 3x Rent)

Those numbers assume a standard 3x multiplier. Some Class C properties in Austin use 2.5x, which would lower the threshold. I can verify the actual requirement before you apply.

Credit Expectations

No published minimum. At this property class and price point, here’s what I typically see:

600+ credit: Smooth approval, standard deposit. Most of the Austin market is open to you at this score.

550-599 credit: Likely approved with a higher deposit. Properties at this price point tend to be more flexible than Class A communities.

Below 550 credit: Possible but not guaranteed. Expect additional deposit requirements. If you’re in this range with other issues (broken lease, eviction), talk to me first before spending $35 on an application.

What Typically Gets You Denied

At least one Google reviewer reported being denied and having their deposit kept along with the application fee. So yes, Forest Creek does screen and does reject applicants.

Based on Class C property patterns, here’s what typically gets an auto-decline: active eviction judgments with unpaid property debt, multiple evictions within five years, violent felony convictions within seven years, and insufficient income documentation.

The Application Process

1. Apply online or in person ($35 per applicant)
2. Screening takes 3-11 business days (one reviewer waited 11 days)
3. Approval or denial notification
4. If approved: sign lease, pay admin fee ($50) and any deposits

Fair warning: 11 days for a screening decision is long. If you’re on a tight timeline, that processing speed is going to be a problem.

Here’s what separates working with a locator from applying blind: I can tell you whether you’re likely to qualify before you spend $35 finding out. If Forest Creek’s screening looks tight for your situation, I know which nearby properties have more flexibility and which ones will definitely deny you.

Resident Reviews Decoded

Listing sites show you a 3.0 rating and move on. That number? Useless without context. I read through 63 Google reviews plus dozens more on ApartmentRatings (64 reviews), Yelp (21 reviews), and aggregator sites to find the patterns. Individual complaints don’t tell you much. Repeated themes do.

Review Pattern Analysis

What Residents Praise

The leasing staff gets the most positive mentions by far. Felicia, Ronda, Susan, and maintenance team members Andres and Willie keep showing up by name in review after review. Recent reviews from 2025 and 2026 specifically praise how smooth move-in was. Josh A wrote that Ms. Felicia and Ms. Rhonda “were extremely patient and helpful.” Carlo Garza called out both Felicia and the main maintenance guy for being friendly and responsive.

The staff genuinely tries. You can see it in the reviews.

The Blunn Creek setting is the other consistent winner. Residents describe fireflies, wildlife, creek views from their patios, and a “peaceful” atmosphere. One long term resident wrote they “refer people here all the time” because of the green space.

What Residents Criticize

Mold is the dominant complaint. It shows up in 15+ reviews across platforms, going back years. One ApartmentRatings reviewer paid for professional mold testing that detected dangerous levels of stachybotrys. At least one other reviewer said they hired a lawyer over the issue. This isn’t a problem that’s been fixed. It keeps coming back because the building’s moisture barriers and plumbing date to 1969.

German cockroach infestations appear in 8+ reviews. Daniela B documented roaches with photos and video, noting they “infested electronics and air vents.” Stanley Martinez-Temple’s review about a roach encounter in the shower received 20 likes. That’s the most engagement of any review on the page.

Utility costs show up in 5+ reviews. Poor insulation means electric bills higher than you’d expect for units this size.

How Management Responds

Template responses. Positive reviews get “Thank you for your review!” Negative reviews get either silence or variations of “We’re sorry to hear about your experience.”

One response to a detailed complaint read simply: “Sorry for the way you feel.”

Pay attention to that. How management responds to reviews signals how they’ll handle your maintenance requests. The staff is friendly in person. But when real problems get documented online, the response from the company tells a different story.

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 Mold Problem Is Real and Documented

This is the hardest thing to say about a property where the staff is genuinely nice. But mold shows up in 15+ reviews across platforms, going back years. One reviewer paid for professional testing that found stachybotrys (toxic black mold). Another had a wall torn open during a maintenance visit. Inside: what they called “decades old specimens.” The 2015 renovation replaced floors and finishes. It didn’t address the moisture issues in a building where the plumbing and structure are from 1969.

If you have asthma or respiratory sensitivity, don’t ignore this.

Your Utilities Will Be Higher Than You Expect

Residents keep reporting $200+ electric bills for two bedrooms. That’s on top of rent. The 1969 construction means minimal wall insulation, single pane windows (or early double pane at best), and gas appliances that predate modern efficiency standards. Budget $100-$200 per month for electricity depending on your unit size and season.

That $699 rent looks different when your actual monthly outlay is $850 or more.

“Reduced Rents” May Not Survive Renewal

Forest Creek’s current pricing is listed as “reduced rents” with no traditional concession (no months free). RentCafe data shows the same floor plans at higher prices on other listing sites, with some one bedroom units listed at $750 or higher. That gap tells me your current rent is probably a promotional rate. When your lease ends, expect the renewal offer to be higher.

Ask the leasing office specifically what renewal pricing looks like before you sign. If they can’t give you a straight answer, that tells you something.

Ready to move forward, or want to explore alternatives?

You’ve seen the full picture now. If Forest Creek still makes sense for your budget, I can help you apply and navigate the screening process. If these trade-offs are dealbreakers, I know which nearby South Austin properties offer similar pricing without the same infrastructure concerns.

Frequently Asked Questions

Does Forest Creek Village allow pets?

Yes. Up to 2 pets, 75 pound weight limit per pet. You’ll pay a $200 refundable deposit plus a $150 non-refundable fee per pet, with $40 per month in pet rent. Breed restrictions apply. Pet screening through a third party is not required.

What credit score do I need for Forest Creek Village?

They don’t publish a credit minimum. Based on the property class, I’d expect applicants with 550+ credit to have a reasonable shot. Below that, you’ll likely need compensating factors like higher income or a larger deposit. More on how credit scores affect your apartment options in Austin.

What utilities are included in rent?

They don’t specify. Based on resident reviews, electricity is paid separately and can run $100-$200+ per month due to poor insulation. Gas appliances are a unit feature, which probably means gas is billed separately too. Confirm the full utility breakdown with the leasing office before signing.

How much is the security deposit?

Not published. Application fee is $35 per person, admin fee is $50. Your deposit will depend on your credit and screening results. Ask for a specific quote based on your application.

What are the biggest complaints about Forest Creek Village?

Mold (15+ mentions across platforms), pest infestations (8+ mentions, primarily German cockroaches), high utility bills, and plumbing issues including at least one report of raw sewage leaking from an upper unit. Same complaints, year after year.

Is Forest Creek Village good for commuting?

Depends on where you work. Downtown Austin is 10-12 minutes off peak, 20-30 minutes during rush hour via I-35. St. Edward’s University is a 3 minute drive. The Domain and north Austin employers are 40-55 minutes during rush hour. Compare timing for your specific situation.

When was Forest Creek Village built and renovated?

Built in 1969. Renovated in 2015. The renovation updated interior finishes (wood floors, appliances, fixtures). The building structure, plumbing, and insulation are original or close to it. That explains most of the recurring complaints.

Does Forest Creek Village have on-site laundry?

No in-unit washer/dryer connections. Three shared laundry rooms on site. If in-unit laundry is a requirement, this property won’t work.

The Bottom Line: Is Forest Creek Village Worth It?

The genuine strengths: one bedrooms starting at $699 in 78704, a location adjacent to Blunn Creek Preserve, proximity to St. Edward’s University, leasing staff people actually praise by name, and a simple fee structure with a $35 application fee. Those are real advantages. At this price point, they matter.

The trade-off is just as obvious. This is a 57 year old building where the 2015 renovation was cosmetic, not structural. The mold, pest, plumbing, and utility complaints are products of 1969 construction that no amount of new flooring will fix.

This property makes sense if:

• Your budget is under $750 for a one bedroom and you need a 78704 address
• You’re attending or working at St. Edward’s and proximity is the priority
• You’ve toured the specific unit, inspected for mold, and you’re comfortable with what you see
• You’re planning a shorter lease (6-12 months) rather than committing long term, especially if you can time your move to negotiate better terms

This property doesn’t make sense if:

• You have asthma, allergies, or respiratory sensitivity
• In-unit laundry is a must
• You need reliable, fast maintenance for anything beyond minor repairs
• Your budget is tight enough that a $200 electric bill on top of rent creates a problem

The reality is that Forest Creek Village is one of the last true budget plays in 78704. Whether the trade-offs are worth the savings depends entirely on what you’re willing to accept. That’s a call only you can make with the full picture in front of you.

Need Help?

You’ve got everything to evaluate Forest Creek Village on your own. But if you want help:

Fill out the intake 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.

Call: 512-320-4599 Text: 512-865-4672

Going solo? Just tell them “Ross Quade from Austin Apartment Locators” referred you on your tour and application. Text me at 512-865-4672 when you apply so I can make sure everything’s on track.