Four Park Place Apartments: $913 Net Effective 1BR in 78704 (2026) For Rent

A renovated one bedroom in Austin’s 78704 zip code for under $1,000 a month. That’s the number pulling renters toward Four Park Place Apartments on Banister Lane. I track pricing across this pocket of South Austin daily, and as a licensed Texas REALTOR (TX #679806) who’s toured 500+ communities across the metro, I can tell you: sub-$1,000 net effective rent in 78704 is not normal. Most one bedrooms in this zip code start at $1,100 to $1,500. The newer ones push well past that.

But here’s what the listing sites won’t tell you: this is a 1983 building sitting between a freight train line and Ben White Boulevard. The 2022 renovation gave it updated finishes, but renovations don’t replace plumbing stacks or add insulation to walls that were built 43 years ago. The AC complaints in the reviews? They span multiple years. And the renovation itself? Residents say it was supposed to take 30 days. It took over 124.

This review breaks down exactly what you’re signing up for.

Quick Facts: Four Park Place at a Glance

The 3.4 Google rating is dragged down by reviews from the 2022 renovation. Yelp’s 39 reviews tell a more polarized story: 24 five-star and 8 one-star with barely anything in between. I’ll break down what’s driving both numbers below.

Best For / Skip If

This Property Works If…

You need a 78704 address on a tight budget. Four Park Place starts at $995 for a one bedroom. With the first month free on a 12-month lease, your net effective drops to about $913/month. Nearby competitors like Sundance, Stoney Ridge, and Old South Austin start their one bedrooms at $1,075 to $1,200. That $150 to $300 monthly gap adds up over a year. If 78704 is non-negotiable but your income doesn’t support $1,200+ rent, this is one of the few properties that makes the math work.

You have a large dog or a restricted breed. No weight limit. No breed restrictions. If you’ve got a German Shepherd, a pit bull, a Rottweiler, or any dog over 75 pounds, most Austin apartments just closed their doors. Four Park Place keeps theirs open. Add the on-site dog trail and pet station, and it’s one of the more dog-friendly communities in South Austin. They do require Poo Prints DNA registration for every dog, so factor that in.

You want in-unit laundry at a Class C price point. Full-size washer and dryer supplied in every unit. At this rent range, that’s rare. Most will give you hookups at best, or a shared laundry room.

You prefer a small community. 66 units. You’ll know your neighbors. Residents talk about people actually knocking on your door to introduce themselves when you move in.

Skip If…

You’re sensitive to noise. This is a 1983 wood frame building between the Union Pacific freight line and Ben White Boulevard. Walls are thin. Reviewers mention hearing neighbors through them, and at least one specifically called out train and highway noise. If quiet matters more than price, look at properties further from Ben White.

You absolutely need a two bedroom right now. The townhome floor plans (the only two bedroom options) have limited availability. At 66 units, openings don’t come around often. If a two bedroom is a must and your timeline is tight, call ahead to confirm what’s actually open before you tour.

AC reliability is a dealbreaker. I found AC complaints going back years across every review platform. Some residents waited days for repairs during Texas summer heat. The 2022 renovation may have addressed some units, but the pattern has been going on long enough to worry about.

Wondering if Four Park Place 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 $80 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

Four Park Place sits on Banister Lane, just north of Ben White Boulevard in the Galindo neighborhood. What does that actually mean for daily errands?

Under 10 minutes by foot: Banister Lane Park is within walking distance. A few small businesses sit on the surrounding streets, but this isn’t a walkable commercial area.

Short drive (5 minutes or less): H-E-B on Oltorf is roughly 1.5 miles north. Head a mile west and you’re on South Lamar’s restaurant strip: Torchy’s Tacos, Ramen Tatsu-Ya, the Broken Spoke. South Congress shops and restaurants sit about 1.5 miles east. St. Edward’s University is less than a mile south.

You’ll need to drive for: Major grocery runs at a larger H-E-B, Target (on Ben White), Costco (about 3 miles south on Brodie).

This is a car-dependent location despite the 78704 address. CapMetro bus routes run nearby on South 1st and Congress, but daily life here assumes you’re driving. They list shuttle route access. And if you work from home, every unit comes with GoogleFiber.

The Commute Math

Route notes: You’ve got multiple options heading downtown: South 1st, Lamar, or Congress. During rush hour, South 1st tends to move better than Lamar. For the Domain or northern employers, you’re taking MoPac or I-35 north. MoPac’s variable toll lanes can save 10 to 15 minutes during peak hours, but you’ll pay $3 to $8 for the privilege.

Neighborhood Vibe

Banister Lane is residential and quiet by Austin standards. You’re tucked behind Ben White with zero nightlife on foot. South Lamar’s restaurants and bars are a short drive, and South Congress is close enough that you get the convenience without paying South Congress rent.

This isn’t the walkable Austin from the travel magazines. If you want that, check the Downtown Austin guide. But for people who want a central location without central prices, the Banister Lane pocket delivers.

Pricing and True Cost

Floor Plans

*Net effective calculated with first month free on a 12-month lease.

Every unit includes a fireplace and full-size washer and dryer. The A2 at 747 square feet is big for a one bedroom at this price. Most competing properties offer 550 to 650 square feet at similar rents.

Note on the rent ranges: You’ll see ranges up to $2,010 on listing sites for each floor plan. Those higher numbers probably reflect specific unit features or pricing that shifts by season. The base rents above are starting prices.

Net Effective Rent Calculation

Here’s the math on the most popular floor plan, the A1 one bedroom:

Current special: First month free on a 12-month lease

Using the daily calculation (Austin market standard):

• Base rent: $995/month
• Lease term: 365 days
• Free rent: 30 days (1 month)
• Multiplier: (365 – 30) / 365 = 0.9178
• Net effective rent: $995 x 0.9178 = $913/month
• Monthly savings: $82/month vs. paying full rent

For the A2 one bedroom:

• $1,080 x 0.9178 = $991/month net effective

That first month free saves you $995 to $1,080 over the life of the lease, depending on which floor plan you choose. For context, nearby competitors like Sundance ($955 to $1,455) and Stoney Ridge ($1,075 to $1,500) sit at similar base rents but may or may not be running similar specials right now.

All the Fees

The $80 application fee is slightly above the Austin average of $50 to $75. The $150 admin fee is standard for this property class. Security deposits are low: $200 for the A2 one bedroom, $400 for townhomes (per Apartments.com). The A1 deposit wasn’t listed, so ask about it on your tour. But the real story: no mandatory monthly fees appear on any listing platform. No valet trash. No RUBS billing. No pest control surcharge. If that holds up on your tour, the rent you see is the rent you pay. Unusual for Austin, where most properties tack on $50 to $150/month in mandatory fees. Confirm at the leasing office, but when zero platforms list any recurring fees, that’s a good sign.

True Monthly Cost Example

A realistic month for a renter in the A1 one bedroom with one dog:

Move-in costs (estimated):

The renewal reality: That first month free applies to year one only. When your lease renews, expect to pay the full base rent (or more). A $913 net effective in year one becomes $995+ in year two. With new construction hitting the market across Austin, you’ll have negotiating room at renewal. But plan for the increase.

Specials change. What’s listed above was accurate as of June 2026, but I talk to leasing teams regularly and offers shift. The 80% occupancy at this property suggests there’s room to negotiate.

Want to know what specials are actually available right now?

Specials shift week to week. I track what’s actually live across South Austin so you don’t have to guess.

Screening Criteria

Tramor Properties doesn’t publish screening criteria for Four Park Place anywhere. Not on their website, not on listing platforms. That’s not unusual for smaller, locally managed properties, but it means we’ll need to call the leasing office before you apply.

Based on the property class (Class C by age, renovated to Class B presentation) and how Tramor’s other properties operate, I’d expect something like this. Not confirmed numbers. Educated guesses based on what I typically see at this type of property.

Income Requirement (Estimated)

Assuming the standard 3x monthly rent:

If the income multiplier turns out to be 2.5x instead of 3x (some Tramor properties use lower multipliers), the A1 would require just $2,488/month. That means renters earning around $14.35/hour could qualify.

Credit Expectations (Estimated)

Without published minimums, I’d estimate these tiers based on renovated Class C properties with local management:

• 620+: Smooth approval, standard deposit
• 580 to 619: Likely approved, possibly with a higher deposit
• 550 to 579: Individual review, may need extra paperwork or a higher deposit
• Below 550: Tough without something strong working in your favor (high income, clean rental history)

If your credit is below 580 and you’re concerned about approval odds, I can run your profile against properties where I know the exact thresholds. That way you don’t burn $80 on an application without better odds. Check out the second chance apartments page if screening challenges are part of your situation.

What Likely Gets You Denied

Based on what I see at properties like this:

• Active eviction filing or eviction within the past 3 to 5 years
• Outstanding property debt (money owed to a previous landlord)
• Felony conviction within the lookback period (varies, typically 7 years)
• Insufficient or unverifiable income
• Failed identity verification

The Application Process

1. Apply: Submit application with $80 fee per applicant. The fee is non-refundable.
2. Screening: They’ll run your credit, rental history, criminal background, and verify your income.
3. Decision: Expect 1 to 3 business days for processing at a property this size.
4. Lease signing: Sign your lease, pay move-in costs, and pick your move-in date. The 12-month lease is required to get the first month free special.

Here’s what separates working with a locator from applying blind: I can tell you whether you’re likely to qualify before you spend $80 finding out. If Four Park Place’s screening looks tight for your situation, I know which nearby properties have more flexibility and which ones will auto-decline you. That one conversation can save you hundreds in wasted application fees.

Resident Reviews Decoded

Listing sites show you a rating and leave it at that. A 3.4 on Google with 34 reviews and a 4.0 on Yelp with 39 reviews tell you almost nothing on their own. I went through roughly 98 reviews across Google, Yelp, ApartmentRatings, and Birdeye to find the patterns. Individual complaints aren’t that useful. Repeated themes are.

Review Pattern Analysis

What Residents Consistently Praise

Location and value come up in nearly every positive review. One resident calculated it: “8 minutes from Barton Springs and Zilker Park, 10 minutes from downtown and 15 minutes from East Austin.” People keep choosing Four Park Place because it’s a 78704 address at hundreds less than competitors. One ApartmentRatings reviewer who’d been paying $1,100 at a newer complex said this place “answered my prayers.”

The office staff get called out by name. Emily, Jenny, and Angela all show up across reviews. The most recent one I found (Miranda G., April 2026, 3+ years as resident) praised management as “kind and efficient.” A five-year ApartmentRatings reviewer said management was “consistently responsive and helpful.” And the small touches matter: the leasing team keeps packages safe and offers complimentary dog treats. That tells you something about the culture.

Long tenures tell a story too. One Yelp reviewer lived here 6.5 years. An ApartmentRatings reviewer stayed five. Another is going on four years as of 2026. One resident loved Tramor so much they transferred to another Tramor property instead of leaving. People don’t stay at bad apartments for half a decade.

The pet policy is a real draw. One reviewer noted “my dog is huge” and Four Park Place was one of the few places that accepted them. Pit bulls come up by name in several reviews as welcome here. The no weight limit shows up in 8+ reviews as the reason people picked this place.

What Residents Consistently Criticize

AC and HVAC issues are the complaint that won’t go away. One Apartments.com resident reported AC broken from day one, still unfixed months later during summer. Another was without AC for 9 days. An ApartmentRatings reviewer reported their broken AC from March still wasn’t resolved in peak heat. This pattern spans years and predates the 2022 renovation. To be fair, one long-term reviewer said maintenance came out after hours and got their AC working. The experience varies by unit.

Water and plumbing problems show up across platforms too. One resident’s upstairs neighbor had a leak that damaged their entire living room ceiling. At least one incident involved maintenance causing a bathroom flood that spilled to the floor below, followed by a weekend without water. That’s 1983 plumbing doing what 1983 plumbing does.

The 2022 renovation drew the harshest reviews of anything at this property. One resident described 124 days of construction noise from a project estimated at 30 days. Trees fell. Communication was minimal. That’s all in the past now, but it’s the main reason the Google rating sits at 3.4.

Move-in readiness comes up a few times too. Units aren’t always cleaned between tenants. One reviewer had no working stove for four weeks after move-in at $1,400/month.

About the train noise: a long-term ApartmentRatings reviewer mentioned the city moved the nearby train to a quiet zone, so “you hardly ever hear it.” If that’s accurate, the freight train issue is less of a concern than the older reviews suggest. Ben White highway noise remains a factor for units on that side.

How Management Responds

Tramor responds to reviews, and the responses are personalized rather than templates. Angela, identified as the “new Property Manager” in one response, directly asked a reviewer to email her at Fourvillas@tramor.com about ongoing AC issues. That’s a good sign. Recent reviews (2024 to 2026) are more positive about responsiveness than the 2022 reviews.

The Yelp rating tells its own story: 24 five-star reviews and 8 one-star reviews. Barely anything in between. This place polarizes people. If you stay, you tend to love it. If you hit the AC or maintenance issues early, you tend to be angry. Almost no middle ground.

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 1983 Bones Are Still 1983 Bones

The 2022 renovation gave Four Park Place updated finishes: granite and quartz countertops, new flooring, stainless appliances. Cosmetic upgrades. What renovations at this scale typically don’t touch: plumbing stacks, electrical capacity, wall insulation, HVAC distribution. The recurring AC complaints across multiple years tell me the mechanical systems probably weren’t fully replaced. Several reviews also mention ceiling leaks from upstairs units and at least one incident where a maintenance repair caused a bathroom flood that damaged the unit below. Thin walls are a function of the construction era. No amount of new countertops fixes the plumbing or the noise bleed. If you’ve only lived in newer buildings, expect an adjustment.

The Freight Train and Highway Are Real (With a Caveat)

One reviewer was blunt: “This place is between a freight train line and a highway.” Geographically, that’s accurate. But a long-term ApartmentRatings reviewer (five years at the property) noted that the city moved the nearby train to a quiet zone, so “you hardly ever hear it.” If that’s true, the train noise issue is less severe than the older reviews suggest. Ben White Boulevard noise? Still real for units on that side. Not every unit gets hit equally. If noise sensitivity is in your top three concerns, tour at different times of day and listen. Ask which buildings face away from Ben White.

Move-In Readiness Is Hit or Miss

Units aren’t always cleaned or prepped between tenants. One Google reviewer noted poor paint and grouting despite the renovation. A Yahoo reviewer had no working stove for four weeks after moving in, paying $1,400/month for a kitchen they couldn’t use. Several recent reviewers say everything worked on day one, so the experience isn’t uniform. Do a thorough walkthrough before signing your inspection form and document anything that isn’t right.

The 80% occupancy rate plays into this. That’s below the 90 to 92% target most communities aim for. It means they’re motivated to fill units, which works in your favor if you want to negotiate. But it also means turnover is higher than ideal, and faster turnover sometimes means less prep time between tenants.

Ready to move forward, or want to explore alternatives?

You’ve seen the full picture. If Four Park Place checks your boxes, or if you’d rather find something similar without the noise and AC concerns, I can point you in the right direction.

Frequently Asked Questions

Does Four Park Place allow pets?

Yes. Up to 2 pets with no weight limit and no breed restrictions. Expect $200 refundable deposit, $200 non-refundable fee, and $20/month pet rent per pet. Birds, fish, and reptiles are also allowed. Every dog must be registered with Poo Prints DNA testing and vet records are required.

What’s the current move-in special at Four Park Place?

First month free on a 12-month lease, bringing the A1 one bedroom net effective to about $913/month. Contact the leasing office at (512) 447-6986 to confirm this is still active.

Does Four Park Place have in-unit laundry?

Yes. Full-size washer and dryer supplied in every unit. Most properties under $1,100/month in Austin only offer hookups or a shared laundry room.

What credit score do I need for Four Park Place?

Tramor doesn’t publish a minimum. I’d estimate 580+ gives solid approval odds. Below that, approval becomes an individual review. Call the leasing office before applying.

Is Four Park Place a good location for commuting?

Solid for downtown (10 to 15 minutes off-peak, 20 to 35 rush hour). For northern employers like Apple or the Domain, expect 45 to 65 minutes during peak traffic. The property is car-dependent.

What school district is Four Park Place in?

Austin ISD. Assigned schools are Galindo Elementary, Fulmore Middle, and Travis High School.

What are the biggest complaints about Four Park Place?

AC reliability, water/plumbing issues, and the disruption caused by the 2022 renovation. More recent reviews (2024 to 2026) trend positive, but the AC thing has been a pattern for years.

The Bottom Line: Is Four Park Place Worth It?

Four Park Place delivers something hard to find in Austin’s 78704: a renovated one bedroom with washer/dryer inside the unit, fireplace, and zero breed restrictions for under $1,000/month net effective. The 66-unit community feel, praised office staff, and Tramor’s consistent management are the reasons people stay for years.

The main trade-off is the building’s age. 1983 construction means thin walls, ongoing AC concerns, and proximity to a freight line and highway that will bother some renters more than others.

This property makes sense if:

• Your budget is under $1,100/month and 78704 is your target zip code
• You have a large dog or restricted breed that limits your options
• In-unit laundry at a low price point is a priority
• You value a small community with hands-on management

This property doesn’t make sense if:

• Noise sensitivity is high on your list (walls, train, highway)
• You need a two bedroom in the near term
• You’ve only lived in newer construction and aren’t willing to adjust expectations
• AC reliability is non-negotiable during Austin summers

For the right renter, the math works. A $913/month net effective in 78704 with no pet restrictions and in-unit laundry is a combination that barely exists anywhere else in this zip code. Just go in with your eyes open about what 1983 construction means for your daily life.

If you want help figuring out whether Four Park Place fits your situation, or if you’d rather explore similar properties without the noise concerns, fill out the form above and I’ll text you within a few hours.

Need Help Deciding?

You’ve got everything to evaluate Four Park Place on your own. But if you want help:

Fill out the form and I’ll text you to answer questions, check your screening situation, share current specials, and coordinate next steps. You’ll talk to me directly, not an AI phone system.

My service is free. Apartment communities pay a referral fee from their marketing budget. Your rent stays the same whether you use a locator or not.

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.