Grassdale at Manor Apartments Austin Review: New Construction in Manor for Under $1,200/Month (78653)

When you look at as many Austin area apartments as I do, certain properties keep coming up for a specific type of renter. Grassdale at Manor is one of them. It keeps popping up for people who want 2022 construction, a 100-pound pet weight limit, and a one bedroom under $1,200 before you factor in the current special. As a licensed apartment locator (TX #679806) who tracks pricing across 1,000+ properties, I can tell you those three things don’t usually show up together for that kind of money.

But here’s what no listing site will tell you: you’re paying Manor prices because you’re getting a Manor location. That means a 20-plus minute commute to downtown Austin, zero walkability, and a gated community where residents keep asking management to fix the gate. All of that matters, and this review breaks it down.

Quick Facts: Grassdale at Manor

The 4.5 Google rating is strong for a property this size. But 147 reviews doesn’t mean 147 different residents left one. Some of those are from former tenants and visitors. Some units left more than one.

How many current residents are actually in those reviews? Probably a lot fewer than 147. I’ll break down who’s behind those numbers and what shows up below.

Best For

You want new construction without Austin prices. Grassdale was built in 2022 with vinyl plank flooring, granite counters, stainless appliances, nine foot ceilings, and smart home features (keyless entry, Z Wave thermostats, Google Nest Mini). A comparable 2022 build in central Austin runs $1,500-$1,800 for a one bedroom. Here, the smallest one bedroom starts at $1,199 before the concession.

You have a large dog. The 100-pound weight limit is rare. Most Austin apartments cap at 50-75 pounds. If you have a Lab, German Shepherd, or any breed that pushes past 75, your options just got wider. Grassdale allows up to two pets, and select first floor units come with fenced yards. If you’re searching for more options, check out our guide to dog friendly apartments in Austin.

You work the 290 East corridor. Tesla Gigafactory is about 15 minutes south via FM 973. Samsung’s Austin campus is roughly 7 miles west. If your commute runs east or northeast, Manor shaves 20-30 minutes off what you’d spend driving from central Austin.

You want a washer and dryer in your apartment. Every unit comes with a full-size washer and dryer supplied by the property. Not a hookup. The machines are already there when you get the keys.

Skip If

You need walkable access to restaurants, groceries, or nightlife. Manor’s walkability is basically zero. No walkable restaurant row, no coffee shop you can stroll to, no bar scene. The nearest full grocery store (Walmart Supercenter) is a short drive. If walkable living matters to you, look at our East Austin apartment guide instead.

You depend on public transit. There’s a CapMetro bus (the 990 Manor/Elgin Flyer) that runs to downtown, but the service is limited. It is not a realistic daily commute option. No reliable personal transportation? This location doesn’t work.

You need to be close to downtown Austin. Manor is 12-15 miles northeast. Off-peak, that’s 20-25 minutes. Rush hour on 290 West? Plan for 35-45 minutes. If your job is downtown and you’re driving in five days a week, the gas and time eat into the rent savings.

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Location Deep Dive

What’s Actually Nearby

Grassdale sits on US-290 East in Manor, about 12 miles northeast of downtown Austin. You need a car for everything out here.

Groceries: Walmart Supercenter is roughly 2 miles west on 290. H-E-B is in Pflugerville, about 7-8 miles west. No walkable grocery option.

Food: Texas Traditional Bar-BQ, La Parrillita, and Good Luck Grill are all within a few minutes by car. Manor’s food scene is growing but still thin compared to Austin proper. Most dining means driving to Pflugerville or into Austin.

Shopping: Manor Commons is about 1 mile west. Manor Crossing is within 2 miles. For anything beyond basics, you’re heading to Pflugerville or Tech Ridge, both 15-20 minutes away.

Parks and trails: The property has its own dog park and walking trail. ShadowGlen Golf Club is less than a mile away. Walter E. Long Park (Decker Lake) is about 8 miles southwest and has fishing, kayaking, and hiking.

Schools: Manor ISD serves this address. Zoned schools are Presidential Meadows Elementary, Manor Middle School, and Manor New Technology High School. They have school bus pickup.

Commute Math

The 290 West corridor into Austin is the pain point. Morning rush into downtown is predictably bad, and it gets worse as Manor and Elgin grow. If you work east or northeast (Tesla, Samsung, Dell), the commute works. Downtown or south? Do a test drive during rush hour before signing.

The Neighborhood Reality

Manor is a small town that’s growing fast. The population has more than quadrupled since 2010, going from about 5,000 to over 20,000 by the 2023 Census estimate. That growth means new construction and lower rents, but the roads and services haven’t caught up yet. Road construction on 290 and FM 973 is ongoing.

The area around Grassdale is suburban residential. Quiet. Multiple residents mention that as a positive in reviews. But quiet comes with downsides: no nightlife, limited dining, and a 15-20 minute drive for most errands that go beyond Walmart.

For a broader look at what this part of town looks like, see our Northeast Austin apartments guide, which covers Manor, Harris Branch, and surrounding communities.

Pricing and True Cost

Floor Plans

Rents are on YieldStar (computerized pricing), so these numbers shift daily based on how full the property is and when you want to move in. The prices above are from when I pulled this info.

Net Effective Rent: The Real Math

Grassdale is offering 1 month free on a 12-month lease across all floor plans. Here’s what that actually saves you:

Using the most popular floor plan (1 BR / 1 BA, 630 sqft at $1,199):

• Base rent: $1,199/month
• Special: 1 month free on 12-month lease
• Daily multiplier: (365 – 30) ÷ 365 = 0.9178
• Net effective rent: $1,199 × 0.9178 = $1,100/month
• Monthly savings: $99/month
• Annual savings: $1,199 over the lease term

That $1,100/month for a one bedroom in a building from 2022 is a good deal out here. Prose Manor (built 2021, 0.6 miles away) starts at $1,179 with no concession. The Flats at ShadowGlen (built 2020, 0.87 miles away) starts at $910 but is an older build.

Fee Breakdown: What You’ll Actually Pay

This is where listing sites bury the real numbers. Apartments.com and ForRent both list mandatory monthly fees that don’t show up on the property’s own marketing.

Required Monthly Fees (Everyone Pays, Every Month)

That $120/month is not optional. It’s baked into every lease. Apartments.com shows the “Total Monthly Price” starting at $1,319 for the 630 sqft one bedroom, not $1,199, because those fees get added on top. Most renters don’t realize they’re paying $95/month for cable and internet whether they want the service or not.

Required One-Time Fees

Apartments.com, ForRent, and Homes.com all show $0 for the application fee and $0 for the admin fee. The locator database I use shows $75 and $250. One of those sources is wrong. If that matters to you, call the leasing office and get the current numbers before you apply.

Optional Fees (Only If You Choose Them)

True Monthly Cost: A Realistic Scenario

A renter in the 630 sqft one bedroom with one dog and covered parking:

• Base rent: $1,199
• Required monthly fees: $120 (cable/internet, trash, pest, utility admin)
• Pet rent: $20 – $50
• Covered parking: $40
• True monthly cost: $1,379 – $1,409

That’s $180-$210 above the advertised rent. Over 12 months, those mandatory fees alone add $1,440 to your annual housing cost. And that’s before pet charges.

The one month free concession knocks your base rent down, but the $120 in required monthly fees doesn’t go away. Your real monthly cost after the concession is around $1,280 – $1,311.

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Screening Criteria

Income Requirement

Grassdale requires 3x monthly rent in gross income. Here’s what that looks like across floor plans:

The 3x requirement is standard at this price. At $20.75/hour for the cheapest one bedroom, that’s within reach for most full time workers in the Austin metro. If two of you are splitting a two bedroom, you need to make a combined $25.94/hour, which is doable for a lot of renters.

You can usually prove income with your last four weeks of pay stubs, two years of tax returns, or a letter from your employer. The property also accepts vouchers.

Credit and Background

Grassdale doesn’t publish a credit score minimum anywhere online. I checked their website, Apartments.com, ForRent, Homes.com, and every other listing I could find. Nothing. That’s not unusual for Walker Holder properties, but it means you won’t know where you stand until you ask.

Here’s what I can tell you based on how properties like this usually screen. A 2022 build at this price range usually wants 600+ credit for a clean approval. Scores in the 570-599 range may mean a higher deposit or a third-party guarantee. Below 570? You’re likely looking at a denial or serious conditions.

If you have questions about your credit situation, I can tell you before you spend money on the app fee whether your profile is likely to pass.

What Gets You Denied

Based on how newer properties at this price range typically screen and what little this management company publishes:

• Active property debt (money owed to a previous landlord) is almost always an automatic decline
• Recent evictions (under 2 years) will get a hard look at minimum
• Lying on the application
• Not enough income (below 3x rent)

If you have a broken lease, eviction, or background concern, read our guide to second chance apartments in Austin for properties that are more upfront about what they’ll work with.

The Locator Advantage

Here’s what separates working with a locator from applying blind. I can tell you whether your income, credit, and rental history will pass Grassdale’s screening before you spend money finding out. If Grassdale looks tight for your situation, I know which nearby communities have more flexibility. My service is free. I’m paid a referral fee from the property’s marketing budget, not from you.

Resident Reviews Decoded

I checked Google (147 reviews, 4.5 stars), Apartments.com (2 reviews, 3.0 stars), and ForRent (2 reviews, 3.0 stars). Also searched ApartmentRatings, Yelp, Facebook, and HAR. ApartmentRatings has a page but nothing readable on it. Yelp has minimal content. Facebook has 14 likes and a community group post I couldn’t get into. Google is where the real review data lives for this property.

Pattern Analysis

What Residents Love

Betty. That’s the theme. She’s the leasing specialist, and her name shows up in at least 17 of the 147 Google reviews. Patient, responsive, bilingual, and the kind of leasing agent who remembers your name. Roxanna and Scott (onsite manager) also get positive mentions, but Betty is the standout by a wide margin.

Beyond staff, residents keep bringing up cleanliness and quiet. Michael Nilssen, who lived there over two years, noted spacious units with high ceilings, quick maintenance responses, and a quiet atmosphere. A lot of the reviews are in Spanish, and those residents praise both the service and how clean the property is.

One worth noting: Audrey Osisiogu, who has been there four years, said her rent actually went down at renewal. That almost never happens in this market.

Where Residents Push Back

The gate is the most consistent complaint. Candace Adams called it “the first line of defense for all our cars” and noted it regularly fails, forcing residents to reverse down the road. For a gated community, a gate that doesn’t work is a real problem.

Kevin Võ reported hidden fees at the end of his lease, big annual rent increases, and someone vandalizing his car with no camera footage to show for it. Bar Luxx Nail had a similar experience: someone hit their car in the parking lot and took off. Management didn’t help, and there were no cameras around the amenities to catch it.

Management responds to most reviews, but the responses read like templates. Negative reviews get a “please contact us to discuss privately” redirect instead of actually addressing what went wrong. That pattern tells me more than the words do.

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.

1. The Gate Problem Isn’t New

Multiple residents over the past year have complained about the gate not working. For a community that markets itself as gated and secure, a gate that doesn’t work kills the whole point. At least two reviewers also mention no security cameras around parking areas and amenities. If vehicle security matters to you, ask the leasing office about camera coverage and when they plan to fix the gate before you sign.

2. $120/Month in Mandatory Fees You Won’t See in the Ads

The advertised rent of $1,199 for the cheapest one bedroom doesn’t include $95/month for cable and internet, $15 for trash, $7 for pest control, and $3 for utility admin. That’s $120/month you can’t opt out of. Over a 12 month lease, that’s $1,440 in fees that never show up in the rent headline. Both Apartments.com and ForRent confirm these as required. The “Total Monthly Price” on those platforms starts at $1,319, not $1,199.

The gap between what gets advertised and what you actually pay is real.

3. End of Lease Costs May Surprise You

Kevin Võ’s review describes surprise charges both when signing the lease and when leaving. Another resident mentioned $300 transfer fees plus $75 for internal apartment transfers. Nobody publishes what the full tab looks like when you move out. Before you sign anything, ask for a written list: cleaning fees, paint charges, early termination penalties, all of it.

4. You’re Buying Into Manor, Not Austin

This is the biggest reality check. Grassdale is in Manor, TX. Not Austin. Not Pflugerville. Manor. That means Manor ISD schools (not Austin ISD), limited dining, no nightlife, and a commute that can stretch past 40 minutes to reach central Austin during rush hour.

The rent savings are real, but so is the isolation. If you’re relocating from out of state and saw this listed under “Austin apartments,” understand that this is a suburban satellite town, not the city.

5. Rent Increases Hit Hard on Renewals

Multiple reviewers mention big rent increases at renewal time. With YieldStar pricing, your renewal rate is set by an algorithm, not negotiated by a person. One resident tried to renew for six months and had trouble with it. If you’re planning to stay beyond your initial lease, ask what the renewal increase cap is (if any) before signing.

Ready to Move Forward, or Want to See Alternatives?

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FAQ

Does Grassdale at Manor allow large dogs?

Yes. Up to 2 pets per apartment, 100-pound weight limit per pet. Breed restrictions apply, and pet screening is required. Pet deposits run $350 refundable plus $350 non-refundable, with monthly pet rent of $20-$50.

What school district is Grassdale at Manor in?

Manor ISD. Zoned schools are Presidential Meadows Elementary, Manor Middle School, and Manor New Technology High School. They have school bus pickup.

How far is Grassdale at Manor from downtown Austin?

About 12-15 miles northeast. The drive takes 20-25 minutes off peak and 35-45 minutes during morning rush hour via US-290 West.

Does Grassdale have a washer and dryer in the apartment?

Yes. Every unit comes with a full-size washer and dryer supplied by the property. These are included, not hookups.

What is the income requirement at Grassdale at Manor?

You need gross monthly income of at least 3x your monthly rent. For the cheapest one bedroom at $1,199, that’s $3,597/month or about $20.75/hour full time.

Is Grassdale at Manor a gated community?

Yes, but multiple reviews mention the gate keeps breaking. Ask the leasing office about current gate status before you count on it.

Does Grassdale at Manor have EV charging?

Yes. They have EV charging stations on the property.

Are there move-in specials at Grassdale at Manor?

As of this writing, 1 month free on a 12-month lease across all floor plans. Specials change frequently with YieldStar pricing. Call 512-320-4599 for current availability.

How much is parking at Grassdale at Manor?

Open parking is included. Covered parking is $40/month. Detached garage spaces are $95/month.

What smart home features does Grassdale have?

Keyless front door entry, Z Wave thermostats and switches, and a Google Nest Mini. The property also has fiber internet and WiFi in the common areas.

The Bottom Line

Grassdale at Manor delivers on the basics. It’s a 2022 build with granite counters, vinyl plank flooring, laundry in every unit, smart home features, and a 100-pound pet weight limit. Rents start roughly $300-$500 below similar new builds closer to downtown. The net effective on the cheapest one bedroom drops to $1,100/month with the current concession. Betty and the leasing team have earned strong reviews from a lot of residents. Clean and quiet.

The catch is location. You’re in Manor. The commute to downtown Austin is 35-45 minutes during rush hour. Walkability is nonexistent. Dining options are limited. And the gate that’s supposed to make the community feel secure has a pattern of not working.

This property makes sense if:

• You work the 290 East corridor (Tesla, Samsung, Dell) and want a short commute
• You have a large dog and need the 100-pound weight limit
• You want 2022 construction under $1,400/month for a one bedroom
• You’re comfortable with car dependent suburban living

This property doesn’t make sense if:

• Your daily commute goes into downtown Austin or South Austin
• You need walkable access to restaurants, groceries, or entertainment
• You depend on public transit
• Vehicle security is a top priority (given the gate issues and limited camera coverage)

My honest take: Grassdale is a solid option for the right renter. If Manor’s location works for your commute and lifestyle, the value for what you’re getting is hard to beat out here. If you’re choosing Grassdale only because of the price and you’d rather be closer to Austin, you’ll feel that trade-off every day.

Need Help Deciding?

I’m Ross Quade, a licensed Texas apartment locator (TX #679806). My service is free. I’m paid a referral fee from the property’s advertising budget. Your rent stays the same whether you use me or apply on your own.

What I can do that listing sites can’t: tell you whether your income, credit, and rental history will pass Grassdale’s screening before you pay application fees. If Grassdale isn’t the right fit, I track every community in Manor, Pflugerville, and Northeast Austin and can match you with something that works.

If you’d rather apply on your own, you can reach Grassdale directly at (737) 201-0003. 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.