Landmark Conservancy Apartments Austin Review: An Honest Review (Pricing, Screening, What to Watch For)

Landmark Conservancy has had four different management companies since it opened in 2014. Four. That’s roughly a new team every two to three years. Each changeover brings fresh promises, a new logo on the office door, and a wave of five-star Google reviews that may or may not reflect what you’d actually experience six months in.

I’ve tracked this property through several management changes. As a licensed apartment locator (TX #679806) who monitors Southwest Austin pricing daily, I can tell you the property itself has real strengths. Hill Country setting. Washers and dryers in every unit. 1BR rents starting below $1,300. Hard to argue with any of that.

But here’s what the listing sites won’t tell you: the management churn has created a gap between the marketing and the reality. A 3.9 Google rating built partly when one of the old teams was running things may not tell you what to expect from the current team. And some of the property’s issues, like elevator outages and pest problems, have carried over through every management change. That’s what this review covers.

Quick Facts: Landmark Conservancy at a Glance

The Google rating is decent. But Birdeye pulls together 425 reviews and shows a 2.6. That gap tells you something: the platform you check matters. I’ll break down what’s driving both numbers later in this review.

Best For / Skip If

This Property Makes Sense If…

You want Hill Country surroundings without Bee Cave prices. Landmark sits on Old Bee Caves Road surrounded by trees, wildlife, and land that backs up to greenbelt. Residents keep mentioning they see deer from their patio. That’s not marketing. They actually see deer.

The nearest comparable Hill Country property, Saint June, starts at $2,283 for a 1BR. Landmark starts at $1,286. That’s roughly $1,000 per month less for a similar setting.

You work remote and need a quiet place to focus. “Quiet” comes up more than anything else in the reviews. Six Google reviewers tagged “quiet atmosphere” and another five tagged “quiet community.” The property has a co-working area, fiber optic internet, and a conference room. If your home office is your real office, this layout and location work well.

You have a larger dog and are tired of weight limits. The 175 lb limit is generous. Most Austin properties cap at 50 to 75 lbs. If you have a Lab, Husky, or Golden that tips the scales, your options just got wider. There’s a fenced dog park and walking trails on site. Breed restrictions do apply (Pit Bulls, German Shepherds, Chows, Akitas, Mastiffs, Dobermans, Bull Terriers, and mixes), so check before you get attached.

You need a 1BR under $1,400 with in-unit washer/dryer. Every unit at Landmark comes with a full-size washer and dryer. That’s supplied, not hookups only. Below $1,400 for a 1BR with supplied W/D in Southwest Austin is hard to find right now. For more options in the area, check out our South Austin apartments guide.

Skip If…

You can’t handle management uncertainty. Four management companies in 12 years means the team you meet on your tour may not be the team you deal with during your lease. Multiple residents have talked about how each transition brings new fees, new policies, and new confusion about existing agreements. If management stability matters to you, this is a real risk.

You need reliable elevator access. Multiple 2026 reviews mention elevators being down for weeks to months. In a four-story building without functioning elevators, that’s a problem if you’re on an upper floor with trouble on stairs, heavy groceries, or small kids.

You’re sensitive to pest issues. Reviews from 2025 and 2026 mention rat feces in stairwells and dog waste on walkways. These complaints have showed up under every ownership team, which tells you it’s a building issue, not just a management one.

Wondering if Landmark Conservancy 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 if you’ll get approved before you spend $65 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.

Get Started Here

Location Deep Dive

What’s Actually Nearby

Walk Score: 9 out of 100. Let me be direct: you need a car for everything. There’s no walkable grocery, no walkable restaurant, no walkable coffee shop. That’s the trade-off for the Hill Country setting.

Groceries: H-E-B on Highway 71 in Bee Cave is about 4 miles west (7 to 8 minute drive). There’s also an H-E-B at William Cannon near the Y at Oak Hill, roughly the same distance east.

Dining: Jack Allen’s Kitchen in Oak Hill is about 3 miles east and it’s one of Austin’s better restaurants. The Hill Country Galleria (about 4 miles west) has Flower Child, Kerbey Lane Cafe, and a handful of other spots. But none of this is walkable. You’re driving to dinner.

Daily errands: The Y at Oak Hill (intersection of Highways 290 and 71) is your commercial hub. Target, CVS, and fast food are concentrated there, roughly 3 to 4 miles east. It’s convenient off-peak. Rush hour is a different story.

The Commute Math

Route notes: Highway 71 is your main artery east to MoPac and downtown. The Y at Oak Hill, where 290 meets 71, is one of Austin’s worst traffic bottlenecks. It’s been under construction for years and rush hour is still brutal. If you commute north or east during peak hours, do a test drive before you sign. What Google Maps shows at 2 PM on Sunday is fiction at 7:45 AM Wednesday.

Neighborhood Vibe

This isn’t the Austin most transplants picture. No bars, no live music, no food trucks within walking distance. What you get is genuine quiet, trees in every direction, and enough space to hear yourself think. The gated community and greenbelt surroundings make it feel tucked away, which is hard to find in an apartment. The downside is isolation. If you want anything, you’re getting in the car. If walkability is your priority, you’d be better off looking at downtown Austin apartments or Central Austin.

Pricing and True Cost

Floor Plans and Rent

*With $1,000 concession when you look and lease on a 12-month lease (verified July 2026)

Note: Most units show “On Notice,” meaning current residents have given notice but haven’t moved out yet. Don’t count on a specific date until the leasing office confirms it. The 2BR at 1,194 sqft and the 3BR are the only floor plans you can move into right now.

Net Effective Rent: The Real Math

The current special is $1,000 off rent when you look and lease on a 12-month lease. Here’s what that actually saves you:

For a 1BR at $1,375 (725 sqft, the mid-range option):

• Total lease cost at base rent: $1,375 × 12 = $16,500
• Minus $1,000 concession = $15,500
• Divided by 12 months = $1,292/month net effective
• Monthly savings: $83

That’s not a massive concession. For context, some newer Austin apartments are offering 8 to 10 weeks free right now. A $1,000 concession on a $1,375/month rent is the equivalent of about 3 weeks free. It helps, but it’s not the kind of deal that should drive your decision.

Two specials are running. The source data shows a $1,000 concession on most units. ApartmentFinder and Rent.com both show “up to 8 weeks free on base rent” on select units, which is a much bigger deal. The “select units” language means not every floor plan qualifies. Ask the leasing office which units get the larger concession before you tour.

All the Fees

That’s $11/month in mandatory fees buried outside the base rent. Over a 12-month lease, that’s $132 extra you weren’t expecting.

True Monthly Cost: What You’ll Actually Pay

Here’s a realistic scenario for a 1BR renter with one dog:

• Net effective rent (725 sqft, 1BR): $1,292
• Mandatory monthly fees (pest, trash, stormwater): $11
• Covered parking: $55
• Pet rent: $25
• Electric (estimated): $100-$140
• Internet (estimated): $60-$80
• Total monthly: approximately $1,543 – $1,603

Move-in costs:

• First month’s rent: $1,375 (base, then concession applied over lease)
• Security deposit: $500 (may be higher based on screening)
• Admin fee: $150
• Application fee: $65
• Pet deposit: $400
• Pet non-refundable fee: $400
• Total move-in: approximately $2,890

Specials change. What’s listed above was accurate as of July 2026, but offers shift. I talk to leasing teams regularly and can tell you what’s current.

Want to know what specials are actually available right now?

Fill out the form and I’ll check the latest offers at Landmark Conservancy, plus any comparable properties nearby that might save you more.

Get Help Now

Screening Criteria

Income Requirement

Landmark requires 3x monthly rent in total household income (before taxes). Here’s what that looks like across the floor plans:

The 3x income standard is typical for a property like this. They always base the income check on full listed rent, not net effective rent. So even with the concession dropping what you actually pay each month, you still need to prove you make enough based on the full listed rent.

Preferred Employer Program: Landmark has a list of qualifying employers (Apple, Google, NXP, Eanes ISD, Solar Winds, Yeti, and others). If you work for one of these companies, you might get a break on some fees. Ask the leasing office what the discount looks like.

Credit Expectations

Landmark doesn’t publish a credit score minimum. Based on what I know about the property (2014 construction, higher-end finishes, Kairoi Residential management), here’s what I’d expect:

• 650+: Smooth approval, standard deposit
• 600-649: Likely approved, possibly higher deposit
• 570-599: Possible approval with strong income. May need additional deposit
• Below 570: Approval unlikely without a third-party guarantee service

If your credit falls below 600, it’s worth talking to me before you apply. I can tell you whether you’ve got a shot here or if your $65 would be better spent somewhere with more flexibility. Check out our guide to second chance apartments in Austin for properties that are more flexible on screening.

What Gets You Denied

Based on how Kairoi Residential screens at similar properties, here are the likely denial triggers:

• Active eviction or eviction filed within the past 2 to 3 years
• Outstanding property debt (unpaid rent owed to a previous landlord)
• Income below 3x rent with no co-signer or guarantee service
• Felony conviction in the last 5 to 7 years (varies by offense)
• Owning a breed on the restricted list (Pit Bulls, German Shepherds, Chows, Akitas, Mastiffs, Dobermans, Bull Terriers, and mixes)

Note: This property doesn’t publish screening thresholds anywhere online. What I’ve listed above comes from working with Kairoi Residential at their other properties. Always confirm directly before applying.

The Application Process

1. Apply online or in person. $65 per applicant, non-refundable.
2. Screening runs credit, criminal background, rental history, and income. Expect 24 to 72 hours.
3. Approval or denial. If denied, you do not get the $65 back.
4. Sign your lease. Current special requires a 12-month lease minimum.

Here’s what working with a locator gets you here: I can tell you whether you’ll get approved before you spend $65 finding out. If Landmark’s screening looks tight for your situation, I know which nearby Southwest Austin properties have more flexibility. And which ones will definitely say no.

Resident Reviews Decoded

Listing sites show you a 3.9 rating and call it a day. I went through 221 Google reviews, 19 ApartmentRatings reviews, Yelp (three separate listings, one per ownership era), Birdeye (425 reviews, 2.6 stars), ForRent, and HAR.com. Here’s what the patterns say.

Review Pattern Analysis

What Residents Consistently Praise

The leasing staff gets genuinely strong reviews. Caitlyn Skinner’s name shows up in 15+ separate Google reviews. People praise her for how she runs tours, how she walks them through the application, and how she stays in touch after. That’s unusual. Most leasing agents are lucky to get mentioned twice. Dallas (community manager), Drika Brown, and Munira all get positive shoutouts too, spread across different months. Thomas on the maintenance team gets called out for being fast and knowing what he’s doing.

The other thing that keeps coming up is the setting itself. “Quiet” appears more than any other descriptor. Residents describe hearing birds, seeing deer, and feeling like they’re outside the city. One caveat: ForRent reviews note that units facing the conservancy side can get road noise that “makes your balcony and windows unusable.” The community itself is quiet. Certain unit placements are not. Ask which direction your unit faces before you commit. The community events (pool parties, shaved ice events, Father’s Day barbecues) get genuine enthusiasm, not just polite mentions.

What Residents Consistently Criticize

The management churn dominates negative reviews. Anika Tessman, a four-year resident, wrote in early 2026 that the property has “changed ownership 4 times since I first moved in.” Josh Knebel, writing during the Avenue5 era, says the place “was excellent in 2020” but went downhill after that. What happens every time? New fee structures, new policies, and communication breakdowns.

Construction quality is a complaint you won’t find on Google, but it shows up clearly on ForRent and Birdeye. Multiple reviewers describe hearing neighbors flush toilets, do dishes, and walk from room to room. One ForRent reviewer called it “extremely poorly constructed” when it comes to noise. This is a 2014 build, not a 1970s wood frame, so that kind of noise isn’t something you’d blame on the building’s age.

The pest issue is real and shows up across multiple management eras. Two separate reviewers (James Black and London Smith) describe rat feces in stairwells. Dog waste on sidewalks comes up again and again. Birdeye reviewers describe cockroach problems at move-in, with roaches found in refrigerators and ovens.

Move-out charges are the one complaint that shows up everywhere. HAR.com reviews describe being charged $800 for “every little speck of dust.” Birdeye shows a $654 charge with photos to back it up. Multiple reviewers say the property charges for full carpet replacement and full repaint for normal wear. This has happened under every ownership team, not just the current one.

Elevator problems are more recent. Andrew Moore, Kris Caruso, and London Smith all mention extended elevator outages in a four-story building. Caruso specifically calls out misleading timelines: “They say dog park will be closed a couple hours it’s days. Elevator will be repaired in a couple weeks, it’s been over a month.”

Car break-ins show up on ApartmentRatings and Birdeye despite the gated access. One resident reports being broken into twice with no management response.

How Management Responds

Management responds to nearly every review, including negative ones. That’s better than many properties.

The problem: multiple reviewers (and one ApartmentRatings reviewer specifically) call the responses generic and copied from a template. Two separate reviewers on Google and ApartmentRatings say the property gives rent discounts for five-star reviews. I can’t confirm that myself. But when two people on different platforms say the same thing, it’s worth thinking about when you read the Google page. The gap between the 3.9 Google rating and the 2.6 Birdeye aggregate might have something to do with that.

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 Management Revolving Door Is the Real Risk

Four management companies in 12 years means the property has averaged a new team every three years. Every time, the switch has brought the same problems: communication falls apart, policies change without warning, and fees show up that nobody told you about. The current team (Kairoi Residential) is experienced and runs a large portfolio. But the reviews from the most recent transition still mention deposit refunds delayed without explanation and different people in the office telling you different things.

The BBB File Tells a Story

This property has an F rating with the Better Business Bureau. 198 complaints went unanswered and 53 went unresolved. The BBB file lists “Avenue 5 Residential LLC” as an alternate business name, so some of this history reflects previous management. But the volume is worth knowing.

Property-Level Issues Outlast Management Companies

Rat feces in stairwells. Mold in apartments. Elevator outages lasting weeks. These complaints have appeared under multiple different management teams. That pattern tells you something important: these are building problems, not just management problems. A new team can improve communication and response times, but they can’t fix building systems that need serious money thrown at them. If pest control, mold, and whether the elevators actually work are dealbreakers for you, no management change will solve that.

The Walls Are Thinner Than You’d Expect for 2014 Construction

This one surprised me. ForRent reviewers describe hearing toilets flush, dishes clink, and footsteps move room to room in neighboring units. Birdeye reviews say the same thing. You don’t expect that from a building that’s only 12 years old. If you’re noise-sensitive, ask for an end unit or a top floor. And tour during evening hours when neighbors are home so you can hear for yourself.

Move-Out Charges Are a Pattern, Not an Accident

This is the complaint that shows up on every platform: Google, ApartmentRatings, Birdeye, HAR, and Yelp. Residents describe being charged hundreds for normal wear. Full carpet replacement for furniture marks. Full repaint for nail holes. One Birdeye reviewer was hit with $654 beyond their $300 deposit, with photos to back it up. Another HAR reviewer reports $800. This pattern has survived every management change, which tells me it might be how the property makes money on the back end. Take photos of every wall, floor, and fixture at move-in. You’ll want them at move-out.

Ready to move forward, or want to look at alternatives?

You’ve seen the full picture now. If Landmark works for your situation, I can get you current pricing and check your approval odds before you apply. If the management history or property issues are dealbreakers, I know every other Southwest Austin property and can point you somewhere better suited.

Get Help Now

FAQ

Does Landmark Conservancy allow pets?

Yes. Two pets max, 175 lb weight limit, $25/month pet rent per pet. Breed restrictions apply: Chows, Pit Bulls, German Shepherds, Akitas, Mastiffs, Bull Terriers, Dobermans, and mixes. Pet screening through a third-party service is required. For more options, check out our list of Austin apartments that accept large dogs.

What credit score do I need for Landmark Conservancy?

No minimum is published. Based on how similar properties screen, expect 600+ for a clean approval and 650+ for the lowest deposit. Below 580, you probably won’t get approved without a guarantee service.

Is Landmark Conservancy a good location for commuting?

Depends on where you work. Bee Cave and Lakeway: 8 to 12 minutes. Downtown Austin: 18 to 22 minutes off-peak, 35 to 50 in rush hour. The Y at Oak Hill bottleneck makes peak-hour commutes north and east painful.

Who manages Landmark Conservancy now?

Kairoi Residential, based in San Antonio with Austin offices. They took over from Greystar, which replaced Avenue5. Kairoi manages 49 communities and made NMHC’s 2026 Top 50 Managers list.

Does Landmark Conservancy have in-unit washers and dryers?

Yes. Every unit comes with a full-size washer and dryer, supplied by the property. Not just hookups.

What are the biggest complaints about Landmark Conservancy?

Management turnover (4+ companies), noise between units, pest issues (rats and roaches across multiple management eras), excessive move-out charges ($654-$800+), elevator outages, and car break-ins despite gated access.

What’s the lease breakage penalty?

ApartmentFinder shows two different fees for breaking your lease early: a termination fee and a marketing/reletting fee, both on top of rent you still owe during your notice period. One ForRent reviewer says the total works out to about 105 days of rent. Get the exact terms in writing before you sign.

When was Landmark Conservancy built?

2014. The property is 12 years old with no major renovation that I know of. The clubhouse was recently renovated, but that process took 4+ months and left residents without amenity access while still paying amenity fees.

The Bottom Line: Is Landmark Conservancy Worth It?

The property itself has genuine strengths. Hill Country views. W/D in every unit. A 175 lb pet weight limit, fiber optic internet, and 1BR rents starting at $1,286. For Southwest Austin, that’s a real value package, especially compared to Saint June next door at $2,283.

The main catch is management stability. Four companies in 12 years means the promises made on your tour may not survive a management transition mid-lease. And the property’s physical issues (pests, noise, elevators, mold) have outlasted every team that’s tried to fix them.

This property makes sense if:

• You prioritize quiet and natural surroundings over walkability
• You work from home and want a peaceful base with fiber internet and co-working space
• You have a larger dog (under 175 lbs, no restricted breeds) and need affordable SW Austin options
• You’re comfortable with the possibility that management may change during your lease

This property doesn’t make sense if:

• You need management you can count on to answer the phone and follow through
• You’re noise sensitive (walls are thinner than expected for 2014 construction)
• You need reliable elevator access on upper floors
• You’re sensitive to pest issues
• You want walkable access to groceries, restaurants, or nightlife
• You commute north during rush hour (The Y at Oak Hill traffic makes this painful)

The first-year math works for the right renter. Whether the management track record works for you is the question only you can answer.

Want help figuring out whether Landmark fits your situation? Or looking at similar properties without the management history? Fill out the form and I’ll text you within a few hours.

Need Help?

You’ve got everything you need to decide on Landmark Conservancy on your own. But if you want help:

Fill out the form above 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 a phone tree.

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.