Lantana Hills Apartments Austin Review: The 78735 Hill Country Property You Should Know About Before You Sign
Lantana Hills keeps showing up in my client searches for Southwest Austin. The pattern never changes: someone finds the rent, sees the Hill Country photos, and asks me if it’s legit. As a licensed apartment locator (TX #679806) who’s tracked this property across management changes and renovations, I can tell you the answer is more complicated than the listing sites let on.
The rent looks right. A 1BR starting around $1,145 in the 78735 ZIP code, well below the area average. Lantana Place shopping center less than a mile away. The 23-acre property backs up to green hills and trails. On paper? It checks a lot of boxes.
But here’s what the listing sites won’t tell you: this property just switched from Greystar to Asset Living, and there’s an active mold complaint that’s been unresolved for months. The security gates have been broken long enough that residents are talking about it online. Those are the details that actually decide if you’ll be happy here.
Quick Facts: Lantana Hills at a Glance
| Detail | Info |
|---|---|
| Address | 7601 Rialto Blvd, Austin, TX 78735 |
| Year Built | 2002 (Renovated 2017) |
| Total Units | 264 |
| Management | Asset Living (previously Greystar) |
| Rent Range | $1,145 – $1,880 |
| Current Special | ApartmentGuide lists 2 weeks free on select units; Trulia lists $1,000 off first month (1BR) / $1,500 off (2BR). Prior “1 month free” expired. Confirm current offer with leasing office. |
| Application Fee | $155 per person (some sites list $75. Confirm with leasing office.) |
| Admin Fee | $150 |
| Pet Policy | 2 pets max, no weight limit, breed restrictions, $350 fee + $20/mo per pet |
| Utilities | NOT included. Electric, water/sewer, and trash are billed separately. |
| Minimum Lease | 3 months |
| Google Rating | 4.1 stars (148 reviews) |
| ApartmentRatings | 3.8 stars (165 reviews, 89 verified) |
| Yelp | 15 reviews (listed under old Greystar name, marked “Closed”) |
The 4.1 Google rating and 3.8 ApartmentRatings score tell two different stories, and neither one captures the full picture. I’ll break down what’s driving those numbers and why 28 of those ApartmentRatings reviews specifically mention noise in the sections below.
Best For / Skip If
Lantana Hills Makes Sense If:
You work near AMD, Yeti, or SolarWinds and want a short commute. These employers are clustered along Southwest Parkway within a few miles of the property. A 5-minute commute to the office versus a 30-minute slog from central Austin saves you real time and gas money.
You have a larger dog and are tired of weight limits. Lantana Hills has no pet weight limit. That’s rare in Southwest Austin. Most competing properties cap dogs at 50–75 pounds. If you’ve got a Lab, a Shepherd mix, or anything over 75 pounds, your options in 78735 just got a lot shorter. For more pet friendly options, check out our list of Austin apartments that actually allow large dogs.
You want Hill Country surroundings without driving to Dripping Springs. The property sits on 23 acres of green hills with trails on and around the grounds. People love this about Lantana Hills. It comes up in reviews constantly. Walking trails, mature trees, the fact that you can see actual hills from your patio. That’s what keeps residents renewing here.
Your budget is under $1,400 for a 1BR in 78735. Base rents start around $1,145 for unrenovated units and $1,270 for renovated. That’s roughly 19% below the area average for West Oak Hill according to ApartmentHomeLiving data. If a new concession kicks in, the effective rent drops even further.
Skip Lantana Hills If:
You need reliable public transit. Walk Score: 6. Transit Score: 0. This property is completely car dependent. No bus routes run close enough to make carless living realistic. If you don’t have a car, this isn’t the place.
You have a pest sensitivity, especially on a first floor unit. Reviews across platforms mention roaches, including wolf spiders. One resident described daily bugs for an entire month. If you’re considering Lantana Hills, ask for an upper floor unit. A 2002 building surrounded by heavy tree cover is going to attract more bugs than a new build on a cleared lot. That’s the tradeoff for the Hill Country setting.
Mold is a dealbreaker for you and you won’t tolerate slow responses. There’s an active, well documented mold complaint from a resident who has been fighting with management since August 2025. As of mid-2026, it’s still unresolved. One complaint doesn’t mean every unit has mold. But how they handled it matters.
You need management that actually follows through. Several reviews paint this picture: the office tells you what you want to hear, then doesn’t follow up. If you need things handled the first time, that’s worth knowing.
Wondering if Lantana Hills 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 likely qualify before you spend $155 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.
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Location Deep Dive
What’s Actually Nearby
Lantana Hills sits on Rialto Boulevard off William Cannon, tucked into the hills south of Southwest Parkway. If you’ve never been out here, it’s basically where the office parks meet the Hill Country. AMD, Yeti, and SolarWinds all have offices within a few miles.
Lantana Place shopping center (0.8 miles, 2 minute drive): Moviehouse & Eatery, La Popular (Mexican), Carve American Grille, Black Rock Coffee, Playa Bowls, OrangeTheory Fitness, plus the AC Marriott rooftop lounge. Your go-to for dinner and a movie without driving far.
H-E-B (William Cannon location): About 2 miles east on William Cannon. Your closest full grocery run. Whole Foods is about 2.9 miles away. There’s also a Randalls closer to Ben White if you’re heading that direction.
Dick Nichols Park: 3.7 miles. Good for kids’ playgrounds and open fields, but you’re driving there.
Barton Creek Greenbelt (360 Access): About 5 miles north. One of Austin’s best trail systems if you’re into hiking or mountain biking.
You’re not walking to anything meaningful from this property. You’re driving to everything from here. If that trade-off works for you, the setting itself is hard to beat.
The Commute Math
| Destination | Distance | Off-Peak | Rush Hour |
|---|---|---|---|
| Downtown Austin | ~11 miles | 15–20 min | 30–45 min |
| AMD/Southwest Parkway offices | ~2 miles | 3–5 min | 5–8 min |
| Austin-Bergstrom Airport | 16.8 miles | 25–30 min | 35–50 min |
| The Domain | ~18 miles | 25–30 min | 50–70 min |
| UT Austin campus | ~12 miles | 18–22 min | 35–50 min |
| Bee Cave/Hill Country Galleria | ~6 miles | 10–12 min | 12–18 min |
Route notes: MoPac (Loop 1) is your main corridor north. Southwest Parkway to MoPac gets you downtown in under 20 minutes outside rush hour. During rush hour, MoPac’s toll lanes save 10–15 minutes but cost $3–8. Highway 290/71 at the Y in Oak Hill is still one of Austin’s worst chokepoints. If your commute depends on that intersection, do a test drive at 7:45 AM before you sign anything.
Neighborhood Vibe
This isn’t Austin’s nightlife corridor. And it isn’t walkable to restaurants. What it is: quiet, green, and suburban without actually being in the suburbs. You’re in Austin city limits, Travis County, Austin ISD (Oak Hill Elementary, Small Middle School, Austin High School). But the feel is more Bee Cave than Barton Springs.
The Lantana development has grown around this property since 2002. Office parks, retail, newer apartment communities. It’s its own little pocket of Southwest Austin. If your ideal Saturday is a trail run and groceries at H-E-B rather than brunch on South Congress, this area fits.
Pricing and True Cost
Floor Plans
| Floor Plan | Bed/Bath | Sq Ft | Base Rent | Net Effective* | Status |
|---|---|---|---|---|---|
| Waldorf (A3) | 1/1 | 754 | $1,145 – $1,270 | $1,051 – $1,165 | Unavailable |
| A3 (Renovated) | 1/1 | 754 | $1,270 – $1,710 | $1,165 – $1,569 | On Notice |
| Drake (A4) | 1/1 | 875 | $1,285 – $1,400 | $1,179 – $1,285 | Unavailable |
| A4 (Renovated) | 1/1 | 875 | $1,355 – $1,770 | $1,244 – $1,624 | On Notice |
| A4R | 1/1 | 875 | $1,470 – $1,820 | $1,349 – $1,670 | Available |
| Wilmington (C5) | 2/2 | 1,144 | $1,415 – $1,590 | $1,299 – $1,459 | Available |
| C5 (Renovated) | 2/2 | 1,144 | $1,545 – $2,000 | $1,418 – $1,836 | Available |
| B5 | 2/1 | 1,035 | $1,560 – $1,910 | $1,432 – $1,753 | Available |
| B5R (Renovated) | 2/1 | 1,035 | $1,570 – $1,920 | $1,441 – $1,762 | On Notice |
| C5R | 2/2 | 1,144 | $1,630 – $2,075 | $1,496 – $1,904 | Available |
| Fairmont (B5) | 2/1 | 1,035 | $1,880 | $1,725 | Available |
*Net effective shown assumes 1 month free on a 12-month lease. This special expired 4/30/26. Current pricing may already reflect reduced rents. Confirm with leasing office.
Important note on floor plans: Lantana Hills has both original (2002) and renovated (2017) units. Renovated units come with a full size washer/dryer already in the unit, granite counters, updated appliances, and vinyl flooring. Original units just have washer/dryer connections, so you’re buying or renting your own machines. The price gap between original and renovated versions of the same floor plan can run $100–$300/month. Know which version you’re touring before you fall in love with the rent number.
Net Effective Rent: The Math
The “1 month free” special listed on ApartmentList and ApartmentHomeLiving expired on 4/30/2026. As of July 2026, the property says “no ongoing concessions other than reduced rents.” That means the base rents in the floor plan table above may already have the discount baked in rather than being a separate concession.
That said, here’s how to run the math if a new special comes back. Using a 1BR A3 at $1,270 as an example:
If 1 month free on a 12-month lease:
Using the daily multiplier method (Austin market standard):
- Lease days: 365
- Free days: 30 (1 month)
- Multiplier: (365 – 30) ÷ 365 = 0.9178
- $1,270 × 0.9178 = $1,166/month net effective
- Monthly savings: $104/month versus the listed rent
That’s $1,248 in savings across the lease. But when you renew, you’ll almost certainly pay the full base rent. Budget for the base rent number, not the net effective.
Bottom line on specials: call the leasing office at (512) 201-1309 or fill out our form to find out what’s running right now.
All the Fees
Required at application:
| Fee | Amount |
|---|---|
| Application fee | $155 per person (nonrefundable) |
| Security deposit | $1,000 (refundable) |
Required monthly fees (on top of rent):
| Fee | Amount |
|---|---|
| Cable TV and Internet | $65/month |
| Doorstep trash pickup | $25/month |
| Pest control | $5/month |
| Stormwater/drainage admin | $3/month |
| Water/wastewater submeter admin | $3/month |
| Trash admin | $3/month |
| Renter’s liability insurance | Varies |
| Electric | Usage-based (3rd party billed) |
| Water/sewer | Usage-based |
| Trash hauling | Usage-based |
Optional fees:
| Fee | Amount |
|---|---|
| Pet fee | $350 per pet (nonrefundable) |
| Pet rent | $20/month per pet |
| Admin fee | $150 |
| Reserved parking | $25/month |
| Detached garage | $175 – $200/month |
This fee schedule comes from the property’s own data on Redfin and ApartmentGuide. Some listing sites show a lower app fee ($75) and claim utilities are included, but that info looks outdated. Confirm everything with the leasing office before you apply.
The $104/month in mandatory add-ons is the number you need to focus on. That $65 cable/internet bundle, $25 doorstep trash, $5 pest control, and $9 in admin fees all land on your bill every month before utilities. A “$1,270 apartment” is really $1,374 before electric and water show up.
True Monthly Cost Example
Here’s what a realistic month looks like for a renter in a renovated 1BR (A3 at $1,270 base):
| Item | Monthly Cost |
|---|---|
| Base rent | $1,270 |
| Mandatory monthly fees | $104 |
| Electric (estimated) | ~$60 – $90 |
| Water/sewer (estimated) | ~$40 – $60 |
| Pet rent (1 dog) | $20 |
| Total | ~$1,494 – $1,544/month |
That’s the real number. The $1,270 on the listing page is just the starting point.
Move-in costs for this scenario: $155 app fee + $1,000 security deposit + $350 pet fee = $1,505 before first month’s rent and prorated fees.
Specials change. Pricing above reflects July 2026 data, but offers shift.
Want to know what specials are actually running right now?
Pricing and specials shift regularly. Fill out the form and I’ll text you what’s current, including anything not posted online.
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Screening Criteria: Will You Get Approved?
Lantana Hills uses a third party screening company that checks credit, rental history, income, and criminal background. No published credit minimum. The income requirement is 3x your gross monthly income (confirmed on ApartmentList).
Income Requirements
| Unit Type | Base Rent | Monthly Income Needed (3x) | Annual Income | Hourly Wage (40hrs) |
|---|---|---|---|---|
| 1BR (A3) | $1,270 | $3,810 | $45,720 | ~$22.00 |
| 1BR (A4) | $1,355 | $4,065 | $48,780 | ~$23.50 |
| 2BR (C5) | $1,545 | $4,635 | $55,620 | ~$26.75 |
| 2BR (C5R) | $1,630 | $4,890 | $58,680 | ~$28.25 |
Income is calculated against base rent, not net effective rent. Even with a special running, you need to qualify at the full listed price.
Credit Expectations
Since there’s no published minimum, here’s what I’ve seen work at properties that screen like this:
650+ credit: Smooth approval, standard deposit. You shouldn’t have issues.
600–649 credit: Likely approved. The standard security deposit is $1,000. This is the range where clean rental history helps a lot.
550–599 credit: Possible, but expect a higher deposit and they’ll look harder at your rental history. If you have other issues (broken lease, late payments), this gets tough.
Below 550 credit: Likely denial unless you bring something strong to the table, like high income or a third party guarantee service.
If your credit is below 600 and you’re not sure where you stand, check out our guide to credit scores and Austin apartments before you apply anywhere.
What Typically Gets You Denied
Let me be direct about what gets you denied here:
- Recent eviction (within 2–3 years) without something strong offsetting it
- Outstanding property debt from a previous apartment
- Felony conviction within the past 7 years (this varies, but that’s typical for a property at this price point)
- Income below the 3x threshold with no co-signer option
- Falsified application information
The Application Process
- Apply online through the property’s website ($155 application fee per person, nonrefundable)
- Third party screening runs credit, background, rental history, and income verification
- Results typically come back within 2–3 business days. Security deposit is $1,000.
- Lease signing once approved. Minimum 3-month lease term.
Here’s what separates working with a locator from applying blind: I can tell you if you’re likely to qualify before you spend $155 finding out. If Lantana Hills’ screening looks tight for your situation, I know which nearby properties have more flexibility. And if you do get approved through me, I rebate the application fee. That’s $155 back in your pocket.
Resident Reviews Decoded
Listing sites show you a 4.1 Google rating and call it a day. That number? Doesn’t tell you much without context. I went through 148 Google reviews, 165 ApartmentRatings reviews, and the 15 Yelp reviews still posted under the old Greystar listing. Also checked ApartmentHomeLiving, ApartmentList, and VeryApt. One bad review means nothing. But when a complaint keeps showing up across platforms, that’s a signal.
Review Pattern Analysis
| Theme | Mentions | Trend | Sources |
|---|---|---|---|
| Staff praised (Salma, Trayquawn) | 79+ (AR), 15+ (Google) | Steady positive | Google, AR |
| Maintenance team (positive) | 49 (AR topic) | Mixed: team praised, response times questioned | Google, AR |
| Pest/roach issues | 8+ specific reviews | Ongoing, especially first floor | Google, AR |
| Noise between units | 28 (AR topic) | Steady, tied to 2002 construction | AR |
| Parking issues | 24 (AR topic) | Steady, back buildings most affected | AR |
| Mold complaints | 2–3 specific reviews | Active/unresolved as of 2026 | Google, AR |
| Management doesn’t follow up | 10+ reviews | Worsening since management change | Google, AR |
| Security gates broken | 3+ reviews | Recent (2026), months without repair | |
| Renewal pricing complaints | 5+ reviews | Steady across years | AR |
| Water damage/leaks | 4+ reviews | Recurring, tied to building age | AR, Google |
What Residents Keep Praising
Leasing staff, specifically. Salma and Trayquawn get called out by name across dozens of reviews. Salma in particular shows up repeatedly for tour experiences: “knowledgeable,” “made it stress free,” “went above and beyond.” Trayquawn gets similar praise on recent reviews. When specific staff names show up this often across platforms, the leasing experience is the real deal.
The setting and location. “Hill country feel,” “nature trails,” “trees and trails to walk” come up over and over. If the outdoors are your thing, you’ll probably love it here. One longtime resident described it as “more like a condo than an apartment.”
Maintenance crew effort. The maintenance team itself gets praise for being helpful and responsive when they show up. The complaints aren’t about the techs doing bad work. They’re about how long it takes for requests to get scheduled and completed.
What Residents Keep Complaining About
Pest problems, especially on lower floors. One resident described daily bugs for an entire month. Another mentioned cockroaches and wolf spiders specifically. The property is heavily wooded and built in 2002, which means more ways for bugs to get in than you’d see at a newer build on a cleared lot. Pest control is offered, but reviews suggest it’s not always frequent enough.
Management response gaps. The most concerning theme: residents describe being told something will be handled, then nothing happens. One mold complaint has been open since August 2025 with mold tests confirming the problem. The resident went back to the office after 62 days of silence. It’s not just one person saying this. Several reviews describe this exact cycle of promises without follow-through.
Noise between floors. This one shows up 28 times in ApartmentRatings reviews. It’s a 2002 building. The floors and walls between units just don’t block sound as well as newer builds. If noise between floors bothers you, request a top floor unit.
Renewal pricing frustration. Residents across different years note the same issue: new renters get specials while existing residents get rent increases at renewal, even when the market is softening. One resident said it was “the only reason for me to jump to other apartment.” If you sign here with a special, build your budget around the base rent number. That’s what renewal will look like.
How Management Responds
Management replies to most ApartmentRatings reviews within about 33–37 days. The responses are mostly templates. “Thank you for your feedback… please email us at…” Google responses follow the same playbook. Polite? Sure. But there’s a gap between saying the right things in a review reply and actually fixing the problem. Those are two different things.
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 Transition Is Still Settling (And It’s Not the First One)
Lantana Hills recently moved from Greystar to Asset Living. Several residents have noticed, and not all of them are happy about it. One reviewer put it bluntly: the transition has been “challenging.” New management means new systems, new staff learning the building, and a stretch where things slip through the cracks. Even the resident email changed, from greystar.com to assetliving.com.
Here’s the bigger picture: this property has been through several management companies since 2002. Started as “The Hills at Lantana,” went to AMLI, changed hands again, then Greystar, now Asset Living. Each transition brings a reset. The Yelp listing still shows “CLOSED” under the Greystar name because nobody has updated it. If you’re signing right now, you’re betting on Asset Living getting their feet under them at a property that keeps changing hands.
The Mold Issue Is Documented and Unresolved
This isn’t rumor. A current resident posted mold test photos and has been tracking the issue since August 2025. Still unresolved as of May 2026. Management promised to “email corporate” and then didn’t. One mold situation doesn’t mean every unit is affected. But when a property drags its feet on a confirmed health issue, that tells you something about how your maintenance requests might go too.
Security Has Gaps
Several recent Google reviews mention the security gates have been broken for months. One resident noted breezeways that need cleaning and gutters full of leaves. An older review mentioned car break-ins and stolen packages with a mailbox that stayed broken “for months.” A gated community only works if the gates work. Right now, they don’t always.
Ready to move forward, or want to look at alternatives?
You’ve seen the full picture. If Lantana Hills fits, I can help you lock in the best deal. If it doesn’t, I know Southwest Austin well enough to point you somewhere better. Either way, the help is free.
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FAQ
Does Lantana Hills allow pets?
Yes. Two pets max, no weight limit, breed restrictions apply (aggressive breeds prohibited). $350 nonrefundable fee and $20/month per pet. Pet screening through a third party is required.
What utilities are included in rent at Lantana Hills?
None. Electric, water/sewer, and trash are all usage-based charges billed separately. The property also charges $65/month for cable TV and internet, $25/month for doorstep trash, $5/month for pest control, and $9/month in admin fees. That’s $104/month in mandatory fees before you even turn on a light. Plan for it.
What is parking like at Lantana Hills?
Surface lot parking is included. Reserved spots are $25/month. Detached garages run $175–$200/month. Residents in back buildings say open parking can be tight during evenings.
When was Lantana Hills built and renovated?
Built 2002, renovated 2017. Renovated units got granite counters, new appliances, vinyl flooring, and supplied washer/dryers. Not all units are renovated. Unrenovated units have washer/dryer connections but you bring your own machines.
What credit score do I need for Lantana Hills?
There’s no published minimum, which usually means they look at your whole profile rather than a hard cutoff. In practice, 600+ should get you through without headaches. Below that, you’re looking at higher deposits or a possible denial. If you’re in the 550 range with other issues on your record, talk to me before you apply.
Who manages Lantana Hills?
Asset Living. They took over from Greystar within the past year. Some listing sites still show Greystar’s name, which tells you how recent the switch was.
Is Lantana Hills a good commute to downtown Austin?
About 11 miles. Off-peak, 15–20 minutes via MoPac. During rush hour, that stretches to 30–45 minutes. MoPac’s variable toll lanes can save time but cost $3–8 per trip.
What are the biggest complaints about Lantana Hills?
Pest issues (especially first floor), noise between units (2002 wood frame construction), management not following up on requests, and security gates that have been broken for months. The setting and leasing staff are the bright spots.
What school district is Lantana Hills in?
Austin ISD. Assigned schools are Oak Hill Elementary, Small Middle School, and Austin High School. Always verify current assignments through the Austin ISD School Finder since boundaries can change.
The Bottom Line: Is Lantana Hills Worth It?
Lantana Hills offers real value in the 78735 ZIP code. The rents are 19% below the West Oak Hill average. No pet weight limit. Even without an active special, 1BR base rents starting at $1,145 are competitive for this part of Austin.
But the trade-off is real: you’re renting in a 2002 building that just switched management companies, with pest issues on lower floors, an unresolved mold complaint, and security gates that nobody seems to be in a hurry to fix.
This property makes sense if:
- You work near the Southwest Parkway tech corridor and want a short commute
- You have a large dog and need a property without weight limits
- You value Hill Country surroundings and don’t mind driving everywhere
- You can get a renovated upper floor unit
This property doesn’t make sense if:
- You need management that follows through when problems come up
- You’re sensitive to pests or mold and want a property that stays ahead of problems
- You need walkability or public transit access
- You’re not comfortable with a property that’s still adjusting after a management change
If you want Southwest Austin but these trade-offs give you pause, look at Windsor Lantana Hills (built 2017, no renovation gap), Berkshire Santal (2016, higher price point), or Southwest Trails (lower price, older build).
The first-year math at Lantana Hills works. Whether the trade-offs work depends on you.
Need Help Deciding?
You’ve got everything you need to make this call on your own. But if you want someone in your corner:
Fill out the form above and I’ll text you. We can go over your approval odds, talk through current specials, and figure out next steps. You’ll talk to me directly. Not a bot, 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.
