Livano Pflugerville Apartments Austin Review: 12 Weeks Free on a 2023 Build in Pflugerville, TX — For Rent

Twelve weeks free rent, waived application and admin fees, plus a $1,000 gift card. That’s the current offer at Livano Pflugerville, and it’s aggressive enough to make you wonder what’s going on.

Here’s what’s going on: too many apartments went up in Austin between 2022 and 2024, and properties like Livano are competing hard for residents. As a licensed Texas REALTOR (TX #679806), I’ve been tracking concessions across the Austin market for years, and this is one of the largest packages I’ve seen on a 2023 build. The math is real. A one bedroom that lists at $1,375/month nets out to about $1,059/month after you factor in those 12 free weeks.

But here’s what the listing sites won’t tell you: the gap between what Livano markets and what residents actually experience is wide enough to matter. The 4.0 Google rating across 144 reviews tells part of the story. The complaints about common area cleanliness, management turnover, and office phones going unanswered tell the rest. I’ll break all of it down below.

Quick Facts: Livano Pflugerville

A 4.0 Google average looks solid for a property that’s only been open three years. But look closer and the pattern splits. Lots of 5-star reviews praising individual staff members by name. Then a cluster of 1- and 2-star reviews about cleanliness and management. I’ll get into what’s behind both sides below.

Best For

You’re chasing the concession math. Twelve weeks free on a 12-month lease drops a $1,375 one-bedroom to roughly $1,059/month net effective. That’s 2023 construction priced like a property from 2010. If you want to see what else is out there, check the north suburbs page for how these concessions are changing the math across the area. And if your move-in timing lines up with this offer? It’s one of the better value plays in Pflugerville right now.

You work remotely and want newer finishes without paying downtown prices. The units come with granite counters, stainless appliances, and washer/dryer inside the apartment. There’s a Trapeze Coffee shop inside the building that residents genuinely love (it’s one of the most praised features on every site I checked). If your commute is your hallway, this setup works well.

You have a pet that’s not on the restricted breed list. The pet amenities here are better than most: a pet wash station, fenced dog run, and a Livano Pet Center that does grooming and boarding. Two pets max, $300 fee (paid once) and $25/month pet rent per pet. That said, the breed restriction list is long, so check it before you get your hopes up.

You’re relocating from out of state and want something turnkey. Everything comes included: washer/dryer, dishwasher, granite, stainless. The waived app and admin fees lower your upfront cost, and with 463 units there’s usually something open without a long wait. I work with a lot of people moving from California and New York who sign leases without touring first. Less money on the line to get in the door is a big deal when you’re committing from 2,000 miles away.

You work at Samsung, Dell, or another employer along the I-35/SH-130 corridor. Commute times to Samsung’s Parmer Lane campus run 12-15 minutes off-peak. Dell’s Round Rock offices are 15-18 minutes. The Tesla Gigafactory is 20-25 minutes via SH-130. This corridor has a lot of new apartment supply, but Livano’s concession package is among the most aggressive right now.

Skip If

Common area cleanliness is a dealbreaker for you. This is the complaint I saw most on every site I checked. Dirty hallways, dog waste in stairwells, trash piling up in corridors. I saw these complaints from residents over a span of months, which tells me it’s not a one-time lapse that got fixed.

You need the leasing office to pick up the phone. This one shows up a lot in the reviews. Multiple residents mention calling over and over without getting through, and one person said they called seven times before somebody finally answered. If that kind of thing would drive you crazy, keep it in mind.

You have a restricted breed dog. The breed restriction list is serious: German Shepherds, Rottweilers, Pit Bulls, Mastiffs, Dobermans, Chows, and about a dozen more breeds plus any mixes. If your dog falls on this list, Livano won’t work. And unlike some properties that will sometimes look the other way on breeds, Gallery Residential enforces their list.

Noise bothers you. Several reviews mention loud music, “block party style gatherings” in the parking lot, and noise from neighbors. One review described noise late at night that management didn’t do anything about. A 463-unit property with 4 stories is going to have neighbor noise, but the number of reviews mentioning it at Livano is higher than what I see at similar properties.

Your credit is below 600. Gallery Residential screens like a Class A property, because that’s what Livano is. Under 600 credit, you’re looking at a likely denial. But there are properties in Pflugerville and north Austin with more flexibility. Call me and I’ll point you to the right ones.

Secondhand smoke bothers you. At least one detailed review mentions residents smoking inside their units, and it doesn’t sound like anyone is enforcing a no-smoking rule. If cigarette smoke in hallways or coming through shared walls would bother you, ask the leasing office about how they handle that before you sign.

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Location Deep Dive

What’s Actually Nearby

Livano sits on East Pecan Street (FM 685) in Pflugerville, about 15 miles northeast of downtown Austin. Suburban. Car-dependent. But you’re not far from the stuff you need day to day.

H-E-B is about 2 miles west on Pecan Street, roughly a 5-minute drive. Walmart Supercenter is about 3 miles south on I-35. For food, Bamboo Bistro, La Casita, and In-N-Out are all close. Stone Hill Town Center (Target, Ross, a handful of restaurants) is about 4 miles west, which is where most of your errands will take you if you’re grocery shopping at a bigger store or need to grab something from Target on the way home.

Lake Pflugerville is roughly 4 miles northwest, which gets you trails, swimming, and kayaking without a long drive. Pflugerville ISD schools serve this address: Carpenter Elementary (1.1 miles), Bohls Middle School (1 mile), and Weiss High School (1.3 miles).

Capital Metro has limited bus service along Pecan Street, but don’t count on it for a daily commute. This is a car-first location.

Commute Math

SH-130 Toll Road gives you a fast alternative to I-35, especially heading south toward the airport or Tesla. If you work at Samsung’s Parmer Lane campus or Dell’s Round Rock offices, you’re in good shape for the drive.

The Real Neighborhood Feel

East Pflugerville is growing fast but still feels spread out. You’re not walking to restaurants or nightlife from here. The Walk Score for this address is low, and that’s accurate. Everything requires a car.

The upside is that it’s quieter than being on I-35, and you’re close enough to both Austin and Round Rock that neither commute is painful. Pecan Street has been widening and developing over the past few years, and more retail is coming to the area.

Pflugerville itself has a family-friendly feel, with regular city events at Pfluger Park and seasonal festivals.

The downside: if you’re coming from a walkable urban neighborhood in Austin (East Riverside, South Congress, Mueller), this will feel isolated. There’s no nightlife within walking distance. No coffee shops you can stroll to other than the one inside Livano’s building. No bar to walk home from. If that matters to you, you’re trading walkability for newer construction, lower effective rent, and more space for the dollar.

Pricing and True Cost

Floor Plans

Two bedrooms and three bedrooms are also available. The cheapest 2BR is the B1 at $1,599 for 1,103 sqft. Three bedrooms start at $2,225 for the C1 plan (1,485 sqft). And if you want something that feels more like a house, Livano has townhome layouts going up to 1,736 sqft with private yards.

The A1 at $1,375 is the most common floor plan and had 13 available units at last check. The A5 at $1,435 is the smallest at 681 sqft but still includes a full washer and dryer inside the unit.

The A2 at $1,807 gives you 985 sqft. That’s a lot of space for a one bedroom, but the price jump from the A1 is steep: $432/month more for 230 extra square feet. After concessions, the A2 nets to about $1,391 vs. $1,059 for the A1. Still a $332/month gap. The A1 is the clear value play unless you really need that extra space.

Net Effective Rent Calculation

The current special is 12 weeks free on a new lease. Here’s the math on the A1 plan (755 sqft, 1BR/1BA):

• Base rent: $1,375/month
• Free rent: 12 weeks = 84 days
• Lease term: 12 months = 365 days
• Daily multiplier: (365 – 84) / 365 = 0.7699
• Net effective rent: $1,375 × 0.7699 = $1,059/month
• Monthly savings: $316/month vs. listed rent

Plus the $1,000 gift card, which adds about $83/month in value on a 12-month lease. That’s roughly $399/month total you’re saving. Over a year, that’s about $4,788 you’re not paying compared to full listed rent.

That kind of concession on a 2023 build tells you how many new apartments went up out here. It’s a renter’s market.

Fee Breakdown

Required Fees (Everyone Pays):

Optional Fees:

True Monthly Cost Scenario:

A renter in the A1 (1BR, $1,375 listed) with one pet:

• Net effective rent (with 12-week special): $1,059
• Required monthly fees: $115
• Pet rent: $25
• True monthly cost: $1,199/month

That’s $1,199/month all-in for a 2023 build. Without the concession, the same setup runs $1,515/month. Here’s what the listing sites don’t show you: $115/month in mandatory fees on top of rent. They show you $1,375. The real number before pets or parking is $1,490. If you need covered parking ($150-$300/mo), your true cost climbs to $1,349-$1,499 with the concession, or $1,640-$1,790 without it.

That’s for a 2023 build with in-unit washer/dryer and a coffee shop in the building. If you’re trying to get your net effective under $1,000, check out Austin apartments under $1,000 for other options where the concession math gets you there. Compare that to what you’d pay at a 2005-era property in the same ZIP code, and the math is hard to argue with.

Want to Compare This Property’s True Cost to Nearby Options?

I track net effective rent across every Pflugerville community. I can show you how Livano stacks up against Biltmore at the Park, The Parker Austin, and other nearby properties so you’re comparing real numbers, not listed prices.

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Screening Criteria

Income Requirement

Livano requires 3x monthly rent in gross household income. Here’s what that looks like for the most common floor plans:

Income is calculated against base rent, not net effective rent. So even though your actual cost drops with the concession, you still need to qualify at the full listed price. That catches people off guard. You might pay $1,059/month after concessions, but you need to show you make $4,125/month to get approved.

Gallery Residential accepts combined income from co-applicants. So two people each earning $2,100/month can qualify for the A1 together. Some Gallery properties also accept savings and investment income, but call Livano’s office at 512-768-5450 to confirm what they’ll take at this location.

Credit Expectations

Gallery Residential uses Experian Vantage 3.0 scores. Livano doesn’t publish exact credit cutoffs, but here’s what I’ve seen at other Gallery properties in Austin:

• 700-850: Smooth approval, $300 deposit
• 650-699: May need partial last month’s rent or a cosigner
• 600-649: Cosigner usually required
• Below 600: Likely denial

That’s the pattern I’ve seen across Gallery’s other Austin properties. But the leasing office can tell you exactly where Livano draws the line. Call 512-768-5450 or let me check for you before you apply.

If you’re in the 600-649 range, you’re not automatically out, but you’ll need a cosigner who can pass screening on their own. Below 600, your options here are very limited.

No established credit (thin file) is handled differently than bad credit. If you have no score because you haven’t used credit before, Gallery Residential typically accepts prepayment of last month’s rent or a cosigner instead of denying you outright. That’s worth knowing if you’re a first-time renter or an international student. Check with the leasing office before you apply.

What Gets You Denied

Here’s what typically gets you denied at Gallery Residential properties in Austin:

• Active property debt (money owed to a previous landlord)
• Recent evictions on your record
• Credit score below 600 without a cosigner who passes screening
• Income under 3x rent
• Certain felony convictions (how far back they look depends on the charge)
• Lying on the application

How the Application Process Works

1. Apply online through the Livano portal
2. Pay the application fee (currently waived)
3. They run your credit, background, and rental history
4. You’ll usually hear back within 2-3 business days
5. If approved, sign the lease and schedule your move in

Here’s what makes working with a locator different from applying blind: I can tell you if you’d pass Livano’s screening before you spend time and money finding out. If Livano looks tight for your situation, I know which nearby communities have more flexibility. Call me.

Resident Reviews Decoded

Review Pattern Analysis

What Residents Praise

Staff names show up in reviews here more than at almost any other property I track. Dontae in maintenance? He gets praised by name in 10+ recent Google reviews. People say he fixes things fast, stays late when needed, and has a good attitude every time. Sophea, Dustin, Sterling, Jennifer, and Krystal all get called out by name too, mostly for leasing help.

The Trapeze Coffee Shop sets Livano apart from everything else in the area. This isn’t a lobby Keurig. It’s a staffed coffee bar with baristas that residents know by name (Tiana, Leslie, Riley). Multiple reviews call it their favorite perk of living at Livano. One resident straight up said Dontae was a big reason they renewed their lease. That kind of individual loyalty to a maintenance tech is rare.

What Residents Criticize

Common area cleanliness is the loudest complaint. And the most consistent one. Dirty stairwells, dog waste in hallways, trash piling up in corridors, elevator odors. One prospect on ApartmentRatings called the buildings “trashy” and said management can’t keep up. Another resident on Google was blunt about it: “luxury price tag, low quality conditions.”

The office phone situation is a real problem. It’s not one angry reviewer. I see this complaint from residents months apart, all saying the same thing: they call, nobody picks up. One person said they called seven times before someone answered. One ApartmentRatings review put it simply: the office staff “do not answer the phones.”

ApartmentRatings breaks their scores into categories, and Livano is below average in every single one. Grounds: 3/5. Maintenance: 3/5. Staff: 3/5. Noise: 3.5/5. When every category comes back below average, that’s a pattern, not a fluke.

Two other complaints came up on other review sites. First, at least one detailed review mentions residents smoking inside their apartments, and nobody seems to be stopping it. If secondhand smoke is a concern, ask the leasing office directly about how they handle that.

Second, one ApartmentRatings review mentions broken security doors on buildings. The doors had been broken for six months, but residents were still being charged fob access fees through the Livano app. That same review called out broken exterior lights creating dark spots on the property at night.

Management responds to most reviews. Good sign. But the positive review responses are basically copy-paste: “Thank you for your 5-star review and sincere feedback. We are so glad that you are enjoying your new home!” I counted that exact phrasing on a dozen or more responses.

Negative reviews get a little more attention, but the formula is still visible: acknowledge the complaint, invite the person to call. Rinse and repeat.

What does that tell you? Someone is watching the reviews, which is better than nothing. But the responses are more about looking like they care than actually fixing things. When you see the same cleanliness complaint pop up six months apart and both responses say “we take your concerns seriously,” those words stop meaning much.

One more thing: the reviews are split right down the middle. Clusters of 5-star reviews praising specific staff by name, then 1-star reviews about filthy conditions and management that won’t pick up the phone. Very little in between.

That kind of split tells me the individual staff are doing good work, but the systems behind them aren’t keeping up. Cleaning schedules, phone coverage, how maintenance requests get handled. Your experience is going to depend on which building you’re in and which staff members are still around when you move in.

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.

The Cleanliness Gap Is Real

Livano calls itself a luxury property. But the common areas don’t match the pitch. Reviews going back more than a year mention dog waste in stairwells, dirty elevators, and trash in corridors. This isn’t a one-off complaint. Management keeps responding to these reviews saying they’ll fix it, and then the same complaints keep showing up months later. If you’re paying $1,375+/month, you should be able to walk through your hallway without stepping over garbage.

Management Turnover Creates Inconsistency

Multiple residents talk about a “revolving door” of office managers. One Google reviewer (Sophi, updated review from 6 months ago) called out how often the managers keep changing. Another (Janayja Jones) said things changed after new people took over the office, including changes to how you pay rent. When the office team keeps changing, the person who made you a promise during your tour might not be there three months later. That matters.

The Breed Restriction List Is Extensive

If you have a German Shepherd, Rottweiler, Pit Bull, Doberman, Chow, Mastiff, Akita, Cane Corso, or any of about 15+ other breeds (including mixes), Livano won’t accept your pet. That’s a longer restriction list than most Austin apartments. If you have a mixed breed that might contain any of these bloodlines, you could get turned down. Check the full list before you apply.

Pool Maintenance Has Been Inconsistent

Several recent reviews mention the pool being closed, dirty, or poorly maintained. One resident described it as “always dirty, always closed, not properly maintained, always an excuse on closure.” Another mentioned bad pH levels. When a property puts pool photos front and center and calls it “resort style,” you expect to actually be able to use it. If the pool is a big part of why you’re considering Livano, ask the leasing office about current pool status before you sign.

The Concession Size Tells a Story

Twelve weeks free is not what a property offers when it has no trouble filling units. A deal this big means Livano is competing hard. That’s good for you as a new renter. The deal is real.

But it also means you probably won’t get the same deal at renewal. And the property is making less money per unit right now, which can mean less spending on maintenance and staff. One resident said they were charged for another unit’s electricity for months before it got sorted out. That kind of billing problem is more common at properties that are still figuring things out.

Ready to Move Forward, or Want to See Alternatives?

I can walk you through Livano’s application process, or show you how it compares to other Pflugerville options like Biltmore at the Park, The Parker Austin, or Tacara at Weiss Ranch. My service is free.

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FAQ

Is Livano Pflugerville a good apartment?

Livano scores a 4.0 on Google across 144 reviews. The units themselves get solid marks for finishes and space. The main negatives are common area cleanliness and how hard it is to reach the office. If you can live with those trade-offs, the net effective rent is hard to beat on a building this new.

How much does a 1-bedroom at Livano Pflugerville cost?

Listed rents for one bedrooms range from $1,375 to $1,807/month depending on square footage (681 to 985 sqft). With the current 12 weeks free special, net effective rents drop to roughly $1,059-$1,391/month. Check the Pflugerville apartments page for how that compares to other properties in the area.

Does Livano Pflugerville allow dogs?

Yes, with restrictions. Two pets max, $300 pet fee (paid once) and $25/month pet rent per pet. But the breed restriction list is long. German Shepherds, Rottweilers, Pit Bulls, Dobermans, Chows, Mastiffs, and about a dozen other breeds (including mixes) aren’t allowed.

What is the income requirement at Livano Pflugerville?

3x monthly rent in gross household income. For the lowest 1-bedroom ($1,375), that’s $4,125/month or about $49,500/year. Income is calculated against base rent, not net effective rent.

Who manages Livano Pflugerville?

Gallery Residential. They’re a national management company with properties across multiple states. Livano has gone through several community managers in its first three years, which is a pattern residents have called out in reviews.

Does Livano Pflugerville have a coffee shop?

Yes. Trapeze Coffee is a coffee bar inside the building, staffed by baristas. It’s one of the most praised features in resident reviews. Multiple residents name specific baristas (Tiana, Leslie, Riley) and call the coffee shop their favorite perk.

What credit score do I need for Livano Pflugerville?

Livano doesn’t publish a specific credit cutoff on their website. Gallery Residential uses tiered screening across their portfolio: 700+ gets standard approval, 650-699 may need a cosigner or extra deposit, 600-649 usually requires a cosigner, and below 600 is likely a denial. Call the leasing office at 512-768-5450 to confirm before you apply. If your credit isn’t where it needs to be, second-chance apartments in Austin may offer more flexibility.

Is Livano Pflugerville near I-35?

It’s about 3 miles east of I-35 on East Pecan Street. You also have quick access to SH-130 Toll Road, which gives you a faster route south toward Austin-Bergstrom Airport or the Tesla Gigafactory.

How far is Livano Pflugerville from downtown Austin?

About 15 miles. Off-peak, that’s a 20-25 minute drive. During rush hour on I-35, expect 35-50 minutes. SH-130 to US-183 can sometimes be faster than the I-35 route.

Does Livano Pflugerville have parking?

Yes. Surface parking runs $65/month. Carports and detached garages cost $150-$300/month. Multiple reviews mention parking getting tight at night due to unauthorized guests, so if you’re coming home late, a reserved spot may be worth the extra cost.

What school district serves Livano Pflugerville?

Pflugerville ISD. The attendance zone schools are Carpenter Elementary (1.1 miles), Bohls Middle School (1 mile), and Weiss High School (1.3 miles). All within a short drive.

Does Livano Pflugerville have a washer and dryer in unit?

Yes. Every unit at Livano includes a full-size washer and dryer. This is standard across all floor plans, including the smallest 681 sqft A5 layout. No shared laundry rooms to deal with.

The Bottom Line

Livano Pflugerville is a 2023 build offering 12 weeks free, waived fees, and a $1,000 gift card. The net effective rent on a 1-bedroom starts around $1,059/month. The units are modern, the in-unit washer/dryer is standard, and the Trapeze Coffee shop is something residents actually use, not just a line in the marketing. The maintenance tech Dontae gets more individual praise than some entire leasing offices.

But the common area cleanliness problems are real. They show up on every review site, and they’ve been going on for more than a year. The office phones go unanswered often enough that multiple residents have complained about it publicly. And the management turnover means the team you meet during your tour may not be the team running things six months later.

This property makes sense if: you want 2023 finishes at 2015 pricing (with the concession). You work remotely and the coffee shop and newer construction matter to you. Your pet passes the breed restriction list. Or you work at Samsung, Dell, or another employer in the I-35/SH-130 corridor and want a short commute. See our full guide to luxury apartments in Pflugerville for how Livano compares.

This property doesn’t make sense if: clean common areas matter a lot to you. You need reliable phone access to the leasing office. You have a dog on the restricted breed list. Or you’re paying full price without the concession, because at listed rent the value story changes completely.

My honest take: the concession deal is too good to pass up if you can tolerate the common area issues. At $1,059/month net effective for a 2023 build with in-unit laundry, you’re getting new construction at Class B pricing. That’s the kind of math that makes sense for most renters.

But go in with your eyes open. The management inconsistency and cleanliness problems aren’t going away just because you got a good deal. Document your unit’s condition at move-in. Take photos of everything. Keep copies of every communication with the office. And if the concession is what’s driving your decision, make sure you understand what happens at renewal. The renter’s market in this corridor won’t last forever, and when it turns, properties pull back the concessions first.

If Livano doesn’t fit your situation or your screening profile, there are other options in the same corridor. I know every property within a 10-mile radius of this address, and I can tell you which ones work with your specific credit, income, and rental history before you spend a dime on applications.

Need Help Deciding?

My service is free. Apartment communities pay me a referral fee from their marketing budget, so your rent stays exactly the same whether you use me or apply directly.

Here’s what I can do that a listing site can’t: I’ll screen your income, credit, and rental history against Livano’s criteria before you apply. If it’s a fit, I’ll help you lock in the current concession. If it’s not, I’ll point you toward the Pflugerville communities that match your profile better.

If you’d rather go direct, Livano’s leasing office number is 512-768-5450. 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.