Live Make Apartments Austin Review: Income-Restricted East Austin Housing You Won’t Find on Listing Sites

Live Make Apartments shows up on every listing site as a 78702 address with rents starting under $400. That gets attention. But every listing I’ve seen gets the story wrong. They show it as a standard apartment community with “call for pricing” and generic floor plan photos. It’s not that.

Live Make is 66 units of affordable housing, built for artists and people with disabilities. Deaf residents. Deaf-Blind residents. People who are blind. People exiting homelessness. As a licensed apartment locator (TX #679806) who tracks East Austin pricing daily across hundreds of properties, I can tell you this property is unlike anything else in the 78702 zip code. Here’s what listing sites won’t tell you: the primary qualifier for Live Make isn’t your credit score. It’s whether your household income falls below specific thresholds. And right now, it’s fully leased with a waitlist.

Quick Facts: Live Make Apartments

A couple things stand out in that table. The $22 application fee is one of the lowest in Austin. Zero admin fee is rare at any property. And the rent range of $375 to $2,360 looks wild until you understand how AMI tiers work, which I’ll break down in the pricing section below.

Best For / Skip If

Best For

You qualify for affordable housing and want new construction in East Austin. Most affordable housing in Austin is old. Like, 1970s and 1980s old. Live Make was built in 2024. That alone makes it one of the newest rent-capped communities in the city. And it sits in 78702, a zip code where market rate one bedrooms run $1,200 to $2,500. Getting into a new building here at below-market rents? That’s a big deal.

You’re an artist (with or without disabilities) looking for built-in community support. Imagine Art runs the ground floor: painting studios, ceramics studios, a community classroom, a public art gallery, and a kitchen where residents eat for free. They also run job training, peer support, and help with small business development on site. You don’t have to be a working artist to qualify, but if creative work matters to you, this property was designed around it.

You’re Deaf, Deaf-Blind, blind, or living with physical or developmental disabilities. 15 of the 66 units are ADA mobility units with audio and visual features for Deaf and visually impaired residents. This property was built from the ground up for independent living with disabilities. Elevator access in both buildings. A pedestrian bridge connects the two three story structures. Every unit includes in-unit washer/dryer (stackable in standard units, full size in accessible units).

You’re exiting homelessness and need stable housing with onsite support. 15 units are set aside for people coming out of homelessness through the Continuum of Care program. On site, residents get help with daily tasks, food pantry access, and peer support.

Skip If

Your household income exceeds 60% of the Area Median Income. This is a hard line. Live Make is funded through 4% Low Income Housing Tax Credits (LIHTC) and city bonds. If you earn above the income ceiling for your household size, you can’t qualify regardless of how much you like the property. For a four person household, the 60% AMI cap is roughly $59,340. Single person limits are lower. Exact figures update each year.

You need a pool, fitness center, or traditional apartment amenities. Live Make has no pool, no gym, no fitness room, and no business center. The community spaces are art focused: studios, a gallery, a classroom, and a kitchen. If a pool or gym is on your checklist, this isn’t the property.

You have a dog over 50 pounds. The weight limit is firm at 50 lbs, and the property notes “small dogs allowed” with breed restrictions. If you have a larger dog, check out our East Austin apartments guide for properties with more flexible pet policies.

You need to move in immediately. Live Make is fully leased with a waitlist as of mid-2025. Contact Valhalla Management at (737) 367-8604 to get on the list, but be prepared to wait.

Wondering If You’d Qualify for Live Make or Similar Affordable Housing?

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Location Deep Dive

What’s Actually Nearby

Live Make sits on Tillery Street in the Govalle neighborhood of East Austin. This isn’t the walkable restaurant corridor of East 6th or East 7th. It’s a quieter residential pocket east of Airport Boulevard.

Live Make backs up to the historic Tillery Pecan Grove, which the Austin Parks and Recreation Department is turning into a neighborhood park with public trails. That’s a real plus for a property with no gym or pool. Green space right next door.

For groceries, the 7th Street H-E-B at 2701 E 7th St is about 0.8 miles west. Fiesta Mart at 1116 Airport Blvd is roughly half a mile south. Short drives, but not walkable for a full grocery run.

Food nearby: Quickie Pickie on E 11th Street is about a mile northwest. The Springdale corridor has more options. But this isn’t a “walk out your door to restaurants” location.

Cap Metro Route 4 stops at Cesar Chavez and Tillery, within a few blocks of the property. Route 2 (Rosewood/Cesar Chavez, a weekday high frequency line) covers the same area. That gives you transit access to downtown and other parts of East Austin without a car.

Commute Math

Route notes: You’ll primarily use Airport Blvd, Springdale Road, or E 7th Street to reach I-35 or downtown. Morning rush on I-35 southbound through East Austin is unpredictable due to the Capital Express Central construction project, which runs through at least 2027.

Neighborhood Vibe

Govalle is one of East Austin’s historically Hispanic neighborhoods. It’s been slower to gentrify than the areas closer to I-35 and downtown, which means it’s quieter, more residential, and less polished than the 78702 zip code’s reputation might suggest. New development is happening all around. Pearl Springdale (0.3 miles away, $1,090–$4,450) and The Goodwin (0.29 miles away, $1,490–$2,995) are both 2025 market rate builds right next door. That’s part of the wave of new construction reshaping East Austin. The contrast between Live Make’s mission and the luxury pricing surrounding it is stark.

The honest take: you’ll need a car here. But the bones are good. Proximity to downtown is solid. The park next door is a real asset. Just don’t expect the walkable East Austin lifestyle you see in other parts of 78702.

Pricing and True Cost

How Live Make Pricing Works

Here’s where Live Make breaks from every other property I review. These are not market rate rents. Every unit is income-restricted through the Low Income Housing Tax Credit (LIHTC) program. Rents are set by AMI tiers, not market demand. So the number on the listing has nothing to do with what comparable apartments charge down the street.

The 66 units break down into three income tiers. According to Imagine Art’s FAQ, here’s the exact breakdown by unit type and AMI designation:

To qualify, your income has to fall below the AMI ceiling for the tier you’re applying to. For a four person household in Travis County, the current HUD limits are roughly $29,650 at 30% AMI and $49,450 at 50% AMI. Limits change based on household size and update every year. Check exact figures at the City of Austin Income & Rent Limits page or ask Valhalla Management directly.

Here’s something worth knowing: what Live Make calls “efficiencies” make up nearly half the building (30 of 66 units). These are open layout units with combined living, dining, and bedroom areas. The property database lists some as “0 bed/1 bath” and others as “1 bed/1 bath,” which gets confusing fast. If you’re applying, ask Valhalla whether a specific unit is classified as an efficiency or a true one bedroom, because the rent differs.

Rent Ranges by Floor Plan

LIHTC rents are calculated by HUD based on AMI tier and unit size. From the property data I track, here’s the overall rent range per unit type:

So why is the range so wide? A 1BR at $390 and a 1BR at $1,855 might be nearly identical physical units. Same finishes, same square footage. The rent difference comes down to which AMI tier the unit is assigned to. Some units in the property data carry internal codes (“mkt,” “80,” “100,” “120”) that are part of Valhalla Management’s internal system.

Fair warning: I can’t pin down the exact dollar rent for each AMI tier by unit type from web research alone. Imagine Art’s FAQ references a rent chart tied to TDHCA published limits, but those specific numbers aren’t posted online. Call Valhalla Management at (737) 367-8604 and ask what the current rent is for the unit type and AMI tier you qualify for.

Net Effective Rent

There’s no concession math to run here. The property’s own listing states: “No ongoing concessions other than reduced rents.” The LIHTC rents ARE the reduced rents. What you see is what you pay. There’s no “6 weeks free” deal that expires and resets to market rate at renewal. Your rent is capped by the tax credit program for as long as it’s active, which is usually 15 to 30 years.

That’s a massive difference from market rate apartments where renewal pricing often jumps 10% to 20%.

All the Fees

You pay your own electric, water, and sewer. Internet, cable, and phone are optional.

True Monthly Cost Scenario

Here’s what a realistic month looks like for a single renter in a 1BR at the 50% AMI tier:

• Income-restricted rent: ~$690/month
• Electric (estimated): $75–$100/month
• Water/sewer (estimated): $40–$60/month
• Renter’s insurance: $15–$25/month
• Pet fee: $0/month (non-refundable fee paid upfront only)
• Total estimated monthly cost: $820–$875

Compare that to market rate 1BRs within a half mile: $1,090 to $2,995. The savings are real.

Need Help Understanding Income-Restricted Housing in Austin?

Income tiers, AMI calculations, waitlists, LIHTC compliance. This stuff is confusing. Fill out a quick form and I’ll walk you through what you qualify for, whether that’s Live Make or other affordable options across Austin. I track these properties too, and I know which ones have openings.

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Screening Criteria

Income Qualification Is the Main Screening Hurdle

Screening at Live Make works differently from a typical Austin apartment. At a market rate property, the primary question is: “Do you make enough?” At a LIHTC property, the question flips: “Do you make too much?”

Here’s how it breaks down. Based on current HUD data for Travis County, these are the income limits for a four person household:

Single person household? The limits are lower. Household larger than four? Higher. You can check the exact numbers at the City of Austin Income & Rent Limits page or by calling Valhalla Management directly at (737) 367-8604.

And be ready with paperwork. You’ll need pay stubs, tax returns, and bank statements. Self-employed? Two years of tax returns, most likely. This isn’t a quick process. LIHTC income verification is more detailed than what you’d go through at a standard apartment.

Credit and Background

Here’s what I don’t know: Valhalla Management’s specific credit score requirements, eviction lookback periods, or criminal background policies at Live Make. That information isn’t posted on their website or any listing site I checked.

What I can tell you: LIHTC income qualification is binary. You either earn below the threshold or you don’t. But credit and background screening may work differently here than at market rate properties. Some affordable housing communities are more flexible on credit issues because they understand their applicant pool. Others are strict.

The only way to know is to ask Valhalla Management directly before you apply. Email them at livemake@managevalhalla.com or call (737) 367-8604.

The Application Process

1. Contact Valhalla Management to check waitlist status and availability
2. Submit application with income verification documents ($22 application fee, non-refundable)
3. Income eligibility review (this takes longer than standard screening)
4. Approval or denial based on income verification and screening criteria
5. Reservation deposit due upon approval (becomes your security deposit, refunded if denied)

What a Locator Can Do Here

I need to be upfront: Live Make does not pay locator referral fees. That means I don’t earn a commission if you move here. But I still include this property in my reviews because renters searching East Austin deserve honest information about all their options, including affordable ones.

If Live Make’s waitlist is long or you don’t qualify for the AMI tiers, I can help. Other affordable communities in Austin, market rate properties where the math works for your budget, or second chance apartments if your screening history is complicated.

What to Watch For (Resident Feedback)

I normally break down review patterns across multiple platforms. For Live Make, I went through all of them: Google, ApartmentRatings, Yelp, Birdeye, RentCafe, ApartmentFinder, ApartmentHomeLiving, ForRent, Apartments.com, Rent.com, ApartmentGuide, RateMyApartments, and Facebook.

Here’s what came back: almost nothing. Live Make opened in April 2025, and the only reviews that exist are 11 on Google at 3.7 stars. Zero on ApartmentRatings. Zero on Yelp. Most listing sites have a page for the property but no resident feedback at all.

With 11 reviews on one platform, I can’t identify real patterns. But I can flag what’s showing up.

Positive Signals

Location praise. Multiple reviewers call out the location favorably (“Great location,” “nice little place”). For an affordable property in 78702, the East Austin address is a real plus.

Resident satisfaction. Jared Levine’s review: “Best place I have lived in. I love living in a host home here.” The “host home” part tells me he’s getting more than just an apartment. That’s the Imagine Art community side of things coming through.

Concerns to Monitor

Safety. One reviewer wrote “Not a safe place to live” with no further detail. With only one mention, I can’t tell if that’s about the building, the neighborhood, or something personal. The 78702 zip code carries a D- CrimeGrade overall, and that’s a pattern across the whole zip code, not specific to this property.

Communication accessibility for Deaf residents. Two reviewers flagged frustration with communication support for Deaf residents. One wrote about problems not being solved due to communication barriers. For a property built to serve the Deaf community, that’s worth asking about on your tour. Ask what communication support they actually offer for Deaf residents.

Limited amenities complaints. One resident complained about no pool, no exercise space, and no social areas for Deaf residents. Live Make does have 8,000 square feet of creative and community space. But if you’re expecting a conventional apartment amenity package, that’s not what this is.

Management Response Pattern

Valhalla Management responds to most Google reviews. Responses are polite but formulaic, often directing unhappy reviewers to email info@managevalhalla.com. Response times range from two weeks to two months. They don’t list an onsite manager. Office hours are Monday through Friday, 8 AM to 5 PM.

Worth noting: Valhalla Management’s employee reviews on Indeed (6 reviews, 3.7 stars) include a former employee who wrote that being located in Missouri “can be difficult” for hands-on management. Another described the hardest part of the job as “resident and non stop complaints.” A third said the company “will normally just say ‘figure it out’ no matter how much you beg for support.” That’s employee feedback, not resident feedback. But it gives you a sense of how the management side actually works.

Bottom line on reviews: It’s too early to draw conclusions. If you’re on the waitlist, check back in six to twelve months when the review pool is larger. Ask current residents directly during any tour or visit.

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.

This Property Has Zero Traditional Amenities

No pool. No gym. No fitness room. No business center. No dog park. The community spaces are art focused, which is part of the mission. But if you’re comparing Live Make to the new market rate buildings popping up half a mile away, the amenity gap is real. The trade-off: you’re paying $375 to $900 for a brand new apartment in 78702, while your neighbors at Pearl Springdale are paying $1,090 to $4,450. The amenity gap is the price of the savings.

The Waitlist Could Be Long

Live Make is 66 units. That’s it. As of June 2025, 63 of 66 were already leased, and the property is now fully occupied. Imagine Art’s FAQ anticipated two to three year waitlists once the building filled up.

So you can’t just tour and apply like a market rate apartment. When a unit opens, it goes to the next qualified person on the list. If you need housing in the next 30 to 60 days, Live Make probably can’t help you right now.

Valhalla Management Is Based in Missouri, Not Austin

Valhalla Management is headquartered in Springfield, Missouri. They specialize in LIHTC properties across six states. No onsite manager at Live Make.

So how does day-to-day management work? Remotely, with support from Imagine Art’s onsite nonprofit team. Employee reviews of Valhalla on Indeed tell a consistent story: a company that tries to be hands-on but struggles with the distance. One employee said the hardest part was “non stop complaints” from residents. If responsive local management matters to you, know that you’re dealing with a company whose offices are 900 miles away.

Email is livemake@managevalhalla.com. Phone is (737) 367-8604.

Ready to See Your Options?

You’ve seen the full picture on Live Make. If you qualify and want help getting on the waitlist, or if you want to see what else is available in East Austin at various price points, fill out a quick form. I’ll reach out personally with options that match your situation.

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FAQ

Does Live Make Apartments require you to be an artist?

No. The property was designed to attract artists, but you don’t have to be one. You need to meet the income requirements. That’s what qualifies you.

What credit score do I need for Live Make?

Not published. Valhalla Management hasn’t posted a specific credit score minimum for Live Make anywhere I could find. Call (737) 367-8604 or email livemake@managevalhalla.com and ask before you apply.

What utilities are included at Live Make?

None. You pay electric, water, and sewer. Internet, cable, and phone are optional.

Does Live Make allow pets?

Yes, with limits. You can have two small pets or one pet totaling 50 pounds. Breed restrictions apply. There’s a $300 non-refundable pet fee per pet and zero monthly pet rent.

How much is the security deposit at Live Make?

The exact amount isn’t published anywhere. The property uses a reservation fee model where the fee converts to your security deposit after move-in. If you’re denied, you get it back. If you cancel, you don’t. Call Valhalla Management for the specific dollar amount.

Is Live Make Apartments Section 8 friendly?

Live Make is funded through 4% LIHTC, not Section 8. Different programs, different qualification processes. Whether they accept housing choice vouchers is a question for Valhalla Management directly.

What school district is Live Make in?

Austin ISD. Zoned schools: Govalle Elementary, Martin Middle School, and Eastside Memorial High School. Check current zoning with the district since boundaries can shift.

Is there a waitlist for Live Make?

Yes. The property was fully leased by mid-2025. Contact Valhalla Management at (737) 367-8604 to add your name to the waitlist.

The Bottom Line: Is Live Make Worth the Wait?

Live Make is one of a kind in Austin. A 2024-built affordable community in 78702 with 8,000 square feet of creative space, onsite support from Imagine Art, free meals through the community kitchen, and a $22 application fee with zero admin fee. If you qualify, the math is obvious: rents that start under $400 in a zip code where market rate has gone through the roof.

The trade-offs are just as clear. No traditional amenities. A remote management company. A thin track record with just 11 reviews. And a waitlist that means you can’t move in next month.

This property makes sense if:

• Your household income falls below 60% AMI and you want new construction in East Austin
• You’re Deaf, blind, or living with disabilities and want a community designed around accessibility
• You value art programming, peer support, and onsite services over a pool and gym
• You can wait for a unit to open up

This doesn’t make sense if:

• You earn above the income limits (there’s no flexibility here)
• You need to move within 30 to 60 days
• Traditional apartment amenities are a priority
• You need a large dog (50 lb limit, small dogs only)

For the right renter, Live Make offers something no other Austin property does. It’s worth the waitlist. For everyone else, there’s plenty of inventory in East Austin and across the city at every price point and screening level.

Need Help?

You’ve got everything to evaluate Live Make on your own. But if you want help navigating affordable housing in Austin, or you want to see market rate options in East Austin, downtown, or other areas that fit your budget and screening situation, fill out the form and I’ll reach out personally.

I’ll be straight with you: Live Make doesn’t pay a locator referral fee, so I have zero financial incentive to steer you toward it. This review exists because East Austin renters deserve honest information about all their options. My service is free to you regardless.

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.