Live Oak Trails Apartments Austin Review: Income Restricted Rents in a $1,400+ Market (What You Need to Know Before Applying)

A two bedroom apartment for $550 a month in a neighborhood where the market rate community next door starts at $1,400. That number sounds wrong. It’s not.

Live Oak Trails is a Low-Income Housing Tax Credit (LIHTC) property run by Foundation Communities, a nonprofit that’s been building and managing affordable housing in Austin since 1990. I track rental pricing across 1,000+ Austin properties. Live Oak Trails is one of the biggest price gaps I’ve seen between income restricted and market rate rent in the same zip code. The two bedroom here starts at $550. AMLI Covered Bridge, less than half a mile away, starts at $1,400. Same stretch of Highway 71. Completely different price universe.

But here’s what the listing sites won’t tell you: this property has income caps, a waitlist, a screening process that works nothing like a standard apartment application, and only 58 units total. The rent is real. Getting in is the hard part.

Quick Facts: Live Oak Trails

Two things stand out in that table. First, the $0 admin fee. Most Austin apartments charge $150–$300 in admin fees on top of the application fee. Zero here is a big deal. Second, water, trash, pest control, and Wi-Fi are all included in the rent. Apartments.com breaks out a $30 required monthly fee, which looks like it covers the water/trash/pest control/Wi-Fi bundle. At a market rate property, water and trash alone add $75–$150 to your monthly bill.

A note on the rent range: Foundation Communities’ own website currently shows $745–$1,269. The locator data I pulled from shows $550–$1,489. The lower end is probably the cheapest subsidy tiers (30% AMI units) that don’t always show up on their website. Confirm current pricing with the leasing office.

The 3.5 Google rating comes from only 8 reviews. That’s not enough to tell you much on its own. I’ll cover what those reviews actually say later.

Best For / Skip If

This property makes sense if:

Your household income qualifies for LIHTC pricing. This is the starting point. Live Oak Trails has both minimum and maximum income requirements. You need to earn at least 2.5x the monthly rent (or 2x if you’re on retirement or disability income). But your annual household income also can’t exceed the limits set by HUD for Travis County. Those limits change yearly and depend on household size. Contact the leasing office at (512) 610-2240 for the current numbers.

You need affordable rent in the Oak Hill corridor. Market rate one bedrooms along this stretch of Highway 71 start around $1,100–$1,200. Two bedrooms are $1,300+. Live Oak Trails’ income restricted rents are 40–60% below those numbers depending on the tier you qualify for. That’s real money back in your pocket every single month.

You want more than just an apartment. Foundation Communities runs a free Learning Center on site with after school programs, summer programming, adult education classes, financial coaching, and a community food pantry. No market rate property in this area offers anything close to that.

You have a background issue that’s older than Foundation Communities’ lookback periods. Foundation Communities doesn’t use a hard credit score cutoff. They screen specific items. And their criminal lookback periods (5 years for felonies, 3 years for Class A misdemeanors) are shorter than what most Class A and B market rate properties require. If your situation is older than those windows and your other factors check out, this could be an option. For a breakdown of how screening criteria work across Austin, check out how second chance apartments handle approvals.

Skip if:

Your income exceeds the LIHTC caps. There’s no flexibility here. This is a federal program with hard income ceilings. They get audited on this. If your household income is above the threshold, you don’t qualify. Period.

You need to move in immediately. The property is at 100% occupancy. There’s a waitlist. Foundation Communities doesn’t publish estimated wait times because it depends on turnover, unit size, and your position on the list. If your timeline is tight, this likely won’t work.

You have a dog over 35 pounds. The pet policy is firm: 35 lb weight limit, small breeds only. If you’ve got a Lab or a German Shepherd, this isn’t the property for you.

You need a washer/dryer inside the unit. The apartments have full size washer/dryer connections, but you need to provide your own machines. This is standard for Foundation Communities properties.

Wondering if Live Oak Trails fits your situation?

Fill out a quick form and I’ll reach out to go over your specifics. If Live Oak Trails’ waitlist doesn’t work for your timeline, I track screening criteria, income requirements, and current availability across 1,000+ Austin properties. I can point you toward options that fit your situation right now. Get started here.

Location Deep Dive

What’s Actually Nearby

Live Oak Trails sits on Highway 71 in the West Oak Hill area, about 10 miles southwest of downtown Austin. This is not a walkable neighborhood. You’ll need a car for almost everything.

That said, the essentials are close by car. The H-E-B at Oak Hill (William Cannon and Hwy 290) is about 2.5 miles, roughly a 5 minute drive. Torchy’s Tacos and Austin Java are within a couple miles along Highway 71. The Hill Country Galleria shopping center in Bee Cave is about 4 miles west. Whole Foods at Bee Cave is in that same direction.

Green space is the area’s real strength. Barton Creek Greenbelt access points are within a few miles. Gaines Creek Park is close by. And Dick Nichols Park and Circle C Ranch Metropolitan Park are both within 7 miles. If outdoor access matters to you, this location delivers.

Schools are Austin ISD: Oak Hill Elementary, Small Middle School, and Austin High School.

The Commute Math

Route notes: Highway 71 connects directly to MoPac (Loop 1), which is your main route into downtown and central Austin. MoPac has variable toll lanes that can save 10–15 minutes during rush hour but cost $3–8 depending on traffic. The alternative is Hwy 290 east, which connects to I-35 but gets congested at the 290/71 merge (the “Y” at Oak Hill). Capital Metro bus service is limited out here.

Neighborhood Vibe

Oak Hill is suburban and quiet. No nightlife, no walkable bar districts, no dining after 9 PM. What you get is green space, cheaper rent than central Austin, and less density. Highway 71 carries traffic noise, and Live Oak Trails sits right on the highway, so units facing the road will hear it. The trade off for the price point is real distance from central Austin. You’ll need a car for everything.

Pricing and True Cost

Floor Plans

Why the rent range is so wide: The spread on some floor plans (like the 2 BD/1 BA ranging from $550 to $930) isn’t because of market changes or specials. Different units within the same floor plan are locked to different income tiers under the LIHTC program. A unit at $550 has a lower income cap than one at $930. Your rent is based on how much your household earns compared to the Area Median Income (AMI) limits that HUD sets for this area.

Net Effective Rent

This section normally shows the math on move-in specials. Live Oak Trails doesn’t run concessions. The property listing says “no ongoing concessions other than reduced rents.” In other words, the reduced rents ARE the benefit. The income restricted pricing is the concession, and it’s built into the program permanently.

To put that in perspective: a 2 BD/1 BA here at the lowest tier is $550/month. The same size unit at Southwest Trails (also Foundation Communities, 0.2 miles away) starts at $895. At Valley View (0.24 miles away, market rate), it’s $725. At AMLI Covered Bridge (0.37 miles away), it’s $1,400+. That’s hundreds of dollars less per month than anything else nearby.

All the Fees

That’s about as light a fee load as you’ll find in Austin. No admin fee. No monthly pet rent. A $30 application fee is about as low as it gets. The $30 monthly fee covers water, trash, pest control, and Wi-Fi, which at a market rate property would cost you $75–$150 combined. Security deposits are $150–$250 based on what Foundation Communities lists on their site.

True Monthly Cost

Here’s what a realistic monthly cost looks like for a 2 BD/1 BA at the $930 tier:

• Rent: $930
• Required monthly fee: ~$30 (water/trash/pest control/Wi-Fi)
• Renter’s insurance: ~$15–$25
• Electricity (budget billing): ~$80–$120 (gas appliances help keep this lower)
• Estimated total: $1,055–$1,105/month

At a market rate two bedroom in this area, you’d pay $1,300+ in rent plus $75–$150 in utilities and mandatory fees. Your true monthly cost would be $1,450–$1,550+. The difference is still $350–$500 a month. That’s $4,200–$6,000 a year.

Want to know what’s actually available right now?

Live Oak Trails is full with a waitlist. But I track availability and specials across 1,000+ Austin properties daily. If you need to move sooner, I can match you with properties that fit your income, credit, and timeline. My service is free. Tell me your situation.

Screening Criteria

Foundation Communities screens differently than conventional apartment communities. Knowing how they do it can save you from burning a $30 application fee.

Income Requirements

Foundation Communities requires 2.5x rent for earned income and 2x for retirement or disability income. But there’s a ceiling too. Because this is a LIHTC property, your annual household income also can’t be above the HUD limits for Travis County.

The income caps change annually and depend on household size. Here are the FY 2026 HUD income limits for the Austin-Round Rock area, effective June 1, 2026. Live Oak Trails has units at different AMI tiers (30%, 50%, 60%), which is why the rent range is so wide.

Your income has to fall within the right window: above the 2.5x rent minimum AND below the AMI cap for your unit’s tier. Call (512) 610-2240 to find out which tiers currently have waitlist openings and what your specific unit options would be.

Credit Expectations

Here’s where Foundation Communities is different from most Austin apartments. They don’t use a hard credit score cutoff. Instead, they screen for specific negative items:

• Bankruptcy within the last 3 years
• Collections over $1,500 in the past year
• Outstanding property debt to a previous landlord

If your credit score is 520 but you don’t have any of those specific triggers on your record, you could qualify here. That same 520 would get you turned down at most Class A, B, and even some Class C properties in Austin. I’ve got a full breakdown of how that works in Austin’s second chance apartment guide.

What Gets You Denied

Let me be direct about what triggers an automatic denial at Foundation Communities properties:

• Felony conviction within the last 5 years
• Class A misdemeanor conviction within the last 3 years
• Manufacturing or distribution of controlled substances (this one has no time limit, it’s a federal rule)
• Sex offender registry status
• Income above the LIHTC maximum for your household size
• Income below the 2.5x (or 2x) minimum for your target rent
• Outstanding utility debt with Austin Energy or Texas Gas (though you may be able to get on the waitlist if you show proof of a payment plan)

The Application Process

1. Contact the property at (512) 610-2240 or email LiveOakTrails@foundcom.org to check waitlist status and unit availability
2. If there’s an opening or when your name comes up on the waitlist, complete the rental application ($30 fee)
3. Bring your income docs (four consecutive pay stubs or benefit award letters), Social Security card, and two years of rental history or two personal references. They’ll run a background and credit check.
4. Foundation Communities checks your application against their qualifying criteria
5. If approved, sign the lease and schedule move-in

How long does it take? It depends. Because they have to verify your income against federal limits, the process takes longer than a typical market rate application.

A note about working with a locator here: Live Oak Trails does not pay locator referral fees. This is a nonprofit property. I’m writing this review because renters searching for this community deserve honest, detailed information, not because I earn a commission on placements here. If Live Oak Trails fits your situation, go directly to Foundation Communities. If it doesn’t fit, or if the waitlist doesn’t match your timeline, that’s where I come in. I know which properties in Southwest Austin and across the city will work with your specific income, credit, and background situation.

Resident Reviews Decoded

I searched Google, Birdeye, Yelp, ApartmentRatings, ForRent, ApartmentHomeLiving, and RateMyApartments for reviews on Live Oak Trails. Here’s what exists: 15 on Birdeye (which pulls in Google data), 8 on Google directly for this address, and zero everywhere else. That’s a tiny sample for a property that opened in 2016. But the small count makes sense when you think about it. People in income restricted housing at these prices don’t move the way market rate renters do. You don’t walk away from a $550 two bedroom in Austin.

What I did find is specific enough to report honestly.

Review Pattern Analysis

What Stands Out

The most concerning review comes from a resident named Jessica who posted in September 2023. She wrote that she signed a lease at Live Oak Trails around 2019, and within a few months her family started getting sick from black mold growing inside and outside the walls. She reported roaches. She said management’s response was a dehumidifier, which didn’t fix the problem. She also wrote that she was given a “mold addendum” after raising the issue. As of her 2023 review, she said the respiratory issues were still going on and she couldn’t afford to move.

That’s one account. I can’t confirm or deny it. But she names the property manager, describes exactly what management did about it, and mentions a specific document she was given. That’s specific enough to ask hard questions during your tour.

A separate review from a Foundation Communities tenant named James Farrell (January 2026) described over a year of delays getting disability accommodations addressed. He also described constant noise from a central playground surrounded by apartments. He said it runs from 4 PM to 8 PM on school days and all day on weekends and holidays. His review was about Foundation Communities broadly, but the playground layout he describes matches how Live Oak Trails is set up.

On the positive side, a recent visit (2 months ago) from a leasing industry professional praised Alexandra in the leasing office for great service. And a December 2025 review praised Foundation Communities’ support services for help with healthcare enrollment.

How Management Responds

Foundation Communities is hit or miss on responding to Google reviews. When they do respond, it’s usually short and just points the resident back to the office. I didn’t find any detailed public responses to the mold or accommodation complaints.

That tells you something. If they don’t respond to public criticism, think about how they’ll handle your maintenance request when nobody’s watching.

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 Waitlist Is Real, and It’s Unpredictable

100% occupancy at a 58 unit property with rents well under market means turnover is low. People don’t leave $550 two bedrooms in Austin voluntarily. The waitlist is currently open, but Foundation Communities doesn’t publish estimated wait times. You could wait months. You could wait a year or more. If you need housing in the next 30–60 days, this probably isn’t a realistic option. Have a backup plan.

Ask About the Mold

One resident review describes black mold in the walls and roach issues that started within months of moving in and continued for years. That resident also wrote that management’s fix was a dehumidifier and then a “mold addendum” document. Austin’s humidity and all the trees out in this part of 78735 make moisture and pest issues possible at any property. A single review isn’t a pattern. But when someone describes ongoing respiratory illness in their family, I take that seriously. That’s enough to ask hard questions during your tour. Ask whether any units have had mold problems, what the pest control schedule looks like, and whether any current units have had moisture complaints. Foundation Communities includes pest control in the rent, so find out how often they spray and how they handle requests between those visits.

The Playground Sits in the Middle of Everything

The apartments here sit around a central common area with a playground. One reviewer described constant noise from 4 PM to 8 PM on school days and all day on weekends and holidays. If you work from home, have different sleep hours, or are sensitive to noise, ask about which units are furthest from the central area. With only 58 units, your options may be limited.

Highway Noise Is Part of the Deal

Live Oak Trails is located directly on Highway 71. This is a busy state highway. Units facing the road will hear traffic, especially during commute hours. If noise bothers you, ask about unit placement during the application process. Units that face away from the road will be quieter, but you get what opens up.

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

You’ve seen the full picture on Live Oak Trails. If the waitlist works for your timeline, contact Foundation Communities directly at (512) 610-2240. If you need something sooner, or if you don’t qualify for the income restrictions, I can help you find properties with the right fit for your budget and situation. Let me know what you’re working with.

FAQ

Does Live Oak Trails allow pets?

Yes. Up to 2 pets with a 35 lb weight limit. Small dog breeds only. Cats are allowed. There’s a $300 pet deposit per pet, no monthly pet rent, and breed restrictions apply. Service animals are exempt from the weight limit and fees.

What credit score do I need for Live Oak Trails?

Foundation Communities doesn’t use a hard credit score minimum. They screen for specific items like bankruptcy within 3 years, collections over $1,500 in the past year, and outstanding property debt. Your score matters less than what’s actually on your credit report.

What utilities are included in the rent?

Water, trash, pest control, and Wi-Fi are included. You’re responsible for electricity. The units have gas appliances, which typically lowers your electric bill compared to all electric units.

Is there a waitlist?

Yes. The property is at 100% occupancy and the waitlist is currently open. Call (512) 610-2240 to get on the list. Foundation Communities maintains waitlists of up to 30 people per community.

What is the income limit for Live Oak Trails?

Both minimum and maximum income limits apply. You need at least 2.5x rent in gross income (2x for retirement/disability). Your household income also can’t exceed the HUD income caps for Travis County, which change every year. See the Screening Criteria section above for the current numbers, or call the leasing office.

Does Live Oak Trails accept Section 8 vouchers?

Yes. Foundation Communities accepts Section 8 vouchers at all their properties. Income requirements for voucher holders are lower: monthly income must be at least $800–$1,000 depending on household size.

Does Live Oak Trails accept applicants with felony convictions?

Foundation Communities screens felony convictions with a 5 year lookback. If your felony is older than 5 years and wasn’t for manufacturing or distribution of controlled substances, you may be eligible. Class A misdemeanors have a 3 year lookback. Sex offender registry status is an automatic denial.

What are the biggest complaints about Live Oak Trails?

The few reviews that exist mention mold/moisture issues, pest concerns, playground noise, and slow response times on disability accommodations. With only 8 Google reviews total, it’s hard to say whether these are one-off problems or something bigger.

When was Live Oak Trails built?

2016. It’s one of the newer Foundation Communities properties. Built from the ground up as affordable housing with gas appliances and energy efficient systems that help keep utility bills down.

The Bottom Line: Is Live Oak Trails Worth It?

The math here is simple. A two bedroom apartment for $550–$1,296 in an area where market rate two bedrooms start at $1,300+. Water, trash, pest control, and Wi-Fi covered. A $30 application fee with no admin fee. Free on site programs through the Learning Center. That kind of pricing barely exists anywhere in Austin right now.

And the trade off is equally clear. This is income restricted housing with a waitlist, a 58 unit property where turnover is slow, and a location on a busy highway where you’ll need a car for everything. You’re living in a small community run by a nonprofit. That means a dedicated mission but tighter budgets than a for profit management company.

This property makes sense if your income falls within the LIHTC limits, you can wait for a unit to open, and you want affordable rent with real support services in the Oak Hill corridor.

This property doesn’t make sense if your income exceeds the caps, you need to move within 30–60 days, you have a large dog, or highway noise is going to bother you.

The bottom line: Live Oak Trails offers something that barely exists in Austin. Newer construction, income restricted rents, and a nonprofit team with actual support services, all near green space and the Hill Country. If you qualify, get on the waitlist. If you don’t, I can help you find what fits.

Need Help?

You’ve got everything you need to decide on Live Oak Trails on your own. If you qualify and want to apply, go directly to Foundation Communities. Call (512) 610-2240 or email LiveOakTrails@foundcom.org. 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.