Lively at Gilbert Apartments Austin  Review: Brand New PFC Construction With $853/Month Net Effective Rent

A brand new apartment in Austin for under $900 a month. That’s not a typo. Lively at Gilbert opened in 2026 with a pricing structure I don’t see often: it’s a Public Facility Corporation property, which means some units have income caps at 60% and 80% of Area Median Income. Those “Attainable Living” units start at $1,074 base rent for a 1BR. With the current 2.5 months free special on a 12 month lease, the net effective drops to $853.

I track Austin rental pricing across 1,000+ properties through direct community contacts and market data (TX Real Estate License #679806). Most listing sites show you Lively at Gilbert’s rent range and a few stock photos. That’s it. They don’t explain the two pricing tiers, the $100 per month in mandatory fees on top of base rent, or the income caps that decide which floor plans you can even apply for. And they definitely don’t mention the 17 breed restrictions that’ll rule out half the popular dogs in Austin.

Here’s what the listing sites won’t tell you: this property looks like standard new construction on the surface. But the PFC structure, the Far East Austin location, and the 2.5x income requirement add up to something different. It works really well for some renters. And it doesn’t work at all for others.

Quick Facts

Four Google reviews and a 5.0 rating. That’s all there is right now. This property is so new that there aren’t enough reviews anywhere to see patterns. I’ll cover what the early reviews say and what to watch for as the community fills up.

Best For / Skip If

Best For

You earn too much for traditional affordable housing but not enough for most new construction. This is the sweet spot Lively at Gilbert fills. The Attainable Living units at 80% AMI let a single person earning up to $75,280 per year rent a brand new 1BR starting at $1,109 base. That’s roughly $200 less per month than the market rate units in the same building with the same finishes. If your household income lands between $56,460 and $116,160 (depending on household size and AMI tier), you’re in range.

You work at Tesla, Samsung, or the airport and want the shortest commute possible. Tesla’s Gigafactory is about 5 miles south via SH 130, and Tesla actually bought additional land on Gilbert Road itself. Samsung’s Austin campus is right off 290. Austin-Bergstrom International Airport is roughly 20 minutes south. That’s the whole point of this location. If your commute goes east or south, the math works. If you commute to downtown or northwest Austin, it does not.

You need a 2.5x income requirement instead of the standard 3x. This property only asks for 2.5x monthly rent. On a $1,174 total monthly leasing price, that means you need $2,935 per month before taxes, or roughly $17 an hour full time. At the standard 3x requirement you’d see at most Austin properties, you’d need $3,522. That’s the difference between $16.93 an hour and $20.32 an hour.

Skip If

Your dog is on the breed restriction list. Lively at Gilbert excludes 17 breeds: Akita, Alaskan Malamute, American Bull Dog, American Pit Bull Terrier, American or Bull Staffordshire Terrier, Bullmastiff, Bull Terrier, Chinese Shar-Pei, Dalmatian, Doberman Pinscher, Presa Canario, Pit Bull, Rottweiler, Siberian Husky, Stafford Terrier, Chow, German Shepherd, and any mix of these. You’ll also need a letter from your vet confirming breed, weight, and vaccinations. If you have a German Shepherd or a Husky, this property won’t work.

You need walkable grocery, dining, and retail. Gilbert Road in 78724 is not walkable. The nearest grocery options require a car. The restaurants their website mentions (Born & Braised, Southern Heights Brewing, 969 Hyder’s Beer & Food Park) are real places, but they’re a drive. If walkability matters to you, this isn’t the area.

Your income is too high for the Attainable Living units and you want the best deal per dollar. The market rate units here ($1,244+ base for a 1BR) compete with other new construction in East Austin and Manor. At market rate, you might do better at places that don’t stack $100 per month in fees on top. If you don’t qualify for the income restricted tiers, compare the total monthly cost carefully.

Ready to See If Lively at Gilbert Fits Your Situation?

I can tell you whether you’re likely to pass screening here before you spend the $50 application fee. If it doesn’t fit, I know which nearby East Austin properties will work better for your income and background.

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Location Deep Dive

What’s Actually Nearby

Lively at Gilbert sits on Gilbert Road in Far East Austin’s 78724 ZIP code, technically within Austin city limits but closer to Manor than to anything most people think of as “Austin.” Walter E. Long Metropolitan Park is the biggest nearby draw: hiking, fishing, boating, and picnic areas within a few minutes’ drive. It’s one of Austin’s most underused parks.

Grocery runs mean driving. The closest H-E-B is the one on East Parmer Lane, about 15 minutes northwest. There’s no grocery store, coffee shop, or retail strip you can walk to.

Dining options nearby are limited but growing. Born & Braised, Southern Heights Brewing Company, and 969 Hyder’s Beer & Food Park are all in the area along 969/MLK Blvd. Real restaurants, not chains. But you’re driving to all of them.

It’s right near where Gilbert Road meets Highway 290, with SH 130 running north-south less than a mile east. That highway access is the best thing about this location on a daily basis.

Commute Math

The commute picture is split. If you work east or south of the city, this location is strong. Tesla and the airport are both quick shots down SH 130. But downtown is a different story, especially in rush hour when the merge from 290 onto I-35 heading westbound backs up. And if you work in North Austin, you’ll feel every mile.

Neighborhood Vibe

This isn’t a developed urban neighborhood yet. Far East Austin around 78724 is in transition. New construction going up, new roads being planned, and the Tesla/Samsung corridor driving residential growth east. But the daily life stuff (grocery, pharmacy, restaurants, schools) hasn’t caught up to the housing yet. Del Valle ISD serves the area, with Joseph Gilbert Elementary rated 2/10 and Dailey Middle School rated 3/10 by GreatSchools.

The flip side: it’s quiet. No bar noise, no event traffic, no density issues. And land values out here are still climbing, which means new retail and services will follow the rooftops.

Pricing and True Cost

Floor Plans

Lively at Gilbert runs two separate pricing structures in the same building. Same amenities, same finishes, different rent. Figure out which one you qualify for before you tour.

Market Rate Units:

Attainable Living Units (60% AMI, income capped):

Attainable Living Units (80% AMI, income capped):

*Total Monthly Leasing Price = Base Rent + $100 in mandatory monthly fees

Income Caps for Attainable Living:

Net Effective Rent Calculation

The property is running 2.5 months free on a 12 month lease right now. That’s a big concession. Here’s what it does to the numbers on the most affordable unit:

A1-60 (1BR/1BA, 713 sqft, $1,074 base rent):

• Lease term: 12 months = 365 days
• Free rent: 2.5 months = 75 days
• Daily multiplier: (365 − 75) ÷ 365 = 0.7945
• Net effective rent: $1,074 × 0.7945 = $853/month
• Monthly savings vs. base: $221

A1 Market Rate (1BR/1BA, 713 sqft, $1,244 base rent):

• Same multiplier: 0.7945
• Net effective rent: $1,244 × 0.7945 = $988/month
• Monthly savings vs. base: $256

There’s also a 10 weeks free on 13 month lease option:

• 13 month lease = 395 days
• 10 weeks free = 70 days
• Multiplier: (395 − 70) ÷ 395 = 0.8228
• A1-60 net effective: $1,074 × 0.8228 = $884/month

The 2.5 months free on 12 months gives you a lower monthly payment. The 10 weeks free on 13 months locks in the rate for an extra month. Your call on which matters more.

Fee Breakdown

Required Fees (everyone pays):

Optional Fees (if applicable):

True Monthly Cost Scenario

Here’s what a renter in the A1-60 Attainable Living unit actually pays each month after the special expires:

• Base rent: $1,074
• Mandatory monthly fees: $100 (pest, trash, valet trash, WiFi)
• One pet: $20
• Carport: $30
• True monthly cost: $1,224

That’s $150 per month more than the base rent on listing sites. Over 12 months, that’s $1,800 in costs that weren’t in the headline price.

For a market rate A1 renter with the same add-ons: $1,244 + $100 + $20 + $30 = $1,394/month true cost.

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

The $100 per month in mandatory fees changes the comparison with other East Austin and Manor properties. I can run the real numbers side by side for your budget range.

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Screening Criteria

Income Requirement

Lively at Gilbert uses a 2.5x monthly income requirement, below the Austin standard of 3x.

*The 2.5x income requirement is confirmed on the property’s attainable living page. Their website shows “Total Monthly Leasing Price” (base rent + fees) as the main number, so the income table above uses that figure. If they calculate against base rent only, the threshold would be lower. Ask the leasing office which number they use when you tour.

At $16.93 per hour, the cheapest 1BR opens up to a wide range of full time workers. Most Austin properties ask for 3x. At 3x, you’d need $20.32 per hour for that same unit. That gap is real.

For Attainable Living units, the income caps work in both directions. You need to earn enough to hit 2.5x rent but can’t exceed the AMI limits.

Credit and Background

Lively at Gilbert doesn’t post a minimum credit score, eviction lookback period, or background check criteria anywhere online. Neither do ZRS Management’s other Lively branded properties. Their website only says that deposits may change based on credit, rental history, income, and qualifying standards. That tells me they probably use a sliding scale deposit instead of a hard cutoff.

So what should you expect? For a brand new property run by a national management company, credit below 600 will likely mean a higher deposit or conditional approval. Below 550, probably a denial. Eviction filings within 3-5 years will raise a flag, and active property debt is almost always an automatic no at new builds like this. But I don’t have their specific numbers. If you have screening concerns, call me before you apply. Call me or text me.

What Could Get You Denied

Based on how similar new builds in Austin usually screen:

• Active property debt (money owed to a previous landlord)
• Lying on your application
• Not enough income (below 2.5x monthly rent)
• For Attainable Living: making more than the AMI income cap allows
• Eviction filings within the last 3-5 years (standard for new builds, but not confirmed here)
• Felonies within the last 7-10 years, with violent crimes and sex offenses facing longer lookbacks (same caveat)

Application Process

1. Tour the property (guest card required before touring)
2. Apply online with $50 application fee per person (non-refundable)
3. They run your credit, background, rental history, and income
4. You get one of three answers: approved, approved with a higher deposit, or denied
5. For Attainable Living units, they’ll ask for more paperwork. Expect to show tax returns and pay stubs showing you make under the AMI cap.

Here’s what separates working with a locator from applying blind: I can tell you whether your income, credit, and rental history are likely to pass Lively at Gilbert’s screening before you spend $50 finding out. If this property looks tight for your situation, I know which nearby East Austin communities have more flexibility.

What to Watch For

I usually go through reviews on every platform I can find: Google, ApartmentRatings, Yelp, Birdeye, ModernMsg, VeryApt, ApartmentHomeLiving, Apartments.com, Facebook, and others. For Lively at Gilbert, I checked every one. Here’s the full picture:

Four Google reviews, zero everywhere else. That’s expected for a 2026 build, but it means there aren’t enough reviews to see anything useful yet.

What the Early Google Reviews Say

Three of the four reviewers call out staff by name. Amber McCartney (Assistant Property Manager), Ronya Aigner (Property Manager), and Ariana all get praised for being friendly and knowing their stuff. John Bueno (Maintenance Supervisor) gets a shoutout in one review for jumping on an insect issue fast.

One review mentions insect remains as a concern, but the reviewer said maintenance was on it fast.

What ZRS’s Other “Lively” Properties Tell Us

Since Lively at Gilbert has almost no reviews, I looked at ZRS Management’s other Lively branded properties (Firewheel in Garland, TX and Antoine in Houston, TX) for patterns that might show up here.

What came up across those sister properties: being short-staffed in the office and hard to reach by phone (Antoine), noise between units (Firewheel), and move-in condition issues like construction debris in new units (Firewheel). Covered spots at Firewheel were also too narrow to open car doors comfortably. On the positive side, maintenance gets good marks at both properties, and staff get called out by name for good service.

None of that means Lively at Gilbert will have the same issues. Different building, different team. But these are worth paying attention to when you tour.

What to Watch Over the Next 6-12 Months

Four reviews don’t tell you much. What I’d watch for as this property fills up and ages:

Pest management. One early review already mentions insects. Brand new construction in Far East Austin went up on land that was empty before. Bugs out here are a real thing. And how the property handles ongoing pest control (they charge $5/month for it) will show up in reviews once more residents move in.

Noise between units. This came up at ZRS’s Firewheel property, and it’s a common issue with new construction that uses wood framing. Listen for how much sound comes through the walls when you tour.

WiFi quality. The mandatory $60/month bulk WiFi is a big line item. If the service is fast, it’s decent value. If it’s slow, that’s $720 per year you can’t opt out of.

Attainable Living application process. The income restricted units need more paperwork to prove you qualify. If the leasing team is slow getting through those applications, renters trying to lock in the lower rates will feel it.

The Uncomfortable Truth

No listing site will write this section. I want you to know what you’re signing up for.

The $100 Per Month You Can’t Opt Out Of

Lively at Gilbert charges $100 per month in mandatory fees on top of base rent: $5 pest control, $10 trash, $25 valet trash, and $60 bulk WiFi. None of these are optional. That $1,074 base rent is really $1,174 per month before you add parking or pets. Over 12 months, that’s $1,200 in fees that weren’t in the headline number.

And the $60 WiFi charge is the one that stings. You’re paying for their internet service whether you want it or not. Can’t bring your own provider.

The Location Is Genuinely Remote

Far East Austin near Gilbert Road is not close to anything most Austin renters use daily. The property’s website talks about The Domain, Whole Foods, and Round Rock Premium Outlets as if they’re nearby. They’re not. The Domain is a 30-45 minute drive. Whole Foods is not around the corner. Daily errands require a car for everything. There’s no bus route that runs often enough to count on out here and no rail access.

If your car breaks down, getting to work becomes a real problem.

Brand New Means Unknown Track Record

This property opened in 2026. ZRS Management is an established company (they’ve been around since 1991), but this specific property team and this specific building have zero long term track record. Will the plumbing hold up? Will the management team stay responsive once the building is fully leased and the pressure to impress drops? Nobody knows yet. You’re the beta tester.

Ready to Move Forward, or Want to See Alternatives?

If the income caps work for your household and the location fits your commute, this pricing is hard to beat. If the fees or the location give you pause, I know other East Austin properties with different trade-offs. Let me run the comparison.

Get Started Here

FAQ

Is Lively at Gilbert income restricted?

Partially. It has both market rate units and “Attainable Living” units at 60% and 80% AMI. Market rate has no income cap. For Attainable Living, you need to make at least 2.5x rent but can’t make more than the AMI cap for your household size.

What is the income limit for Lively at Gilbert?

For 60% AMI units, a single person can earn up to $56,460. For 80% AMI, the cap is $75,280. Limits go up with household size, topping out at $87,120 (60% AMI) and $116,160 (80% AMI) for five people.

Does Lively at Gilbert accept dogs?

Yes, with restrictions. Up to 2 pets, no weight limit, but 17 breeds are excluded including German Shepherds, Pit Bulls, Rottweilers, Huskies, and Dobermans. You’ll need a letter from your vet confirming the breed.

What school district is Lively at Gilbert in?

Del Valle ISD. Closest schools are Joseph Gilbert Elementary (1.4 mi, GreatSchools 2/10) and Dailey Middle (2.3 mi, 3/10). KIPP Austin College Prep (charter, 7/10) is about 3 miles away.

How far is Lively at Gilbert from Tesla Gigafactory?

About 5 miles south via SH 130, roughly 10 minutes off-peak and 15-20 in rush hour.

What are the mandatory monthly fees at Lively at Gilbert?

$100 per month total: pest control ($5), trash ($10), valet trash ($25), and bulk WiFi ($60). These are not optional and get added to your base rent.

Is Lively at Gilbert a gated community?

Yes.

Does Lively at Gilbert have garages?

Yes. Garages run $100 per month with EV charging. Carports are $30 per month. Open lot parking is also available.

What is the security deposit at Lively at Gilbert?

$750 standard, but deposits can change based on your screening results.

Does the unit include a washer and dryer?

Yes. All units include full size washer and dryer connections. Their website says “Full Size Washer & Dryers,” which means machines are included.

The Bottom Line

Lively at Gilbert fills a gap that didn’t exist in Austin two years ago: brand new construction with income restricted units, a 2.5x income requirement, and an aggressive move-in special. If you qualify for the 60% AMI tier, $853/month net effective for a new build 1BR is hard to match anywhere in Austin right now.

The main trade-off is location. Far East Austin is isolated, daily life requires a car for everything, and the school ratings are low. The $100 per month in mandatory fees also chips away at the savings, especially on market rate units where you’re competing with other new builds that don’t stack fees the same way.

This property makes sense if:

• Your household income fits the 60% or 80% AMI caps and you want new construction at below market rent
• You work at Tesla, Samsung, the airport, or anywhere along the SH 130 or 290 corridors
• You need a 2.5x income requirement because 3x puts you over the limit
• You’re comfortable with a car dependent location in exchange for pricing

This property doesn’t make sense if:

• You work downtown or in northwest Austin and value a short commute
• You want walkable grocery, dining, and nightlife
• You own a dog on the restricted breed list
• You’re paying market rate and haven’t compared the total cost (base + $100 fees) against other East Austin options

My honest read: for qualified Attainable Living renters, this is one of the best value plays in Austin right now. Period. For market rate renters, do the math carefully. The mandatory fees close the gap between this property and alternatives that might look pricier upfront but cost less once you add everything up.

Need Help?

My service is free. The property pays a referral fee from their marketing budget when you work with me. Your rent is the same whether you use a locator or apply directly.

If you want to apply, I can pre-screen your income, credit, and rental history against what this property is likely to approve before you spend $50. If it doesn’t fit, I know every income-based apartment and second chance community in Austin that might work better.

Going solo? Contact Lively at Gilbert directly at (737) 378-9073 or visit livelyatgilbert.com. 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.