Menchaca Commons Apartments Austin Review: New Construction at Income Restricted Pricing in South Austin (78748)

A one bedroom in a building from 2022 with fiber internet, a pool, and a cinema room. Listed at $1,400/month. With 2 months free on a 12-month lease, the net effective rent drops to $1,170.

That number is what caught my attention. I track Austin rental pricing daily through my listing data and direct property contacts. Menchaca Commons is one of maybe three or four properties in the 78748 corridor where you can get new construction at income restricted rates. It’s a 240-unit tax credit community managed by Solidago Residential. Rents are capped through the Low-Income Housing Tax Credit (LIHTC) program. Every unit is for households earning at or below 60% of Area Median Income.

Here’s what the listing sites won’t tell you. This property has been through three management companies since opening in 2022. The towing company patrols aggressively with only 8 visitor spots for 240 units. The walls are thinner than you’d expect for new construction. And the 40-pound pet weight limit eliminates most dogs.

That’s what this review covers.

Quick Facts

A 4.3 across 202 reviews is strong for a property that’s only been open since 2022. But the rating alone doesn’t tell you about the parking, the towing, or the income qualification hoops. I’ll break all of that down below.

Best For / Skip If

This Property Makes Sense If…

Your household income falls within the LIHTC limits. Menchaca Commons is 100% income restricted at 60% of Area Median Income. Per the property’s own website, a single person needs to earn under $56,220/year. A family of four, under $80,280/year. If you qualify, you’re getting a building from 2022 with vinyl plank flooring, high ceilings, walk-in showers, and full-size washer/dryer connections for hundreds less than market rate properties of the same age.

The whole point of the program is giving you new construction at a price that makes sense.

You want new construction without the price tag. Most 2022 buildings in South Austin list one bedrooms between $1,500 and $1,800 at market rate. The Fenley, 0.3 miles up the road, starts at $1,335. Menchaca Commons starts at $1,400 before concessions. After the 2 months free, you’re at $1,170 net effective. Hard to beat for this quality of construction.

You need smoke-free living. The entire property is smoke-free. Not common at this price point.

Skip This Property If…

Your income exceeds the LIHTC caps. There’s no flexibility here. Over the 60% AMI threshold for your family size and you won’t qualify, no matter what the rest of your application looks like. Proving your income also takes more work than at a standard apartment. Expect pay stubs, tax returns, and possibly a letter from your employer.

You have a dog over 40 pounds. The weight limit is firm. Labs, Huskies, any medium to large breed. Not an option. And breed restrictions sit on top of the weight limit, so check with the leasing office before you get attached to the idea.

You depend on visitor parking. The property has 8 visitor spots. For 240 units. The towing company (ATX Towing) patrols aggressively, and tow fees run $235-$324 based on what people have reported. If you have people over regularly, this will be a problem.

Ready to See If Menchaca Commons Fits Your Situation?

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Location Deep Dive

What’s Actually Nearby

Menchaca Commons sits on Menchaca Road in the 78748 zip code, south of Slaughter Lane. This part of Menchaca is residential. Not much within walking distance, but you can drive to most daily needs in under five minutes.

HEB at Southpark Meadows is about 1.5 miles south (4-minute drive). Walmart Supercenter, roughly the same distance. Southpark Meadows itself has Target, Best Buy, Ross, and a handful of chain restaurants. So groceries are covered. For dining beyond the chains, you’re heading 3-5 miles north.

Mary Moore Searight Park is about 2 miles east with trails, sports fields, and a disc golf course. Lady Bird Johnson Wildflower Center is roughly 4 miles west.

Schools: Menchaca Elementary, Paredes Middle, and Akins High School (Austin ISD).

Commute Math

I-35 heading north is where the commute gets ugly during rush hour. Mopac is the better route to downtown or UT, but it’s still slow between 4:30 and 6:30 PM. Work south of Ben White or near the airport? The commute is manageable year-round.

The Area

South of Slaughter on Menchaca Road is quiet. No nightlife, no walkable strip of shops. Depending on what you’re looking for, that’s either the point or the problem.

Walk Score is 66 (Somewhat Walkable). You can handle some errands on foot, but you’ll need a car for most things. CapMetro bus routes run nearby, though service this far south isn’t frequent.

Pricing and True Cost

Floor Plans

All standard flats. No townhomes, no lofts. Every unit has washer/dryer connections, but you bring your own machines. The property doesn’t provide them.

Net Effective Rent Calculation

The current special is 2 months free on a 12-month lease. Here’s the actual math on the one bedroom:

• Base rent: $1,400/month
• Lease term: 12 months (365 days)
• Free rent: 2 months (60 days)
• Daily multiplier: (365 – 60) ÷ 365 = 0.8356
• Net effective rent: $1,400 × 0.8356 = $1,170/month
• Monthly savings: $1,400 – $1,170 = $230/month

Over the full lease, you save $2,760 on a one bedroom. The two bedroom drops from $1,680 to $1,404, saving you $276/month. Three bedroom goes from $1,945 to $1,625, a $320/month difference.

They’re also running 6-8 weeks free on select units. Eight weeks (56 days) versus the standard 2 months (60 days) works out to almost the same math. Ask which floor plans qualify.

Fee Breakdown

Required Fees (everyone pays):

Optional Fees (if applicable):

That $22 application fee is one of the lowest in Austin. Most properties charge $50-$75. And $0 admin fee? Almost unheard of. On move-in costs alone, Menchaca Commons is much cheaper than the typical Austin apartment.

True Monthly Cost Scenario

A renter in a one bedroom with one pet:

• Net effective rent: $1,170
• Pet rent: $25
• Renter’s insurance: likely required per lease (confirm cost with leasing office)
• Estimated true monthly cost: ~$1,195 plus insurance

The advertised rent is $1,400. With the concession and a pet, you’d actually pay around $1,195 plus insurance. One of the better deals in the 78748 zip code.

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

I run these net effective rent calculations on every property I recommend. Want to see how Menchaca Commons stacks up against La Madrid, The Fenley, or other South Austin options in your price range? I can put that comparison together.

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Screening Criteria

The Tax Credit Difference

Menchaca Commons is a LIHTC property. The screening process works differently here than at a standard apartment. Biggest difference: there’s an income ceiling, not just an income floor.

Income Caps (60% HTC, per menchacacommons.com):

Earn more than these limits and you won’t qualify, regardless of credit or rental history. These numbers come directly from the property’s Do I Qualify page and get updated periodically. Confirm with the leasing office before applying.

Income Documentation

LIHTC properties ask for a lot more paperwork than standard apartments. Expect to bring:

• Last 3-6 months of pay stubs
• Most recent tax returns
• Social Security or benefit award letters (if applicable)
• Bank statements
• Employer verification letters

The property’s website (menchacacommons.com/do-i-qualify/) has an income calculator. I’d check that before you start gathering documents.

Credit and Rental History

No published minimum credit score. No posted eviction lookback period. Common for tax credit properties.

From what’s published, security deposits start at $150-$300 depending on unit size but can go up based on screening. So they do run credit and background checks. Lower credit likely means a higher deposit rather than getting turned away. In my experience, LIHTC communities tend to give more room on credit than market rate properties of the same age. But without posted numbers, the only way to know is to ask the leasing office or let me call for you.

What I Tell Clients

Here’s what separates working with a locator from applying blind: I can call the leasing office and ask about your specific situation before you spend the $22. Income qualification for LIHTC housing gets confusing fast, especially when your income is close to the cap, or when you’re piecing together money from gig work, seasonal hours, or self-employment.

I’d rather you know where you stand before you’re sitting in the office with a stack of pay stubs.

Menchaca Commons not the right fit for your income level? I know which nearby properties use standard screening instead of tax credit rules.

Resident Reviews Decoded

Review Pattern Analysis

What’s Working

Staff is the standout here. Out of 202 Google reviews, 57 use the phrase “helpful staff.” Brenda, the property manager, shows up by name in 10+ reviews. Ana Silva handled leasing and gets praised in 15+ reviews for patience and for helping people through the paperwork, which can be a lot. Leo in maintenance is fast and has a good attitude.

People who’ve lived here four years say they stayed because of the current team. When people stick around that long and give the staff credit for it, that’s worth paying attention to.

What Needs Work

Towing is the biggest complaint. ATX Towing patrols the property, and with only 8 visitor spots for 240 units, your guests are at risk every time they pull in. One person paid $324 cash to get their car back. Another got towed at 6:30 PM on a weekday. No speed bumps either, so cars fly through the parking lot. Free parking for residents, but the visitor situation is a headache.

You can hear neighbors through the walls at night. For a building from 2022, that says something about where the construction budget went. It didn’t go into soundproofing.

Utility billing has tripped people up. Extra charges get added after rent is paid, and that triggers late fees. Worth asking exactly how billing works before you sign.

Three management companies in four years. Cardinal Group was an early team. Solidago Residential runs it now, and the current staff under Brenda is well-liked. But the turnover means older complaints may not reflect how things run today.

Trash around the bins and common areas keeps coming up. The grounds crew does their part. It’s a tenant behavior issue that management hasn’t cracked yet.

Management Response Pattern

Management responds to nearly every review. The tone runs corporate and formulaic. They point negative reviews to cm@menchacacommons.com. High response rate, low personalization.

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 Towing Will Cost You (or Your Guests) Real Money

ATX Towing has a contract with this property. They tow at all hours, and fines range from $235 to $324 cash. Eight visitor spots for 240 units. No obvious warning signs and no speed bumps in the parking lot. Warn every visitor before they pull in. This alone has driven people to move out.

The Walls Are Thin for a 2022 Build

You can hear neighbors through the walls at night. Not my opinion. A resident who lives there said it. For a four year old building, that tells you the builder cut costs on soundproofing. Light sleepers and night shift workers, pay attention. Quiet hours run 10 PM to 6 AM. And at least one person says filing a noise complaint outside those hours got them written up for a lease violation.

Utility Billing Can Create Surprise Charges

Utility fees get tacked on after rent is already paid, and that triggers late fees. When utilities are on a different schedule than rent, you can end up with surprise charges even though you paid rent on time. Ask the leasing office how it works before you sign.

The 40-Pound Pet Limit Eliminates Most Dogs

Forty pounds. That cuts out Labs, German Shepherds, Huskies, Golden Retrievers, and most mixed breeds past puppy age. Add breed restrictions on top and the list of approved pets gets short fast. Got a dog or planning to get one? Confirm the approved breed list with the office first.

The Income Paperwork Is More Than You Expect

Standard apartments check credit, income, and background. LIHTC properties check all of that plus they verify your income is below the 60% AMI cap. Self-employed? Hours that change week to week? Piecing together income from different sources? Be ready to document everything. It takes longer than a regular application, and getting turned down after all that paperwork stings. Check the property’s income calculator first.

No Trees, No Shade

Built on open land in 2022. The landscaping is young, and there’s no tree canopy over the parking lot or walkways. July and August, you’re walking across hot asphalt to your car with zero shade. Minor compared to the towing situation, but you’ll feel it in Texas heat.

Ready to Move Forward, or Want to See Alternatives?

If Menchaca Commons fits your situation, I can help get your paperwork together before you turn it in. Income limits, pet policy, or parking situation don’t work? I have other options in the 78748 area at similar price points with different trade-offs.

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Frequently Asked Questions

Is Menchaca Commons income restricted?

Yes. It’s a 100% LIHTC property. Every unit is for households earning at or below 60% of Area Median Income in Travis County. For a single person, the cap is $56,220/year per the property’s website.

Does Menchaca Commons accept Section 8 vouchers?

LIHTC properties have to accept Housing Choice Vouchers (Section 8). Contact the leasing office to confirm what’s available and how to apply with a voucher.

What is the pet policy at Menchaca Commons?

Two pets max, 40 pounds each, breed restrictions apply. $250 deposit per pet, $25/month pet rent per pet, and a $25 pet screening fee.

How much does it cost to apply?

$22 per adult. Well below the Austin average of $50-$75.

Is parking free at Menchaca Commons?

Resident parking is free. No monthly charge from what I can see. But the towing is aggressive, so ask about visitor rules before signing.

What school district is Menchaca Commons in?

Austin ISD. Menchaca Elementary, Paredes Middle School, and Akins High School.

Who manages Menchaca Commons?

Solidago Residential Services, part of LDG Development. Brenda V. runs the property onsite. The old Yelp listing still shows Cardinal Group, but Solidago took over.

Does Menchaca Commons have a washer and dryer in the unit?

No machines provided. Every unit has full-size hookups, so you bring or buy your own. Fair warning: the dryer outlet didn’t work properly in at least one unit at move-in, so test yours during the walkthrough.

What are the office hours?

Monday through Friday 9:30 AM to 5:30 PM, Saturday 10 AM to 5 PM, closed Sunday.

How do I know if I qualify for income restricted housing?

Visit menchacacommons.com/do-i-qualify/ for an income calculator, or call the leasing office at (512) 866-0889. You’ll need pay stubs, tax returns, and possibly a letter from your employer.

The Bottom Line

Menchaca Commons gives you a 2022 building with fiber internet, a pool, a cinema room, and walk-in showers for $1,170/month net effective on a one bedroom. At that price, you’re paying less than properties built 20 years before this one.

The staff is well-liked. 57+ people calling the team helpful isn’t a fluke. The $22 application fee is the lowest I’ve seen in Austin, and the $0 admin fee keeps your move-in costs low.

But the trade-offs are real. Towing, parking, thin walls, and a 40-pound pet weight cap.

This property makes sense if:

• Your household income qualifies under the 60% AMI cap
• You don’t have a large dog
• You can deal with the parking situation and warn your visitors
• You want the newest construction available at restricted pricing in the 78748 corridor

This property doesn’t make sense if:

• Your income exceeds the LIHTC limits
• You have pets over 40 lbs
• You count on visitor parking
• You need a washer/dryer provided (you’ll need to buy your own)

My honest take: Menchaca Commons is the best value on the Menchaca Road corridor for renters who qualify on income. Four years old, a staff that genuinely cares, and the pricing with 2 months free is hard to match anywhere nearby. But go in with your eyes open about the towing and the parking. If those trade-offs are acceptable for new construction at below-market rent, this property belongs on your short list.

Need Help?

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

I can check your income, credit, and rental history against Menchaca Commons’ requirements before you apply. If this property doesn’t work out, I know which nearby communities have different income thresholds, higher pet weight limits, or more flexible parking.

Rather apply on your own? Contact the Menchaca Commons leasing office directly at (512) 866-0889 or email cm@menchacacommons.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.