Oak Grove Apartments Austin Review: 63 Units, 98% Full, 78704. Here’s the Catch.

A 1BR at $1,400 in the 78704 zip code isn’t going to make you fall off your chair. Plenty of properties in this zip code start in that range. But Oak Grove isn’t selling you on price alone. It’s the package: 63 units on South 1st Street, wood floors, fireplaces, high ceilings, and $0 monthly pet rent. The place flies under the radar because it doesn’t advertise on the big listing sites and almost never has open units. 98% occupancy. You’re basically waiting for someone to leave.

I’ve been tracking this corridor along South 1st Street for over a decade as a licensed apartment locator (TX #679806). Oak Grove keeps catching my attention because nothing else in this area hits the same combination. Newer builds in 78704 with similar finishes? $1,600 to $2,400. Older properties at comparable rents? They don’t have the renovation quality. Oak Grove sits in a middle ground you don’t see often: 1979 bones, 2015 finishes, and pricing that keeps it full year round.

But here’s what the listing sites won’t tell you: Spearhead Properties, the small outfit that manages this place, publishes no screening criteria, runs no online application portal, and does almost zero marketing. That makes it harder to know what you’re walking into. So I did the work for you.

Pricing note: The locator database I pulled shows rents starting at $1,150 for a 1BR. Spearhead’s own website (updated April 2026) shows $1,400 as the lowest 1BR. The gap probably means the rate in the database expired. I’m going with the management company’s published pricing since it’s their site and it’s more recent.

Oak Grove Apartments Quick Facts

A couple things stand out. With 63 units, this is small by Austin standards. Most complexes along this corridor run 130 to 300+ units. That size plus 98% occupancy means units rarely open up.

Across all review platforms, I found roughly 32 reviews total. Low count for a property that’s been around since 1979. But it tracks with what reviewers keep saying: people move in and they stay. One resident stayed six years. Another stayed five. A third stayed three. That tells you more than any star rating.

Best For / Skip If

This Property Makes Sense If…

You’re searching for a renovated 1BR under $1,500 in 78704. There are cheaper options on this corridor, but most of them are unrenovated 1970s and 1980s buildings without the finish level you’ll find at Oak Grove. The 623 sqft 1BR at $1,400 (standard) or $1,475 (remodeled) gives you wood floors, fireplace, high ceilings, and a walk-in shower. Good luck finding that combo at this price anywhere else in 78704.

You want a quiet, small community away from the big complexes. If 200+ unit properties with pool parties and leasing events aren’t your thing, Oak Grove is the opposite end of that spectrum. Sixty-three units. That’s it. About 10 of 32 reviewers across all platforms mention how quiet it is or how they actually know their neighbors. One ApartmentRatings reviewer said they “never had any problems leaving my apartment or car doors unlocked” and that packages sat on their porch all day without disappearing. You don’t get that at a 300 unit complex with constant turnover.

You have one pet under breed restriction limits. They allow one pet with no weight limit and a $250 deposit. No monthly pet rent. That $0 monthly pet rent is unusual. Most Austin properties tack on $15 to $35 per month per pet on top of the deposit. [VERIFY: Yelp Q&A from the property states a 20 lb dog weight limit and no puppies, which conflicts with the property data showing no weight limit. Confirm directly with the leasing office before applying with a dog.]

You work close to downtown or South Austin and want a short commute. You’re 4 miles from downtown Austin. Off peak, that’s a 10 to 12 minute drive. Even during rush hour, you’re looking at 20 to 30 minutes on South 1st or South Lamar.

Skip If…

You need immediate availability. At 98% occupancy, you’re not walking in and signing a lease next week. The 2BR shows as unavailable. One 1BR is “on notice,” which means the current tenant is leaving but the unit isn’t officially open yet. If your timeline is tight, this probably won’t work.

You want in-unit washer and dryer. Oak Grove has washer/dryer connections, not machines. You’d need to buy or rent your own. Newer properties in this price range include them.

You need weekend leasing office access. The office is closed Saturday and Sunday. If you work a standard weekday schedule, that makes it harder to tour or handle paperwork.

Your dog is a restricted breed. Breed restrictions are enforced. If you have a pit bull, Rottweiler, or another commonly restricted breed, call first.

Wondering If Oak Grove Fits Your Situation?

Fill out a quick form and I’ll reach out to go over your specifics: income, credit, pets, timeline. I can check whether you’re likely to qualify before you spend money on an application, and I’ll share any current availability that might not show up online. You’ll hear from a real person (me), not an automated system.

Location Deep Dive

What’s Actually Nearby

Oak Grove sits on South 1st Street between Ben White Boulevard and Oltorf, in the Dawson neighborhood. This is the quiet side of 78704. You’re not on South Congress with the foot traffic and tourists. You’re one block west, on a residential street with tree cover.

The closest grocery is H-E-B at Oltorf and South 1st, about 0.8 miles north (3 minute drive, 15 minute walk). Summermoon Coffee is within a few blocks. Torchy’s Tacos on South 1st is a short walk. South Congress Avenue with all the restaurants and shops is about a half mile east. Zilker Park and Barton Springs Pool are roughly 2 miles northwest. St. Edward’s University is about 1.2 miles south.

For anything beyond daily errands, you’ll want a car. Bus service runs along South 1st (Capital Metro Route 10), and the 801 MetroRapid runs on South Congress, but the bus isn’t replacing your car here.

Commute Math

Route notes: South 1st and South Lamar are your two main north/south options. Lamar connects to Mopac for longer trips. Ben White (Hwy 71) is two blocks south for east/west access and a straight shot to the airport. During rush hour, South 1st backs up north of Oltorf.

Neighborhood Vibe

Dawson is one of the quieter spots in Austin. It doesn’t have the foot traffic of South Congress or the bar scene of South Lamar. What it has is mature trees, small lots, and the kind of neighborhood where people walk their dogs without dodging scooters.

The trade-off is that it’s evolving. The Mercury, a brand new 2025 build, is literally 0.12 miles away charging up to $4,485 a month. When that kind of money starts moving onto your block, the neighborhood you signed up for isn’t always the neighborhood you get three years later.

Pricing and True Cost

Floor Plans

Spearhead’s website lists six unit types. The thing to know: some units have been remodeled beyond the 2015 renovation, and those cost more.

Pricing from spearheadproperties.com, last updated April 29, 2026.

The remodeled premium runs $50 to $100 per month depending on the floor plan. If you’re choosing between standard and remodeled, tour both. The standard units already have wood floors, fireplaces, and the 2015 renovation finishes.

ApartmentGuide lists water and sewer as included in rent. If that’s accurate, that saves you $50 to $80 a month compared to most Austin properties. Confirm with the leasing office.

Net Effective Rent

Oak Grove isn’t running concessions right now. The property notes “no ongoing concessions other than reduced rents,” so what you see on the listing is what you actually pay. No math trick here.

And here’s why that matters: you won’t get a sticker shock at renewal. Properties offering 8 to 12 weeks free on the first year often bump rent at renewal when that concession disappears. Oak Grove’s pricing is simple: $1,400 this month, $1,400 next month.

For context, here’s how Oak Grove compares to its immediate neighbors. These prices come from the same locator database, so they may also be slightly outdated. Use them to get a sense of the range, not as locked-in numbers.

Oak Grove runs higher than the other 1970s and 1980s properties on this block. The premium comes from the 2015 renovation quality: wood floors, fireplaces, high ceilings, and walk-in showers that the lower priced options don’t have. Whether that finish level is worth $300 to $400 more per month than, say, Stoney Ridge or Establishment depends on what you care about. Both are solid alternatives if the price gap matters more than the interior upgrades.

Fee Structure

Here’s where I have to be direct: I couldn’t find an application fee, admin fee, or security deposit amount published anywhere online for this property. Not on their website, not on listing sites, not in the locator database. That’s not unusual for small properties run by independent owners. They often handle fees directly rather than posting them.

What I can tell you: Spearhead Properties is a small, locally owned company founded in 2001. They use Second Nature for their renters insurance program, so you’ll need renter’s insurance through their platform or proof you already have your own. Smaller operators like Spearhead tend to have lower fees than big companies charging $150+ admin fees and $75 application fees. But I’d confirm the exact numbers before applying.

True Monthly Cost Estimate

Here’s a realistic scenario for a renter moving into the 623 sqft standard 1BR with one pet:

• Base rent: $1,400
• Monthly pet rent: $0
• Water/sewer: included
• Estimated monthly fees: Renter’s insurance (required, typically $15–$30/mo through Second Nature)
• Estimated monthly total: ~$1,415–$1,430 plus electricity and internet

Move in costs (estimated):

• First month’s rent: $1,400
• Security deposit: Call property to confirm
• Pet deposit: $250
• Application fee: Call property to confirm

Fair warning: pricing and availability can shift. Everything above was current as of my latest research, but I talk to leasing teams regularly. Fill out the form and I’ll confirm what’s actually available right now.

Want to Know the Exact Fees Before You Apply?

I can call the leasing office and get you the full fee breakdown, current availability, and any move in specials that aren’t posted online. That way you know the real number before you commit.

Screening Criteria

I’ll be honest: Oak Grove doesn’t publish detailed screening criteria. No minimum credit score. No income multiplier on the website. No background check policy posted anywhere I can find.

That’s common with smaller properties like this 63 unit complex. Spearhead probably looks at each application on its own instead of running everything through some automated system. Which can actually work in your favor if your profile isn’t perfect.

Here’s what I can tell you based on how similar properties in this area usually work.

Income Requirement (Estimated)

Most properties in this corridor use a 3x rent multiplier. Until I hear otherwise from Spearhead Properties, assume 3x.

If your income falls short, a smaller company like Spearhead might actually look at your whole application instead of just auto-declining. But that’s not guaranteed.

Credit Expectations

No published minimum. For a Class B property managed by a small company, here’s what I’d expect:

• 600+: Smooth approval with standard deposit
• 570–599: Likely approved, possibly with higher deposit
• 550–569: Possible, but expect conditions
• Below 550: Tougher odds, but worth asking

If your credit is below 600, reach out before applying. I can check whether Oak Grove is realistic for your situation or point you toward properties with more flexibility.

What Likely Gets You Denied

Without published criteria, I’m working from what’s standard for this property class:

• Active eviction or eviction filed within the past 2 years
• Outstanding property debt to a previous landlord
• Income below the multiplier threshold with no documentation of supplemental income
• Violent felony convictions (lookback period varies, but recent convictions are almost always a problem)
• Falsified application information

Application Process

For a small property like Oak Grove, expect this:

1. Contact the leasing office at (512) 236-1512 during weekday office hours
2. Tour the available unit (don’t skip this; unit condition varies in a 1979 building)
3. Submit an application with income documentation, ID, and rental history
4. Wait for approval. Small properties sometimes turn around applications in 24 to 48 hours.

Here’s what separates working with a locator from applying blind: I can tell you whether you’re likely to qualify before you spend money finding out. If Oak Grove’s screening looks tight for your situation, I know which nearby properties have more flexibility, and which ones will definitely say no.

Resident Reviews Decoded

Listing sites show you a 4.4 Google rating and move on. That number is based on 15 reviews, which is a tiny sample size. So I pulled reviews from every platform I could find: 15 on Google, 13 on ApartmentRatings, and 4 on Yelp. That’s roughly 32 total. Still small, but enough to spot what’s real.

Review Pattern Analysis

What Residents Praise

Three staff members keep showing up by name in ApartmentRatings reviews: Mallary (manager), Chris, and Kasi. One reviewer who worked as a property manager herself specifically said “you won’t find better” than that team. The current onsite manager is Jeremy L. Oak Grove has been through a few management changes over the years, and they’ve gone smoothly. One resident mentioned Chris Wallin handled a transition well and “was very nice and not nearly as disruptive as most companies are when they take over a complex.”

“Charming” is the word that keeps coming up. Eight of 32 reviewers use it or something close to it. Wood floors, fireplaces, high ceilings, patios, mature trees. The place has a feel that the 200-unit corporate complexes nearby can’t replicate.

And then there’s the location. Twelve of 32 reviewers mention being minutes from Zilker, downtown, or Highway 71. One reviewer said “you could walk to Summermoon coffee, get your nails did and go to Torchy’s in under 5 minutes.” A bus stop sits right outside the property. Multiple reviewers mention how close Highway 71 is for an easy commute.

The neighbor situation comes up in roughly a third of all reviews. People describe knowing their neighbors, leaving doors unlocked, packages sitting on porches all day without disappearing. That tracks with a 63 unit community where turnover is low.

What Residents Have Criticized

The most substantive complaints come from older ApartmentRatings reviews. One resident from the 2006 to 2010 era described loose steps and wobbly guard rails on the second floor, plus a rat infestation from a hole in the ceiling. Another flagged thin walls and floors, noting “the construction is old and poorly insulated.” That same reviewer mentioned construction noise from adjacent development. Location factor, not a property problem.

Here’s what matters: the 2015 renovation appears to have addressed many of the older structural complaints. Reviews written after the renovation are overwhelmingly positive. The thin walls issue, though, is baked into the 1979 framing. A renovation can replace your countertops. It can’t soundproof your walls. If noise sensitivity is high on your list, ask to visit a unit on the second floor and listen for yourself.

One reviewer’s only complaint was genuinely funny: “Sometimes, if you listen real close, you can hear an over excited person yell out ‘woooo!’ Not sure if they lived there or not, but it would happen any time between 6p and 2a. Maybe it’s more of a pro.”

Management Response Pattern

I didn’t find any management responses to online reviews on any platform. Typical for a 63 unit operation at 98% occupancy. They don’t need to chase online reputation. The positive feedback across every era of reviews tells the real story.

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.

It’s a 1979 Building, and Residents Confirm What That Means

The 2015 renovation updated finishes: wood floors, appliances, fixtures. But renovations don’t fix the plumbing or soundproof walls that were built before anyone cared about noise.

Residents confirm this. One ApartmentRatings reviewer wrote that “the walls and floors are thin” and “the construction is old and poorly insulated.” Another mentioned loose steps and guard rails on the second floor. An older review described a pest entry point through a hole in the ceiling. The renovation took care of the cosmetic stuff. The 47 year old bones? Still there. Ask about utility costs before you sign.

Availability Is Genuinely Limited

98% occupancy isn’t marketing spin. It means almost nothing is available, almost ever. If you see an open unit, you need to move fast. And if the floor plan you want isn’t available, there’s no “check back next month” strategy that’s likely to work. You might wait months. If you need a place within the next 30 days, have backup options ready. I can help you line up alternatives in South Austin so you’re not stuck.

You Won’t Find Much Information Online

Oak Grove has a page on Spearhead’s website with photos and floor plan pricing, but that’s about it. No virtual tour, no online application, no detailed fee schedule. If you’re the type who likes to research everything before picking up the phone, this property will test your patience. You’ll need to call the leasing office directly, visit in person, and get fee and screening details the old-fashioned way. Less polish, but sometimes more flexibility.

Ready to Move Forward, or Want to See Alternatives?

You’ve seen everything. If Oak Grove fits, I can help you get ahead of the line with a direct contact. If it doesn’t, I’ll match you with similar properties in 78704 that work for your budget and situation.

FAQ

Does Oak Grove allow pets?

Yes, but the details depend on which source you trust. The property data I received shows 1 pet allowed, no weight limit, breed restrictions apply, $250 deposit, and $0 monthly pet rent. The zero monthly pet rent is confirmed by multiple resident reviews on ApartmentRatings. But a Yelp Q&A response from the property itself states a 20 lb weight limit for dogs, no puppies, and up to 2 pets allowed. That’s a conflict on both the weight limit and pet count. [VERIFY: Call the leasing office at (512) 236-1512 and confirm the current pet policy before applying with a dog, especially if your dog exceeds 20 lbs.]

What credit score do I need for Oak Grove?

No published minimum. Oak Grove is small and independently managed, so they probably look at each application on its own. Based on similar properties in this class, expect 570+ to be workable and 600+ to be comfortable. If your credit is below that range, reach out and I can help assess your options.

What utilities are included in rent?

Water and sewer are included according to the ApartmentGuide listing. You’ll pay for electricity, internet, and renter’s insurance separately. The property does have fiber optic lines, so you can actually get decent internet. Renter’s insurance is required through Second Nature or your own provider.

How much is parking at Oak Grove?

Surface lot with open spaces, no published parking fee. Likely included in rent. Confirm with the leasing office.

Is Oak Grove a good location for commuting?

If you work downtown or South Austin, yes. You’re 4 miles from downtown (10 to 12 minutes off peak) and right off Ben White for the airport. The Domain is 40 to 55 minutes in rush hour.

When was Oak Grove built and last renovated?

Built in 1979, renovated 2015. The renovation updated interior finishes, but the walls, pipes, and wiring are all original.

Does Oak Grove have a washer and dryer in unit?

Not exactly. Units have full size washer/dryer connections, meaning you bring or rent your own machines. The property has a shared laundry facility on site as well.

What school district is Oak Grove in?

Austin ISD. Assigned schools: Galindo Elementary, Fulmore Middle, and Travis High. Verify enrollment boundaries directly with Austin ISD for your specific unit.

The Bottom Line: Is Oak Grove Worth It?

You don’t see many properties like Oak Grove anymore. Small community in 78704. 1BRs at $1,400 with no pet rent. Wood floors, fireplaces, water/sewer included. A renovation that brought the interiors into the current decade without jacking the rent to match. The 4.4 Google rating, the long average tenancies, and the praise for management across 32 reviews all tell me the same thing: this place works for the people who live there.

The main trade-off is clear. This is a 1979 building with limited availability, limited online information, and the wear that comes with a building from the Carter administration.

This property makes sense if:

• You want a renovated 1BR in 78704 under $1,500 and you’re willing to wait for availability
• You prefer a small, quiet community over a big apartment complex
• You have one pet (under breed restriction limits) and want to avoid monthly pet rent
• You can handle weekday-only leasing office hours

This property doesn’t make sense if:

• You need to move within the next 2 weeks (98% occupancy means limited options)
• You want a modern building with in-unit washer/dryer, a fitness center, and a full amenity package
• You need weekend leasing access or an online application process
• You have a restricted breed or more than one pet

My verdict: if you can get in, Oak Grove offers solid value for 78704. The key word is “if.” Availability is the bottleneck, not quality.

Need Help?

You’ve got everything to evaluate Oak Grove on your own. But if you want help, fill out the form and I’ll reach out to answer questions, check your application situation, and share current availability. You’ll talk to me directly.

Going solo? Just tell them “Ross Quade with the Austin Apartment Team” referred you on your tour and application. Call or text 512-360-0852 when you apply so I can make sure everything’s on track.