Prose Decker Lake Apartments Austin Review: 10 Weeks Free on a Brand-New Build in 78724

Ten weeks of free rent on a one bedroom that starts at $1,326. On a 12-month lease, that drops your net effective rent to around $1,072 per month. That’s new construction, in-unit washer and dryer, quartz counters, and fiber internet for about what you’d pay at a renovated property from the 1990s across town.

I track pricing across the Decker Lane corridor daily as a licensed Texas REALTOR (TX #679806), and Prose Decker Lake keeps showing up in searches for a reason. The concession math is aggressive right now, even by 2025-built standards. This is a 360-unit Greystar community that opened last year. Still filling up. And that’s exactly when you get the best deals and the most room to negotiate on a new build.

But here’s what listing sites won’t tell you: this is Far East Austin. Walk Score is 10. The nearest full-service grocery store isn’t next door. You’re trading walkability for new finishes and lower rent, and that’s a trade-off worth knowing about before you sign.

Quick Facts: Prose Decker Lake

A perfect 5.0 on Google with 38 reviews, a 4.9 on ModernMsg with 67, and a 4.4 on Apartments.com with 12. The Google and ModernMsg numbers look great on paper. But this property opened in 2025, and most of these reviews landed during the first year when the leasing team was fully staffed and handing out the strongest incentives. The lower Apartments.com rating comes from newer reviews that bring up problems the other platforms don’t mention. I’ll break down what’s actually in those reviews below.

Best For / Skip If

This Property Makes Sense If…

You want brand-new construction at around $1,072/month net effective. With 10 weeks free on a 12-month lease, a 1BR A1 floor plan drops from $1,326 to $1,072 net effective. That’s before mandatory fees, but that base rent is right around what you’d pay at a Class B property built 20 years ago. You’re getting quartz counters, a washer and dryer in every unit, and smart technology for less than most people expect to pay at a property built last year.

You have a pet and are tired of weight limits. Prose Decker Lake has no weight limit on pets. Most Austin properties cap at 50 to 75 pounds. If you have a large breed, your options just got wider. Two pets max, breed restrictions do apply, and pet screening through a third party is required. If you’re looking for more options, check out our East Austin apartments guide for other pet friendly communities in the area.

You’re moving from out of state and need something ready to go. I keep seeing this in the reviews — people moving from other states who say the leasing process was easy. The washer and dryer in every unit means you don’t need a laundromat. Internet is billed as a mandatory $60/month fee, but it’s fiber and already set up. And Greystar uses the same online application at all their properties, so there’s nothing unusual about the process.

You work remotely and want a quiet place. People keep mentioning how quiet it is here. That makes sense for new construction (the walls block more noise than in older buildings) and the fact that you’re not near any bars, clubs, or busy commercial strips.

Skip If…

You need walkability. Walk Score is 10. That’s as car-dependent as it gets. The closest full-service grocery is a drive. There’s no coffee shop, restaurant, or retail within comfortable walking distance. If you want to walk to anything, this isn’t your spot.

You want a short lease term. The minimum lease is 15 months. That’s longer than the Austin standard of 12 months. If your plans might change in the next year, that’s a long time to be locked in. The best specials are tied to a 12-month lease, but the minimum term is actually 15 months. Ask the leasing office exactly how that works before you apply.

You’re not comfortable with the Decker Lane area. This is Far East Austin, 78724. It’s developing fast with new construction going up on Decker Lane and Loyola Lane, but the stores, restaurants, and services haven’t caught up yet. It’s still transitioning from rural to suburban.

Wondering if Prose Decker Lake 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’ll likely qualify before you spend $75 on an application, and I’ll share any current specials that might not be listed online. You’ll hear from a real person (me), not an automated system.

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Location Deep Dive

What’s Actually Nearby

Let me be direct: this is not a walkable neighborhood. You’ll need a car for almost everything.

It sits on Decker Lake Road, between Highway 183 and SH 130 Toll Road, in Far East Austin. Convenience stores are close (Mi Pueblo Meat Market, JD’s Conoco, both under two minutes by car). A full grocery run is a different story. You’re looking at the H-E-B on East Parmer or the Walmart on Ed Bluestein, both 10 to 15 minutes away.

Walter E. Long Metropolitan Park is the bright spot. It’s less than 2 miles from the property and has a lake for fishing and kayaking, plus hiking trails and picnic areas. If outdoor recreation is your thing, having that park nearby is a real perk.

Schools are in Manor ISD, not Austin ISD. That’s Oak Meadows Elementary, Decker Middle, and Manor High.

The Commute Math

Route notes: SH 130 is a toll road, but it’s fast and almost never congested. If you work near the Tesla Gigafactory or anywhere along the 130 corridor, this location actually makes sense. Going into downtown during rush hour? Different story. 183 southbound and 290 West get clogged. Plan for 35 to 50 minutes depending on the day.

Neighborhood Vibe

This is a construction zone right now, in the best way. Prose Decker Lake, Citizen House Decker, Ryder Ridge, and Bluestem at Loyola all opened within the past two years along this same stretch. Our new apartments being built in Austin guide covers the full pipeline if you want to compare what’s coming online.

What it isn’t: a nightlife area, a restaurant district, or a walkable neighborhood. What it is: quiet, affordable for new construction, and a solid spot for anyone commuting east or southeast along the 130 corridor.

Pricing and True Cost

Floor Plans

*Net effective with 10 weeks (70 days) free on a 12-month lease. All units include full-size washer/dryer.

Fair warning: Greystar says the pricing shown doesn’t include all the monthly fees you’ll actually pay. There are required fees on top of base rent that add up fast. I’ve listed them all below so you can see the real number.

Net Effective Rent Calculation

Here’s the math on the A1 one bedroom at $1,326 base rent.

Current special: 10 weeks free rent on a 12-month lease (that’s 70 free days)

Here’s how that breaks down:

• Lease term: 12 months = 365 days
• Free days: 70 days (10 weeks)
• Daily multiplier: (365 – 70) ÷ 365 = 0.8082
• Net effective rent: $1,326 × 0.8082 = $1,072/month

Plus the $1,000 gift card spread across 12 months adds another ~$83/month in value.

Total effective savings: roughly $254/month off the listed base rent. Over 12 months, that’s about $3,050 in rent savings plus the $1,000 gift card.

That’s a serious concession. But remember: when you renew, the special goes away. Your renewal rate will likely be at or near the full base rent. Budget based on what you’ll pay in year two, not year one.

All the Fees

That’s a lot of line items. The mandatory monthly fees alone add roughly $120/month on top of your base rent before utilities. Listing sites showing “$1,326/month” are leaving out a big chunk of what you’ll actually pay.

True Monthly Cost Example

Here’s the number that actually matters. What a realistic month looks like for a 1BR renter with one dog:

• Net effective rent (A1 at $1,326 base): $1,072/month
• Community amenity fee: $25/month
• Internet: $60/month
• Trash doorstep + admin: $28/month
• Pest control: $5/month
• Water/sewer + stormwater (estimated): $35–65/month
• Pet rent: $20/month
• Estimated total: ~$1,245–$1,275/month in year one

That’s roughly $170–200/month in mandatory fees on top of your net effective rent. Without the special, you’re looking at $1,500+/month all in. This is why I always tell people to ask for the full fee sheet before signing.

Move-in costs:

• Application fee: $75
• Admin fee: $150
• Security deposit: $500 (may increase based on screening)
• Pet deposit: $200
• Pet fee: $200
• First month’s rent (may be covered by special): confirm with leasing office
• Estimated move-in: $1,125+ before first month’s rent

Specials change. What’s listed above was accurate as of July 2026, but I talk to leasing teams regularly, and offers shift. The 10 weeks free and $1,000 gift card special has an expiration date of 10/23/2026.

Want to know what specials are actually available right now?

Listing sites don’t always have the latest offers. Fill out the form and I’ll check the current specials, confirm your move-in costs, and let you know if there’s anything better than what’s posted online.

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Screening Criteria

Income Requirement

The standard across Greystar’s portfolio is 3x monthly rent. Here’s what that looks like:

They check your income against the base rent, not the net effective rent. So even though your actual payment with the special is lower, you still need to qualify at the listed number.

If your income doesn’t hit that 3x number, a co-signer or third-party guarantor service like The Guarantors or Cosign can help. They run about 5-10% of your annual rent, and they can drop the income bar from 3x down to about 2.5x at a lot of properties.

Credit Expectations

Greystar doesn’t publish a specific credit score minimum for Prose Decker Lake. Their application basically says “bad credit” can get you denied, but doesn’t define what “bad” means. Based on how Greystar properties typically screen:

• 650+ credit: Smooth approval, standard deposit
• 600–649 credit: Likely approved, may see a higher deposit
• 570–599 credit: Possible approval with conditions (higher deposit, guarantor)
• Below 570 credit: Difficult. Third-party guarantor may be required

This is a 2025 build managed by Greystar, which puts it squarely in Class A territory. That means stricter screening than what you’d see at older Class B or C communities. If your credit is below 600, I’d recommend checking with me before applying so you don’t waste the $75 application fee. For a full breakdown of what each credit tier means for your options, check out our second chance apartments guide.

What Gets You Denied

Let me be direct about what typically triggers an automatic denial at a property like this:

• Income below 3x rent without a qualified guarantor
• Recent eviction (especially within the past 5 years)
• Outstanding property debt from a broken lease (even $500 can trigger a denial)
• Felony convictions — how far back they look depends on the crime, but at a property like this, expect them to go back 7 to 10 years
• Lying or leaving out information on the application
• Restricted pet breeds

The Application Process

1. Apply online through Greystar’s portal. The $75 application fee is per person, non-refundable.
2. They run your screening through a third-party service covering credit, criminal background, and rental history.
3. You hear back within 1 to 3 business days with an approval, conditional approval, or denial.
4. Sign the lease and pay your admin fee ($150) plus security deposit.

Here’s what separates working with a locator from applying blind: I can tell you whether you’re likely to qualify before you spend $75 finding out. If Prose Decker Lake’s screening looks tight for your situation, I know which nearby properties have more flexibility, and which ones will definitely deny you. My service is free. The property pays my referral fee from their marketing budget, not you. Call me at 512-320-4599 or text 512-865-4672.

Resident Reviews Decoded

Listing sites show you a 5.0 Google rating and call it a day. That number tells you people are happy. It doesn’t tell you why, and it definitely doesn’t tell you what’s starting to go wrong. I went through 38 Google reviews, 67 ModernMsg reviews, and 12 from Apartments.com to find the patterns. Across all 117 reviews, the feedback is mostly positive. But the Apartments.com reviews tell a different story than Google and ModernMsg.

Review Pattern Analysis

What Residents Praise

The leasing staff dominates the positive reviews. Specific names come up over and over: Vanessa (7+ Google reviews), Roman, Cheyenne (the onsite manager), Andrea, Briana, and Audrey. When that many people remember your name in a review, that tells you something.

The move-in process gets consistent praise for speed. Jacob’s Google review says Vanessa “got me in my apartment by Monday” after visiting on a Friday. People moving from Milwaukee, from other states, keep saying the same thing: it was easy. And the quietness keeps coming up too, which is saying something for 360 units.

What to Watch For

Here’s where it gets interesting. The Google and ModernMsg reviews are almost unanimously positive. But a June 2026 review on Apartments.com paints a very different picture. That reviewer reports dog waste across the property (“over 100 piles on any given day”), overflowing trash dumpsters, and the smoke-free policy not being enforced. They also mention cigarette and marijuana smoke, and loud pool noise going past midnight on weekends.

And they’re not the only one. Lindsay’s edited Google review from June 2026 also mentioned trash overflow, though she updated it to say the staff responded and fixed it. Two separate people on two different platforms mentioning the same problem? That’s a pattern.

Pay attention to the dog waste complaint. No weight limit across 360 units means a lot of dogs. If management isn’t enforcing cleanup rules or adding waste stations, this gets worse as more people move in.

My advice: walk the property grounds yourself. Visit in the evening or on a weekend. Don’t just tour the model unit and the leasing office.

How Management Responds

Prose Decker Lake responds to every single review on Google and ModernMsg. Every one. The responses use the reviewer’s name and mention specific things from their review. Not copy-paste templates. That’s better than what you see at most Greystar properties, and it tells me the onsite team is paying attention. At least right now.

The Uncomfortable Truth

No listing site will write this section. Here’s the reality: I’m not trying to kill the deal. I just want you to know exactly what you’re signing up for.

The Reviews Are Almost Too Good

A 5.0 on Google and a 4.9 on ModernMsg sounds perfect. But this property opened in 2025. Most of these reviews come from the first year, when the property had a full staff and was handing out its biggest concessions. The real test comes in year two and three, when the leasing bonuses dry up, staff turns over, and maintenance requests pile up. I’m not saying the reviews are wrong. I’m saying give it 18 months before you treat these ratings as settled.

Lease-Up Concessions Won’t Last

Ten weeks free plus a $1,000 gift card is designed to fill units fast. Once the property fills up (usually around 90% full), those specials shrink or disappear. If you’re budgeting based on $1,072/month, plan for your year-two rent to jump back toward $1,326 or higher. That’s a $250+ per month swing.

You’re Locked Into 15 Months Minimum

The minimum lease term is 15 months. Most Austin properties offer 12-month leases as the standard. A 15-month minimum means you’re committed through the end of 2027 if you sign this summer. If your job situation, relationship, or plans might change in the next year, that extra three months of commitment is worth weighing. Breaking a Greystar lease early usually costs you two months’ rent.

The Pet Policy Comes With Growing Pains

No weight limit on pets is a selling point. But a 360-unit property with a generous pet policy and a recent review reporting “over 100 piles” of dog waste on the grounds? That tells me enforcement isn’t keeping up. I see this a lot at newer properties that go hard on the pet friendly marketing. The policy attracts pet owners, which is great. But if management doesn’t add more waste stations and start fining repeat offenders, the grounds get worse. One reviewer also reported the smoke-free policy isn’t being enforced, with cigarette and marijuana smoke on the property. Walk the property yourself before signing, especially in the evening.

Ready to move forward, or want to see alternatives?

You’ve now seen the full picture: the pricing, the screening, the reviews, and the trade-offs. If Prose Decker Lake works for your situation, I can help you lock in the current special before it changes. If the location or lease term is a dealbreaker, I can show you similar new-construction options along the Decker Lane corridor or in other parts of East Austin.

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FAQ

Does Prose Decker Lake allow pets?

Yes. Up to 2 pets with no weight limit, which is rare for a Greystar property. Breed restrictions apply, and they make you do pet screening through a third party. The property’s own website lists a $200 deposit and $200 fee, plus $20/month pet rent per pet. Fair warning: some listing sites show different pet fee amounts, so ask the leasing office for the current numbers before you apply. A recent review also flagged dog waste as a growing issue on the grounds.

What’s the income requirement at Prose Decker Lake?

Greystar’s standard is 3x the monthly rent. For the lowest 1BR at $1,326, that means you need $3,978/month gross income ($47,736 annually). One thing people miss: they calculate income against the base rent, not the lower net effective number after specials.

What credit score do I need?

Greystar doesn’t publish a specific minimum. Based on how their Class A properties typically screen, a 650+ score gives you the smoothest path. Scores in the 600 to 649 range usually work with a higher deposit. Below 600 gets harder.

Is WiFi included at Prose Decker Lake?

Sort of. The property has fiber optic lines and community WiFi, but ApartmentGuide lists internet as a $60/month required fee. So it’s not “included” the way most people think. It’s a mandatory charge on top of your base rent. Ask the leasing office about speed and whether you can opt out.

What school district is Prose Decker Lake in?

Manor ISD. Zoned schools are Oak Meadows Elementary, Decker Middle, and Manor High.

How far is Prose Decker Lake from downtown Austin?

About 13 miles. Off-peak, that’s 18 to 22 minutes. During rush hour, plan for 35 to 50 minutes depending on the route and traffic. If commute time to downtown is a priority, our downtown Austin apartments guide covers options closer to the core.

Are washer and dryer included in the unit?

Yes. Every unit comes with a full-size washer and dryer already in it. You don’t need to buy or rent one. That’s a real plus at this rent level.

What are the biggest downsides of Prose Decker Lake?

The location is the main trade-off: Walk Score is 10, so you need a car. The 15-month minimum lease is longer than standard. The current specials disappear at renewal. And mandatory monthly fees add $120+ on top of base rent, which listing sites don’t show you.

The Bottom Line: Is Prose Decker Lake Worth It?

The first-year math works. A net effective rent around $1,072 to $1,275 for a brand-new 1BR or 2BR with washer/dryer in the unit and quartz counters? Hard to beat in Austin right now. But mandatory monthly fees add roughly $120+ on top of that, and the concession disappears at renewal. So know your real number going in.

The concession package (10 weeks free plus $1,000 gift card) is one of the strongest along the Decker Lane corridor. And the reviews, while still early, show a leasing team that people keep thanking by name.

Here’s the catch. You’re choosing Far East Austin: car-dependent, still developing, 35 to 50 minutes from downtown during rush hour. Budget for the base rent plus $120 in monthly fees, not the special, because that’s what your renewal bill will look like.

This property makes sense if…

• You want new construction under $1,200/month net effective and you have a car
• You work along the SH 130 corridor, near the Tesla Gigafactory, or at Samsung
• You have a large dog and keep getting turned away by weight limits elsewhere
• You’re relocating from out of state and want a simple setup that’s ready to go on day one

This property doesn’t make sense if…

• You need walkability to restaurants, bars, or grocery stores
• Your commute goes into downtown or northwest Austin daily
• You can’t commit to 15 months
• Your credit is below 600 and you don’t have a co-signer or guarantor option

If you want help figuring out whether Prose Decker Lake fits your situation, or if you’d rather see similar properties without the Far East Austin commute, fill out the form and I’ll text you within a few hours. I also have guides for South Austin apartments and North Austin apartments if you’re narrowing down your area.

Need Help?

You’ve got everything you need to look at Prose Decker Lake on your own. But if you want a second opinion:

Fill out the form above and I’ll text you to answer questions, check your application situation, and share current specials. You’ll talk to me directly. Not an AI phone system, not a call center. My service costs you nothing. The apartment community pays my referral fee from their marketing budget.

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.