Residences at Decker Apartments Austin Review: New Construction at Tax Credit Pricing, But Check the Reviews First

A 2BR here costs $1,002/month after the current special. That’s 2022 construction with granite counters, wood floors, and walk-in showers for less than what 1990s properties charge across Austin. I track pricing across 1,000+ Austin communities through ApartmentData.com and direct property contacts. Residences at Decker is one of the few tax credit properties in East Austin where you get genuinely new finishes at income restricted rents.

But here’s what listing sites won’t tell you: this property carries an F rating with the Better Business Bureau, 19 of 111 Google reviews specifically mention management turnover, and multiple residents report roach problems in a building that’s only four years old. Those trade-offs matter. And the income caps mean you can’t just earn more to qualify. You have to earn less than a specific ceiling. If you’re above it, this property isn’t an option no matter how much you like the pricing.

This review breaks down who actually qualifies, what you’ll really pay each month, and whether the resident complaints outweigh the financial math.

Quick Facts

The 3.6 Google rating only tells part of the story. Reviews split sharply between 5-star praise and 1-star warnings with little in between. I’ll break down what’s driving that split and why 19 reviews specifically mention management changes in the sections below.

Best For

You qualify under the income cap and want new construction. The math here is hard to beat. Residences at Decker opened in 2022, which means granite counters, wood-style floors, walk-in showers, and high ceilings are standard. Not renovated. Not a cosmetic upgrade on a 1990s building. Original construction. Most tax credit properties in Austin are 15–25 years old with dated finishes. This one looks and feels like a Class A build at rents about 30% below what Austin averages for this size.

You have a large dog. Our locator database shows a 175-pound weight limit here, which would be one of the highest I’ve seen at any Austin apartment. But ApartmentFinder and Zillow both show 60 pounds. That’s a big gap. Call the leasing office and get the real number before you apply, because those are two very different answers for dog owners. If you’re looking for other communities that welcome large dogs, check out my East Austin apartments guide for more options.

You hold a Section 8 voucher. LIHTC properties are required to accept Housing Choice Vouchers. That’s not optional for them. If you’ve been turned away at regular apartments or are looking for second chance apartments in Austin, this is a property that has to work with your voucher by law.

You need a 3BR or 4BR and can’t afford market rate. A 3BR here starts at $1,249 base rent. The Austin average for a 3BR is around $2,219. That’s close to $1,000/month in savings. The 4BR at $1,599 is even harder to find elsewhere at any price, let alone with new construction finishes.

Skip If

You can’t live without walkable groceries or transit. Walk Score is 12. The nearest full grocery store is an H-E-B about 3 miles southwest on Ed Bluestein Boulevard. The closest thing within walking distance is a Dollar General about a mile south on Decker Lane. CapMetro’s Rapid 837 bus (Expo Center line) launched full service in June 2026 with buses every 10–15 minutes, and there’s a stop at Loyola and Decker near the property. That’s a real improvement. But you still need a car for groceries and most daily errands.

Pest issues are a dealbreaker for you. Multiple Google reviews mention roaches, and at least one resident reported seeing a rat. In a building built in 2022, that’s a red flag. Chrissa Maria’s review says roaches are visible from the outside of the building. I’ll cover this in more detail in the Uncomfortable Truth section.

Your household income exceeds the cap. This is a tax credit property. If a single person earns over $75,280 or a family of four earns over $107,520, you don’t qualify. It doesn’t matter how much you like the pricing. The income ceiling is the law.

You need reliable elevator access. Multiple reviews mention elevators going out without warning. If you use a wheelchair or have mobility concerns, ask the leasing office which buildings have had recent elevator issues before you sign.

Ready to See If Residences at Decker Fits Your Situation?

I can tell you whether your income falls within this property’s tax credit caps and whether you’d pass their screening before you spend the $17 application fee. If it doesn’t work, I know which nearby LIHTC properties in 78724 and 78723 will.

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Location Deep Dive

What’s Actually Nearby

Residences at Decker sits on one of the highest points in East Austin, on Decker Lane between FM 969 and Lindell Lane. NRP Group’s own description says you get views of downtown Austin and Walter E. Long Lake. That part is true. The views are real.

What’s also real: this is Far East Austin. The area is developing, but it’s not developed yet.

Here’s what’s within driving distance. Dollar General is about 1 mile south on Decker Lane at 7916 Decker Lane. That covers last-minute basics. For a real grocery run, you’re driving about 3 miles southwest to the H-E-B on Ed Bluestein Boulevard.

Walter E. Long Metropolitan Park (Decker Lake) is less than half a mile north. 1,269 acres. Fishing, kayak rentals, swimming, picnic areas, trails. $8 admission. It’s one of the most underrated parks in Austin.

There are a few quick food spots along Decker Lane and Highway 290 East, but sit-down restaurants and retail are a 10-15 minute drive toward either Manor or central Austin.

Decker Elementary is 0.4 miles away, rated 7/10 on GreatSchools. That’s solid for the area.

Commute Times

The Tesla and Samsung commutes are the real draw for this location. Both plants are within 15 minutes off-peak, and that’s a major reason more renters are looking at 78724. If you work at either facility, the location math works. Downtown is fine outside rush hour but gets painful when traffic hits, especially if you’re taking 290 West to I-35.

The Neighborhood

This stretch of Decker Lane is still mostly open land, older housing, and new apartment development. Daffan Flats (brand new, 2025) just opened 0.6 miles north. Eagle’s Landing sits 0.73 miles south. The area is growing. But right now, daily errands mean driving.

Noise isn’t a major issue out here. You’re far from I-35, far from airport flight paths, and the surrounding area is spread out. The 4 reviews tagged “quietness” on Google confirm that. What you’re trading for that quiet is convenience. This isn’t walkable Austin. This is drive-everywhere Austin with new construction and room to breathe.

Pricing and True Cost

Floor Plans

Look at the B1. A 2BR/2BA at 938 square feet for the same $1,199 as the 1BR. That’s not a typo. If you qualify, the 2BR B1 is one of the best value plays in East Austin right now.

Net Effective Rent Calculation

Here’s how the 2 months free actually works, using the daily math that Austin properties use:

Using the 2BR B1 at $1,199/month on a 12-month lease:

• Lease term: 365 days
• Free rent: 60 days (2 months × 30 days)
• Daily multiplier: (365 – 60) ÷ 365 = 0.8356
• Net effective rent: $1,199 × 0.8356 = $1,002/month
• Monthly savings: $1,199 – $1,002 = $197/month
• Annual savings: $197 × 12 = $2,364 over the lease term

That’s a 2BR in 2022 construction for $1,002/month. The citywide average for a 2BR is $1,845 per Apartments.com. You’re saving $843/month compared to the Austin average.

One thing to know: per AffordableHousing.com, the 2 months free kicks in after you complete your first full month. So you pay month one at full price, then get months two and three free (or you and the property pick which two months are free). Confirm the exact structure with the leasing office before you sign.

Fee Breakdown

Required Fees (everyone pays):

Optional Fees (if applicable):

Note: The property pays for trash and water. You don’t need renters insurance here. You’re responsible for electricity and any optional fees.

The $17 application fee is unusually low. Most Austin apartments charge $50–$75. That alone makes it less risky to apply here, even if you’re not 100% sure you’ll qualify.

True Monthly Cost Scenario

A renter in the 2BR B1 with one dog:

Your upfront move-in costs: $17 application fee + variable security deposit + pet deposit and fee if applicable. That’s a lot lower than most Austin apartments, where application fees alone run $50-$75 per person and admin fees add $150-$350.

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

I can run the net effective rent math on Eagle’s Landing, Daffan Flats, and other 78724 communities to show you exactly where Residences at Decker stacks up. The comparison might change which application you send first.

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Screening Criteria

This is a tax credit (LIHTC) property. That changes the screening process in two ways most renters don’t expect.

There’s an income ceiling. Unlike regular apartments where higher income always helps, here your household income must fall below the cap. Here are the 80% AMI limits, per ApartmentFinder:

ApartmentList shows a lower set of limits ($52,920 for 1 person, $75,600 for a family of 4) that appear to be 60% AMI. The property may have units at both income levels, or ApartmentList may be pulling older numbers. Ask the leasing office which AMI tier applies to the unit you want.

Second, income verification is more extensive than at a regular apartment. Expect to hand over tax returns, pay stubs, and possibly bank statements. The property has to show the state that every resident qualifies, so the whole process takes longer than a normal application.

Income Minimums by Floor Plan

The property hasn’t published a specific income multiplier, and none of the listing sites show one. LIHTC properties in Austin typically require 2x–2.5x rent. I’m using 2.5x in the table below as a conservative estimate. Confirm the actual multiplier with the leasing office before you count on these numbers:

So for the 1BR, you’d need to earn at least about $17/hour but no more than roughly $36/hour (for a single person). That’s a specific window. Most renters aren’t used to having a ceiling on their income, so this trips people up.

Credit and Background

The property hasn’t published specific credit minimums or background check criteria. Large management companies like NRP Group screen the same way everyone else does. But LIHTC properties sometimes have more flexibility on credit than Class A apartments because they’re built to serve people who earn less.

Section 8 voucher holders: The property’s own RentCafe listing says they accept voucher applications and screen them under Section 8 income guidelines.

What Will Get You Denied

Based on standard LIHTC screening and how NRP Group screens at their other Texas properties:

• Household income above the AMI cap (automatic, no exceptions)
• Active property debt owed to a previous landlord
• Fraudulent information on the application
• Income below the minimum multiplier without a voucher or co-signer

NRP Group doesn’t publish property-specific denial criteria online. These are the standard triggers I see across LIHTC properties in Austin. Ask the leasing office for their full screening policy before you apply.

The Application Process

1. Apply online through the property’s RentCafe portal or in person
2. Pay $17 application fee per applicant
3. Provide income documentation (pay stubs, tax returns, bank statements)
4. Wait for income verification and screening (LIHTC processing takes longer than a standard apartment, sometimes 5–10 business days)

Here’s what separates working with a locator from applying blind: I can tell you whether your income fits within the ceiling and floor for this property before you apply. If Residences at Decker looks tight for your situation, I know which nearby LIHTC communities in Northeast Austin have different income tiers or more availability.

Resident Reviews Decoded

I searched 16 review platforms: Google, ApartmentRatings, Yelp, Apple Maps, Facebook, Apartments.com, ApartmentFinder, ApartmentList, Trulia, ForRent, ApartmentHomeLiving, Zillow, ApartmentGuide, Birdeye, VeryApt, and ModernMsg. Google is the only one with real review data: 111 reviews at 3.6 stars. ApartmentRatings doesn’t even have a listing. Yelp has a page but zero reviews. Apple Maps has a handful of snippets that add one thing Google doesn’t: pool hygiene complaints. For a 262-unit property that opened in 2022, the fact that Google is the only place with reviews is unusual.

Review Pattern Analysis

What Residents Praise

The staff. Not the property itself, but specific people. Kaycee (also spelled Kecia) gets named in 4+ reviews for being helpful, patient, and responsive during the leasing process. Doris Harbison called her “great and super patient.” Darriona Day said Kaycee’s “energy was everything and more.” Frank Shealy praised maintenance techs Carlos and Luis by name for being “very professional” and getting to requests fast.

Long-term residents like Sylvia Schilling (3 years) and Dometra Savannah (3 years) both say things have gotten better since the current NRP Group team took over. Schilling specifically praises managers Kecia and Cameron for “doing very excellent work.”

The apartments themselves get consistent praise for layout and value. Ada loved the “apartment layout and prices.” Tunchi Baby rated the experience 10/10 for being “very clean quiet up to date.”

What Residents Criticize

Management turnover is the dominant complaint. Jonathan Boyd describes “major turnover over the 2½ years” he lived there. Andreanna said the “leasing office and maintenance turnover rate was so high” that problems went unresolved. Michaelle Howard put it best: “when management switched that’s when problems began.” The 19 reviews tagged with “new management” on Google confirm this isn’t isolated.

Safety comes up in 10 reviews. Dominic Ibarra, a four-year resident, warns prospective renters to look closely at this community before signing. The broken gate gets mentioned twice. Package theft appears in multiple reviews.

Pest complaints are serious. Chrissa Maria’s review states “ROACHES ROACHES and seen a rat” and says they’re visible from outside the building. Antonio Nova confirms the roach issue and adds dog waste in hallways.

The sanitation problems go past the hallways. An Apple Maps reviewer describes diapers left in the pool, trash in common areas, and smell issues. Candi Smith’s Google review brings up something important: dog waste in the hallway prevented her from leaving her apartment in a wheelchair, and she reports elevators that “randomly don’t work.”

The pattern is the same across platforms. Some residents aren’t keeping shared spaces clean, and management isn’t cracking down hard enough to stop it.

Management Response Pattern

NRP Group responds to most reviews, positive and negative. But the responses are copy-paste. Same phrases over and over: “Thank you for sharing your feedback” and “We are sorry to hear that your experience did not meet your expectations.” I counted them. Some responses were delayed by months. Marion Williams’ review sat unanswered for 7 months. Orieji Oji’s highly critical review (15 upvotes) got a response 3 years after the original post. That’s not engagement. That’s a template running on autopilot.

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.

A Building This New Shouldn’t Have Pest Problems

Roaches in a property built in 2022 point to one of two things: construction gaps that let pests in, or not enough pest control to keep up with what residents attract. Either way, it’s a problem the age of the building doesn’t explain away. Chrissa Maria’s review says the roaches are visible from outside the building. That’s not a single-unit issue. When you tour, ask the leasing office what pest control company they use, how often they treat, and whether it’s building-wide. Don’t accept “we’re working on it.” Ask for the schedule.

The BBB Rating Is an F

NRP Group’s BBB profile for Residences at Decker shows an F rating with 24 complaints that went unanswered and 3 that weren’t resolved. What does an F actually mean? It doesn’t mean the apartments are terrible. It means the management company isn’t responding when people file complaints. So if you have a problem and the leasing office doesn’t fix it, where do you go? Not the BBB. They’re not answering there either.

Management Has Turned Over Multiple Times Since 2022

This property is four years old and has already gone through enough management changes that 19 of 111 Google reviews specifically mention it. Kym’s review notes the property was “going downhill” before the current team arrived. Jonathan Boyd describes constant turnover over 2.5 years. The current NRP Group team (Lindsey S. is listed as onsite manager) may be doing better, but four years of management churn means nobody on staff remembers what the last team was doing. Maintenance requests fall through cracks when new people are still figuring things out.

The Income Verification Process Is Longer Than You Expect

Because this is a LIHTC property, the management company has to verify your income against federal requirements. This isn’t a standard credit check and move on situation. Expect to provide tax returns, recent pay stubs, and potentially bank statements. Processing can take 5–10 business days or longer. If you need to move fast, keep that in mind.

Ready to Move Forward, or Want to See Alternatives?

If the pricing works for your income but the reviews concern you, I can walk you through which of these issues are dealbreakers and which are manageable. I can also show you what Eagles Landing and The Heights at 8721 offer as nearby LIHTC alternatives in the same zip code.

See Your Options

FAQ

Is Residences at Decker income restricted?

Yes. This is a LIHTC (Low-Income Housing Tax Credit) property. Your household income must fall below 80% of Area Median Income. For a single person, that’s $75,280/year. For a family of four, $107,520/year. You’ll need paperwork to prove you qualify.

Does Residences at Decker accept Section 8 vouchers?

Yes. As a LIHTC property, they’re required to accept Housing Choice Vouchers. Their RentCafe page says they screen voucher applications under Section 8 rules. If you need help finding other properties in East Austin that take vouchers, check out our income based apartments in Austin page or reach out directly.

What school district is Residences at Decker in?

Manor ISD. The zoned schools are Decker Elementary (0.4 miles, rated 7/10 on GreatSchools), Decker Middle, and Manor High School.

How far is the nearest grocery store?

Dollar General is about 1 mile south on Decker Lane for basics. The nearest full grocery store is H-E-B, roughly 3 miles southwest on Ed Bluestein Boulevard, about a 7-minute drive.

Is Residences at Decker pet friendly?

Yes. Up to 2 pets allowed. Weight limit shows as 175 pounds in our locator database but 60 pounds on ApartmentFinder and Zillow. Confirm with the leasing office. Pet deposit is $150–$300 plus a $150 non-refundable fee. Monthly pet rent is either $0 or $15 depending on the source. Breed restrictions apply.

What is the net effective rent at Residences at Decker?

With the current 2 months free special on a 12-month lease, net effective rent for the 1BR is $1,002/month and the 2BR B1 is also $1,002/month. The 3BR drops to roughly $1,044/month and the 4BR to $1,336/month.

How far is Residences at Decker from Tesla Gigafactory?

About 10–12 minutes without traffic, 15–20 minutes during rush hour. Samsung is a similar distance. Two of the closest big employers to this address.

What is the application fee at Residences at Decker?

$17 per applicant. That’s way lower than Austin’s typical $50–$75 application fee. Admin fee is $0.

Is Residences at Decker safe?

Ten Google reviews mention safety concerns, and broken gates come up twice. Visit the property after dark before signing to check lighting and gate condition yourself.

The Bottom Line

The financial math at Residences at Decker is strong. A 2BR in 2022 construction for $1,002/month net effective is hard to find anywhere in Austin. The $17 application fee, $0 admin fee, and low pet costs keep move-in affordable. And being 10–15 minutes from Tesla and Samsung makes the location work for a specific commuter profile.

The trade-off is everything that shows up in the reviews. Pest problems in a building that shouldn’t have them. Management turnover that’s been constant since the property opened. Copy-paste responses to complaints that suggest the leasing office isn’t actually fixing things. And an F from the BBB.

This property makes sense if:

• Your household income falls within the tax credit caps and you want new construction finishes
• You work at Tesla, Samsung, or another employer east of Austin and want a short commute
• You have a large dog and need a high weight limit (confirm the actual limit with the leasing office first)
• You hold a Section 8 voucher and need a property that’s legally required to accept it
• You’re okay with driving everywhere and going 3 miles for groceries

This property doesn’t make sense if:

• Your income exceeds the AMI cap (no flexibility, it’s a federal requirement)
• You need walkable retail, restaurants, or transit access
• Pest issues are a hard dealbreaker and you’re not willing to inspect thoroughly before signing
• You need reliable elevator access and have mobility concerns
• You want a management team with a proven track record at this specific property (it’s only been open four years and has already cycled through multiple teams)

Here’s my honest take: the apartments themselves are the best part of this deal. New construction, solid finishes, real square footage, and pricing that undercuts the Austin market by 30%+. The property management is the weak link. If NRP Group’s current team can stabilize the turnover, address the pest complaints, and maintain the building the way a 2022 property should be maintained, this becomes one of the better tax credit options in Austin. Right now, it’s a good deal with real caveats. Tour it, ask hard questions about pests and maintenance response times, and inspect your specific unit before you sign.

Need Help Deciding?

Work with me: My service is free. The property pays a referral fee from their marketing budget. I can tell you whether your income qualifies under the tax credit caps, run the net effective math against nearby alternatives like Eagle’s Landing or Daffan Flats, and pre-screen your profile before you spend $17 finding out.

Go solo: Apply directly through the Residences at Decker website or call the leasing office at (833) 582-1441. 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.