Settlers Creek Apartments Austin Review: An Honest Review of Southwest Austin’s Budget Two Bedroom Option

When a two bedroom apartment in the 78735 zip code shows up at $1,149 a month, I pay attention. That’s Bowie High School territory. That’s a West Oak Hill address. And that rent is roughly 39% below the area average, according to ApartmentHomeLiving’s 2026 comparison data. As a licensed apartment locator (TX #679806) who tracks pricing across 1,000+ Austin properties, I can tell you: that kind of gap between a property and its neighbors always has a reason.

At Settlers Creek, the reason starts with a number: 1985.

That’s the year this 75-unit community was built. Churchill Forge Properties renovated it in 2021, and the interior updates are real: granite counters, stainless appliances, vinyl plank flooring. But renovations don’t replace plumbing that’s been in the ground since 1985, and they don’t soundproof walls against a $674 million highway construction project happening right outside. Here’s what the listing sites won’t tell you about Settlers Creek, and what I’ve found after reading through 130+ reviews across five platforms.

Quick Facts: Settlers Creek Apartments

The ratings here tell a story by themselves. A 5.0 on the property’s own website (where management controls the review platform) vs. 3.1 to 3.3 on independent platforms like Google and ApartmentRatings. That gap tells you something. The property website reviews are almost all from long-term residents who love the community. The independent platforms are where people who had plumbing problems, pest issues, and bad experiences at lease end go to vent. Both sets of reviews are real. I’ll break down the full picture below.

Best For / Skip If

Best For

You need a two bedroom under $1,200 in the Bowie High School zone. Settlers Creek’s 2×1 at $1,149 is the cheapest two bedroom option in this zip code. The next closest competitor, Valley View at $725, starts with one bedrooms. For two bedrooms specifically in 78735, this is the price floor.

You work on the west side of Austin and need a short commute. Settlers Creek sits right off Highway 71 with direct access to Bee Cave, Lakeway, and the Hill Country Galleria employment centers. If your job is west or southwest, this address shaves 15 to 20 minutes off what you’d deal with commuting from South or East Austin.

You want a smaller, quieter community instead of a 300-unit complex. At 75 units, Settlers Creek is tiny compared to the surrounding inventory. AMLI Covered Bridge has 250+ units. Palo Verde and Yaupon are both large-scale developments. If you want to know your neighbors and your property manager by name, this size works.

Your pets are under 50 pounds and you want to skip the monthly pet rent. Most Austin properties charge $15 to $35 per month in pet rent on top of the deposit. Settlers Creek charges zero monthly pet rent. Over a 12 month lease, that saves $180 to $420 compared to properties that do charge it.

Skip If

You’re noise sensitive. Three of the five most recent ApartmentRatings reviews (all from 2026) mention the new highway being built next to the property. The Oak Hill Parkway project is a $674 million TxDOT job that started in 2021, with completion expected mid to late 2026. Even after construction wraps, you’ll be living next to a widened six-lane highway with flyovers.

You need full-size washer and dryer hookups. Settlers Creek includes stackable washer/dryer units in every apartment. If you need full-size side by side machines or hookups for your own, this won’t work. The property also has a community laundry room on site.

Your dog is over 50 pounds. The weight limit here is firm at 50 lbs, and breed restrictions apply. If you have a larger dog, this isn’t your property. I work with renters on pet placement constantly, and I can point you toward communities with higher weight limits or no restrictions.

You’ve had negative experiences with older construction. This building is over 40 years old. Reviews on Google and ApartmentRatings both mention pest issues, animals in walls and attics, mold, drain flies, and old plumbing. The 2021 renovation improved finishes but didn’t replace the bones of the building.

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Location Deep Dive

What’s Actually Nearby

Settlers Creek is in West Oak Hill, right off Highway 71. Walk Score: 30 out of 100. Transit Score: 10. You’re not walking to much of anything from here.

Groceries: The old H-E-B that used to sit at 7010 Highway 71 (less than a mile away) closed in 2021 and moved to 7901 W Highway 290 at FM 1826. That new Oak Hill H-E-B is roughly 2 miles from Settlers Creek, about a 5-minute drive. There’s no walkable grocery option.

Dining: Jack Allen’s Kitchen sits at 7720 Highway 71, less than half a mile west. The Center of the Hills shopping center (just east of the property) has more food and retail, though the Oak Hill Parkway construction has disrupted access. Once construction finishes in 2026, getting in and out should get a lot easier.

Parks: Dick Nichols Park is about 4 miles away, roughly a 7 minute drive. Circle C Ranch Metropolitan Park is about the same. If you want the Wildflower Center, that’s about 7 miles south. Barton Creek Greenbelt access at Highway 360 is about 6 miles northeast.

Schools (Austin ISD): Patton Elementary, Small Middle School, Bowie High School.

Commute Math

Route note: The Oak Hill Parkway project has made commuting on 71 and 290 painful for years. The good news: as of early 2026, TxDOT has opened eastbound and westbound main lanes on US 290, and the SH 71 flyovers are nearing completion. It should be done by mid-2026. Once that happens, getting downtown should be a lot faster than it’s been the last few years.

Neighborhood Vibe

West Oak Hill is suburban. There’s no nightlife, no walkable restaurant row, no hip coffee shop down the block. What you get is quiet streets, established trees, and a neighborhood that feels removed from Austin’s pace even though you’re technically inside city limits. There’s a creek running behind the buildings (that’s where the name comes from), and several reviews mention the scenery as a highlight.

The trade-off: you’re driving everywhere. And until the Oak Hill Parkway construction wraps, that driving has come with serious delays, lane closures, and detours. That’s been the reality for residents since 2021.

Pricing and True Cost

Floor Plans

Here’s something weird: Settlers Creek only offers two bedroom floor plans. No studios. No one bedrooms. If you need a one bedroom, stop here. And the 2x2A at 1,180 sq ft is priced higher ($1,460) than the larger 2x2B at 1,380 sq ft ($1,360). That doesn’t make obvious sense. Ask the leasing office why. It could be renovation status, location within the property, or just a mistake in the listing.

Net Effective Rent

Settlers Creek isn’t running any concessions right now. Management’s listing says “no ongoing concessions other than reduced rents,” which basically means: the price you see is the price you pay. No free months. No daily multiplier math to run. That’s unusual in this market, honestly. Most properties in this corridor are offering something.

So how does that $1,149 compare to what’s nearby?

Settlers Creek is the cheapest option on this stretch of highway. Southwest Trails starts lower, but check the floor plan sizes and availability before assuming that’s an apples to apples comparison.

All the Fees

Note: I couldn’t find info on optional fees like covered parking or storage anywhere online. Ask the leasing office if there are any extra monthly charges beyond what’s listed here.

True Monthly Cost Example

Here’s a realistic scenario for the 2×1 at $1,149:

Trash is included in rent, which is a nice perk. I didn’t find any other mandatory monthly fees (pest control, water/sewer, valet trash) listed anywhere. Ask the leasing office if there are any monthly charges not showing up online, because some properties add these without listing them.

Move-in costs:

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Screening Criteria

Here’s the frustrating part: Settlers Creek doesn’t publish its income requirement, credit score minimum, or background check policy anywhere. Not on their website, not on Apartments.com, nowhere. You won’t know where you stand until you call or apply.

What I Can Tell You From Working With Similar Properties

For a property like Settlers Creek (1985 build, 75 units, $1,149 to $1,460 rent range), here’s what I’d typically expect. These are not confirmed numbers for this property specifically, so check with the leasing office before applying.

Income: Most properties like this require 2.5x to 3x monthly rent in income before taxes. Here’s what that looks like:

Credit: Properties at this price point often work with scores in the 550 to 600+ range. Some Churchill Forge properties will look at borderline cases one at a time instead of auto-declining. But I can’t confirm that for Settlers Creek without checking directly.

Background: Smaller properties with on-site management sometimes have more flexibility than large corporate portfolios. That said, “flexibility” doesn’t mean “no standards.” If you have a recent eviction, active property debt, or a felony on your record, don’t assume anything. Ask before you pay the $65 application fee.

What Usually Gets You Denied

At places like this, here’s what I typically see:

Owing money to a previous landlord is the fastest way to get denied. Full stop. Evictions within the last two years make it tough at most properties too. Felonies involving violence or sex offenses? Longer lookback periods. And if you don’t have enough income documentation (no pay stubs, no bank statements, no tax returns), your application stalls out regardless of how much you actually earn.

The Application Process

1. Apply online or in-person at the leasing office (Mon–Fri, 8:30 AM to 5 PM)
2. Pay the $65 application fee (you won’t get this back)
3. Screening typically takes 1 to 3 business days at smaller properties
4. If approved, sign the lease and pay move-in costs

Here’s what separates working with a locator from applying blind

I can call the leasing office and ask about their requirements before you spend $65 finding out. If Settlers Creek’s standards look tight for your situation, I know which nearby Southwest Austin properties have more flexibility. And if you need a second chance apartment that works with your specific background, I can point you to options that actually say yes.

Resident Reviews Decoded

I went through everything I could find: Google (44 reviews), ApartmentRatings (47), the property’s own website (23), and Yelp (16, though Yelp blocks most of the content). I also checked ApartmentHomeLiving, ForRent, ApartmentFinder, and ApartmentList. Nothing on Birdeye, VeryApt, or ModernMsg.

That’s 130+ reviews across platforms. Here’s what actually matters.

Review Pattern Analysis

What Residents Praise

The staff, across every era. This is what jumped out most. Different managers get praised in different time periods, and the praise is consistent. Nicole (2021–2022) was called “friendly, communicative, and cares about her residents.” Tammy and maintenance tech Dwight (2024) were described as “the best team ever” by Ann, a 14-year resident. Danny H., who’s been there 15 years, called them “wonderful.” Walker and Cassie (2025–2026) get the current praise. Dean Ryan on Google said Walker “does his best to attend to the needs of the tenants in a timely manner.” Cortnee (or Courtney) gets praised for being knowledgeable and patient by multiple Google reviewers.

The community feel. At 75 units, people know each other. What stood out most in the reviews: the number of residents who’ve lived here a decade or more. Ann B. at 14 years. Danny H. at 15 years. Eddie G. since 2017. Even Bev inAustin has been there nearly 11 years (though her review is negative about the building itself).

You don’t see that kind of tenure at properties where the living experience is genuinely bad. Something about this place keeps people renewing.

The 2021 renovation. The most recent reviews (2026) specifically mention updated interiors. Julia F. in February 2026 on the property website: “I absolutely love my new apartment. It’s just beautiful.” A verified ApartmentRatings reviewer that same month said the apartments are “spacious and tastefully updated, with new appliances, flooring, and trim.”

What Residents Criticize

The building’s age shows. This is the pattern that matters most. Bev inAustin (Google, nearly 11 years at the property) reported mold, drain flies, critters in the attic, and sky-high electric bills. Perhaps Kalie on Google mentioned constant water shutoffs for pipe repairs and old piping being tossed in the creek behind the property. Christina Adams moved out in 2020 and checked back to see if the issues were fixed: same problems. That’s not random bad luck. That’s what happens when the building’s guts are 40 years old and nobody’s replaced them.

Charges when leaving. Multiple Google reviewers describe feeling taken advantage of when they moved out. Tyler DeLaune’s review warns about management charging for damages. The Google review tags include “collection agency” and “damages,” which tells you this is a recurring theme. Get everything in writing. Document the condition of your unit with dated photos from your first day.

Management turnover. Bev in Austin wasn’t exaggerating about the management churn. I can trace at least three management teams in four years: Nicole (2021–2022), Tammy and Dwight (2024), and Walker and Cassie (2025–2026). Each team gets praised while they’re there, but the turnover means nobody sticks around long enough to actually fix the building’s deeper problems. And not everyone loves Walker: one ApartmentHomeLiving reviewer wrote that he “won’t provide his higher ups information” and called the property “untrustworthy with payments.” That’s one review against several positive ones, but it’s worth knowing about.

How Management Responds

Management responds to verified reviews on ApartmentRatings within 1 to 2 days. Their property website? Every single review gets a reply, though most of the replies sound copy-pasted. Google is a different story. They barely respond there at all. That says something. They’re attentive where they have the most control and quiet on the platform where the harshest reviews live.

Here’s something interesting, though: ApartmentRatings breaks their rating into subcategories. Staff gets 4.6 out of 5. Neighborhood gets 4.4. Noise gets 4.2. Grounds and Safety both get 4.0. The 3.1 overall doesn’t reflect how well this property scores on the things that actually affect daily life.

The Uncomfortable Truth

No listing site will write this section. And that’s exactly why I do.

I’m not trying to kill the deal. I just want you to know exactly what you’re signing up for.

The Building Is 40 Years Old, and the Renovation Was Cosmetic

The 2021 renovation gave Settlers Creek new counters, appliances, and flooring. What it didn’t replace: the plumbing, the electrical, the insulation, the seals around the building. I see the same complaints going back years: water shutoffs, old pipes, high electric bills, mold, and pests getting in through walls and attics. These are building problems that cosmetic updates don’t fix. When you tour and see granite counters and stainless steel, remember what’s behind the walls is still original 1985 construction.

The Highway Construction Is Right Next to You

You’ve probably seen the construction if you’ve driven through Oak Hill. That’s the Oak Hill Parkway, a $674 million TxDOT project tearing up US 290 and SH 71 since 2021. They’re widening 290 to six lanes and building flyovers at the interchange. Settlers Creek sits directly on Highway 71, right in the middle of it. Three of the five most recent ApartmentRatings reviews mention the noise. The project should wrap mid-2026, so if you’re signing a lease now, you may catch the tail end. But even after construction ends, you’ll be living next to a much bigger highway than what existed when this property was built.

Leaving Could Cost You More Than You Expect

Multiple Google reviews warn about aggressive charges when leases end and accounts being sent to collections. This isn’t unique to Settlers Creek. Smaller properties with tight margins sometimes rely on final charges as a revenue source. Here’s what I tell every client at properties like this: take dated photos of everything when you move in. Every wall, every floor, every appliance. Get a copy of the condition report. Put any concerns in writing to the leasing office. And when your lease is up, do the same photo walkthrough before you hand in the keys.

Ready to move forward, or want to see alternatives?

You’ve got the full picture now. If Settlers Creek works for your situation, I can help you apply and make sure nothing falls through the cracks. If the building age worries you, I track every property in this corridor and can show you what else is available at your price point.

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FAQ

Does Settlers Creek allow pets?

Yes. Two pets max, 50 lb weight limit, must be at least one year old. Breed restrictions apply. The deposit is $200, but sources disagree on whether that’s per home or per pet. Ask the leasing office. The non-refundable fee is $200 per apartment. No monthly pet rent, which saves you $180 to $420 a year over most Austin properties.

What credit score do I need for Settlers Creek?

Not published anywhere. For a property like this, I’d expect some flexibility compared to newer Class A communities, but ask the leasing office. Call (512) 212-3150 or email settlers@churchillforge.com.

What floor plans does Settlers Creek offer?

Only two bedrooms. Three layouts: a 2-bed/1-bath at 980 sq ft ($1,149), a 2-bed/2-bath at 1,380 sq ft ($1,360), and a 2-bed/2-bath at 1,180 sq ft ($1,460). No studios or one bedrooms are available.

When was Settlers Creek built and renovated?

Built in 1985, renovated in 2021. Interior updates include granite counters, stainless appliances, vinyl plank flooring, and tile backsplashes. Exterior fencing was updated recently too.

Is Settlers Creek a good location for commuting?

It depends on where you work. West Austin, Bee Cave, and Lakeway are 8 to 15 minutes away. Downtown is 15 to 20 minutes off-peak, 30 to 45 during rush hour. The Oak Hill Parkway project has added delays, but completion is expected in 2026.

What are the biggest complaints about Settlers Creek?

Old plumbing (water shutoffs, pipe issues), pest problems (roaches, animals in walls/attics), and highway construction noise. Disputes over final charges also show up repeatedly in Google reviews.

Does Settlers Creek have a washer and dryer in unit?

Yes. Every unit comes with a stackable washer and dryer. The property also has a community laundry room on site.

What is parking like at Settlers Creek?

Surface lot, open parking. No covered or garage options. At 75 units, finding a spot is typically easier than at larger complexes.

What school district is Settlers Creek in?

Austin ISD. Zoned for Patton Elementary, Small Middle School, and Bowie High School. School bus pickup is available.

The Bottom Line: Is Settlers Creek Worth It?

Settlers Creek gives you something hard to find in the 78735 zip code. Two bedroom rents starting at $1,149. A quiet 75-unit community. Updated interior finishes from a 2021 renovation. Zero monthly pet rent. Those are real advantages, especially if you work on the west side of Austin.

The main trade-off is that you’re living in a 1985 building where the renovation was skin deep. People have been complaining about plumbing issues, pests getting in, and high electric bills for years now. Highway construction noise is real right now, though that should ease once the Oak Hill Parkway project finishes in 2026. And the pattern of disputed charges at lease end means you’ll want to document everything from day one.

This property makes sense if:

You need a two bedroom under $1,200 in Southwest Austin. You work in Bee Cave, Lakeway, or anywhere west. You want a small community where management knows your name. You have pets under 50 lbs and don’t want monthly pet rent eating into your budget.

This property doesn’t make sense if:

You’re noise sensitive. Construction now, expanded highway later. You’ve been burned by older buildings before. You need a one bedroom or studio. Your pets are over 50 lbs.

Here’s my honest take: Settlers Creek is a solid budget option for the right renter, and the current management team under Walker gets genuinely positive reviews. But go in with your eyes open about what 1985 construction means for your daily life.

Need Help With Your Search?

I’m Ross Quade, a licensed Texas REALTOR® and the guy behind AustinApartments.com. My service is free to you. The apartment communities pay me from their advertising budget, and your rent is the same whether you use me or go direct.

Fill out the form above and I’ll text you to go over your situation, see if Settlers Creek is a realistic fit, and share what else is available in this price range across Southwest Austin. You’ll talk to me directly.

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