Skyline Terrace Apartments Austin: $530/Month Studios with Utilities Included in 78704

Here’s a number that stops most of my clients in their tracks: $530 a month. In the 78704 zip code. With gas, electric, and water included in the rent.

Skyline Terrace doesn’t show up on Zillow searches or Apartments.com filters the way typical apartments do. It’s a 100 unit supportive housing community run by Foundation Communities, a nonprofit that’s been building and running affordable apartments in Austin since 1989. I’m a licensed apartment locator (TX #679806) who’s tracked pricing in this part of town for 20 years. And I can tell you this property operates on a different set of rules than anything else in the neighborhood.

But here’s what listing sites won’t tell you: Skyline Terrace has income caps, not income minimums. It’s waitlist based, not first come first served. And the screening criteria has some surprising flexibility that most renters with background issues never hear about. This review covers all of it.

Quick Facts: Skyline Terrace at a Glance

The 3.9 Google rating comes from just 49 reviews, and only a handful include any detail. I’ll break down what’s in those reviews below, but the real story at this property isn’t the ratings. It’s the screening criteria and how the rent actually works.

Best For / Skip If

Skyline Terrace Makes Sense If…

You’re a single adult earning under $40,900 a year and need a place in South Austin. That’s the 50% Median Family Income ceiling. Earn below $24,550? You may qualify for the deeper subsidy tier with rent capped at $660. These income caps come from federal guidelines and change annually.

You have a non-violent felony conviction from more than two years ago. Here’s what I tell clients: Foundation Communities’ Tenant Selection Criteria sets a 2 year lookback for felonies that don’t involve violence. Most market rate apartments in Austin won’t touch anything under 5 to 7 years. This lookback period is one of the shortest I’ve seen.

You receive disability income, SSI, SSDI, or retirement benefits. The 1.5x income requirement is the real story here. If your rent is $660, you need just $990 a month in verifiable income. A typical Austin apartment requires 3x rent, which means $1,980 for the same unit. That gap is $990 a month. On a fixed income, that’s the difference between qualifying and getting denied.

You have a Section 8 voucher. Skyline Terrace accepts Housing Choice Vouchers. Income verification is based on 1.5x your portion of the rent, not the full amount.

Skip Skyline Terrace If…

You live with a partner, spouse, or roommate. Occupancy is capped at one person per unit. No exceptions.

You have pets. Foundation Communities’ website is clear on this: “Due to limited space, pets are not allowed at Skyline Terrace, except for approved service animals.” Every listing platform confirms the same thing. If you’ve got a dog, cat, or anything else that isn’t a documented service animal, this isn’t going to work.

Your income exceeds the caps. Earn more than $40,900 a year as a single person? You won’t qualify for the 50% MFI tier. And here’s the thing most people don’t realize about income restricted housing: higher income doesn’t help your application. It disqualifies you.

You need more than a studio. Every unit is a furnished efficiency between 286 and 471 square feet. No one bedrooms. No two bedrooms. Studios only.

You have a conviction for a permanently excluded offense. Murder, sexual assault, kidnapping, arson, or felony manufacture of methamphetamines. Permanent denial per the Tenant Selection Criteria.

Not Sure If This Place Fits Your Situation?

Fill out a quick form and I’ll reach out to go over your specifics. If Skyline Terrace doesn’t match your income or background, I know which Austin communities have flexible screening and where the current specials are strongest. You’ll hear from a real person (me), not an automated system.

Location: What 1212 W Ben White Blvd Actually Means

What’s Actually Nearby

Skyline Terrace sits on the south side of Ben White Boulevard between Banister Lane and South Lamar. If you’re comparing this area to other parts of South Austin, you’re in the northernmost stretch, right on the border with the 78704 core. The Walk Score is 59, which translates to “you can walk to some things, but you’ll drive for most.”

Here’s what’s within reach on foot:

Under 10 minutes walking: Whataburger (1908 W Ben White), Taqueria #3 La Escondida (1333 W Ben White), Blazer Tag (1701 W Ben White)

10 to 15 minutes walking: Randalls grocery store (2025 W Ben White Blvd, roughly half a mile west), Westgate Transit Center (2027 W Ben White Blvd)

You’ll need a bus or a ride for: H-E-B, South Congress restaurants, Zilker Park, downtown

The biggest location advantage here is the Westgate Transit Center, roughly half a mile away. That’s a CapMetro hub serving MetroRapid Route 803 (the Burnet/South Lamar express line) plus routes 3, 30, 300, 311, 315, and 318. If you don’t have a car, Route 803 gets you to downtown Austin in about 20 minutes.

Commute Math

Route notes: Ben White (US 290/SH 71) gives direct freeway access heading east toward the airport or west toward Oak Hill. South Lamar runs north to downtown. MoPac (Loop 1) is accessible within a few minutes heading west. If you ride the bus, the Westgate Transit Center is your main connection point.

Neighborhood Vibe

Let me be direct about this. The stretch of Ben White where Skyline Terrace sits isn’t the walkable, taco truck Austin you see in travel articles. It’s a busy arterial road. Traffic noise, commercial businesses, surface lots.

But the property itself sits behind a row of live oak trees that buffer some of the road noise. A few units on upper floors have downtown skyline views. That’s actually where the name comes from.

South Lamar’s restaurant and bar scene is about a mile north. South Congress is roughly the same distance east. You’re close to both, but you’re not in either.

Pricing and True Cost

This is where Skyline Terrace operates differently from every market rate apartment I review.

How Rent Works at an Income Restricted Property

There are no specials. No concessions. No net effective rent calculations. Rents are set by federal Low Income Housing Tax Credit (LIHTC) guidelines, and they vary based on which income tier you qualify for.

Income limits per TDHCA, revised 05/15/2023. These change annually. Contact the property for current figures.

Foundation Communities’ website lists the full rent range as $530 to $1,519. That bottom number likely reflects units with deeper subsidies or voucher support. At the top end, you’re looking at units set aside for higher income tiers that are still below market rate.

All the Fees

That’s it. $29 to apply. $100 at move in. No admin fee. No valet trash fee. No technology package fee. No amenity fee.

Compare that to a typical Austin apartment where move in costs run $300 to $800 before you’ve even paid first month’s rent.

True Monthly Cost

Here’s what someone qualifying at the lowest income tier actually pays per month:

Rent: $660. Utilities: $0 (included). Parking: $0 (included). Monthly fees: $0.

Total: $660/month. That’s it.

At the 50% MFI tier: $881/month total. Same story. No hidden costs.

In a zip code where the average studio rents for over $1,100 on the open market, this is a different universe. And with Austin’s new apartment construction pipeline still concentrated in the $1,500+ range, apartments at this price point are getting harder to find, not easier.

Want to Know If You Qualify for Income Restricted Housing?

Fill out the form below and I’ll help you figure out whether Skyline Terrace or another place like it fits your income and situation. If you earn too much for this property, I can point you toward market rate apartments with concessions that bring the price down.

Screening Criteria

This is the section that matters most for Skyline Terrace. And it’s where the property surprised me.

I pulled the actual Tenant Selection Criteria document from Foundation Communities’ website, dated January 1, 2024. Most properties don’t make this information this easy to find. Foundation Communities does. Here’s what it says.

Income Requirements

The income multiplier is 1.5x monthly rent. That’s the lowest I’ve seen at any Austin property I track.

For context, most Austin apartments require 3x rent. At a property charging $1,200/month with a 3x requirement, you’d need $3,600/month just to qualify. Skyline Terrace’s 1.5x threshold opens the door for people on disability income, SSI, part time wages, or retirement benefits.

Key rules from the TSC:

• Section 8 vouchers accepted. Income verification based on 1.5x your portion of rent.
• Family support can’t exceed 25% of total household income.
• No co-signers. No third party guarantees.
• Self-employed applicants must provide business records, receipts, and the most recent tax return.

Criminal History: What Gets You Denied

Foundation Communities spells this out more clearly than most management companies. Here are the lookback periods:

Permanent exclusions (no exceptions):

• Murder, manslaughter, or any murder related offense
• Rape, sexual assault, lifetime registered sex offenders
• Kidnapping
• Arson
• Felony manufacture of methamphetamines

6 year exclusion: Felony convictions involving violence or use/possession of a weapon. This includes felony assault, terroristic threats, burglary of habitation, aggravated robbery, and harassment.

2 year exclusion: Non-violent felonies.

1 year exclusion: All Class A misdemeanors.

If your conviction is close to the lookback cutoff (within 6 months for felonies, 3 months for misdemeanors), you can ask for an individual review. Email indreview@foundcom.org within five business days of denial.

That 2 year lookback for felonies without violence is worth highlighting. Most Class B apartments in Austin won’t touch a felony under 5 years old. Some won’t under 7. Foundation Communities gives people a real shot way earlier than that.

Rental History

What gets denied: Skipping or leaving without notice, being asked to move for non-rent issues, history of violent or aggressive behavior toward staff or residents, property damage debt over $500, or negative rental history at any Foundation Communities property.

What won’t get you denied: Money owed for nonpayment of rent alone. Read that again. Most properties deny automatically if you owe a previous landlord anything. Foundation Communities won’t, as long as the debt is specifically for unpaid rent and not for damages.

How to recover: If you have negative rental history, 12 months of clean history since the issue can get you past it.

The Application Process

1. Get on the supportive housing waitlist by calling the Housing Navigator at 512-610-4010 (M-F, 9am to 5pm).
2. When your name comes up, you’ll be contacted to submit a formal application.
3. Applications accepted in person, by email, US mail, or fax. The application fee is $29.
4. Screening covers income verification, criminal background, rental history, and credit check.
5. Processing timeline varies. Initial lease term is 12 months.

Why a Locator Still Matters Here

I’m going to be upfront: Skyline Terrace doesn’t pay locator referral fees. That means I don’t earn anything by placing you here. But I’m including this property in my reviews because my job isn’t just placing people into apartments that pay me — it’s knowing the full landscape so I can point you in the right direction. If Skyline Terrace fits your income and background, you should know about it. If it doesn’t, I know which second chance apartments in Austin have flexible screening and aggressive specials right now.

Resident Reviews: What 49 Google Reviews Actually Say

I’ll be honest: the review data here is thin. Only 49 Google reviews, a handful with actual text, plus one detailed review on Yelp. There’s no ApartmentRatings page for this property. So instead of breaking down patterns across hundreds of reviews, here’s what I found.

What Residents Mention Positively

Community feel and social programming: One resident described feeling “at home” rather than just housed. Another specifically called out chess club and poker night as highlights. Foundation Communities runs planned social activities, support groups, and life skills classes at all their properties. For residents coming from unstable housing situations, that structure matters.

Staff: The onsite manager, Christian O’Neill, is named on Foundation Communities’ website. “Helpful staff” keeps coming up in Google review tags.

What Residents Mention Negatively

Pest issues: One Google review from roughly a year ago describes roaches and rats in detail, including visible droppings and signs of rodent activity throughout the building. It’s a single review. But it’s specific enough to take seriously.

The building was originally a Ramada Inn built in 1985. Converted hotel construction can be vulnerable to pest problems, and Foundation Communities already had to deal with a significant mold remediation during the original conversion. Old buildings carry old building risks.

Screening process transparency: The one Yelp review tells a frustrating story. A family member with a felony from three years ago was encouraged to apply, then denied after the background check. The reviewer was told upfront that the application would be fine. It wasn’t.

If the conviction was a violent felony, the 6 year lookback would explain the denial. But that experience points to a real gap between what people are told when they call and what the screening actually produces. Fair warning: get specifics about your situation before you pay the $29 application fee.

Management Response Pattern

Foundation Communities doesn’t actively respond to Google reviews for this property. That’s pretty common with nonprofit housing operators. They handle resident concerns through onsite staff and internal processes, not by replying to public reviews. So don’t read the silence as indifference.

The Uncomfortable Truth

No listing site will write this section. I’m not trying to talk you out of applying here. I just want you to know what you’re signing up for.

You’re on a Waitlist, Not a Lease Timeline

This isn’t a property where you tour on Tuesday, apply on Wednesday, and sign a lease on Friday. Foundation Communities’ supportive housing waitlist opens when it drops below 100 people. That could mean weeks. It could mean months. If you need housing in the next 30 days, Skyline Terrace probably can’t help you. Have a backup plan, and consider calling the Housing Navigator at 512-610-4010 to ask about current wait times before counting on this option.

286 Square Feet Is Small

The smallest units are 286 square feet. That’s roughly the size of a single car garage.

These are former hotel rooms converted to efficiency studios with kitchenettes, not full kitchens. The units come furnished, which helps if you’re coming from an unstable housing situation. But if you own more than a few boxes worth of belongings, storage will be a problem. The larger units run 471 square feet and are more livable, but you don’t get to pick your unit size.

The Building Is 40 Years Old

Built in 1985 as a Ramada Inn. Renovated in 2009 for the conversion to supportive housing.

The renovation addressed a mold problem that cost Foundation Communities roughly $300,000 to remediate. But a 1985 commercial building has limitations that renovations can’t fully fix. Thin walls. Older plumbing. The pest concerns mentioned in reviews. All consistent with construction from that era, and none of it going away without a gut rehab that isn’t happening.

Ready to See What Else Is Out There?

You’ve seen everything Skyline Terrace has to offer, good and bad. If it fits your situation, the waitlist information is below. If you want to look at alternatives with flexible screening, fill out the form and I’ll send you a list of communities that work with your specific income and background.

Frequently Asked Questions

Does Skyline Terrace allow pets?

No. Pets aren’t allowed at Skyline Terrace. The only exception is approved service animals. No deposits, no fees, no workarounds.

What utilities are included at Skyline Terrace?

Gas, electric, and water. All included in your monthly rent. Foundation Communities’ website confirms this, and so does every listing platform I checked. You won’t find that at most Austin apartments.

How do I get on the Skyline Terrace waitlist?

Call the Foundation Communities Housing Navigator at 512-610-4010, Monday through Friday, 9am to 5pm. You’ll provide your name, contact info, monthly income, and accessibility needs. The waitlist opens when it drops below 100 people.

What credit score do I need for Skyline Terrace?

The Tenant Selection Criteria doesn’t publish a minimum credit score. They’ll pull a credit report, but the screening focuses more on rental history, criminal history, and income qualification than on your score alone.

Can couples live at Skyline Terrace?

No. Occupancy is limited to one person per unit. All applicants must be 18 or older, and these are single adult efficiency studios.

Are the apartments furnished?

Yes. Every unit comes furnished with a kitchenette (not a full kitchen). The building also has a community kitchen and dining area that used to be the hotel restaurant, a computer lounge, and meeting rooms.

Does Skyline Terrace accept Section 8 vouchers?

Yes. They accept Housing Choice Vouchers. You’ll need to show that your monthly income is at least 1.5x your portion of the rent.

How long is the lease at Skyline Terrace?

The initial lease term is 12 months.

What is the application fee?

$29, non-refundable. The security deposit is $100, refundable at move out minus whatever they deduct for damages or unpaid balance.

Is Skyline Terrace near public transit?

Yes. The Westgate Transit Center is roughly half a mile west at 2027 W Ben White Blvd. It serves MetroRapid Route 803 plus several local routes. That gets you to downtown Austin and north without a car.

The Bottom Line: Is Skyline Terrace Worth the Wait?

Skyline Terrace offers something you almost never see in Austin’s 78704 zip code: furnished studios starting at $530 with utilities included, a $100 move in deposit, and criminal history lookback periods that are shorter than almost anything on the market rate side.

The trade-off is clear. You save a lot of money, but you have to wait for it. The waitlist means you can’t plan an exact move in date. The studios are small, the building is old, and you have to meet specific income caps to qualify.

This property makes sense if:

• You’re a single adult earning under $40,900/year who needs housing in South Austin
• You’re on a fixed income (SSI, SSDI, retirement) and need rent with all utilities included
• You have a felony (not involving violence) from more than 2 years ago and keep getting denied at market rate properties
• You hold a Section 8 voucher and need a property that accepts it in 78704

This property doesn’t make sense if:

• You need housing within the next 30 days (waitlist timeline is unpredictable)
• You live with a partner or family (single occupancy only)
• You have pets (no exceptions outside service animals)
• Your income exceeds the MFI caps
• You need more than a studio

My honest take: for the right person, Skyline Terrace is one of the best deals in Austin — and the waitlist is the price of admission. If you can afford to wait, it’s worth getting your name on the list.

If you want help figuring out whether Skyline Terrace fits your situation, or if you’d rather see market rate options with specials that fit your budget, fill out the form and I’ll text you within a few hours.

Need Help?

You’ve got everything to evaluate Skyline Terrace on your own. But if you want guidance:

To apply for Skyline Terrace directly: Call the property at (512) 440-0300 or email SKmanager@foundcom.org. To get on the supportive housing waitlist, call the Housing Navigator at 512-610-4010. Office hours are Monday through Friday, 8am to 5pm.

If Skyline Terrace isn’t the right fit and you need help finding a market rate apartment that works with your income, credit, or background situation, fill out our intake form or text me at Text me at 512-360-0852. I’ll go over your specifics, check your approval odds at properties I know, and put together a short list. The service is free. You’ll talk to me directly, not a phone system.