Southwest Trails Apartments Austin Review in Oak Hill: $895 for a 1BR in 78735 (With a Catch)

A one bedroom apartment for $895 in Austin’s 78735 zip code. That number looks like a typo when you compare it to the $1,400–$1,800 range at regular properties within a half mile. It’s not a typo. It’s income restricted housing, and Southwest Trails is one of the better examples of it in Austin.

I’ve tracked pricing at 1,000+ Austin apartment communities for years. As a licensed Texas REALTOR (TX #679806), I can tell you the gap between what Southwest Trails charges and what the open market charges in Oak Hill is one of the widest I’ve seen. But that gap comes with conditions. Income caps. A waitlist. Screening criteria that work differently than what you’re used to. And a 35-pound pet weight limit that eliminates a lot of dog owners immediately.

Here’s what the listing sites won’t tell you: how the income limits actually work, what the screening criteria really look like, and whether the waitlist makes this a realistic option or a pipe dream.

Quick Facts

The 4.3 Google rating is solid, especially for a 160-unit affordable housing property. I’ll break down what’s behind that number below.

Best For / Skip If

Best For

You earn within the income limits and want below market rent in a strong location. Southwest Trails sits in the 78735 zip code, which is Oak Hill. Regular one bedrooms in this area run $1,200–$1,800. A one bedroom here is $895. That’s not a small difference. If your household income falls under $47,050 (single person, 50% AMI) or $56,460 (single person, 60% AMI), this is one of the best deals in Austin’s affordable housing.

You have a disability income, SSI, or SSDI and need a lower income multiplier. Most Austin apartments require 3x rent. Southwest Trails requires only 2x rent for disability and fixed income applicants. On a $895 one bedroom, that means you need $1,790/month in income. That’s a number a lot of fixed income renters can actually hit. Most of them are getting shut out everywhere else.

You want the support services that come with Foundation Communities. This isn’t just an apartment. Foundation Communities runs a free Learning Center with after-school and summer programs for kids in K through 12th grade. They offer free tax preparation, money management classes, cooking and nutrition classes, yoga, and Zumba. If you’re trying to get on your feet financially, these programs are a big deal. You won’t find anything like them at a typical apartment community.

You need a smoke free environment. The entire property is smoke free. That’s not common at this price point.

You want to build credit while you rent. Foundation Communities reports your rent payments to credit bureaus. Every on time payment helps build or repair your credit score. Most Austin apartments don’t do this.

Skip If

Your household income exceeds the limits. This is the hard line. If a single person earns over $56,460 or a four-person household earns over $80,640 (at 60% AMI), you don’t qualify. Period. No exceptions. HUD sets these limits and updates them every year.

You have a dog over 35 pounds. The weight limit is 35 lbs with breed restrictions on aggressive breeds. If you have a Lab, a Shepherd, or anything over 35 lbs, this isn’t an option.

You need a cosigner. Southwest Trails does not accept cosigners. If you can’t qualify on your own income and credit, there’s no workaround here.

You need to move immediately. The property runs at 100% occupancy, and units usually only open up through a waitlist. This isn’t a place you apply to on Monday and move into on Friday. Call to check current waitlist status before planning around this property.

You’re a full time student household. Tax credit rules don’t allow households where everyone’s a full time student. Exceptions exist: single parents, veterans, foster care history, married filing jointly, or TANF recipients. But if none of those apply, you won’t qualify.

Wondering if Southwest Trails fits your situation?

Fill out a quick form and I’ll reach out to go over your specifics: income, credit, pets, timeline. If Southwest Trails doesn’t work for your situation, I know which nearby properties are more likely to approve you. You’ll hear from a real person (me), not an automated system.

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Location Deep Dive

What’s Actually Nearby

Southwest Trails sits on Old Bee Cave Road just south of Highway 71 in the Oak Hill area of southwest Austin. Walk Score is 18, so let’s be direct: you need a car.

That said, the drive times are decent. H-E-B on Highway 290 is about 2 miles (5-minute drive). Whole Foods at the Shops at Arbor Trails is roughly 3 miles. There’s a Walmart Supercenter on Highway 71 about 2 miles out. Kerbey Lane Cafe Oak Hill, Jack Allen’s Kitchen, and Pluckers Wing Bar are all within a 5-minute drive.

For outdoor access, this location punches above its weight. Barton Creek Greenbelt trailheads are within 3 miles. The Lady Bird Johnson Wildflower Center is about 5 miles south. Dick Nichols Park is under 2 miles and has a disc golf course, playground, and walking trails. The property itself has a jogging trail on site.

Schools in the Austin ISD zone: Oak Hill Elementary (about 2 miles), Small Middle School (about 3 miles), and Austin High School. Gorzycki Middle School is also nearby at about 2.5 miles.

Commute Math

Route notes: You’ll use Highway 71 east to MoPac or Highway 290 for most destinations. The Y at Oak Hill (where 290 and 71 meet) is one of Austin’s most frustrating chokepoints, and it’s been under construction for years. Rush hour heading east toward downtown gets ugly. If you commute north toward the Domain, budget 45+ minutes during peak times. If you’re comparing Oak Hill to other areas, check out the Central Austin or North Austin guides for different commute patterns. Do a test drive at actual rush hour before committing.

Neighborhood Vibe

Oak Hill is suburban and quiet. Hill Country with trees, rolling hills, and more space between everything compared to areas east of MoPac. One side of the property has hill views, and people who’ve lived here a while bring that up a lot.

But let’s be honest about what Oak Hill isn’t. It’s not walkable. It’s not a nightlife area. You’re driving to everything. The nearest bar district is a 15-minute drive. If you want to walk to restaurants and bars, downtown Austin or South Congress in 78704 is a different world at a much higher price.

Pricing and True Cost

Floor Plans

Every unit comes with full-size washer/dryer connections (not in-unit machines, but the hookups), dishwasher, walk-in closets, a patio, outside storage, gas appliances, high ceilings, walk-in showers, and ceiling fans.

Why There’s No Net Effective Rent Calculation

Southwest Trails doesn’t run move-in specials. There are no “X weeks free” offers to calculate. The rents listed above are the actual rents, set by the feds based on what people earn in this area. What you see is what you pay.

Here’s the context that matters: a regular one bedroom in the Oak Hill area runs $1,200–$1,800. Even the closest competitor, Live Oak Trails (also Foundation Communities, 0.2 miles away), starts at $550 and goes to $1,489. AMLI Covered Bridge, a half mile away, starts at $1,400 for a one bedroom. The savings at Southwest Trails aren’t from a temporary concession. They’re built into the program. And if you’re wondering about Austin’s new apartment pipeline, most new construction targets the $1,500+ range. Below that, inventory stays tight.

All the Fees

The fees here are low. Really low. A $20–$30 application fee versus the $50–$75 that’s standard elsewhere. Zero admin fee (most Austin apartments charge $100–$300 for that alone). A $150 security deposit on a one bedroom when most places want $300–$1,500. And no monthly pet rent, which saves pet owners $25–$50/month compared to most Austin communities.

True Monthly Cost Example

A renter in a 1BR with one small dog:

• Rent: $895
• Pet rent: $0
• Trash: $0 (included)
• Total monthly cost: $895

Move-in costs: $20–$30 application fee + $150 security deposit + $300 pet deposit = $470–$480 total

Compare that to a regular one bedroom in this zip code. You might pay $1,400/month rent + $30 pet rent + $25 trash valet. Add $50 for the application, $250 admin fee, and $500 deposit. That’s roughly $2,255 to walk in the door and $1,455/month ongoing.

Want to know if you qualify for income restricted housing?

Fill out a quick form and I’ll go over your income, household size, and timeline. If Southwest Trails has a waitlist or doesn’t fit, I track other affordable housing communities across Austin and can point you toward what’s actually open right now.

Get Help Now →

Screening Criteria

Income Requirements

Here’s where income restricted housing gets confusing. You have to hit two targets, and they pull in opposite directions. There’s a maximum (you can’t earn too much) and a minimum (you need to earn enough to pay rent).

Maximum Income Limits (you can’t exceed these):

Based on FY 2026 HUD income limits for Austin-Round Rock (MFI $134,400), effective June 1, 2026. Not every unit here is at the same income level. Call the property to confirm which tier applies to units you’re interested in.

Minimum Income Requirement:

For renters on disability, SSI, or SSDI, the multiplier drops to 2x. So a 1BR at $895 requires $1,790/month, or $21,480 annually.

Section 8 vouchers are accepted. You need 2.5x your share of the rent in income. If your share is under $50/month, the minimum is $2,500 annual income.

Credit Expectations

Here’s something unusual: Southwest Trails doesn’t publish a hard credit score minimum. Instead, they have a list of specific credit issues. If any of these show up on your report, you’ll pay an extra deposit up to one month’s rent:

• Bankruptcy less than 3 years old
• Court judgment less than 3 years old
• Tax lien over $5,000 and less than 3 years old
• Foreclosure over $100,000 and less than 1 year old
• Repossession over $3,000 and less than 3 years old
• Collections over $1,500 and less than 1 year old, or more than 3 collections total
• More than 40% of accounts past due (excluding medical)

If any of these apply, you can still get approved by paying the additional deposit. If you can’t pay the extra deposit, the application gets denied.

What Gets You Denied

Let me be direct about the automatic denial triggers:

• Unpaid property debt to any previous landlord. Any balance owed on a prior rental means a denial. No exceptions.
• Evictions where you skipped, were asked to leave, or were non-renewed. If you were evicted for nonpayment but paid off the debt, you can still be considered. But if you left without notice or were asked to leave, that’s a denial.
• Negative history at any Foundation Communities property. If you owe money or were non-renewed at another FC community, it’s an automatic no.
• Felony convictions within lookback periods. They look back different amounts of time depending on the crime: 5 years for most felonies, 3 years for misdemeanors, and lifetime denials for intentional homicide, manslaughter, kidnapping, sex offenses, arson, and meth manufacturing.
• More than 3 late payments in 12 months at your current or previous rental.
• Co-signers are not accepted. You have to qualify on your own.

The Application Process

1. Apply in person, by email, or by fax during office hours (Mon-Fri 8:30–5:30)
2. Property runs credit, criminal, and rental history checks
3. If approved, pay security deposit and sign lease (6 or 12 month terms available)
4. Processing time varies. If there’s a waitlist, you wait for a unit to open after approval.

Here’s what I tell clients about income restricted properties: the screening process takes longer than at conventional apartments because they have to verify your income. They need paystubs, tax returns, bank statements, and proof of who lives in the household. Have your documents ready before you apply. The more organized you are, the faster it goes.

Resident Reviews Decoded

Review Pattern Analysis

I read through everything available: 58 Google reviews, 12 on ApartmentRatings, 3 on ForRent, 1 on Yelp, and a handful on Apartments.com. RentersVoice and ApartmentList had nothing. That’s not a lot of reviews for a 160-unit property that’s been open since 2001, but it’s typical for affordable housing.

What Residents Consistently Praise

Long term residents dominate the positive reviews. Several have lived here 7, 11, and 13+ years. That kind of tenure at an apartment tells you something.

Sharon Wheat (13+ years) calls out the grounds maintenance, staff friendliness, and says she can’t imagine living anywhere else. Mario Magnus (11 years) mentions cleanliness and location. April Byassee (7 years) highlights the Learning Center and office staff. Raymundo Rojas keeps it simple: “The staff and maintenance is Amazing. They have always helped me with anything and everything.”

The ForRent reviews tell a similar story. One resident since 1993 says it’s the best floor plan and best maintained complex they’ve lived in across Austin. Another lays it out like a checklist: clean, safe, staff that feels like family, quick maintenance, on site classes and tax help with childcare available. And on Yelp, a single mom who’s been there 5 years calls the staff “incredible.” She also mentions a monthly food program and community events that listing sites never talk about.

People who stay here stay for a long time. The reasons are consistent: staff, upkeep, the price, and the Foundation Communities programs that go way beyond just housing.

Here’s something I found on the Foundation Communities website that no listing site mentions: Southwest Trails reports your rent payments to credit bureaus. On time payments help build or repair your credit score. That’s a real benefit at this price point, and most Austin apartments don’t offer it.

What Residents Consistently Criticize

The biggest issue that keeps coming up? Management follow-through. On ApartmentRatings, a longer review describes management as “real nice” but says complaints don’t get followed up on and rules aren’t enforced consistently. Ever Diaz’s Google review (4 months ago) says current management “doesn’t seem to care much” and noted they didn’t clean up after a drain repair. And the most recent Google review (Maite Morales Alcaraz) describes receiving a dirty unit with old carpet and not getting her deposit back after two years.

Then there’s the kids-in-the-parking-lot issue. Multiple ApartmentRatings reviews bring this up. One reviewer puts it bluntly: kids on skateboards and bikes after dark, parents nowhere in sight. The security patrol that’s supposed to address this has gotten harder to spot over time.

The pet rules tell a similar story. One reviewer says the 35-pound weight limit isn’t being enforced. Some residents reportedly have multiple large dogs, and dog waste isn’t getting picked up. If the weight limit matters to you because you want only small dogs around, what’s happening on the ground doesn’t match what’s written in the lease.

Maintenance is a mixed bag. The lead tech gets consistent praise, but one ApartmentRatings reviewer said the assistant couldn’t properly install a toilet seat. Slow pest control response times come up in reviews too.

And if you’re a light sleeper: the landscape crew starts at 6:30-7:00 AM with leaf blowers and weedeaters through the breezeways. One reviewer says they’ve been woken up repeatedly. The office told them there wasn’t anything they could do about it.

How Management Handles Reviews

Barely. I found one response across every platform: a short reply to Sharon Wheat’s 5-star review that said “So glad you’ve been happy living with us.” That’s it. No responses to negative reviews anywhere. For a nonprofit that’s built around serving its residents, that surprised me. It doesn’t mean they ignore complaints in person. But online, negative reviews just sit there.

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.

The Waitlist Makes Timing Unpredictable

The property runs at 100% occupancy. The waitlist opens and closes depending on turnover. You can apply, get approved, and still wait months for a unit. If you need housing within 30 days, this isn’t realistic. Plan ahead, get on the waitlist early, and have a backup option. Call (512) 301-2442 to check the current waitlist status before you spend time on the application.

This Property Does Not Pay Locators

I want to be upfront about something. Southwest Trails pays zero locator commission. I don’t earn a referral fee if you move here. I’m writing this review because it’s a property worth knowing about if you qualify, and because good information about affordable housing is hard to find. If it doesn’t work, I can help you find alternatives where I do earn a commission. Your rent is the same either way.

The Income Cap Is a Ceiling You Can Hit

Tax credit housing has a maximum income requirement that regular apartments don’t. If you get a raise, a promotion, or a better job, your income could push you past the limit at your next annual income review. You won’t get kicked out immediately, but your rent could jump to market levels, or you may need to plan for a move. This isn’t a risk most renters think about, but it’s real.

The Gap Between Policy and Enforcement

I saw this come up in multiple ApartmentRatings reviews: the 35-pound pet weight limit exists on paper, but enforcement is inconsistent. Reviewers report residents with multiple large dogs and dog waste not getting cleaned up. Early morning landscaping crews start at 6:30-7:00 AM with power equipment through the breezeways, and when residents complained, the office said there wasn’t anything they could do. Security patrol has become less visible over time. If you’re counting on strict rule enforcement, the reviews say that’s not what happens here.

Ready to move forward, or want to explore alternatives?

You’ve seen the full picture. If Southwest Trails fits your income and situation, I can walk you through the application process and make sure your documents are in order. If it doesn’t fit, I know which Oak Hill and South Austin properties work with your screening profile. Either way, you’ll talk to me directly.

Get Help Now →

FAQ

Does Southwest Trails allow pets?

Yes. Up to 2 pets with a 35-pound weight limit per pet. There’s a $300 refundable pet deposit and $0 monthly pet rent. Breed restrictions apply (no aggressive breeds). No third-party pet screening required.

What income do I need to qualify?

You need to earn enough (2.5x rent for private pay, 2x for disability/SSI) but not too much. HUD sets the max based on how many people live in your household. A single person at 60% AMI can earn up to $56,460 as of FY 2026. Call the property to confirm which tier applies to available units.

Does Southwest Trails accept Section 8 vouchers?

Yes. You need 2.5x your share of the rent in provable monthly income. If your share is under $50/month, the minimum is $2,500 annual income.

What’s the security deposit?

$150 for a one bedroom, $200 for a two bedroom, $250 for a three bedroom. All refundable. If you have credit issues (bankruptcy, collections, judgments), expect an additional deposit up to one month’s rent.

Is parking free?

Yes. Surface lot and covered parking are available at no charge.

What utilities are included?

Trash removal is included. You pay electricity and water/sewer. Units have gas appliances, so you’ll have a gas bill too.

Can I get a cosigner if my income is short?

No. Southwest Trails does not accept cosigners. You have to qualify on your own household income.

When was the property last renovated?

2021. The renovation added laminate flooring, walk-in showers, and updated finishes throughout. The bones are still 2001.

What’s the Learning Center?

Foundation Communities runs a free on site Learning Center with after-school and summer programs for kids in K through 12th grade. Adults get ESL classes, money management, cooking, nutrition, yoga, and free tax preparation.

Is Southwest Trails on a bus route?

Transit access is minimal. The transit score is 12. Capital Metro service in Oak Hill is limited. You’ll need a car for most daily needs.

The Bottom Line: Is Southwest Trails Worth It?

The value here is real. A renovated one bedroom at $895 in a zip code where regular apartments start at $1,200. A $20–$30 application fee when most places charge $50+. A $150 refundable deposit instead of $500+. Zero pet rent. And a 2.5x income requirement that opens doors for renters earning $12–$13/hour who’d get shut out at the standard 3x.

The trade-off: you have to earn within the income limits, you’ll probably wait for a unit, your dog has to weigh under 35 pounds, and you can’t bring a cosigner.

This property makes sense if:

• Your income falls within the AMI limits and you want real savings on rent
• You’re on disability or SSI and need that 2x income multiplier
• You want the Foundation Communities extras (Learning Center, tax prep, credit building, financial coaching)
• You’re fine with Oak Hill’s car dependent setting for the price advantage

This property doesn’t make sense if:

• Your income is over the limits (even by a dollar)
• You have a dog over 35 lbs
• You need housing within 30 days and can’t wait
• You need a cosigner because your income or credit won’t qualify on its own
• You want walkable nightlife or a transit connected commute

If your income qualifies and you can wait for availability, Southwest Trails is one of the best values in Austin’s 78735 zip code. The 2021 renovation, Foundation Communities’ track record, and the support services make this more than just a cheap apartment. It’s a well-run community with a real mission behind it.

Need Help?

You’ve got everything you need to decide on Southwest Trails. But if you want help:

Fill out the form above and I’ll text you. We can go over your income qualification, talk through your screening situation, and figure out timing. If Southwest Trails has a waitlist and you need something sooner, I track affordable and second-chance apartments across Austin and can match you with what’s open right now. You’ll talk to me directly, not an automated system.

Going solo? Call the property at (512) 301-2442 or email SouthwestTrails@foundcom.org. 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.