Stoney Ridge Apartments Austin Review: 78704 Address, 2 Months Free, and What the Listing Sites Leave Out

Two months free on a 12-month lease. A South First Street address in the 78704 zip code. One bedrooms starting at $1,075 before that concession kicks in. Run the net effective math and you land at $898 per month for the smallest 1BR floor plan.

That number is doing a lot of work right now. I track rental pricing across South Austin daily as a licensed apartment locator (TX #679806), and a sub-$900 net effective 1BR inside 78704 is genuinely rare. Most properties at this price point are five or more miles further south. So when Stoney Ridge keeps landing in my client searches, I understand why.

But listing sites show you that number and stop. They don’t tell you what a 1984 wood-frame building actually means for your daily life, why one recent reviewer called the fee structure “predatory,” or why multiple long-term residents still renew their leases year after year despite all of it. That’s what this review covers.

Quick Facts: Stoney Ridge Apartments

That 3.5 Google rating tells an incomplete story. I’ll break down the patterns behind those 84 reviews below, including why a surprising number of residents have stayed three, five, even nine years. But first, let’s talk about whether this property even makes sense for your situation.

Best For / Skip If

This Property Works Well If…

You need a 78704 address on a limited budget. The 78704 zip code is one of the most competitive in Austin because it puts you close to downtown, South Congress, and South Lamar. Most 1BR apartments in this area rent for $1,200 or more before concessions. Stoney Ridge’s net effective rent of $898–$1,011 for a 1BR runs $200–$300 per month cheaper than most of the competition in this zip code. That’s a real advantage if location matters more to you than updated finishes.

You want $0 monthly pet rent. Most Austin apartments charge $15–$35 per month in pet rent on top of deposits and fees. Stoney Ridge charges nothing monthly. The upfront cost is $200 deposit plus a $200 fee per pet that you won’t get back, and that’s it. Over a full year with one dog, that’s roughly $180–$420 less compared to communities charging monthly pet rent. If you have a pet under 50 pounds, that saves you real money over a year. Check out our list of Austin apartments that accept large dogs if your pet exceeds that weight limit.

You’re comfortable in an older building that’s been renovated. The 2020 renovation brought updated finishes including granite counters, vinyl flooring, tile backsplash, and stainless/black appliances. These are real improvements over the original 1984 interiors. But the building structure itself is over 40 years old. If you understand that trade-off going in, you can get a lot of value here.

You commute downtown and value short drive times over walk-up amenities. Downtown Austin is roughly 4 miles north. Off-peak, that’s a 10–12 minute drive. The #10 Capital Metro bus stops directly across the street on South First. If your daily routine revolves around getting downtown quickly, the location works.

Skip This Property If…

You’re sensitive to noise from neighbors. This is a 1984 wood-frame building. Multiple Google reviews mention hearing upstairs neighbors clearly. One resident noted they can hear “movements from your upstairs neighbors.” Another said it sounds “like they are going to fall through the ceiling.” The 2020 renovation didn’t change any of that. Cosmetic finishes got upgraded. The structural components that cause sound transfer didn’t. If noise is a dealbreaker, request a top-floor unit or look at concrete-frame construction.

You need in-unit laundry. Stoney Ridge has washer/dryer connections (stackable hookups) and shared laundry rooms, but no machines provided in the apartment. Multiple reviews mention the laundry machines being unreliable. If having a washer and dryer inside your unit is non-negotiable, this property isn’t the right fit.

You want to avoid fee disputes at move-out. One recent Google reviewer described the fee structure as predatory, claiming they were “charged 4 times for fees that were not even in the lease.” Another former resident from the previous year flagged “predatory practices.” Two people saying the same thing is a pattern, not a coincidence. Worth factoring into your decision.

Wondering If Stoney Ridge 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 $50 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.

Location Deep Dive

What’s Actually Nearby

Stoney Ridge sits on South First Street in the Galindo neighborhood, about four miles south of downtown Austin. The immediate stretch of South First between Ben White and Oltorf has a handful of restaurants and services within a short drive.

Groceries: H-E-B on West Oltorf (1.2 miles, about a 4-minute drive). There’s no walkable grocery option. You’re driving for daily errands here despite the central address.

Food nearby: The South First restaurant corridor picks up about a mile north of the property, between Oltorf and Mary Street. Polvos (Tex-Mex, 2004 S 1st) and Elizabeth Street Cafe (Vietnamese/French, 1807 S 1st) are both about a mile to mile and a half north. Closer to the property, you’ll find a cluster of fast-casual spots around the South First/Ben White intersection. South Congress Avenue, where most of the restaurants and bars are, is about 1.5 miles east.

Transit: Capital Metro Route 10 stops directly on South First Street across from the property. Route 10 runs north into downtown and south to Southpark Meadows. For this part of South Austin, that’s one of the better bus connections you’ll find.

St. Edward’s University is less than a mile east on South Congress. If you’re commuting to St. Ed’s, this works.

Commute Math

Route notes: South First crosses Lady Bird Lake via the 1st Street Bridge into downtown. For destinations north of the river, you can also cut over to South Lamar and take MoPac. Rush hour on South First between Ben White and Oltorf gets congested. MoPac toll lanes can save 10–15 minutes during peak times but cost $3–$8.

Neighborhood Vibe

Galindo is a residential neighborhood. It doesn’t have the foot traffic or nightlife of South Congress, and it’s not trying to.

The area is tree-lined and quiet for being this close to central Austin. You’ll see older duplexes, smaller apartment complexes from the 70s and 80s, and some newer infill construction. Ben White Boulevard runs along the southern edge, so traffic noise is a factor for the southernmost units. But South First Street itself? Steady traffic, nothing compared to South Lamar or South Congress.

For a broader look at South Austin options, check the South Austin apartments hub.

Pricing and True Cost

Floor Plans

*Net effective with 2 months free on 12-month lease (verified June 2026)

Notice the square footage range on the 1BRs. The 1x1A at 500 square feet is a meaningful difference from the 1x1C at 730 square feet. That’s nearly 50% more space for $135 more per month in base rent (or $113 more net effective). If you’re touring, ask specifically about the larger 1BR layouts.

Net Effective Rent Calculation

Here’s the math on the most popular floor plan, the 1x1A at $1,075:

Current special: 2 months free on a 12-month lease

Using daily calculation (Austin market standard):

• 12-month lease = 365 days
• 2 months free = 60 days
• Multiplier: (365 – 60) ÷ 365 = 0.8356

$1,075 × 0.8356 = $898/month net effective

That’s $177 per month in savings over the base rent, or $2,150 over the full lease term. For the 2×1 at $1,360 base, the net effective drops to $1,136. That’s a two bedroom in 78704 for under $1,150.

Important: apartments qualify you based on the $1,075 base rent, not the $898 net effective. Your household income needs to clear 3x the base rent to get approved.

All The Fees

No monthly pet rent. That’s notable. Most apartments at this price point charge $15–$25 per pet per month.

No washer/dryer machines provided. You get stackable hookup connections, so you’ll either need to buy your own set or use the shared laundry rooms.

True Monthly Cost Example

Here’s what a 1BR renter with one dog actually pays:

Move-in costs for a 1BR: $50 application + $125 admin + first month’s rent at $1,075 (base, not net effective) + $150 security deposit. That’s roughly $1,400 without a pet. Add one dog and you’re looking at about $1,800 after the $400 in pet fees. You’ll also need renter’s insurance with at least $100,000 in liability coverage.

Specials change. What’s listed above was accurate as of June 2026. I talk to leasing teams weekly, and offers shift. If you want to know what specials are currently running, reach out directly.

Want to Know What Specials Are Actually Available Right Now?

Concessions shift frequently. Fill out the form and I’ll confirm what Stoney Ridge is currently offering, check nearby properties running competing specials, and let you know which option gives you the best first-year cost.

Screening Criteria

Income Requirements

Stoney Ridge requires a household income of at least 3x the monthly base rent. I confirmed that directly on their FAQ page. And here’s the part most renters miss: they calculate this on base rent, not the net effective after concessions.

For the smallest 1BR, you need roughly $38,700 annually. That’s doable at $18.61/hour full time. Want to see how that stacks up at different income levels? Check out where you can actually afford to rent in Austin.

Credit Expectations

Churchill Forge Properties doesn’t publish a credit score minimum for Stoney Ridge. Their FAQ confirms they run a credit check, but no threshold is listed. Based on this property’s class and what I’ve seen at similar Churchill Forge communities:

• 620+: Smooth approval, standard deposit
• 580–619: Approval likely with higher deposit
• 550–579: Individual review, may require additional deposit or conditions
• Below 550: Likely denial at most Churchill Forge properties

If your credit situation is complicated, I can pre-screen your profile against what I know about this management company’s approval patterns before you pay the $50 application fee.

What Typically Gets You Denied

Let me be direct about what gets applications denied at properties like this. Stoney Ridge confirms they run credit, criminal, and rental history checks, but they don’t publish specific lookback periods. Based on how Churchill Forge properties typically screen:

• Recent eviction filing (within 2–3 years is the standard lookback for this property class)
• Outstanding property debt to a previous landlord
• Felony conviction within the lookback window (typically 5–7 years at properties like this)
• Insufficient income documentation (paystubs, bank statements, or offer letters required)
• Falsified application information

If you have a screening concern, our second-chance apartments page can help you find communities with more flexibility.

The Application Process

1. Submit application online with $50 fee per applicant
2. Provide income documentation (recent paystubs, bank statements, or offer letter)
3. Property runs credit, criminal background, and rental history check
4. Approval or denial typically within 1–3 business days

The $50 application fee is non-refundable whether you’re approved or denied.

What separates working with a locator from applying blind: I can tell you whether you’re likely to qualify before you spend $50 finding out. If Stoney Ridge’s screening looks tight for your situation, I know which nearby properties have more flexibility and which ones will definitely deny you.

Resident Reviews Decoded

Listing sites show you 3.5 stars and call it a day. That number is useless without context. I read through 84 Google reviews to find the patterns. Individual complaints aren’t that useful. Repeated themes are.

Review Pattern Analysis

What Residents Consistently Praise

The maintenance team gets called out by name repeatedly: Luis, Nick, and Carlos. That’s unusual. Most apartment reviews mention maintenance in complaints, not compliments. But here, residents go out of their way to name the guys fixing their stuff. Multiple residents describe the team as “quick to respond” and “super helpful.” And one reviewer wrote that in nine years of living in Texas, this is the only place she ever renewed a lease. Nine years. That says something.

Same story with the leasing office. Irma and Natascha are named in multiple positive reviews. Several reviews were originally written in Spanish praising both the office staff and the community, which tells me the team speaks the language and makes people feel welcome.

But here’s the standout pattern: long-term residents. Multiple reviewers mention living at Stoney Ridge for three, four, five, and even nine years. People don’t stay that long at a property that makes their lives difficult. That tenure pattern tells you more than the star rating does.

What Residents Consistently Criticize

Noise between floors comes up repeatedly. This isn’t a management failure. It’s what 1984 wood-frame construction sounds like. No amount of renovation fixes sound transfer through original floor joists. If you live below someone, you’ll hear them walk, and probably more than walking. Top-floor units avoid this entirely if they’re available.

Fee disputes appear in recent reviews. The most detailed negative review describes being “charged 4 times for fees that were not even in the lease.” A separate former resident from roughly a year earlier flagged “predatory practices.” Take that seriously. Read your lease carefully and document every charge. Know your rights around enforceable lease clauses in Texas before signing.

How Management Responds

Churchill Forge’s response pattern on Google is inconsistent. Some reviews get owner responses, many don’t. The responses that do appear lean on template language (“Thank you for your feedback, our Stoney Ridge Team sincerely appreciates it!”) rather than actually addressing the concern. That doesn’t tell you how they’ll handle your maintenance request, but it does tell you the review response process is on autopilot.

The Uncomfortable Truth

No listing site will write this section. Why would they? They make money when you apply. I make money when you’re actually happy where you land. So here’s what you need to know before you sign.

The Building Is Over 40 Years Old and Renovated Finishes Don’t Change That

The 2020 renovation gave Stoney Ridge new counters, flooring, appliances, and fixtures. Those are real upgrades. But the bones of this building are 1984 construction: wood-frame walls, original plumbing infrastructure, and floor/ceiling assemblies that transfer sound. Renovations address what you see. They rarely address what you hear, what you feel (insulation), or what’s behind the walls. Older plumbing can mean inconsistent water pressure or temperature fluctuations. If you’ve only lived in newer construction, the difference will be noticeable.

Fee Disputes Are a Real Risk

Two separate Google reviewers flagged billing practices as a concern. One described charges for “fees that were not even in the lease.” Another used the word “predatory.”

These aren’t generic one-star complaints about a neighbor’s dog. They’re specific claims about money. Before signing, photograph every page of your lease, save every email, and document every payment. If you see a charge you don’t recognize, dispute it in writing immediately. And before you sign, read up on red flags to spot before leasing.

The Laundry Situation Is Frustrating

Units have stackable washer/dryer hookups but no machines provided. The shared laundry rooms are the alternative, and reviews suggest the machines are unreliable. One reviewer described a pattern of broken machines and unanswered complaints about it. If you don’t own or can’t buy a stackable washer/dryer unit, you’ll be dependent on laundry rooms that may not work when you need them. Budget $600–$1,200 for a stackable set if you want machines in your unit, or plan on using a laundromat.

Ready to Move Forward, or Want to Explore Alternatives?

You’ve seen the full picture now. If Stoney Ridge fits your situation, I can help with the application and make sure you’re getting every available concession. If the uncomfortable truths are dealbreakers, I know which nearby South Austin properties solve those specific problems. Either way, one form gets you started.

Frequently Asked Questions

Does Stoney Ridge allow pets?

Yes. Stoney Ridge allows up to 2 pets (cats and dogs) with a 50-pound weight limit per pet. Breed restrictions apply. The cost is $200 refundable deposit plus $200 non-refundable fee per pet, with no monthly pet rent.

What’s included in the rent at Stoney Ridge?

Valet trash is included. Everything else, water, electric, gas, internet, is on you. Units have washer/dryer hookup connections but no machines.

How much is parking at Stoney Ridge?

Open surface lot parking is included. Covered parking is available for $15 per month.

What move-in specials does Stoney Ridge currently offer?

As of June 2026, Stoney Ridge is offering 2 months free on a 12-month lease. That drops the net effective rent on a 1BR from $1,075 to $898 per month.

When was Stoney Ridge built and last renovated?

Stoney Ridge was built in 1984 and renovated in 2020. The renovation included updated counters, vinyl flooring, appliances, and fixtures. The building structure and plumbing are original.

What school district is Stoney Ridge in?

Stoney Ridge is zoned to Austin ISD: Dawson Elementary, Fulmore Middle School, and Travis Early College High School.

Is Stoney Ridge a good location for commuting?

Downtown Austin is about 4 miles north (10–12 minutes off-peak, 20–30 minutes in rush hour). Capital Metro Route 10 has a stop directly on South First Street. The airport is roughly 12–15 minutes off-peak.

What are the biggest complaints about Stoney Ridge?

Noise between floors (1984 construction), fee disputes with management, and unreliable laundry machines are the most consistent criticisms in Google reviews.

How big are the apartments at Stoney Ridge?

One bedrooms range from 500 to 730 square feet. Two bedrooms range from 892 to 922 square feet. That 500 sqft 1x1A is tight. If space matters to you, ask about the 1x1C at 730 sqft. It’s $135 more per month but nearly 50% more floor area.

The Bottom Line: Is Stoney Ridge Worth It?

Stoney Ridge delivers something hard to find in 2026: a 1BR in the 78704 zip code under $900/month net effective. The 2 months free concession, zero monthly pet rent, and renovated interiors are real strengths. And the fact that multiple tenants have stayed three, five, even nine years speaks louder than the 3.5-star average.

The trade-off is real, though. This building is over 40 years old. You will hear your neighbors. Pay attention to the fee dispute pattern in recent reviews. And the laundry situation requires either buying your own machines or tolerating unreliable shared laundry rooms.

This property makes sense if:

• You want a 78704 address on a budget under $1,000/month net effective
• Your pet is under 50 pounds and you want to avoid monthly pet rent
• You prioritize location and commute over building age and finishes
• You’re willing to get a top-floor unit to avoid noise from above

This property doesn’t make sense if:

• You’re sensitive to noise and can’t get a top-floor unit
• You need reliable in-unit or on-site laundry
• You’ve had fee dispute issues with previous landlords and want to avoid that risk
• You want modern construction with concrete floors and solid walls

The first-year math works. Two months free on a year-long lease in this zip code is strong. Go in with your eyes open about the building’s age and document every charge, and Stoney Ridge can be a solid value play in South Austin.

Need Help Deciding?

You’ve got everything you need to evaluate Stoney Ridge on your own. But if you want help, fill out the form above and I’ll text you to answer questions, check your application situation, share current specials, and coordinate next steps. You’ll talk to me directly, not an AI phone system.

Going solo? Just tell them “Ross Quade from AustinApartments.com” referred you on your tour and application. Call me at 512-360-0852 when you apply so I can make sure everything’s on track.