Sullivan Apartments Austin Review: 1999 Build, Big Specials, and What the Renovated Countertops Don’t Fix | Austin, TX 78727

When you look at enough North Austin apartments, the same names keep coming up. Sullivan is one of them. It shows up in my client searches for one reason: the math. Up to two months free rent, a 175 lb pet weight limit, and one bedrooms starting at $1,005 on Scofield Ridge Parkway. As a licensed apartment locator (TX #679806) who’s tracked this area for years, I’ve learned to ask the follow-up question: what’s the catch?

It starts with a number: 1999.

That’s the year Sullivan was built. The 2010 renovation gave it updated finishes, granite and quartz counters, vinyl flooring. But renovations don’t replace 27 year old HVAC systems, and they don’t soundproof walls built during Clinton’s second term. That gap between what the countertops show you and what the AC tells you is why this review exists. No listing site is going to break that down for you.

Here’s what I can tell you that Apartments.com can’t.

Sullivan Apartments: Quick Facts

The 3.7 Google rating across 710 reviews tells one story. The 2.2 on ForRent across 38 ratings tells another. That gap matters. Google reviews mostly come from people who just signed a lease. ForRent and Apartments.com reviews tend to come from people who’ve actually lived there. I’ll get into the details below.

Best For / Skip If

Sullivan makes sense if…

You need a North Austin one bedroom under $900/month net effective. That’s not a typo. The 1.5 months free special on a 12 month lease drops the smallest one bedroom from $1,005 to $881/month net effective. I track pricing across this part of North Austin daily, and sub-$900 net effective for a one bedroom near Scofield is hard to beat. If your main goal is keeping rent as low as possible, the first year math here works.

You have a large dog that’s not on the restricted breed list. Sullivan’s 175 lb weight limit is among the most generous I see in North Austin. Most properties in this price range cap at 50 to 75 lbs. But check the breed list first. German Shepherds, Huskies, Rottweilers, Great Danes, Mastiffs, and about a dozen other breeds (plus mixes) are restricted. If your big dog isn’t on that list, your options just got wider. Two pets allowed. Pet rent is $25/month, which is on the low end for Austin.

You work along Parmer Lane or near Samsung. Sullivan sits right off Scofield Ridge Parkway, putting Samsung about 10 minutes away. The Domain is roughly 15 minutes south. If your commute runs along Parmer or Burnet, you’ll cut real time off your drive compared to places further south on Metric.

You want a three bedroom for under $1,700/month net effective. Sullivan’s three bedroom at $1,935 base rent drops to roughly $1,617 net effective with two months free. Good luck finding that combination somewhere else.

Skip Sullivan if…

You need reliable air conditioning through an Austin summer. Multiple recent reviews describe AC units dying during summer months. One resident was sitting in an 80+ degree apartment at 3 AM. The HVAC systems in this building are 27 years old. That’s not something a work order fixes. It’s the building’s age showing.

Vehicle security matters to you. Reviews mention car break-ins, broken windows in the parking lot, and zero security cameras. The access gates come up in 10 different Google reviews. They don’t work half the time. If you park outside and worry about your car, this is a real issue.

You expect maintenance requests handled quickly. This is a common complaint. Residents say they have to put in work orders more than once to get things fixed. Foundation work on at least one building took longer than they said it would. The B-side pool has been closed for months.

Wondering if Sullivan fits your situation?

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Location Deep Dive

What’s Actually Nearby

Sullivan sits in the Scofield Farms area of far North Austin, right where Austin turns into Pflugerville. This is car dependent living. No way around it.

Your nearest H-E-B is about 2 miles south on Metric Boulevard. Walmart Supercenter is roughly 1.5 miles east on I-35. Dining within a mile? Mostly chains along the Parmer/I-35 stretch: Chili’s, Whataburger, Panda Express. For anything beyond that, you’re driving 10 to 15 minutes south toward Wells Branch or The Domain.

Walnut Creek Metropolitan Park is about 4 miles south with 293 acres of trails, an off leash dog area, and a swimming pool. Closer to home, Scofield Farms Park is within walking distance for a quick dog walk.

Kids in this attendance zone go to Northwest Elementary, Westview Middle, and Connally High, all in Pflugerville ISD. School bus picks up right on the property.

The Commute Math

You’ll use I-35 or Mopac for most trips south. Both get brutal during evening rush. If you work downtown, expect 40+ minute commutes during peak hours. If you work in North Austin, you’re in good shape.

Neighborhood Reality

Scofield Ridge Parkway is quiet, residential, and plain. That can be a positive or a negative depending on what you want. There’s no nightlife, no walkable restaurant row, no neighborhood personality. It’s suburban. You’ll come home, park, and be inside your apartment. If that sounds boring, it probably is. If that sounds peaceful, you’ll like it fine.

The area is growing. Magnolia Scofield Ridge opened next door in 2024. Windsor Ridge is across the street. Competition for renters in this area is fierce right now, which is why Sullivan’s specials are as aggressive as they are.

Pricing and True Cost

Floor Plans

*Net effective calculated using daily multiplier method. All units include full-size washer/dryer supplied.

Net Effective Rent: The Math

Here’s how net effective rent works at Sullivan, using the most popular floor plan as an example.

1BR at $1,005 with 1.5 months free on a 12 month lease:

• Lease term: 365 days
• Free rent: 45 days (1.5 months x 30 days)
• Daily multiplier: (365 – 45) / 365 = 0.8767
• $1,005 x 0.8767 = $881/month net effective
• Monthly savings vs. base rent: $124/month
• Total first year savings: $1,508

2BR at $1,325 with 2 months free on a 12 month lease:

• Lease term: 365 days
• Free rent: 60 days (2 months x 30 days)
• Daily multiplier: (365 – 60) / 365 = 0.8356
• $1,325 x 0.8356 = $1,107/month net effective
• Monthly savings vs. base rent: $218/month
• Total first year savings: $2,650

The 6 weeks free option applies to all floor plans on 12 to 15 month leases. For one bedrooms, the 1.5 months free is the better deal (45 days vs. 42 days). For two and three bedrooms, the 2 months free wins easily.

All the Fees

Pay attention to the RentPlus credit reporting fee. ForRent lists it as a required monthly charge, and it’s why their “total monthly price” shows $1,212 for a unit listed at $1,005 base. That’s a gap you need to ask about. Get the leasing office to tell you exactly what gets added to your base rent every month.

And here’s a nice surprise: Sullivan pays for trash. Most Austin apartments hit you for $25 to $40/month in valet trash fees. Not paying that every month adds up.

True Monthly Cost Example

Scenario: 1BR at $1,005, one dog (50 lbs), covered parking.

• Net effective rent: $881
• Pet rent: $25
• Covered parking: $35
• Total monthly: $941

Move-in costs for this scenario:

• Application fee: $50
• Admin fee: $200
• Security deposit: Reduced (amount varies, check with property)
• Pet fee (one-time, not returned): $350
• Estimated move-in: $600+ (excluding deposit)

Year 2 reality: Concessions apply to Year 1 only. Expect renewal rent at or above the current base rate of $1,005. That $881 net effective becomes $1,005+ at renewal. Budget for the jump.

Specials change. What’s listed above was accurate as of July 2026, but I talk to leasing teams weekly, and offers shift.

Want to know what specials are actually available right now?

Fill out the form and I’ll send you the current specials at Sullivan and similar properties nearby. I track deals across North Austin daily, so I’ll know if something better opened up this week.

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Screening Criteria

Sullivan doesn’t put all their screening rules online, but their FAQ page spells out the basics: all applicants over 18 must pass a credit, criminal, and rental history screening. Income requirement is 3x monthly rent based on gross income. Guarantors are accepted on a case-by-case basis. They don’t publish a credit score minimum or eviction lookback period.

Income Requirement

The income bar here is 3x monthly rent in gross income. Here’s what that looks like at each rent level:

They check your income against the base (listed) rent, never the net effective number after concessions. That $881 net effective one bedroom still requires proof that you earn $3,015/month.

Credit Expectations

No published credit score minimum here. They say you need to “pass” a credit screening, which tells you exactly nothing. So based on what I see at other Knightvest properties in this price range and how screening companies like SafeRent score applicants, here’s a realistic breakdown:

• 620+: Smooth approval, standard deposit
• 580-619: Approval likely with higher deposit
• 550-579: Might work with a bigger deposit and solid rental history
• Below 550: Likely denial without a third-party guarantee or co-signer

If your credit sits below 600, don’t guess. I can check your approval odds before you spend $50 on an application. If Sullivan’s screening looks tight for your situation, I know which nearby properties in North Austin have more flexibility.

What Gets You Denied

Let me be direct about what typically triggers automatic denial at properties like this:

• Active eviction on record (within past 3 to 5 years, depending on management policy)
• Unpaid property debt owed to a previous apartment community
• Certain felony convictions (violent offenses, sex offenses)
• Income below 3x rent with no co-signer
• Not enough income documentation, or income that can’t be verified

If you’re dealing with a screening challenge like a broken lease or eviction, reach out before applying anywhere. Wasting $50 at a property that’s going to deny you is the most common mistake I see.

The Application Process

1. Apply online or in person ($50 application fee, non-refundable)
2. They run your background and credit through a screening company (typically 24 to 72 hours)
3. Approval, conditional approval, or denial
4. If approved: sign lease and pay move-in costs

You’ll need a government issued ID, proof of income (last 2 to 3 pay stubs or offer letter), and rental history. For the current specials, you’ll need to commit to a 12 month lease minimum.

Here’s what a locator does differently: I can tell you whether you’re likely to qualify before you spend $50 finding out. If Sullivan’s screening looks tight for your situation, I know which nearby properties have more flexibility, and which ones will flat out deny you. That screening check up front saves time, money, and frustration.

Resident Reviews Decoded

Listing sites show you a 3.7 rating and call it a day. That number? Not very useful without context. I went through reviews on Google (710), ForRent (38), Birdeye (975), ApartmentHomeLiving, and Yelp (19) looking for patterns. One complaint isn’t worth worrying about. The same complaint showing up 15 times across different sites is.

Review Pattern Analysis

What Residents Praise

Two people named Michelle (Michelle Torres and Michelle Schenk) get called out in review after review across Google, ForRent, and ApartmentHomeLiving. That 166-mention tag for “helpful staff” on Google is genuine. Residents describe easy move-ins, quick answers when you’re signing your lease, and personal attention that goes beyond reading a script. Valentina gets similar praise in newer reviews. And Duan, the property manager, is mentioned positively by name.

But here’s the flip side. A resident who’s been there three years left a detailed 5-star review on Apartments.com in March 2026, and they specifically called out the negative reviews as not matching their experience: maintenance within 24 to 48 hours, no safety concerns, well lit property, regular pest control schedule. That reviewer’s experience is the opposite of the 1-star reviews. Both sides are real. Your experience will probably depend on which building you’re in and how recently your unit’s AC has been worked on.

Community events are a bright spot too. Residents mention petting zoos, breakfast parties, holiday events, trunk or treat for kids, and a summer camp. Kinz and Amanda, the event coordinators, get specific shout-outs. For a 486 unit property, that kind of programming is uncommon.

Long-term residents (several mention 2+ years, one guy’s been there 8 years) call Sullivan quiet with well kept grounds, and they’ve chosen to renew. That kind of retention tells you something.

What Residents Criticize

Three things keep coming up in the negative reviews, and not just on Google. Every platform tells the same story.

AC failures during Austin summers are the scariest pattern. One recent Google reviewer described sitting in an 80+ degree apartment at 3 AM after months of reporting the problem. On a building from 1999, these aren’t units that need a quick Freon charge. They’re worn out. And the 2010 renovation updated the countertops, not the systems keeping you cool.

Security is actually worse than the Google reviews make it look. An ApartmentHomeLiving review from February 2025, complete with photos, described waking up to a broken car window and a damaged steering column. Same reviewer confirmed the gates stay open 24 hours a day, no security cameras, and management flat out declined to change that. A Birdeye review from the same person (posted on both sites) tells the same story. And a separate ForRent review flagged security as a reason not to move here.

This isn’t a one time complaint. Four different platforms. Same issue.

Roaches are the other recurring issue. They show up across Google reviews spanning the past year. Multiple residents describe infestations. One mentioned mold.

Here’s the reality with a 486 unit building from 1999: bugs travel between connected units. Spraying one apartment doesn’t fix the building. That’s just how older construction works.

Towing is a sore spot. It got called out on Google and ApartmentHomeLiving both. Guests who forget to register vehicles on the property’s website get towed fast. One reviewer described it as a “welcome gift.” If you have regular visitors, ask about the guest parking rules before you sign.

How Management Responds

Knightvest responds to most reviews, positive and negative. But it’s basically the same template over and over, telling people to call the property manager at +1 512-886-7460. You’ll see the same paragraph copied across dozens of reviews. That tells you corporate monitors Google, but nobody’s writing a personal response. Whether that tells you anything about how they’ll handle your maintenance request is up to you.

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 2010 Renovation Was Cosmetic, Not Structural

Sullivan looks renovated when you walk into a unit. Quartz countertops, vinyl flooring, stainless appliances, tile backsplash. Nice finishes. But underneath those finishes, you’ve got 1999 plumbing, 1999 electrical, and 1999 HVAC. The AC complaints aren’t random. They’re predictable. Those systems were built to last 15 to 20 years, and they’re past that. Ask during your tour which specific unit you’d be getting and when the HVAC was last worked on or swapped out.

Security Is Essentially on You

No cameras. Gates that stay open 24 hours a day. That’s not speculation. An ApartmentHomeLiving reviewer posted screenshots of management’s email saying they’re not adding cameras or changing anything.

Reviews across Google, ForRent, Birdeye, and ApartmentHomeLiving describe car break-ins, broken windows, and vehicle theft in the parking lot. One resident in February 2025 posted photos of their broken car window and damaged steering column. They asked management to install cameras. Management said no.

Sullivan is a 486 unit gated community on paper. In practice, the gates aren’t doing much, and there’s nothing recording what happens in the lot. If you drive a vehicle you can’t afford to have broken into, factor this in. Covered parking at $35/month or a detached garage at $125/month puts a physical barrier between your car and the lot, but neither comes with cameras either.

B Side Construction Means You Might Not Get Both Pools

Recent reviews describe ongoing foundation work and construction on the B side of the property, with the B-side pool closed for months. They’re told to use A-side amenities instead, which means crossing a busy road between the two sections. If you’re assigned to a B-side unit, ask about the construction timeline and when you’ll get full amenity access before you sign.

Ready to move forward, or want to look at alternatives?

You’ve seen the full picture. If Sullivan works for your situation, I can check your approval odds and coordinate the application. If you’d rather find something without the older building issues, I know every property on this stretch of North Austin.

Talk to Ross About Your Options

Frequently Asked Questions

Does Sullivan allow pets?

Yes. Two pets maximum, 175 lb weight limit per pet. Expect $350 non-refundable pet fee plus $25/month pet rent per pet. No pet deposit required. The restricted breed list (per Sullivan’s FAQ) includes Pit Bull Terriers, Staffordshire Terriers, Rottweilers, German Shepherds, Presa Canarios, Chow Chows, Doberman Pinschers, Akitas, Wolf hybrids, Mastiffs, Cane Corsos, Great Danes, Alaskan Malamutes, Siberian Huskies, and mixes of those breeds. That 175 lb limit is among the highest in North Austin at this price point, but the breed list is long.

What credit score do I need for Sullivan?

Sullivan doesn’t publish a specific number. Their FAQ says you need to “pass” a credit screening, but doesn’t define what passing looks like. Based on other Knightvest properties at this price point, expect 580+ for a reasonable shot at approval with standard deposit. Below 580, you’ll likely need a higher deposit or co-signer. Guarantors are accepted on a case-by-case basis per the property’s FAQ.

What utilities does Sullivan cover?

Trash is covered by the property. You pay electricity, water/sewer, gas, and internet separately.

How much is parking?

Surface lot parking is included. Covered parking runs $35/month. Detached garages are $125/month. Open spots can fill up fast based on reviews.

What’s the current move-in special?

As of July 2026: 1.5 months free on one bedrooms and 2 months free on two and three bedrooms, both on 12 month leases. Reduced deposits also available. Verify before applying since specials change frequently.

Is Sullivan in Austin ISD?

No. Despite the Austin mailing address, Sullivan falls in Pflugerville ISD: Northwest Elementary, Westview Middle, and Connally High. School bus picks up on property.

When was Sullivan built and last renovated?

Built in 1999. Renovated in 2010. That renovation covered interior finishes (countertops, flooring, appliances). The building structure, HVAC, plumbing, and electrical are all original from 1999.

What are the biggest complaints about Sullivan?

AC/HVAC reliability during summer months, pest issues (roaches come up in review after review), gate access inconsistency, and vehicle security (no cameras, parking lot break-ins reported). Maintenance can be slow, with residents saying they had to follow up more than once to get things done.

The Bottom Line: Is Sullivan Worth It?

Sullivan’s first year math is genuinely strong. An $881/month one bedroom in the Scofield area, with a 175 lb pet weight limit and full-size washer/dryer included? Where else are you getting that? The community events and leasing staff, especially the two Michelles, get praise you don’t hear at most 486 unit properties.

But the 1999 construction is 27 years old, and the 2010 renovation didn’t fix the systems that matter most during an Austin summer. The AC complaints, pest issues, and security gaps come from the building itself, not lazy management.

This property makes sense if:

• First year savings matter more to you than building age
• You have a large dog and need that 175 lb limit
• You work along Parmer and want a short commute
• You’re OK with the older building trade-offs at this price

This property doesn’t make sense if:

• Reliable AC through July and August is non-negotiable
• You need vehicle security (cameras, functioning gates)
• You expect quick maintenance on stuff that isn’t an emergency
• You plan to stay multiple years (renewal pricing erases the concession advantage)

My honest take: Sullivan is a strong Year 1 deal that gets weaker at renewal. Lock in the concession, know what you’re getting with a 1999 building, and plan accordingly.

If you want help figuring out whether Sullivan fits your situation, or if you’d rather find something similar without the older building issues, fill out the form above and I’ll text you within a few hours.

Need Help Deciding?

You’ve got everything to make your own call on Sullivan. 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 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.