Sunday Village Apartments Austin Review: 55+ Senior Housing at $895/Month With Income Restrictions You Need to Understand

Most renters searching for Sunday Village are looking for one thing: rent under $1,000 in a renovated building. And on paper, that’s exactly what this property delivers. One bedrooms starting at $895. Two bedrooms at $995. A 2023 renovation that overhauled every unit. Those numbers are real.

But here’s what listing sites won’t tell you: Sunday Village is a tax credit property with income caps that disqualify a lot of applicants before screening even starts. I track pricing across 1,000+ Austin apartment communities, and Sunday Village is one of the best values in the 78723 zip code. If you qualify. That “if” is doing a lot of heavy lifting, and this review is going to explain exactly what it means.

Quick Facts: Sunday Village at a Glance

The 3.6 Google rating needs context. Many of those reviews were written when this property was still called Arbors at Creekside, before the nearly $50 million renovation and the name change. The reviews from 2024 and later tell a different story than the ones from 2020. I’ll break that down in the reviews section below.

Two things that stand out immediately: the $17 application fee is the lowest I’ve seen at any Austin apartment community (most charge $50-$75), and the $0 monthly pet rent is genuinely rare. Most pet friendly properties charge $25-$50/month on top of the deposit.

Best For / Skip If

Sunday Village Works Best If…

You’re 55 or older and your income falls within AMI limits. This is the first filter. You have to be at least 55 years old, and your household income has to fall at or below either 50% or 60% of Austin’s Area Median Income. If you live alone in 2026, that means your annual income needs to be under $44,050 (at 50% AMI) or under $52,860 (at 60% AMI). These numbers change every year, so call the leasing office to confirm before you apply.

You’re living on a fixed income and need utilities included. Water, trash, and sewer are included in your rent. That’s real savings. At market rate properties in this area, those utilities typically add $75-$125/month to your actual cost. Here, your rent number is closer to your real number.

You need elevator access and accessible design. The 2023 renovation put in new elevators, handrails, and better visibility in every unit. For a four story building full of people 55 and up, this matters more than most amenity lists.

You have a housing choice voucher. National Church Residences accepts housing choice vouchers at Sunday Village. More than 40 current residents use them. The vouchers are assigned to residents, not the property, so you bring your voucher with you.

You want to stay in a gentrifying neighborhood without getting priced out. Windsor Park is changing fast. New construction nearby (Bridge at Windsor Park, Highgrove, Solomon) starts well above $1,100 for a one bedroom. Sunday Village’s income restrictions exist specifically to keep seniors from getting priced out of this corridor.

Skip If…

You’re under 55. No exceptions. This is an age restricted community.

Your income exceeds AMI limits. If you earn above the 60% AMI threshold for your household size, you won’t qualify regardless of how good the rent looks. That’s baked into the tax credit program that funds the property.

You need a pet over 25 pounds. The weight limit is firm at 25 lbs with breed restrictions. If you have a mid size or large dog, Sunday Village isn’t an option. They don’t allow aggressive breeds. Service animals are the exception.

You want a washer and dryer inside your apartment. Some units have full size washer/dryer connections, but not all. The property has laundry rooms in every building. If you need laundry in your unit, ask specifically about which floor plans include connections, and know that you’ll need to buy your own machines.

You need more than one bathroom. Every unit at Sunday Village is a one bath layout. Both the one bedroom and two bedroom plans share that setup.

Wondering if Sunday Village 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 money 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.

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Location Deep Dive

What’s Actually Nearby

Sunday Village sits on Clayton Lane in Windsor Park, just east of I-35 and south of Highway 290. It works for the basics, but you’ll need a car for most errands.

Grocery options: the nearest H-E-B is at Hancock Center (1000 E 41st St), about 1.5 miles south. There’s a Walmart Supercenter on East Rundberg about 2 miles north.

Healthcare is a strong point. St. David’s Medical Center is roughly 2 miles south. Ascension Seton Medical Center Austin is about 3 miles southwest. For a 55+ community, having two major hospitals within a short drive matters a lot.

Blair Woods Nature Preserve is right nearby if you want walking trails. Bartholomew District Park is about a mile south with a swimming pool, splash pad, disc golf, and picnic areas. Mueller Lake Park with its amphitheater is just past that.

Dining right around the property skews toward fast food and chains along I-35. For restaurants with more character, you’re driving 10 to 15 minutes toward Mueller or North Loop.

Commute Math

Transit note: Highland Station on Capital Metro’s MetroRail Red Line is about 1.4 miles from the property. That gives you rail access to downtown and North Austin stations, but the walk or short drive to the station is a factor. There are also bus routes along I-35 and Cameron Road.

Neighborhood Vibe

Windsor Park is a neighborhood in transition. The homes around Sunday Village are mostly ranch style houses from the 1950s and 1960s. Established feel. Mature trees. But new construction is pushing in fast. The Bridge at Windsor Park opened in 2024 just 0.12 miles away with rents starting at $978. Highgrove, 0.27 miles away, starts at $1,167.

It’s quiet here by Austin standards. You’re close to I-35, so expect some road noise depending on which side of the building you’re on. And this is not a walkable neighborhood for daily errands. You’ll need a car or transit for grocery runs and appointments. The Mueller area to the south is where the walkable retail and dining clusters.

Pricing and True Cost

Floor Plans

Important pricing note: The rent you pay depends on which AMI tier you qualify for. Units set at 50% AMI have lower rents ($895 for a 1BR, $995 for a 2BR). Units at the 60% AMI tier cost more. The floor plan letters (5A = 50% AMI, 6A = 60% AMI) tell you which tier applies to that specific unit.

Net Effective Rent Calculation

Sunday Village is currently offering one month free on select units. Here’s what that looks like on the most common floor plan:

1BR at $895/month (50% AMI tier) with 1 month free on a 12 month lease:

Daily multiplier: (365 – 30) / 365 = 0.9178

$895 x 0.9178 = $822/month net effective rent

That’s $73/month in savings over the lease term, or $876 total.

2BR at $995/month (50% AMI tier) with 1 month free on a 12 month lease:

$995 x 0.9178 = $913/month net effective rent

A two bedroom apartment under $1,000/month net effective in Austin in 2026 is genuinely hard to find, even in older buildings.

All The Fees

What you’re not paying: There’s no valet trash fee. No technology fee. No amenity fee. No monthly pet rent. And water, trash, and sewer are bundled into your base rent. At most Austin apartments, those add-on fees total $75-$200/month. Here, they don’t exist.

Move-in cost for a 1BR at $895 (with 1 month free):

• Application fee: $17
• Admin fee: $150
• First month rent: $0 (with one month free special)
• Security deposit: Not listed anywhere online. Call (512) 215-5041 to ask. The $300 pet deposit may be the only extra upfront cost beyond the app and admin fees.
• Estimated move-in total: $167 + security deposit (if any)

True Monthly Cost Example

A single renter in a 1BR (50% AMI, $895 base rent) with the one month free special and one small pet:

That all-in number includes utilities that most properties charge separately. At competing properties in this zip code, you’d be looking at $1,200-$1,500+ for a similar setup.

Specials change. What’s listed above was accurate as of July 2026, but offers shift. Call the property at (512) 215-5041 to confirm current availability and specials.

Want to know what specials are actually available right now?

Concessions change constantly. I talk to leasing teams weekly. Fill out a quick form and I’ll confirm what’s currently being offered at Sunday Village and whether you’re likely to qualify based on the income requirements.

Check Current Specials

Screening Criteria

The Income Requirement (But Not the Kind You’re Used To)

Here’s where Sunday Village gets different from every other apartment review I write. At most properties, the screening question is simple: “Do you make enough?” At a tax credit property like Sunday Village, the question flips: “Do you make too much?”

That throws a lot of renters off. Sunday Village has an income ceiling, not just an income floor. Your household income has to come in at or below 50% or 60% of Austin’s Area Median Income to qualify. For 2026, Austin’s median family income is $134,400.

Approximate income limits (verify with property for exact current figures):

These numbers come from HUD and change every year. During the application process, the property will check your income. They’ll ask for Social Security statements, pension records, bank statements, and tax returns.

And here’s the other side of the coin. There’s also a minimum income floor. The property doesn’t publish a specific multiplier, but most tax credit properties in Austin require income of at least 2x to 2.5x the monthly rent. For an $895 one bedroom, that means roughly $1,790 to $2,238/month.

Age Requirement

You must be 55 or older. Everyone living in the unit has to be 55+. That’s a HUD requirement for the property’s senior housing status.

Credit and Background Expectations

The property doesn’t list specific credit score minimums or background check windows. That’s actually common at tax credit properties run by nonprofits. They tend to look at each application on its own rather than running everything through hard cutoffs.

Here’s what I can tell you based on how National Church Residences runs its other properties: they’re a nonprofit focused on housing seniors. They tend to be more flexible than corporate management companies. But “flexible” doesn’t mean “no screening.” You’ll still go through a review.

If you have credit concerns or background issues, call the leasing office directly at (512) 215-5041 and ask about their specific criteria before you apply. At $17 for an application fee, the financial risk of applying is low, but it’s still worth asking first.

Application Process

1. Verify eligibility: Confirm you’re 55+ and your income falls within AMI limits
2. Apply: $17 application fee (one of the lowest in Austin)
3. Income verification: Show paperwork proving your income meets both the floor and ceiling requirements
4. Approval/denial: The property reviews your complete application
5. Lease signing: 12 month minimum lease term

What separates working with a locator from applying blind: I can tell you whether your income situation fits the AMI requirements before you spend a dime. Tax credit income verification is trickier than standard screening, and I’ve walked clients through the paperwork at similar income restricted properties across Austin. If Sunday Village doesn’t fit, I know which other affordable and senior communities might.

Resident Reviews Decoded

Listing sites show you a 3.6 Google rating and call it a day. That number doesn’t tell you much without context. I read through the Google reviews, Caring.com reviews, and After55 reviews to find the patterns. Here’s what actually matters.

The Two Eras of This Property

This is the single most important thing to know before reading any review of Sunday Village: this property has two completely different histories.

Era 1: Arbors at Creekside (2002-2023). This era was bad. Not “eh, the gym is small” bad.

A KVUE Defenders investigation found 76 code violations over three years and 92 elevator safety violations going back to 2015. Stretched cables. Broken emergency phones. Austin Code Compliance put the property on its “repeat offender” list in 2018 for failing to make required repairs.

Residents reported mold severe enough that one tenant’s doctor told her she needed to move to protect her health. Elevators failed so often that firefighters were called to carry one resident down four flights just to get to a medical appointment. Bedbugs and roaches were ongoing. The previous development partner failed to maintain the property, and the City of Austin ultimately used $1.25 million in bond money to buy them out and take control.

Era 2: Sunday Village (2023-present). The Austin Housing Finance Corporation partnered with National Church Residences for a nearly $50 million acquisition and renovation. New kitchens, bathrooms, flooring, windows, roofs, new elevators, security upgrades, and a full pest control redo. The property was renamed. Different management company. Different physical condition.

The 3.6 Google rating (48 reviews) blends both eras together without any distinction. That’s why it’s misleading. If you could isolate post-renovation reviews, the picture looks very different.

What Residents Praise (Since the Renovation)

The same staff names keep showing up across reviews. Jose in maintenance gets praise for finishing work orders right the first time, no callbacks needed. One Google reviewer said they’d give him 10 stars. Andrea and Marisol in the leasing office come up as professional and patient. A Caring.com reviewer from October 2025 had good things to say about the renovation, calling out upgrades to the structure, grounds, pest control, and amenities. They also said staff were around even outside posted hours, and pointed out a food pantry in the common area.

An After55 reviewer rated the property 8 out of 10, describing it as quiet, peaceful, clean, and professional. When residents at a 176 unit property start using words like “family” to describe the staff, that tells you something a star rating can’t.

What Residents Criticize (Current Concerns)

There aren’t many complaints since the renovation, but the Google review tags flag two concerns worth knowing about:

Vehicle crime (catalytic converters, 2 mentions; security, 2 mentions). Catalytic converter theft is a neighborhood and citywide issue, not specific to this property. But if it’s showing up as a complaint in the reviews, it’s happened in this parking lot. The 2023 renovation added access gates, a gate attendant, and fencing. Whether that’s enough to deter parking lot theft is an open question. Ask the leasing office about the current security setup and any recent incidents when you tour.

Entry security (door, 2 mentions). At a 55+ community, door complaints usually mean people are worried about who can get into the building and whether the gates actually keep unauthorized visitors out.

The fact that there aren’t many complaints since the renovation says something. At a 176 unit property with 97% occupancy, you’d expect more negative reviews if conditions were poor.

How Management Responds

This part surprised me. National Church Residences actually responds to Google reviews with personalized messages. Not templates. They mention specific staff by name and actually respond to what the reviewer said. On Apartments.com and Caring.com, same thing. This is a nonprofit, not a corporate REIT, and you can tell. How a property treats online complaints tells you a lot about how they’ll handle your maintenance request.

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.

This Property Had Real Problems Before the Renovation

Let me be direct. This isn’t a property that just needed new countertops.

Before the 2023 renovation, Arbors at Creekside was on Austin’s code enforcement “repeat offender” list. KVUE’s investigative team found 76 code violations in three years. State inspection records show 92 elevator safety violations going back to 2015, including stretched cables and broken emergency phones. Residents reported ongoing mold and bug problems.

The nearly $50 million project fixed the bones of the building. New elevators, new plumbing, new everything. But you’re moving into a building with a history. The renovation is barely three years old. Whether it holds up over the next decade depends on how well National Church Residences keeps up with maintenance. Early reviews are positive. But there’s no long track record yet.

The Income Verification Process Is More Complicated Than Standard Apartments

At a market rate property, you show pay stubs proving you make enough. Done. At Sunday Village, you’re proving you make enough but not too much. Social Security statements. Pension records. Bank statements. Maybe tax returns. If your income bounces around (part time work, seasonal gigs, investment income), the process gets harder. If you’re on a steady retirement check, you’ll have the easiest time with this step. And heads up: income recertification happens every year at LIHTC properties. So you’ll go through this paperwork annually for as long as you live here.

The 25 lb Pet Weight Limit Eliminates Most Dogs

A 25 pound limit means you’re looking at small breeds only. Cats, small terriers, Shih Tzus, that size range. A standard Beagle pushes 25 pounds. A Corgi exceeds it. If your pet is borderline, get them weighed at a vet before you apply so there are no surprises. Service animals are exempt from weight restrictions, but emotional support animals may not be. Note: Apartments.com and RentCafe list a 50 lb limit, but the property’s own website says 25 lbs. Call the leasing office at (512) 215-5041 to confirm the current limit before applying.

Waitlists Are Likely for 50% AMI Units

With 97% occupancy and the lowest priced units reserved for the 50% AMI tier, don’t expect immediate availability at the $895 price point. Those units turn over slowly because residents have every reason to stay. You may find more immediate availability in the 60% AMI tier, but at higher rents ($1,025-$1,300 for a one bedroom). If the $895 unit is what you need, get on the waitlist early and be patient.

Ready to move forward, or want to see other options?

You’ve seen the full picture now: the pricing, the income requirements, the trade-offs. If Sunday Village fits, I can help you understand the income paperwork. If it doesn’t, I know which other affordable and senior communities in Austin might work.

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Frequently Asked Questions

Is Sunday Village income restricted?

Yes. Sunday Village is a Low Income Housing Tax Credit (LIHTC) property. Units are set at either 50% or 60% of Area Median Income. Your household income must fall at or below those thresholds to qualify. Call (512) 215-5041 for exact current income limits.

Does Sunday Village accept housing choice vouchers?

Yes. More than 40 current residents use them. National Church Residences accepts housing choice vouchers, and the vouchers are assigned to you (not the property), so you bring yours with you.

What age do you need to be to live at Sunday Village?

You must be 55 or older. This applies to everyone in the household, not just the person on the lease.

Does Sunday Village allow pets?

Yes, with restrictions. One pet maximum, 25 pounds or less, $300 deposit, and no monthly pet rent. Breed restrictions apply for aggressive breeds. Service animals are welcome regardless of size or breed.

Are utilities included at Sunday Village?

Water, trash, and sewer are included in rent. Electricity is on you. That bundled utility setup saves roughly $75-$125/month compared to properties that bill everything separately.

What was Sunday Village called before?

Arbors at Creekside. The property was renamed after a nearly $50 million renovation in 2023. The old developer let the place fall apart, which led to 76 code violations and placement on Austin’s “repeat offender” list. The City bought them out, brought in National Church Residences, and the renovation fixed what years of neglect had broken. Reviews since the changeover tell a much better story.

Does Sunday Village have washer and dryer hookups?

Some units have full size washer/dryer connections, but machines are not provided. Units without connections can use the laundry rooms in every building. Ask the leasing office which specific floor plans include hookups when you tour.

Is Sunday Village safe?

The 2023 renovation added better entry security, brighter hallways, access gates, a gate attendant, and a fenced perimeter. Google review tags mention “security” and “catalytic converters,” which means vehicle crime has been a problem in the parking areas. Ask the leasing office what they’re doing about it when you tour.

The Bottom Line: Is Sunday Village Worth It?

Sunday Village is one of the most affordable renovated options in Austin’s 78723 zip code. One bedrooms at $895 with utilities included. A $17 app fee. Zero monthly pet rent. The 2023 renovation was nearly $50 million worth of new kitchens, new elevators, new plumbing, and a nonprofit management company that actually answers the phone. The value is real.

The catch is just as real. You must be 55+ and income-qualified. The 25 lb pet weight limit is restrictive. In-unit laundry isn’t guaranteed. And the 50% AMI units, the ones with the best pricing, will likely have waitlists.

This property makes sense if…

• You’re 55+ with income at or below 60% AMI
• You’re on a fixed income and need affordable rent in East Austin with utilities included
• You want a recently renovated unit at a price point that barely exists elsewhere in Austin
• You have a housing choice voucher

This property doesn’t make sense if…

• You’re under 55 (no exceptions)
• Your income exceeds AMI limits
• You have a pet over 25 pounds
• You need in-unit laundry and won’t accept a building laundry room

The verdict: For income-qualified seniors, Sunday Village is one of the strongest value plays in North Austin and the Central Austin corridor. The nearly $50 million renovation fixed the problems that defined this property under its old name. The nonprofit management, included utilities, and near-zero fee structure make the real monthly cost much lower than market rate properties nearby. If you qualify, this is worth a serious look.

If you want help figuring out whether Sunday Village fits your situation, fill out the form above and I’ll text you within a few hours. If you’d rather look at similar affordable senior communities without the same income restrictions, I can help with that too.

Need Help?

You’ve got everything you need to check out Sunday Village on your own. But if you want a second opinion or just want someone to walk through the AMI math with you:

Fill out the form above and I’ll reach out to answer questions, check whether your income fits the requirements, and share any other affordable senior options across Austin. You’ll talk to me directly. Not a bot. Not a phone tree.

Going solo? Call Sunday Village directly at (512) 215-5041 or visit sundayvillage.org to learn more and apply. 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.