The Boulevard at Town Lake Apartments Austin Review: 1995 Garden-Style Community in Tarrytown (78703) For Rent

When you look at as many Austin apartments as I do, certain properties stand out because they fill a gap that almost nothing else does. The Boulevard at Town Lake keeps showing up in my client searches for one reason. It’s one of the only garden-style apartment communities in Tarrytown where you can walk to Lady Bird Lake, Deep Eddy Pool, and a grocery store without driving. As a licensed apartment locator (TX #679806) who’s tracked pricing across this part of town for years, I’ve learned to ask the follow-up question when something sounds this good: what’s the trade-off?

It starts with a number: 1995.

That’s the year this building was built. The 2015 renovation gave units updated finishes, but renovations don’t replace old pipes or soundproof walls built three decades ago. Here’s what the listing sites won’t tell you: some renovated units actually lose the supplied washer and dryer in exchange for hookups only. And right now, while most Austin apartments are handing out 6 to 8 weeks of free rent, The Boulevard isn’t running any concessions.

This review breaks it down.

Quick Facts: The Boulevard at Town Lake

That spread across platforms means something. Google and ModernMsg skew positive because they capture tour visitors and new residents still in the honeymoon phase. ApartmentRatings, where verified long-term residents leave more detailed feedback, drops to 4.1. And Yelp, where people mostly write when something goes wrong, sits at 2.7. The gap matters. Here’s what’s behind it.

Best For

You want walkable Lake Austin access without living in a tower. This is the property’s strongest card. You’re across the street from Deep Eddy Pool, a short walk to the Butler Hike and Bike Trail, and surrounded by the tree-lined streets of Tarrytown. Most communities this close to the lake are high-rise towers with $3,000+ one bedrooms. The Boulevard gives you a garden-style campus layout with actual green space between buildings.

You have a larger dog. The 175 lb weight limit puts this property in rare company. Most Austin apartments cap at 50 to 75 pounds. If you have a German Shepherd, Lab, or Golden Retriever, your apartment options just expanded. And yes, German Shepherds are specifically listed as allowed here. Pet owners with large dogs should also check out our guide to Austin apartments that accept large dogs.

You prioritize quiet, established neighborhoods over nightlife. Four Google reviewers specifically tagged “quiet neighborhood.” Tarrytown is residential, mature trees everywhere, and far enough from the bar noise and construction you hear in most of central Austin right now.

You’re relocating and want a turnkey location. Randall’s, restaurants, Deep Eddy Pool, and the lake trail are all within walking distance. Walk Score of 70 means you can handle most errands on foot. If you’re moving from out of state and don’t want to spend your first month figuring out where everything is, this location simplifies things fast.

Skip If

Your budget is tight. Available one bedrooms start at $2,037/month before mandatory fees. Add $41+ in monthly charges (valet trash, trash admin, pest control, stormwater) plus water and electric, and you’re looking at $2,218+ for a 1BR. That’s premium pricing with no concessions to soften the math.

You need a concession to make the numbers work. Right now, while a lot of Austin’s inventory is offering 6 to 8 weeks free on new leases, The Boulevard isn’t running any specials. That means the rent you see is the rent you pay. If you’re counting on a concession to bring monthly cost down, compare properties in Downtown Austin or Central Austin where concessions are still active.

You’re sensitive to sound transfer between floors. 1995 construction means thinner walls and floors than what you’ll find in anything built after 2015. At least two ApartmentRatings reviewers specifically mention hearing upstairs neighbors walking. If that’s a dealbreaker, request a top floor unit or look elsewhere.

Wondering if The Boulevard at Town Lake fits your situation?

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Location Deep Dive

What’s Actually Nearby

The Boulevard sits on Lake Austin Boulevard in the Tarrytown/Deep Eddy area of West Austin’s 78703 zip code. Here’s what you can reach on foot:

Under 10 minutes walking: Deep Eddy Pool (across the street), Butler Hike and Bike Trail access, Deep Eddy Cabaret (dive bar), Eilers Park, Pool Burger, and the Lake Austin Shopping Center (0.3 miles).

10 to 15 minutes walking: Maudie’s Tex-Mex (2608 W 7th) and Randall’s grocery at 2727 Exposition Blvd (about 0.7 miles, the closest full grocery store).

Short drive (5 min) or longer walk: Hula Hut and Mozart’s Coffee Roasters (both at 3825 Lake Austin Blvd, about 1.2 miles west). Zilker Park is about 1.5 miles south, roughly a 5 minute drive. Multiple reviewers also mention a private dock space near the property for paddleboarding access on Lady Bird Lake.

You’ll need to drive for: H-E-B (the closest is about 2.5 to 3 miles away). Some reviews claim H-E-B is “walkable,” but that’s a stretch. The nearby Randall’s handles basics, but for a full grocery run most people drive to H-E-B.

Walk Score of 70 is accurate. You can handle daily errands on foot if you’re fine shopping at Randall’s and eating at the local restaurants. For anything beyond that, you’re driving. Transit Score of 38 tells you public transit is limited. Capital Metro bus route #663 picks up nearby, but this is not a location where you’d rely on transit. There are no EV charging stations on the property.

The Commute Math

Route notes: MoPac is your main artery heading north or south. Lake Austin Boulevard takes you straight into downtown. Rush hour on MoPac can be brutal, so if you commute to North Austin tech employers daily, factor that 40 to 55 minute reality into your decision.

Neighborhood Vibe

Tarrytown is one of Austin’s most established residential neighborhoods. Quiet, tree-covered, and full of single family homes that run $1M+. Living here as a renter means you get the quiet streets, the big trees, the easy walk to the lake, all at a fraction of what it costs to buy. The trade-off is that nightlife and the “Austin scene” are a short drive away rather than steps from your door. This isn’t SoCo or Rainey Street. It’s where people move when they want calm. If you’re comparing West Austin’s vibe against other options, our South Austin apartments guide is a totally different price point and vibe.

Pricing and True Cost

Floor Plans

The Boulevard offers both renovated (-R) and unrenovated floor plans. The pricing gap between them matters, and so does what changes when you go renovated.

One Bedrooms:

Two Bedrooms:

Note on the renovation: Look at the washer/dryer column carefully. Some unrenovated units come with a washer and dryer supplied (included). Renovated units typically have connections only, meaning hookups but you provide the machines. That’s a hidden cost the renovation adds. If in-unit laundry matters and you don’t want to buy machines, ask about unrenovated units specifically.

Net Effective Rent

No net effective math to do here because The Boulevard isn’t running concessions. No months free, no bonus for signing quickly. The rent you see is what you pay. In a market where many Austin properties are offering 6 to 8 weeks free, that’s worth knowing. You’re paying full price from day one.

All the Fees

Required fees (everyone pays these):

Optional fees (if applicable):

True Monthly Cost Example

Here’s what a realistic renter actually pays for a renovated 1BR (A1-R at $2,037):

• Base rent: $2,037
• Valet trash: $30
• Trash admin: $3
• Pest control: $5
• Stormwater: $3
• Estimated water/sewer: ~$40
• Estimated electric: ~$80
• Renters insurance: ~$20
• Total without parking or pets: ~$2,218/month

Add one dog: $20 pet rent + $400 fee + $150 deposit upfront = $2,238/month ongoing. Add garage parking at $150/month and you’re at $2,388/month for a 658 sq ft one bedroom.

Greystar’s own listing disclaimer states: “Pricing shown does not reflect the total monthly leasing price.” That’s why running these numbers matters before you tour.

Want to know what’s available right now?

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Screening Criteria

Income Requirements

The Boulevard requires 3x the monthly rent in household income before taxes. Here’s what that means in real numbers:

3x is the standard for Austin. It’s not flexible, and it’s not low. If two of you are working, combined gross income counts. If you’re self-employed, expect to show 2 to 3 months of bank statements plus tax returns.

Credit Expectations

Greystar doesn’t publish a specific credit score minimum. Here’s what I’ve seen at other Greystar properties:

650+ credit: Smooth approval at the standard $350 deposit.

600-649 credit: Likely approved, but expect a higher deposit. Greystar can add up to 100% of base rent as extra deposit depending on your screening. On a $2,037 unit, that could mean $2,037 extra upfront.

Below 600 credit: Gets more complicated. Scores below 600 combined with other flags (late payments, collections) can trigger denial or much higher deposits. If your credit is in this range, talk to me before you apply. I can tell you whether this is realistic or if I should point you toward properties with more flexible screening.

What Gets You Denied

Let me be direct about what typically triggers automatic denial at a Greystar property:

• Active eviction judgment or eviction filed within the past 3 to 5 years
• Outstanding property debt owed to a previous landlord
• Felony conviction within the lookback window (typically 7+ years at a property like this)
• Not enough income documentation or income that can’t be verified
• Owing money to a Greystar property specifically

The Application Process

1. Apply online through the property website ($35 per applicant, nonrefundable)
2. They run your app through a third-party screening company (typically 24 to 72 hours)
3. Approval, conditional approval, or denial and the leasing team lets you know
4. Sign the lease and pay the security deposit ($350) plus pet fees and the amenity fee if those apply

Here’s what working with a locator gets you at this property: I can check your situation against what Greystar usually approves before you spend $35 finding out. If The Boulevard’s screening looks tight for your profile, I know which nearby properties have more flexibility and which ones will definitely deny you. That saves you real money on wasted applications.

Resident Reviews Decoded

I read through 72 Google reviews, 108 ApartmentRatings reviews, and 392 ModernMsg reviews to find the patterns. Individual complaints aren’t useful. Repeated themes are.

Review Pattern Analysis

What Residents Consistently Praise

Location dominates the positive reviews. Forty-eight ApartmentRatings reviews mention it. Nearly every Google review references the lake trail, Deep Eddy, or the walkable neighborhood. A VeryApt reviewer wrote that it’s a “5 minute walk to the Ann and Roy Butler Hike and Bike trail” and “right across the street from Deep Eddy Pool.”

Staff gets almost equally strong mention. Brystal on the leasing team gets called out by name in multiple reviews. Katie and Laila also get specific praise for move-in support. And the maintenance team gets strong reviews across the board. One ApartmentRatings reviewer called it “the best maintenance team I have ever experienced.”

The community also runs resident events: food trucks, DIY potted plants, and a monthly “dog of the month” feature.

What Residents Consistently Criticize

The security gate is a chronic problem, not an occasional one. Multiple ApartmentRatings reviewers who’ve lived here for years confirm the front gate was broken for over a year, the back gate breaks regularly, and one resident said gates “never work.” For a gated community, this is a pattern, not a one-off. More on this in The Uncomfortable Truth below.

Parking is tighter than 256 units suggest. Multiple reviewers report outsiders parking in resident spots, narrow spaces, and having to park in visitor areas. One resident specifically tied this to not renewing.

The 1995 construction shows up in daily life. Noise from upstairs neighbors comes up in a lot of AR reviews. One resident called the noise between floors “VERY poor,” saying you can hear upstairs neighbors clearly. Another called the electrical wiring and plumbing “problematic.” Dark living rooms in certain units also come up. Periodic palmetto bugs have been reported by at least one resident who lived here over two years.

The year two pattern. At least one reviewer described a great first year followed by a degraded second year with gate failures, parking problems, and noisy upstairs neighbors. They chose not to renew. That shift probably explains a chunk of the gap between Google’s 4.3 and Yelp’s 2.7.

How Management Responds

Greystar’s leasing team responds to nearly every review across all platforms, usually within about a week. But most of the responses read like templates (“we strive for 100% satisfaction”) rather than actual fixes.

One frustrated reviewer who’d been there for years asked why management never contacted them personally about issues they’d raised. That gap between public responsiveness and actual follow-through is worth watching for.

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 “Gated Community” Gate Doesn’t Work

This came up more than anything else in the reviews. Multiple residents report the front security gate was broken for over a year. The back gate breaks regularly. One reviewer said it was down five out of six weeks with no communication from management. You’re paying premium rent partly for gated access. When the gate doesn’t work for months, that defeats the purpose. Ask about the current gate status on your tour.

You’re Paying Full Price in a Discount Market

Austin’s apartment vacancy rate has hovered around 10 to 14% over the past year. Most newer properties are offering 6 to 8 weeks free to fill units. Not here. No months free, no signing bonuses, no waived fees. The $0 admin fee is nice, but the lack of any concession means your first year cost here is higher than comparable properties running specials. A competing downtown 1BR at $2,200/month with 8 weeks free drops to about $1,861 net effective. Greystar runs other Austin properties with active concessions, including 700 River in the Rainey Street district. At The Boulevard, $2,037 is $2,037 every single month.

1995 Construction Shows Up in Ways Renovations Can’t Fix

The 2015 renovation updated surfaces: countertops, flooring, appliances. It did not replace the building’s bones.

Multiple reviewers mention noise between floors. One mentioned a water spigot on the bedroom wall making noise. Another called the electrical wiring and plumbing “problematic” and questioned how solid the building really is. Dark living rooms in certain units come up too.

And at least one long-term resident reports periodic palmetto bugs entering through plumbing or vents, seeing 5 to 6 large ones over 2.5 years. That’s what comes with a 1995 building. No renovation fixes that.

The Renovation Trade-Off Nobody Mentions

Renovated units have updated finishes. But some unrenovated floor plans come with a washer and dryer supplied (included in your unit). Renovated versions of those same floor plans switch to connections only, meaning you’ll need to buy or rent your own machines. That’s a $500 to $1,200 cost nobody talks about during the tour. Ask specifically about this before you sign.

Ready to move forward, or want to compare alternatives?

You’ve seen the full picture now. If The Boulevard fits, great. If you want to compare properties in the same price range that are running concessions, I can put together a shortlist for your situation. Either way, I’ll give you an honest answer.

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Frequently Asked Questions

Does The Boulevard at Town Lake allow pets?

Yes. Two pets max, 175 lb weight limit. $400 non-refundable fee per pet, $150 deposit per pet, $20/month pet rent. Breed restrictions: Akitas, Chows, Dobermans, Pit Bulls, Staffordshire Terriers, and Rottweilers restricted. German Shepherds and American Bulldogs allowed. Confirm exact fees at tour since listing sites show conflicting numbers.

What credit score do I need for The Boulevard at Town Lake?

Greystar doesn’t publish a minimum. 650+ typically means smooth approval at $350. Between 600 and 649, expect a higher deposit. Below 600, closer scrutiny and possible denial.

What utilities are included in rent?

None. You pay for electricity, water/sewer, gas, and internet separately. Water and electric are billed separately through a third party. Budget $120 to $160/month for utilities on top of base rent and mandatory fees.

What is parking like at The Boulevard at Town Lake?

Open surface parking is free. Garage spaces, reserved spaces, and detached parking run $150/month each. Townhome units include attached garages. Multiple reviews mention parking can be tight during evenings with outsiders sometimes taking resident spots, so if guaranteed parking matters, budget for the $150 garage option. There are no EV charging stations on the property.

When was The Boulevard at Town Lake built and renovated?

Built in 1995 and renovated in 2015. The renovation covered countertops, flooring, and appliances. The framing, plumbing, and electrical are all original 1995.

What are the biggest complaints from residents?

Security gate failures (chronic across multiple reviews), tight parking, and noise between floors (1995 wood frame construction). Some residents report things go downhill after year one, with gate issues and outsider parking getting more frustrating over time.

Is The Boulevard at Town Lake a good commute to downtown?

Yes. Downtown is about 3 miles via Lake Austin Boulevard. Off-peak: 8 to 12 minutes. Rush hour: 20 to 30 minutes. Capital Metro bus route #663 picks up nearby.

Are there pest issues at The Boulevard at Town Lake?

At least one resident who lived here for several years reports occasional palmetto bugs getting in through the pipes or vents. This is common in older Austin buildings near green space. Monthly pest control is included ($5/month), but if you’re pest-sensitive, ask how often they spray your specific unit.

Does The Boulevard at Town Lake offer any move-in specials?

As of July 2026, no. The leasing team says rents have come down, but there are no free months or waived fees active.

The Bottom Line: Is The Boulevard at Town Lake Worth It?

Here’s what you’re really getting: a 256 unit garden-style community with a 175 lb pet weight limit, gated access with a gate attendant, all within walking distance of Lady Bird Lake in one of the city’s best residential neighborhoods. The 4.3 Google rating across 72 reviews and 4.5 ModernMsg rating across 392 reviews tell you it’s a well run place where the staff gets a lot of love from residents.

The trade-off is price. You’re paying $2,037+ for a renovated 658 sq ft one bedroom with no concession. When competing Austin properties are giving away 6 to 8 weeks free, that gap matters.

This property makes sense if:

• Walkable lake access and the Tarrytown neighborhood are your top priorities
• You have a larger dog and need a 175 lb weight limit
• You want a quiet, gated campus with mature landscaping
• Your income comfortably clears $73,000+ (for a 1BR) without stretching

This property doesn’t make sense if:

• You need a concession to make your budget work
• Sound sensitivity is a real concern for you
• You’re comparing net effective rent across multiple properties
• You want new construction finishes throughout

Here’s my take: if Tarrytown and Lady Bird Lake access are at the top of your list, and you can swing the rent without a concession, this is one of the best options in Austin for what it offers. If you’re chasing value, look elsewhere.

If you want help figuring out whether The Boulevard fits, or if you’d rather see similar properties with active concessions, fill out the form above and I’ll text you within a few hours.

Need Help Deciding?

You’ve got everything to check out The Boulevard at Town Lake 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 what’s currently available, and get things moving. You’ll talk to me directly, not an AI phone system. My service is free to you.

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.