The Everett Apartments Austin Review: 8 Weeks Free, Utility Questions, and What 144 Reviews Tell You

Eight weeks free rent. A 2024 build with 376 units. And my data says the property covers all utilities, though not every source agrees on that. That’s why The Everett keeps showing up in Northwest Austin apartment searches. But here’s the number nobody’s talking about: 77 of those 376 units are sitting empty right now. That’s a 20% vacancy rate for a property that’s barely two years old.

I track Austin apartment pricing and concessions across 1,000+ properties daily. Vacancy rates like that tell me one thing: those aggressive specials exist because they need to fill units. That’s not a bad thing for you. It means you have negotiating power. But it also means you need to understand what’s driving the vacancy before you sign a 12 month lease. As a licensed Texas REALTOR (TX #679806), I’ve learned the specials tell the story listing sites won’t.

This review breaks down the actual math and the screening criteria other sites don’t publish. Plus what 144 Google reviews say about construction quality issues that management has called a “common issue.”

Quick Facts: The Everett at a Glance

That 4.7 Google rating with 144 reviews is strong for a property that’s been open about two years. But the utility question is the first thing you need to nail down. I’ll explain why in the pricing section below.

Best For / Skip If

This Property Makes Sense If…

You want utilities included in your rent (confirm first). My data shows the property paying gas, trash, water, and electric. If true, that changes everything at The Everett. Most Austin apartments charge $100–$200/month for those separately. But Apartments.com says utilities aren’t included, and the property’s website doesn’t mention it either. Ask the leasing office first. If utilities are covered, the pricing here beats competitors who look cheaper on paper.

You’re relocating from another state and need a smooth landing. People who moved here from other states rave about the leasing team. One resident moved from California and had Dallas walk them through everything remotely. The property is walking distance to H-E-B and Plaza Volente, so you can set up your apartment day one without a car.

You work in the Cedar Park, Round Rock, or FM 620 corridor. If your commute runs north or northwest, this location is hard to beat. You’re 10–15 minutes from most Cedar Park employers and 15–20 minutes to Round Rock off peak. The Westwood High School zone (Round Rock ISD) is also a draw.

You have a larger dog and are tired of weight limits. No weight limit. Two pets max, $350 non-refundable fee and $20/month per pet. Breed restrictions apply (see FAQ). But if your 90 lb Lab keeps getting turned away at other communities, The Everett is one of the few new construction properties that won’t blink.

Skip This Property If…

You commute downtown. FM 620 to downtown Austin is 20–25 miles depending on your route. Rush hour? You’re looking at 35–50 minutes on a good day. MoPac toll lanes can shave time, but you’ll pay $3–$8 each way during peak hours. If downtown is your daily destination, this location doesn’t work.

Pest issues or thin walls are a deal breaker for you. I’ll get into this more in the Uncomfortable Truth section. People on both Google and RentCafe mention cockroaches, ants, building vibration when doors close, and thin insulation between units.

One resident found roaches swarming a move-in ready unit. Another reported hundreds of ants coming through structural gaps. Management called it a “common issue.” One RentCafe reviewer said the building has “very little to no insulation.” For a 2024 build, that’s worth weighing.

You want a walkable urban lifestyle. The Everett sits on FM 620 near Four Points. You can walk to H-E-B and a few restaurants in Plaza Volente, but that’s about it. This is suburban living. Bars, live music, and the Austin you see on Instagram are a 30+ minute drive away.

Wondering If The Everett Fits Your Situation?

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Location Deep Dive

What’s Actually Nearby

The Everett sits at 11205 N FM 620 in Austin’s 78726 zip code, right next to Plaza Volente Shopping Center.

Under 10 minutes on foot: H-E-B grocery, Jersey Mike’s, MOD Pizza, Torchy’s Tacos, Starbucks, and several other Plaza Volente shops.

You’ll need to drive for: The Domain (about 12 miles, 20 minutes), Lake Travis (10 minutes), downtown Austin (20+ miles), any nightlife or entertainment district, medical facilities beyond urgent care.

You need a car here. Capital Metro bus service barely reaches this area, and the Lakeline Station (MetroRail) is about 4 miles south. No car? This isn’t your property.

The Commute Math

The FM 620 corridor handles traffic reasonably well compared to MoPac or I-35. The 183A toll road connection is what makes this location work if you commute north. Without the toll, rush hour times jump 10–15 minutes.

Neighborhood Vibe

This isn’t “Austin” in the way most transplants picture it. Four Points / Canyon Creek is quiet, suburban, and family-oriented. The Everett backs up to green space, and it’s genuinely quiet out here. You’re close to Lake Travis for weekend recreation.

The trade-off: isolation from Austin’s cultural center. Sixth Street, South Congress, Rainey Street, East Austin’s food scene, all of that is a 30–45 minute drive. If you’re here, you’re here for the suburban quiet and commuting north.

Pricing and True Cost

Floor Plans and Rent

*Net effective with 8 weeks free on a 12 month lease (as of July 2026)

Some units come with washer/dryer supplied. Others have connections only. Ask which one you’re getting before you sign.

Net Effective Rent: The Math

The current special is 8 weeks free on a 12 month lease. Here’s how that breaks down using the daily multiplier method:

8 weeks free = 56 days. 12 month lease = 365 days.

Multiplier: (365 – 56) ÷ 365 = 0.8466

Example: 1BR at $1,345/month (middle of the available range)

$1,345 × 0.8466 = $1,139/month net effective

That’s $206/month in savings, or $2,472 over the full lease term.

There’s also a second option: 50% off for 5 months on a 15–16 month lease. That works out to about 2.5 months free over a longer term. The math:

15 month lease = 456 days. 2.5 months free = 75 days.

Multiplier: (456 – 75) ÷ 456 = 0.8355

$1,345 × 0.8355 = $1,124/month net effective

The 15 month option saves an extra $15/month in net effective, but locks you in for three more months. Your call on whether the flexibility is worth it.

All the Fees

That utility line needs a closer look. My data shows the property paying gas, trash, water, and electric. If that’s true, it’s a big deal worth $150–$300/month compared to other Austin apartments.

But Apartments.com explicitly says “Utilities are not included in rent.” And The Everett’s own website doesn’t mention included utilities. My data and Apartments.com are saying two different things. Call the leasing office and ask: “Which utilities does my rent cover?” Get it in your lease.

True Monthly Cost: What You Actually Pay

Scenario: 1BR renter with one dog, no garage parking

Move-in costs with current special:

Specials change. What’s listed above was accurate as of July 2026. If you want to know what’s actually available right now, reach out.

Want to Know What Specials Are Actually Available Right Now?

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Screening Criteria

Income Requirements

CWS’s official Texas rental criteria says you need to make 3x your monthly rent in gross income. Guarantors need to make 5x. Here’s what 3x looks like across the floor plans:

The Everett has income restricted units too, not just conventional ones. If you’re a single person making under $56,460/year, you might qualify at the 60% AMI tier. For a household of six, the cap goes up to $133,360 at the 80% tier. Restricted 1BR rents cap at $1,512 or $2,017 depending on the tier. Ask the leasing office about availability.

Credit Expectations

CWS does not publish a minimum credit score for any of their Texas properties. Their rental criteria says “all credit history must be satisfactory and current.” They review check writing history, evictions, judgments, and bankruptcies. No specific number. They decide case by case.

Here’s what that typically looks like at newer, higher-end properties:

650+ credit: Smooth approval, standard deposit (which is currently being credited back anyway). This is where you want to be.

600–649 credit: Likely approved but possibly with conditions. They might ask for a bigger deposit or extra paperwork.

Below 600 credit: Gets harder. CWS screens more selectively than older, less competitive communities. If your credit is below 600, I’d want to check your situation before you apply.

No credit history: CWS says applicants with no credit history might have to put down a bigger deposit. Not a denial, but expect extra upfront cost.

What Gets You Denied

Here’s what CWS’s own rental criteria says:

• Eviction records: Denial. No exceptions listed.
• Poor rental or mortgage history: “May result in a denial.” Their words. Not always automatic, but they’re looking at it.
• Criminal history: Convictions for crimes against persons, property, or sex offenses can deny you.
• Not enough income documentation: You need to prove 3x rent. If you can’t document it, you don’t qualify.
• Bankruptcies or judgments: Reviewed as part of credit screening.

These come straight from the CWS Texas rental criteria document on The Everett’s website. Before you apply, let me check your situation.

The Application Process

1. Apply online. $65 app fee per person (currently waived). All applicants 18+ must apply.
2. Screening. CWS runs credit, background, and rental history checks.
3. Decision. Typically 24–72 hours.
4. Sign and schedule move in. 12 month minimum for the current special.

Here’s what a locator adds at this stage: I can tell you whether you’re likely to qualify before you apply. If The Everett’s screening looks tight for your situation, I know which nearby properties have more flexibility and which ones will definitely deny you. That saves you from burning application fees at the wrong places. And the property’s marketing budget covers my fee, so my service costs you nothing.

Resident Reviews Decoded

Review Pattern Analysis

I went through all 144 Google reviews and checked every other platform I could find: RentCafe, Yelp, ApartmentRatings, Apartments.com, ApartmentHomeLiving, AptAmigo, and Facebook. Most have zero reviews for this property. RentCafe is the exception. It has a handful of verified resident reviews that bring up stuff the Google reviews don’t.

The overall picture is genuinely positive for a property this new. But the negative patterns across platforms matter.

What Residents Praise

The leasing staff dominates the positive reviews. Sara, Dallas, Que (QDarius), and Anthony all get called out by name over and over. Sara and Dallas are the current standouts, each mentioned in 15+ reviews. Reviewers who moved from other states said the staff made their move easy. One called Dallas “the face of The Everett.”

Maintenance gets consistent praise too. Miguel is mentioned multiple times for being fast and respectful. Jace and Josh were called out for helping during a winter storm. The valet trash service hasn’t missed a day in at least one resident’s full year of living there.

The property itself gets praised for being clean, quiet, and kept in good shape. Residents talk about the natural light, the views from upper floors, and how quiet the community is at night.

What Residents Complain About

The pest complaints are the signal in the noise.

One Google reviewer found cockroaches swarming a unit that was supposedly ready for occupancy. Another mentioned dead cockroaches showing up in summer. A third reported hundreds of ants through structural gaps in their unit. Management called it a “common issue.” For 2024 construction, that’s a problem. It points to gaps in the building that are letting pests in. New buildings sometimes have settling issues, but the management response of “common issue” is not reassuring.

RentCafe reviews add a different layer.

One verified resident wrote that the building has very little insulation and that closing any door makes the whole building shake. Another said the water smells sometimes and called the appliances mediocre for the rent being charged (nearly $2,000/month for a 1BR). These aren’t isolated complaints. They point to construction quality shortcuts you wouldn’t expect at this price point.

One Google reviewer found water damage from a sprinkler line behind a wall where they tried to mount a TV, plus water damage under a bathroom cabinet. These are new construction defect patterns, not problems from normal use.

Noise between units shows up on both Google and RentCafe. One reviewer blamed it on hard flooring throughout all apartments, with no carpet to soften sound between floors. The RentCafe complaint about doors shaking the building is part of the same problem. Both point to thin walls that don’t block much noise.

How Management Responds

CWS responds to virtually every Google review. The responses come from “Maggie at CWS Customer Care,” “Nicole CWS Customer Care,” or “Megan at CWS Customer Care.” They’re copy-paste.

When negative reviews come in, the site team (specifically Cole, the new Community Director) has reached out directly in some cases. That’s a better sign than the corporate templates. But the pattern is clear: corporate handles the public response, on-site handles the actual problem.

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.

New Construction Quality Concerns Are Real

This goes beyond the pest issue.

Across Google and RentCafe, people talk about cockroaches and ants coming through structural gaps. They talk about a building that shakes when doors close, thin insulation between units, stinky water, and water damage from improperly placed sprinkler lines.

When one resident reported hundreds of ants entering through gaps, management called it a “common issue.” That tells you the building has known entry points that haven’t been sealed. One RentCafe reviewer said the building has “very little to no insulation.”

These are construction quality complaints at a property charging $1,300–$2,700/month. Central Texas new construction does deal with bugs and settling, but the pattern here goes beyond pests. Ask the leasing office about insulation, how often they spray, and what they’ve done about the gaps.

The Vacancy Rate Tells a Story

The numbers don’t agree, but they all point the same direction. RentCafe shows 77 available units. AptAmigo shows 142. Either way, that’s 20–38% of The Everett’s 376 units sitting empty. Even the lower number is high for a property this new and this expensive.

The aggressive specials (8 weeks free, waived fees, credited deposits) confirm what the vacancy numbers suggest. On one hand, empty units give you room to negotiate. On the other hand, ask yourself why a property this new with this many amenities still can’t fill up.

Part of it is the location. FM 620 near Four Points is a 30+ minute drive from Austin’s urban core. Part of it is the new apartment supply hitting Austin right now, with thousands of units delivered in 2024 and 2025 creating heavy competition. But it’s worth asking about occupancy trends. Is it going up or still flat?

Renewal Pricing Is an Unknown

The Everett opened in 2024. The first wave of 12 month leases started renewing in 2025 and 2026. Here’s the question nobody wants to ask: what happens when the concession disappears?

Does rent jump 10–15% when you lose the 8 week deal? If utilities are included now, do they stay included? I don’t have renewal data for this property yet. Ask the leasing office what typical renewal offers look like. Get it in writing.

Ready to Move Forward, or Want to See Other Options?

You’ve seen the full picture. If The Everett fits, great. If the construction quality or location give you pause, I can show you what else is out there in the FM 620 corridor or North Austin with similar pricing.

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Frequently Asked Questions

Does The Everett allow pets?

Yes. Two pets maximum, no weight limit. Non-refundable fee of $350 per pet plus $20/month pet rent. Breed restrictions apply: Chow, Doberman, German Shepherd, Pit Bull, American Bull Terrier, American Bulldog, American Staffordshire Terrier, Presa Canarias, and Rottweiler (including mixes). No exotic animals.

What utilities are included at The Everett?

Genuinely unclear. My data says the property pays gas, trash, water, and electric. Apartments.com says utilities are NOT included. The property’s website doesn’t address it. Call the leasing office and get the answer in writing before you sign.

What is the current leasing special?

As of July 2026: 8 weeks free on a 12–14 month lease, with app fee waived and admin fee plus deposit credited back. There’s also a 50% off for 5 months option on 15–16 month leases. Specials change regularly, so reach out to confirm what’s current.

What credit score do I need for The Everett?

CWS does not publish a minimum credit score. Their criteria says “satisfactory” which means they decide case by case. 650+ gives you the best odds. 600–649 means you’ll probably get approved with conditions. Below 600 gets harder. No credit history means a higher deposit, not a denial.

Is The Everett a good location for commuting?

It depends where you work. FM 620 near Four Points is great for Cedar Park, Round Rock, and The Domain corridor (15–25 minutes). It’s not great for downtown Austin (35–55 minutes in rush hour). Airport runs take 40–65 minutes depending on traffic.

What school district is The Everett in?

Round Rock ISD. Zoned to Spicewood Elementary, Canyon Vista Middle School, and Westwood High School.

What is parking like at The Everett?

Surface lot parking appears included. Garage spaces are $60/month. Detached parking is $150/month. The community is gated and well lit at night.

When was The Everett built?

2024. The property is 376 units across 11 buildings, each three stories. CWS Apartment Homes manages it. It includes both conventional and income restricted units.

Does The Everett have a gym?

Yes. 2,600+ square feet with a separate spin room. Residents call it one of the best apartment gyms they’ve used. The property also has two pools, a dog wash station, coworking space, outdoor kitchen, and a clubhouse.

Are there cockroach or pest issues at The Everett?

Some residents on both Google and RentCafe talk about pest issues including cockroaches and ants. Management called structural gaps a “common issue” in at least one case. People on RentCafe also bring up thin insulation and building vibration. The property does have a pest control program. Ask the leasing office what they’re doing to fix the gap issues before you sign.

The Bottom Line: Is The Everett Worth It?

The Everett has strong bones: 2024 new construction, aggressive concessions, a great leasing team, and a location that works for anyone commuting north. If the property truly covers utilities, the value math is hard to beat. A 1BR at $1,139/month net effective with zero utility bills in a new building with a 2,600 sq ft gym and two pools? That’s a strong deal. But confirm the utility question before you build your budget around it.

The main trade-off is straightforward: you’re trading urban access for suburban quiet. And the construction quality complaints showing up across Google and RentCafe (pest entry points, thin insulation, building vibration) are real concerns at a building this young.

This property makes sense if you work in the Cedar Park/Round Rock/FM 620 corridor and want a short commute. It makes sense if the utility situation checks out and you want one predictable monthly payment. It makes sense if you’re moving to Austin from another state and want a leasing team that will actually walk you through the process. And it makes sense if you have a larger dog that keeps getting denied at other properties.

This property doesn’t make sense if you commute downtown daily. It doesn’t make sense if thin walls, building vibration, or pest sensitivity would keep you up at night. It doesn’t make sense if you want walkable access to Austin’s food, bar, and music scene. And it doesn’t make sense if unknown renewal pricing makes you uncomfortable.

The math works for year one. Confirm the utility situation, go in with eyes open about the location and construction quality, and you’ll know what you’re signing up for.

If you want help figuring out whether The Everett fits, fill out the form and I’ll text you within a few hours.

Need Help?

You’ve got everything to make your own call on The Everett. 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. I can also compare The Everett to nearby options like Birdie on Woodland Greens or Windy Ridge to make sure you’re getting the best deal.

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.