The Flats at ShadowGlen Apartments Austin Review: 10 Weeks Free on 2019 Construction in Manor, TX

Ten weeks free. On a building that’s only seven years old. In a market where most Manor properties are offering four to six weeks. That math caught my attention, and it should catch yours too. But as a licensed apartment locator (TX #679806) who tracks Northeast Austin pricing daily, I’ve learned to ask the next question: so what’s the catch?

The Flats at ShadowGlen is a 248-unit property at 12500 Shadowglen Trace in Manor, TX 78653. That advertised starting rent of $926 for a studio looks aggressive until you realize it’s the net effective price after the concession. Actual base rent is $1,150. And the reviews tell a story the listing sites don’t: a management change, broken amenities, and a property in the middle of a transition. Here’s what the listing sites won’t tell you about what that means for your daily life.

Quick Facts

The 4.0 Google rating tells part of the story. But 27 of those 215 reviews specifically mention “new management,” and the most recent ones from 2026 are going in the wrong direction. I’ll get into why below.

Best For / Skip If

This Property Works If:

You work at Samsung, Tesla, or Amazon’s East Austin facilities. The Flats at ShadowGlen sits between all three. (I wrote a full breakdown of where Austin’s big tech companies are located and which apartments are nearby.) Samsung’s Austin fab is about 15 minutes west on 290. Tesla’s Gigafactory is roughly 25 minutes south. Amazon’s fulfillment centers along 130 are even closer. If your commute runs east of Austin, you’re saving 30-45 minutes each way compared to living in central Austin.

You want 2019 construction at budget prices. A studio at $929/mo net effective in a building with W/D included, smart home features, and 9-foot ceilings is not common in Austin. You’d pay $1,200-$1,500 for the same build quality along the Parmer or Domain corridors.

You’re a remote worker who doesn’t commute daily. Manor means you need a car for everything. Zero transit options, limited walkable retail. But if you work from home four or five days a week, the space and price are hard to beat. You’re getting a 597-1,250 sq ft apartment with in unit laundry and a business center for a lot less than you’d pay closer to downtown.

Skip This Property If:

You’re counting on amenities. One resident who’s been here since 2022 says the gates haven’t worked in about two and a half years. The grills and pool have been down for months. If a working pool and common areas you can actually use matter to your daily quality of life, this is a dealbreaker right now.

You need urban walkability. Manor’s Walk Score is low for a reason. The closest H-E-B is about 2.5 miles away on FM 973. There’s no meaningful public transit. You’re driving everywhere.

Management stability matters to you. This property has gone through three management companies in seven years: Book and Ladder, then Versity Investments, then Avenue 5 Residential (current, since late 2025). That’s a lot of turnover for a building that opened in 2019. The 215 Google reviews cover at least two different management teams, and the current one hasn’t been in place long enough to build a track record here.

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Location Deep Dive

What’s Actually Nearby

The Flats at ShadowGlen sits in the ShadowGlen neighborhood on the east side of Manor, about 12 miles northeast of downtown Austin. It’s suburban and quiet out here.

Grocery: The Manor H-E-B at 13100 N FM 973 opened in October 2025 and is about 2.5 miles northwest, roughly a 5-minute drive. There’s a Walmart Supercenter about 4 miles west on 290 in downtown Manor. For quick errands, Manor Commons shopping center is under a mile away with a Dollar Tree and a few restaurants.

For food, you’ve got the usual fast food and Tex-Mex spots along 290 within a short drive. If you want real restaurants, you’re driving 15-20 minutes to Mueller or East Riverside. This is not the part of town you move to for the food.

If you like being outside, you’ve got options. Walter E. Long Metropolitan Park is about 7 miles south. ShadowGlen Golf Club is right next door if that’s your thing. And there are walking trails through the surrounding neighborhood.

Transit: There is none. No Capital Metro bus routes serve this part of Manor. You need a car.

Commute Math

The 290 westbound morning commute is where things get painful. If you work downtown or in the Domain area, plan for 40-50 minutes during peak hours. If you work east, the commute math actually works in your favor.

Neighborhood Reality

Manor is a small suburban city that’s growing fast. The ShadowGlen area has its own town center and golf course, so it’s not completely empty out here. But the apartment stock out here is almost entirely built after 2019, which means the stores and restaurants haven’t caught up to all the new housing. You’ll do most of your shopping and eating along the 290 corridor between Manor and Pflugerville. For anything beyond basics, you’re driving to Austin. The trade-off is simple: newer construction, lower rent, more space, but you’re paying for it with drive time.

Pricing & True Cost

Floor Plans

That’s 10 floor plans across 248 units. You’ve got options here.

Net Effective Rent Calculation

Here’s the math on the most popular floor plan, the A1 one bedroom:

• Base rent: $1,033/mo
• Special: 10 weeks free on a 12-month lease
• 10 weeks = 70 days free
• Daily multiplier: (365 – 70) / 365 = 0.8082
• Net effective rent: $1,033 × 0.8082 = $835/mo
• Monthly savings: $1,033 – $835 = $198/mo

That’s real money. $198/mo in savings over the lease term adds up to $2,376 for the year. But remember: when you renew, the base rent kicks back to $1,033 (or higher if they raise rent). Plan accordingly.

Required Fees (Everyone Pays)

Optional Fees

True Monthly Cost Scenario

A renter in the A1 one bedroom (640 sq ft) with one pet:

With the 10-week concession applied, your cost in year one drops to roughly $885+ per month. That gap between advertised and actual cost is why I always tell clients to ask about the full fee breakdown before signing.

Want to Compare This Property’s True Cost to Nearby Options?

I can pull current pricing from every Manor and Northeast Austin property and show you where The Flats at ShadowGlen actually falls in the market. Some nearby communities offer similar specials with fewer amenity issues.

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Screening Criteria

Here’s how Avenue 5 Residential screens you: they plug your income and credit history into a scoring model. That model spits out whether you’re approved, what deposit you’ll pay, and what conditions they’ll attach. Here’s what I know based on their standard screening rules.

Income Requirement

The 2.5x income requirement is below the Austin standard of 3x. That’s a real advantage. For a one bedroom at $1,033 base rent, you need $2,583/mo gross income. At 3x, you’d need $3,099. That difference opens the door for renters earning $15-$16/hour who’d get declined at most Austin properties. If you’re looking at other Northeast Austin communities with flexible income requirements, I keep a running list.

Credit Expectations

Avenue 5 uses a scoring model rather than a hard credit cutoff. Here’s how it breaks down based on their screening policy:

Accept range: Your credit and income score high enough. Standard deposit.

Refer range: Limited credit history or borderline scores. You’ll need 12 months of good rental history in the past two years. Expect a higher deposit.

Deny range: Open bankruptcies or bankruptcies closed within 12 months get auto-denied. Outstanding debt to a previous landlord can also get you denied, though some cases get approved if the debt is paid in full.

Denial Triggers

These will get your application rejected:

• Outstanding debt to a previous landlord (must be paid in full before they’ll consider you)
• Prior eviction or breach of lease, or currently in the eviction process
• More than 2 late payments in 12 months
• More than 1 NSF (bounced check) in 2 years
• Open bankruptcy or bankruptcy discharged within 12 months
• Falsified application documents (automatic denial, and they keep your deposit)

Guarantors

If your income falls short, Avenue 5 accepts guarantors, but the rules are tight. The guarantor needs 4x the monthly rent in gross income and has to pass the same background and credit checks you do. Only relatives or employers can be your guarantor. Friends can’t.

Application Process

1. Apply online through the property website
2. Credit and background check runs through their scoring model
3. Decision typically within 2-3 business days
4. If approved, your application deposit goes toward your security deposit

Here’s what I tell clients about applying here: I can tell you whether your income, credit, and rental history are likely to pass Avenue 5’s screening before you spend money finding out. If The Flats at ShadowGlen looks tight for your situation, I know which nearby communities have more flexibility.

Resident Reviews Decoded

The Flats at ShadowGlen has 215 Google reviews and 1 ApartmentRatings review. So what do they actually tell you?

Review Pattern Analysis

Platforms checked: Google (215 reviews, 4.0), ApartmentRatings (1 review, 3.0), Point2Homes/RentCafe verified residents (13 reviews, 4.4), Yelp (0 reviews across two listings), ForRent (2 reviews), Wheree (aggregated insights), ApartmentList (0 verified reviews).

What’s Going Well

Staff members Maria and Evelio (also spelled Evilio) show up in at least 10 reviews by name, and people love them. Maria gets extra praise for speaking fluent Spanish, which is a real plus since a lot of residents here are Spanish speakers. Cindy and the old maintenance team also got strong reviews, though they seem to have left when management changed over.

Several residents who stayed three or four years describe the units themselves as comfortable, quiet, and clean. The apartments are doing their job. It’s everything outside the front door where problems show up.

What’s Concerning

The most recent Google reviews from 2026 aren’t good. Two detailed reviews from the past two months describe a pool that’s been closed for close to a year, grills that don’t work, and a gate system that’s been broken for over two years. One reviewer says they love their apartment but are seriously thinking about leaving at lease end because nothing outside their unit is being taken care of. A resident on Point2Homes backs this up (Kimberly C, April 2026: “Pool has been out of commission for a year and inconsistent lawn care”).

And here’s a red flag: management responses don’t match the reviews they’re responding to. One reviewer edited their review from positive to negative after management changed, but the owner response still thanks them for their “positive experience.” That disconnect tells you the current team is probably copy-pasting responses without actually reading what residents wrote.

Here’s something you won’t see on the listing sites: charges when you leave are aggressive. One resident who lived there three years reported the property kept a $500 deposit and billed an extra $749 on top of it. The charges included water bills and a full paint job, even though the tenant says they filled the nail holes themselves. Another resident who lived there several years says she still hasn’t received her deposit back two months after moving out. If you sign here, document the unit condition the day you move in with photos and video.

One more thing worth knowing: residents in early 2026 are reporting problems inside the units too, like clogged drains and dryer issues. For a building from 2019, that’s early. It tells you something about either the original build quality or how well the units have been maintained between tenants.

The Uncomfortable Truth

No listing site will write this section. Here’s what I need you to know before you sign a lease.

The Amenities You’re Paying For Aren’t Working

Their marketing talks up a “resort-style pool,” grills, a gated community, and a fitness center. But from what I’m seeing in the reviews, the pool has been shut down for about a year, the grills don’t work, the gate hasn’t functioned in over two years, and the landscaping has been neglected. You’re paying $35/mo in mandatory fees on top of rent, partly for amenities that aren’t working. If the amenity list is part of why you’re considering this place, tour first and check what’s actually working before you sign anything.

Three Management Companies in Seven Years

Here’s something most apartment sites won’t tell you: Avenue 5 Residential is the third company to run this place since it opened in 2019. Book and Ladder ran it first, then Versity Investments, now Avenue 5. That kind of turnover usually means one of two things: the owner keeps switching managers chasing better results, or earlier companies couldn’t make the numbers work. Either way, each switch brings new staff, new policies, new billing systems, and new confusion for the people who already live there. Multiple reviews reference exactly this pattern. Less than a year in, it’s too early to say whether Avenue 5 is the team that turns things around or just the next name on the door.

Watch What They Charge When You Leave

Here’s something I found on Google and ForRent that the listing sites don’t show: what they charge you when you leave is hitting residents harder than expected. One resident who was there three years reported the property kept a $500 deposit and then billed an additional $749. The charges included water bills and a full repaint, with fees for small nail holes. Another resident who lived there four years says she still hasn’t gotten her deposit back two months after leaving. Fair warning: document everything with photos and video the day you move in. Keep copies of every maintenance request. You’ll want the paper trail when you leave.

The Location Premium Works Both Ways

Manor’s 10 weeks free and lower base rents look great on paper. But you’re also 12+ miles from central Austin, with no transit, limited walkable retail, and a commute that can hit 45-50 minutes during rush hour. If you end up needing to change jobs or your work location shifts closer to downtown, you could end up stuck in a lease where the commute eats up whatever you saved on rent.

Ready to Move Forward, or Want to See Alternatives?

If The Flats at ShadowGlen fits your budget and situation, I can help you lock in the 10-week special and make sure you’re getting the best available unit. If the amenity issues concern you, I have a list of other Northeast Austin communities with similar pricing and working pools.

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FAQ

Does The Flats at ShadowGlen accept pets?

Yes, with restrictions. They allow up to 2 pets per apartment with breed restrictions. Avenue 5 runs every pet through PetScreening, which scores them on a 1-5 paw scale. You need a 3 or higher to get approved. Under 3, they won’t accept the pet. There’s a $250 pet fee per pet that you don’t get back [VERIFY current amount with property]. Aggressive breeds including Pit Bulls, Rottweilers, German Shepherds, Huskies, and Dobermans are restricted. If your dog is on the restricted list, check out my guide to dog friendly apartments in Austin for properties with fewer breed restrictions.

What’s the current special at The Flats at ShadowGlen?

10 weeks free on qualifying leases. That brings a $1,150/mo studio down to roughly $929/mo net effective, and a $1,033/mo one bedroom down to about $835/mo. They’re also waiving the application fee and admin fee as part of the current promo, though you should confirm that’s still active when you apply.

Is The Flats at ShadowGlen in Austin or Manor?

The mailing address is Manor, TX 78653. It’s about 12 miles northeast of downtown Austin. It’s in the ShadowGlen community. The school district is Manor ISD, not Austin ISD.

Who manages The Flats at ShadowGlen?

Avenue 5 Residential, based out of Seattle, manages 800+ properties nationwide. They’re the third operator since the building opened in 2019, following Book and Ladder and Versity Investments. They took over in late 2025.

What are the income requirements?

Avenue 5’s standard is 2.5x the monthly rent in gross income. For a one bedroom at $1,033/mo, that means you need to earn at least $2,583/mo, or roughly $14.90/hr at 40 hours per week.

Does The Flats at ShadowGlen have in unit washer and dryer?

Yes. Every unit comes with W/D included, not just connections. This is standard for 2019 construction but still worth noting because it saves you the $40-$60/mo W/D rental fee you’d get stuck with at older properties.

Is the pool open?

As of mid-2026, the pool hasn’t been open in about a year based on what residents are saying. Call the property directly at (512) 337-4523 to confirm current status before touring.

What’s the parking situation?

You’ve got standard uncovered parking, carports, and detached garages. Covered parking and garage prices aren’t listed on the property website. Call for current rates.

Does The Flats at ShadowGlen accept applicants with evictions or broken leases?

Avenue 5’s standard policy is an automatic no for prior evictions, active eviction proceedings, or broken leases. Outstanding debt to a previous landlord is also an auto-decline unless you’ve paid it off. If you have rental history challenges, I wrote a detailed guide to second chance apartments in Austin that accept evictions, and I can match you with communities that use individual review for these situations.

How far is The Flats at ShadowGlen from downtown Austin?

About 12 miles. That’s 20-25 minutes outside rush hour or 35-50 minutes during peak on 290 West/I-35.

The Bottom Line

The Flats at ShadowGlen gives you 2019 construction with W/D in every unit, smart home features, and 9-foot ceilings at prices that undercut most of Austin’s newer apartment stock by 20-30%. The 10 weeks free concession makes the year one math hard to ignore, and the 2.5x income requirement opens the door for renters who’d get turned away at the typical 3x property.

But here’s the reality. The pool hasn’t worked in close to a year. The gate has been broken for over two years. Three management companies have run this building in seven years, and the current team hasn’t had enough time to prove they’ll fix what the previous teams let slide. Deposit disputes keep showing up in the reviews. And Manor’s location means you need a car for everything, with a real commute if you work anywhere west of 130.

This property makes sense if:

• You work at Samsung, Tesla, Amazon, or anywhere on Austin’s east side
• You want newer construction and are willing to sacrifice amenity reliability for lower rent
• Your income is in the $15-$20/hr range and you need the 2.5x qualifier
• You work remotely and don’t commute more than once or twice a week

This property doesn’t make sense if:

• Amenities that actually work are part of why you’d pay rent here
• You commute to downtown, the Domain, or Northwest Austin daily
• Management stability and track record matter to you
• You’re worried about aggressive charges when you leave (document everything on day one)
• You rely on public transit for any part of your routine

My honest take: if the amenity issues get resolved and Avenue 5 turns out to be the management team that actually sticks around, this becomes a genuinely strong option for Manor. The construction quality is there (though early plumbing and appliance issues are worth watching). The pricing is competitive. The 2.5x income requirement is an advantage most listing sites won’t highlight for you. But right now, you’re betting on a management team that’s the third in seven years and a pool that’s been closed for a year. Past residents have a pattern of getting hit with unexpected charges when they leave. Go in with your eyes open.

Need Help?

Work With Me

My service is free. The apartment community pays my referral fee from their marketing budget, and your rent stays the same whether you use a locator or apply directly. I can check your situation against what they’re looking for before you apply and compare The Flats at ShadowGlen to every other Manor and Northeast Austin community. I’ll help you lock in the best available unit and special.

Go Direct

If you’d rather apply on your own, go to liveflatsatshadowglen.com or call the property at (512) 337-4523. The leasing office is open Monday through Friday 10 AM to 6 PM, Saturday 10 AM to 5:30 PM, and Sunday 1 PM to 5 PM. 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.