The Garrison: $949 Studios, 2.5x Income (2026) For Rent

If you’re earning $14-16 an hour and keep getting denied because you don’t make 3x rent, The Garrison Apartments might be the workaround to get approved you didn’t know existed. This 47-unit property on Fortview Road doesn’t look like much from the outside. But it’s quietly become one of the more interesting budget options in South Austin’s 78704 zip code. I track rental pricing across this submarket daily, and The Garrison stands out for two things you almost never see together: a 2.5x income requirement (most properties demand 3x) and no pet weight limit.

That 2.5x threshold isn’t a gimmick. It means if you’re earning $14-16 an hour full-time, you can actually qualify for a studio here—without paying for a third-party guarantee service. That opens doors for renters who’d get denied at 80% of Austin’s apartment inventory. If you’re navigating income requirements and not sure where to start, an Austin apartment locator can help match you with properties that fit your situation.

But here’s what the listing sites won’t tell you: this is a 1970 wood-frame building with thin walls, a location that’s car-dependent despite the South Lamar address, and a laundry room situation instead of in-unit machines. These trade-offs matter.

In this review, I’ll break down the real monthly cost after specials (spoiler: it’s lower than advertised), show you exactly who should—and shouldn’t—consider The Garrison, and give you the screening criteria straight so you don’t waste an application fee. Let’s get into it.

Quick Facts: The Garrison at a Glance

Is The Garrison Right for You?

Before diving into amenities and reviews, let’s cut to what matters: is this place worth your time?

This is Your Place If…

You’re budget-conscious but want something renovated. Studios under $1,000 in South Austin usually mean carpet from 2004 and appliances your grandmother would recognize. The Garrison’s 2023 refresh actually looks and feels like 2023. If you need to stay under $1,100 and don’t want to feel like you’re settling, this makes the short list.

You have a larger dog. I work with a lot of pet owners, and the “no weight limit” policy here is legitimately rare. Most Austin apartments cap at 50–75 pounds. If you have a German Shepherd, a Lab, a Husky—or any breed that tips the scales—your apartment options just expanded significantly. Pet owners with large dogs should also check out our guide to apartments that allow large dogs in Austin.

You qualify at 2.5x income but not 3x. This is the big one. Most properties require you to earn three times the monthly rent. At The Garrison’s 2.5x threshold, someone making $14–16/hour full-time qualifies for a studio without paying for a third-party guarantee service. If your income falls between $28,000 and $36,000, this property removes a barrier you’d hit almost everywhere else. It’s also a strong option for first-time renters in Austin building their rental history.

You work remotely or commute south. The location isn’t walkable (more on that below), but if you’re not commuting to downtown daily, it won’t matter. The property sits close to Ben White and Mopac—good for heading to South Park Meadows, Sunset Valley, or points south.

Skip This Property If…

You’re noise-sensitive. I want to be direct about this: The Garrison is a 1970 wood-frame building. That construction type means you’ll hear your neighbors. The 2023 renovation improved a lot of things, but it didn’t add soundproofing between units. Google Reviews show 12 of 40 reviewers mention noise. If you need quiet, this isn’t it—or request a top-floor unit and hope for the best.

Walkability is non-negotiable. Walk Score gives this address a 45–52, depending on the algorithm’s mood. Translation: you need a car for groceries, coffee, and basically everything. The South Lamar address sounds convenient, but this stretch of Fortview is car-dependent. If you want to walk to restaurants and shops, look closer to the South Lamar corridor proper.

You need in-unit laundry. There’s no washer/dryer in units and no connections to add your own. Laundry rooms are on-site, which some people don’t mind—but if hauling clothes down the hall is a dealbreaker, know that going in.

Your credit is below 550 or you have a recent eviction. Urban Flats uses standard screening. They don’t publish a hard minimum credit score, but realistically, sub-550 credit or evictions within the past two to three years will likely result in denial. If that’s your situation, second chance apartments in Austin are a better starting point.

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💡 WHAT YOU SHOULD KNOW

The Garrison’s 2.5x income requirement isn’t advertised on most listing sites—you’d only find out during application or by calling. This is the kind of detail that saves you from wasting application fees at stricter properties. If you’re earning between 2.5x and 3x rent, I can pull a list of properties with flexible income thresholds so you’re not guessing.

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Wondering if The Garrison 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 $50 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.

Location Reality: South Lamar or South Austin Fringe?

Let’s address the elephant in the room. The Garrison sits at 1801 Fortview Road, which technically falls within the “South Lamar” marketing zone. But walkable restaurants? Coffee shops? The trendy South Lamar corridor vibe? That’s not this address.

The property is closer to Ben White and Manchaca. South Austin, not South Lamar proper. That distinction matters if you’re choosing an apartment based on neighborhood lifestyle.

What’s Actually Nearby

The good news: practical stuff is close. There’s an H-E-B about 0.9 miles away (3-minute drive). A CVS and assorted fast food options line Ben White. South Park Meadows—the sprawling shopping center with Target, Best Buy, and chain restaurants—is 2.5 miles south. For everyday errands, you’re covered.

The reality check: if you want walkable coffee, brunch spots, or nightlife, those are a drive away. The closest decent coffee shop is a 10-minute drive toward the actual South Lamar corridor. Walk Score gives this address a 45-52 (depending on the day), which translates to “car-dependent” in plain English.

The Commute Math

If you work remotely, commute to Tesla, or head south for work, this location makes sense. The Ben White / Mopac access is legitimately convenient for southbound commuters. But if you’re driving to the Domain or north Austin daily, the morning slog on Mopac will wear you down fast.

Transit exists—CapMetro routes #5 and #17 run nearby—but service is limited. This is realistically a car-required location.

🔑 NEGOTIATION LEVERAGE

Properties in car-dependent locations often have more negotiating room than walkable hotspots. At 47 units, The Garrison isn’t a massive complex with aggressive leasing quotas, but the location means they’re competing harder for tenants. If you’re signing a 12-month lease, asking about waived fees or extended specials is reasonable—and more likely to succeed here than at a walkable South Lamar property.

For a broader look at what’s available in this part of town, check out our South Austin apartments guide.

What You’ll Actually Pay: Pricing Breakdown

Here’s where The Garrison gets interesting. The advertised rent is already low. The current special makes it genuinely cheap for renovated South Austin.

Floor Plans and Base Rent

*With current 50% off first month on 12-month lease (verified January 2026)

The studio sizes vary significantly—381 to 588 square feet is a meaningful range. If you’re touring, ask specifically about the larger studios. Same price, different livability.

The Net Effective Rent Calculation

This is where most listing sites fail you. They show “$949” or “$1,025” and call it a day. Here’s the actual math:

For a 1BR at $1,025 with current special:

Base rent: $1,025 × 12 months = $12,300
Minus 50% off first month: $12,300 - $512.50 = $11,787.50
Divided by 12 months = $982/month net effective

That’s $43/month less than the sticker price, or $516 in first-year savings.

For studios at $949:

$949 × 12 = $11,388
Minus $474.50 = $10,913.50
Divided by 12 = $909/month net effective

This matters when you’re comparing properties. A “$1,100” apartment elsewhere with no special costs more than The Garrison’s “$1,025” with 50% off the first month. You can run your own numbers with our net effective rent calculator.

All the Fees (Because Nobody Else Lists Them)

No valet trash fee. No pest control add-on. No mandatory parking charges. This is cleaner than most Austin fee structures.

True Monthly Cost Example

Let’s say you’re renting a 1BR with one dog:

With the current special factored in, your net effective monthly cost is approximately $992/month for year one.

That’s what it actually costs. No hidden $35 valet trash or $25 “community fee” surprises. If you want to see what hidden fees look like at other properties, this breakdown of Austin’s hidden renting costs is eye-opening.

⚠️ HIDDEN COST ALERT

The Garrison is unusually transparent on fees—but here’s what to watch: renewal pricing. The 50% off first month special applies only to your initial lease. When you renew, expect the full $1,025 (or whatever the market rate is at that point). Budget for year two accordingly.

Move-In Cost Estimate

For a 1BR with one pet, assuming standard deposit:

The waived admin fee saves you $100 off the top.

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

Fill out a quick form and I’ll text you what’s actually available right now. Sometimes there are stacked offers or unadvertised incentives that don’t hit the website.

Will You Get Approved? Screening Criteria Explained

This is the section that listing sites skip entirely. And it’s the section that actually matters. You can love a property’s photos and pricing—but if you don’t meet screening criteria, none of it matters.

The Income Advantage (This is the Big One)

The Garrison requires 2.5x gross monthly rent. That’s significantly lower than the 3x standard at most Austin apartments.

Here’s what that looks like in practice:

Compare that to a standard 3x property at the same rent:

The gap is real. Someone earning $30,000 a year qualifies for a 1BR at The Garrison. At a 3x property, they’d need to earn $36,900—or pay for a third-party guarantee service that typically costs one month’s rent. Use our 3x rent calculator to see what income you’d need at standard properties.

The Garrison’s 2.5x threshold eliminates that extra cost. This is one of the few properties where the lower income requirement is baked in, not bolted on through an expensive workaround.

Credit Expectations (The Honest Version)

Urban Flats doesn’t publish a hard credit minimum. Here’s what I’ve seen in practice:

• 650+: Smooth approval, lowest deposit
• 580-649: Usually approved with stronger income documentation or slightly higher deposit
• 550-579: Case-by-case; strong income might save you, but prepare for conditions
• Below 550: Likely denial—don’t spend the $50 application fee finding out

If your credit is below 580 and you have other challenges (limited rental history, collections, past evictions), this probably isn’t your property. Bad credit apartments in Austin are a better starting point for building options.

What Gets You Denied

Let me be direct about what typically triggers automatic denial:

• Eviction within 3 years — Urban Flats uses standard lookback periods
• Property debt on credit report — If you owe a previous landlord money and it’s in collections, most properties (including this one) will decline
• Felony convictions — Background check is standard; felonies within lookback period are typically disqualifying
• Insufficient income documentation — If you can’t prove 2.5x rent, you can’t get approved

The Application Process

1. Submit application — $50 per applicant (non-refundable)
2. Provide documentation — Pay stubs (usually 2-3 months), ID, rental history
3. Wait for screening — Usually 24-48 hours for Urban Flats properties
4. Receive conditional approval or denial — Deposit amount confirmed at approval

The current special requires a 12-month lease to get the 50% off first month and waived admin fee. Six-month leases are available but won’t include the concessions.

💡 WHAT YOUR LOCATOR KNOWS

Here’s what separates working with a locator from applying blind: I can tell you whether you’re likely to qualify before you spend $50 finding out. If The Garrison’s screening looks tight for your situation, I know which nearby properties have more flexibility—and which ones will definitely deny you. That’s the kind of intel Apartments.com doesn’t have.

What Residents Actually Say: 150+ Reviews Decoded

Listing sites show you star ratings. They don’t tell you what those ratings actually mean. So I went through The Garrison’s reviews across Google (40 reviews, 4.3 stars) and ApartmentRatings.com (110 reviews, 4.5 stars) to find the patterns that matter.

The Good (Consistent Themes)

Taylor gets praised by name. This is the clearest signal in the review data. The on-site property manager, Taylor, shows up by name in 15+ reviews across platforms. That’s unusual—most property reviews mention “management” generically or complain about specific employees. When a single manager gets called out repeatedly for being helpful, responsive, and flexible, it usually means the day-to-day living experience is solid.

Sample from Google: “Taylor was great to work with!” and “Taylor is super helpful. Good building to live at.” and “Property manager Taylor took excellent care and was incredibly flexible.”

The quiet community effect. At 47 units, The Garrison is tiny by Austin apartment standards. That size shows up in reviews as “quiet,” “neighborly,” and “not chaotic.” Larger complexes (200+ units) tend to have more noise complaints, more parking issues, more everything. The math just works differently at this scale.

Renovation quality surprised people. The 2023 updates come up repeatedly. Words like “transformed” and “updated” appear in multiple reviews. Residents who moved in expecting a dated 1970s building found something better than expected.

The Bad (Honest Assessment)

Noise from neighbors is real. Google Reviews show 12 of 40 reviewers mention noise—footsteps, bass, general awareness of upstairs neighbors. That’s 30% of reviewers flagging the same issue. This isn’t a property-specific problem; it’s wood-frame construction. But it’s worth knowing the pattern exists.

Some maintenance delays. A handful of reviews mention slow responses on non-urgent repairs. Nothing catastrophic—no horror stories about weeks without AC or backed-up plumbing—but “could be faster” appears in the feedback.

You might not see your unit before signing. Several reviews mention not being able to tour the exact unit before move-in due to previous occupant timing. If seeing your actual apartment is important to you, ask upfront and be prepared for a “no.”

The Pattern That Matters Most

Here’s what I’ve learned from analyzing thousands of Austin apartment reviews: the ratio of management praise to management complaints tells you more than the star rating itself.

At The Garrison, that ratio is heavily positive. When residents take time to name a specific person (Taylor) and describe specific helpful actions, the property is usually well-run. When reviews are vague complaints about “the office” or “they never respond,” the opposite is true.

This property skews toward the former. That’s a good sign for day-to-day livability.

The Uncomfortable Truth: What Nobody Else Will Tell You

Every apartment has downsides. Most reviews hide them. Most listing sites ignore them.

Here’s what you need to know before you sign anything.

You Will Hear Your Neighbors

I’m not going to sugarcoat this. The Garrison is a 1970 wood-frame building. The 2023 renovation upgraded finishes—counters, appliances, flooring, bathrooms. It did not add soundproofing between units.

Wood-frame construction means:

• Footsteps from above are audible
• Bass from a neighbor’s TV or music carries
• You’ll have general awareness that other humans live nearby

This isn’t a defect. It isn’t something maintenance can fix. It’s how the building was built 55 years ago. If you’re sensitive to noise, you have two options: request a top-floor unit (fewer footsteps from above) or look at concrete construction, which mostly means downtown high-rises at significantly higher price points.

Thirty percent of Google reviewers mention noise. That’s not nothing. Go in with clear expectations.

The “South Lamar” Address Is Misleading

I touched on this in the location section, but it bears repeating because it’s the #1 source of renter disappointment I see at properties like this.

The Garrison’s address places it technically within the “South Lamar” marketing zone. But if you’re picturing walkable restaurants, funky coffee shops, and the South Austin vibe that “South Lamar” implies—that’s not this address.

You’re closer to Ben White and Manchaca. Your daily reality is driving to H-E-B and chain restaurants along the highway corridor, not walking to brunch. If that’s fine with you, great. If it’s not, don’t convince yourself it’ll be different once you move in.

Renewal Won’t Include the Same Deal

The current special—50% off first month plus waived admin fee—applies to your initial lease. When renewal comes around, expect to pay full price or close to it.

Urban Flats properties don’t typically offer aggressive renewal concessions. I’ve seen modest negotiation room on rent increases, but nothing comparable to the move-in offers. Plan for one of two things:

1. Budget for year-two rent at full price ($1,025+ for a 1BR, plus any market adjustments)
2. Plan to move after your initial lease if you need concession pricing to make the numbers work

Don’t assume you’ll get another deal. The special is an acquisition tool, not a long-term pricing model.

No In-Unit Laundry (And No Way to Add It)

There are no washer/dryer hookups in units. Laundry rooms are on-site, which works fine for some people—but if in-unit laundry is a requirement (not a preference), this isn’t your property.

This is non-negotiable. The building wasn’t plumbed for in-unit machines, and the renovation didn’t change that.

You’ve now seen the full picture—the good, the bad, and the things nobody else will mention.

If The Garrison still looks like a fit, fill out the form below. I’ll answer any remaining questions, check whether you’ll qualify before you waste application fees, and help you figure out next steps. If it’s not right, I can point you toward alternatives that might work better.

Frequently Asked Questions About The Garrison Apartments

Does The Garrison allow dogs? What’s the weight limit?

Yes, The Garrison allows dogs with no weight limit—which is rare in Austin. Most properties cap at 50-75 pounds. You can have up to 2 pets, with a $300 deposit ($150 for an additional pet) and $10/month pet rent per pet. Breed restrictions do apply, so verify specific breeds with leasing before applying.

What credit score do I need for The Garrison?

No published minimum, but based on typical Urban Flats screening: 650+ credit usually means smooth approval; 580-649 typically qualifies with strong income; below 550 will likely result in denial. The bigger factor here is income—they only require 2.5x rent instead of the standard 3x.

What income do I need to qualify for The Garrison?

You need to earn 2.5x the monthly rent in gross income. For a studio at $949, that’s $2,373/month ($28,476/year). For a 1BR at $1,025, that’s $2,563/month ($30,756/year). This is significantly lower than the 3x requirement at most Austin apartments—the difference between needing $28K vs. $34K annually for the same unit.

What utilities are included at The Garrison?

Utilities are tenant-paid. You’ll cover electricity (Austin Energy), gas (Texas Gas Service for cooking/heating), water, and internet separately. Expect $100-150/month for utilities depending on usage and unit size. The upside: no mandatory valet trash or pest control fees added to rent like at many newer properties.

How much is the security deposit at The Garrison?

Security deposits vary based on credit and screening results. Expect $500-$1,000 for most applicants. Stronger credit and income typically mean lower deposits. The pet deposit is a separate $300 ($150 for a second pet).

What’s the current move-in special at The Garrison?

As of January 2026, The Garrison offers 50% off your first month’s rent plus a waived $100 admin fee on 12-month leases. That brings a 1BR’s net effective rent down to approximately $982/month (vs. $1,025 advertised). The application fee is $50—the only upfront cost to apply. For more deals like this, check out our current Austin move-in specials page.

Is The Garrison walkable?

No. Walk Score gives this address a 45-52, which translates to “car-dependent.” The nearest grocery (H-E-B) is a 3-minute drive. The nearest walkable coffee shop worth visiting is 10+ minutes away by car. If walkability matters to you, this isn’t the right property—look closer to the South Lamar corridor proper or other urban-core neighborhoods.

Does The Garrison accept broken leases or evictions?

Generally no. Urban Flats uses standard screening with a 3-year lookback on evictions and rental history. Broken leases with property debt on your credit report will typically result in denial. If you have rental history issues, apartments that work with broken leases are a better starting point.

What’s parking like at The Garrison?

Parking is a free surface lot—no covered or garage options. At 47 units, parking is generally available, but it’s open-air only. No reserved spots. This is standard for properties at this price point in Austin.

How does The Garrison compare to nearby apartments?

The Garrison wins on three things: lowest income requirement in the area (2.5x vs. 3x everywhere else), no pet weight limit (most competitors cap at 50-75 lbs), and lowest entry price ($949 studios). Trade-offs include older construction (1970 wood-frame) and no in-unit laundry. If you need newer construction or more unit variety, Mission James Place or The Grove are nearby alternatives—but both require 3x income.

The Bottom Line: Should You Tour The Garrison?

Verdict: 7.5/10 — Strong value for the right renter.

The Garrison Apartments Austin delivers what it promises. 2023-renovated finishes at Class C prices. Screening flexibility you won’t find at most properties. The 2.5x income requirement and no-weight-limit pet policy aren’t marketing fluff—they’re genuine differentiators that expand your options if you’ve been declined elsewhere or have a larger dog.

The net effective rent of ~$910-$982/month (with current specials) is legitimately cheap for renovated South Austin. Fee structure is transparent. On-site management gets praised by name. And the 47-unit size keeps things quieter than large complexes.

Tour The Garrison if:

• Your income is 2.5-3x rent (you won’t qualify at stricter properties)
• You have a dog over 50 pounds
• You prioritize low rent over walkability
• You work remote or commute south

Keep looking if:

• Noise sensitivity is a dealbreaker (wood-frame = you’ll hear neighbors)
• You need a walkable lifestyle
• In-unit laundry is a requirement
• Your credit is below 550 or you have a recent eviction

Go in with clear eyes on the location and construction type, and The Garrison can be a solid fit. Just don’t expect the “South Lamar” address to deliver walkable neighborhood vibes.

If you want help figuring out whether you’ll qualify—or want to compare The Garrison against similar options in South Austin—that’s literally what I do. Start your free apartment search, and we’ll figure out the best path forward for your situation.

Need Help With Your Search?

You’ve got everything to evaluate The Garrison 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 current specials, and coordinate next steps. Real person. Not an AI phone system.

Going solo? Tell them “Ross Quade from Austin Apartment Locators” referred you on your tour and application. Text me at 512-865-4672 when you apply so I can make sure everything’s on track.