The Grand at Manor Apartments Austin Review: 2.5x Income Requirement, No Breed Restrictions, and Studios Under $900/Month After Concessions in Manor, TX

If you’re making $15 an hour and getting denied because you can’t hit 3x rent, The Grand at Manor changes that equation. This 271-unit property on Genome Drive runs a 2.5x income requirement through its attainable housing program. That’s not typical. Most Austin-area apartments demand 3x. I track pricing across the Northeast Austin and Manor corridor daily through ApartmentData.com and direct property contacts. The Grand stands out for a reason most listing sites don’t even mention: the income math works for people who get turned away everywhere else.

A studio here starts at $995 before concessions. With the current 6 weeks free special, that drops to about $881 a month net effective. At 2.5x income, you need $2,488 a month to qualify for that studio. That’s $14.35 an hour full-time. Try finding that at a 2021-built property with granite counters and a pickleball court.

But here’s what the listing sites won’t tell you: this property went through a rough management transition in late 2024 that sent reviews sideways. The hallway cleanliness complaints are real. And some residents have reported pest issues. Those trade-offs matter. This review breaks all of it down.

Quick Facts: The Grand at Manor

The 4.6 Google rating is strong, but the story behind it is worth understanding. Most of those 275 reviews are positive, with staff friendliness and maintenance responsiveness as the two strongest themes. So what’s the catch? There’s a cluster of 1-star and 2-star reviews from about 9 to 12 months ago, right after management changed hands. I’ll dig into those patterns below.

Who The Grand at Manor Works For

You earn $14-17 an hour and keep getting denied at other properties. The 2.5x income threshold is the headline here. At most Austin apartments, you need 3x rent to qualify. So a $1,000 apartment requires $3,000/month income. At The Grand, that same apartment only requires $2,500/month.

If you’re working full time at $15/hour ($2,600/month gross), you qualify here but get denied at most of the market.

You have a larger dog or a restricted breed. No breed restrictions and no published weight limit. I work with a lot of pet owners who get stuck because their Pit Bull or Rottweiler narrows their options to a handful of properties. The Grand doesn’t restrict by breed, which is a big deal if your dog is the reason you keep getting turned away. If you’re looking for more options, check out our guide to apartments that accept large dogs in Austin.

You work at Tesla Gigafactory or Samsung and want a short commute without central Austin rent. Tesla Gigafactory is about 10 miles south down FM 973, roughly 15 minutes off-peak. Samsung Austin Semiconductor is about 15 minutes northwest. You’re getting 2021 construction with granite counters, stainless appliances, and washer/dryer in the unit at rents 30-40% lower than the same quality closer to downtown. The property also has EV chargers on site, which is a nice touch if you drive a Tesla. Our Northeast Austin apartments guide covers 16 communities in this corridor if you want to compare.

You want newer construction without the newer construction price tag. Studios under $900/month net effective in a building that’s only 5 years old. That’s hard to beat in the Austin metro right now.

Skip If

You need walkable restaurants, bars, and entertainment. Manor is growing fast, but this isn’t downtown Austin or even Pflugerville. Your nearest HEB is about 3 miles away on FM 973. Casa Garcia’s and Pho Yes are close, but most of your daily errands require a car.

You’ve read the complaints about the management changeover and they concern you. Reviews from late 2024 through early 2025 paint a picture of staff turnover, poor communication, and declining maintenance standards. The current team seems to have gotten things back on track, but if management stability matters a lot to you, that recent history is worth weighing.

You have a felony on your record. The screening rules here are strict on criminal backgrounds. Crimes against people, property crimes, drug charges, and more all trigger denial. This isn’t a second-chance property for felony backgrounds. If that’s your situation, our second chance apartments guide covers which Austin communities are more flexible on background screening.

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Location: What’s Actually Near The Grand at Manor

What’s Nearby

The Grand sits at 10700 Genome Drive, just north of Highway 290 in Manor. The area around it is still filling in. Here’s what’s within a reasonable distance:

Grocery: HEB Manor (13100 FM 973) is about 3 miles away, roughly a 7 minute drive. This is a newer 101,000 square foot store that opened in late 2025 with a full pharmacy, curbside pickup, and fuel station. Before this HEB opened, Manor residents had to drive into Austin or Pflugerville for a full grocery run. That’s no longer the case, and it’s a big deal for this area.

Dining: Casa Garcia’s Mexican Restaurant and Pho Yes are both within a mile. DoubleDave’s PizzaWorks is nearby. Beyond that, you’re driving into Austin or Pflugerville for more variety.

Shopping: Las Entradas shopping center is 0.1 miles away. Home Depot is on FM 973 near the HEB. Shadowview Lakeside shopping is about an 8 minute walk. There’s a Walmart Supercenter on 290 too.

Parks: Woodlands Park Nature Trail is close for walking. Walter E. Long Metropolitan Park is a larger option for kayaking and hiking, roughly 10 minutes west.

Commute Math

Highway 290 is the main artery, and it gets congested heading west into Austin during morning rush. Residents keep bringing up the 290 access as one of the best things about this location. You’re close to the highway without sitting in the middle of Manor traffic.

The Reality of Living in Manor

Manor is not Austin. It’s a small city that’s growing fast because of Tesla and the new HEB, but the infrastructure is still catching up. Dining options are limited. Nightlife? Nonexistent unless you drive into Austin. Public transit doesn’t reach this far east in any practical way.

Fair warning: you need a car. Period.

But here’s the upside: it’s quiet. Residents who’ve been here 2-3 years keep mentioning the quiet as their favorite thing. If you’re coming from a louder part of Austin and want space and peace, Manor delivers that.

Pricing and True Cost

Floor Plans

Pricing current as of August 2026. Check with the property before you apply.

Net Effective Rent Calculation

Here’s the math on the current special (6 weeks free on a 12-month lease):

Studio at $995/month:

• Daily multiplier: (365 – 42) / 365 = 0.8849
• $995 x 0.8849 = $881/month net effective
• Monthly savings: $114/month
• Annual savings: $1,368

1BR (A1) at $1,118/month:

• $1,118 x 0.8849 = $989/month net effective
• Monthly savings: $129/month
• Annual savings: $1,548

That studio at $881/month net effective in a 2021-built property? Good luck finding that anywhere else in the Austin metro. For comparison, the nearby Wildhorse Flats (2022 construction) starts 1BR units around $999. Eightyone10 Blue Goose (2023 construction) starts studios around $1,174. The Grand undercuts both. It’s not even close. For a broader look at what’s available in this price range, see our breakdown of Austin apartments under $1,000.

Fee Breakdown

Required Fees (everyone pays):

Optional Fees:

True Monthly Cost Scenario

A renter in an A2 1BR (729 sqft) at $1,252/month with one dog:

The gap between the advertised $1,252 and the true monthly cost of roughly $1,352 is about $100/month, or $1,200 per year. That’s pretty standard for a newer property in this price range, but you should know it going in.

Up-front costs to budget for: $50 app fee (waived with same-day application), $200 admin fee (also waivable), $200 pet deposit, $200 pet fee, plus security deposit based on screening. If you don’t qualify for the fee waiver, you could be looking at $650+ before your first month’s rent.

Preferred employer discount: If you work at Manor ISD, Applied Materials, Whole Foods Distribution, Tesla, or HEB, the property waives your app and admin fees and gives you a 3% monthly rent discount. That knocks about $38/month off a $1,252 rent.

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

I run these true-cost calculations for every property I recommend. The advertised rent is never the full picture. Let me show you how The Grand stacks up against other Manor and Northeast Austin options.

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Screening Criteria

Income Requirement

This is where The Grand at Manor separates from the pack. The 2.5x rule (through its attainable housing program) means lower income thresholds across the board:

At a standard 3x property, that studio would require $2,985/month income (about $17.22/hour). The Grand’s 2.5x threshold opens the door for renters making $14-16/hour who get denied everywhere else. If you want to run the numbers yourself, our 3x rent calculator shows exactly what you need at different rent levels.

Income verification requires: Most recent 4 weeks of paystubs, OR tax returns, OR bank statements showing consistent deposits. Cash income won’t qualify.

Important note: This property is part of a government affordable housing program (attainable housing). That means the income paperwork is more involved than a standard apartment, and you’ll need to sign an income certification annually. There are also income caps: depending on the unit, your household can’t earn more than $107,040/year or $187,320/year. Those limits apply to households of 1-4 people. Ask the leasing office which floor plans fall under which cap.

What Gets You Denied

Here’s what gets you denied based on their published criteria:

• Eviction within the past 12 months: Automatic denial, no exceptions
• Eviction over 12 months old: Possible with positive rental history, but you must pay the outstanding balance plus an extra $750 fee
• Not eligible for re-rental by a previous landlord: Denial
• Felony criminal background: Covers a wide range: crimes against people, property crimes, drug possession or distribution, sex offenses, crimes against children, and prostitution
• Certain misdemeanors within a specified period: The criteria mention this but don’t publish the exact timeframe. Ask the leasing office before applying.
• Tax liens: Denial
• 4+ NSF (bounced) checks in the past 12 months: Denial
• Fraudulent information on application: Denial

Guarantor Option

If your income is short or you don’t have credit history they can verify, a guarantor can co-sign. But the requirements are steep: your guarantor must earn 6x the monthly market rent, be a relative or employer, and be a U.S. citizen. That 6x requirement means if your rent is $1,252/month, your guarantor needs to pull in $7,512/month ($90,144/year). Third-party guarantee services like Leap or Jetty aren’t mentioned in the published criteria. That doesn’t mean they won’t work with them, but don’t assume. Ask the leasing office directly, or I can check for you.

Here’s what I tell clients about applying here:

I can tell you whether your income, credit, and rental history are likely to pass The Grand’s screening before you spend money finding out. The affordable housing paperwork adds steps that most renters don’t expect. If The Grand looks tight for your situation, I know which nearby communities have more flexibility.

Resident Reviews: What 275 Google Reviews Actually Say

The Patterns

What People Like

The staff gets the most consistent praise. Liz (the property manager), Rene, and Kiara are named repeatedly in recent reviews. One resident called Rene “one of the main reasons I chose to live here and renew my lease.” Another said Liz “hasn’t been the property manager for long, but you can already see the improvements she’s making.” Same-day maintenance completion comes up again and again.

Residents who’ve stayed 2-3 years are a strong signal. Several reviewers mention living at The Grand for that long and renewing. One three-year resident gave it a 10/10 recommendation.

People don’t renew for three years at a place they hate.

The amenities also get solid marks. Pool, gym, and grill stations come up frequently. One resident highlighted the pickleball court and hammock area as standouts. And several residents say the staff “really cares about creating a fun community, not just managing apartments.” That’s not something you hear often.

What People Don’t Like

The management changeover is the elephant in the room. Around December 2024, the property switched to Presidium Property Management (now running under the RPM Living umbrella). Residents from that period talk about staff resignations, poor communication, and a drop in maintenance quality. One long-term resident wrote that “all of the well-known and trusted staff resigned” after the transition.

Here’s the good news: reviews from the last 6-8 months are way more positive. The current team seems to have found its footing. But the transition left some damage, and you’ll see those 1-star reviews when you search.

Management responds to almost every review, good and bad. The responses are clearly copy-paste templates, which is pretty standard for RPM-managed properties.

The Uncomfortable Truth

Here’s something most apartment sites won’t tell you. No listing site will write this section. I’m not trying to kill the deal. I want you to know what you’re signing up for.

The Hallway Cleanliness Problem Is Real

Reviews from different time periods keep bringing up dirty hallways and stairwells. One resident described “filthy stairwells” that are “never swept, blown clean, or mopped.” Another mentioned trash, spill stains, hair, and dog waste in common areas. This isn’t one angry review. It’s a pattern.

The units themselves? They get positive cleanliness marks. But the common areas are a weak spot. Ask to walk the hallways (not just the model unit) when you tour.

Pest Issues Aren’t Fully Resolved

One resident reported seeing 6 mice in 6 months. Six. And management’s response? They called it “normal.” Another mentioned bugs coming from a neighboring unit. The property offers weekly pest control on request, but “on request” means you have to keep calling. In a building that’s only 5 years old, you shouldn’t be seeing this. The common area cleanliness issues probably aren’t helping.

Move-Out Billing Surprises

At least three reviewers describe the same scenario: they moved out, confirmed with staff that their balance was zeroed out, and then received a bill months later for an outstanding balance. One resident said it happened nine months after moving out. This is a pattern worth watching. Get your final statement in writing before you leave, and keep a copy.

The Micromanagement Complaints After the Transition

This one comes from reviews outside Google. On ApartmentList, a resident wrote that “the new staff micromanage their tenants and threaten fines for having personal items on porches.” Other reviews say the same thing: rules that were loosely enforced under old management are now being strictly enforced, and some residents feel the pendulum swung too far. If you like keeping a chair or plants on your patio, ask the leasing office exactly what’s allowed before you sign.

You’re Locked Into a Car

Manor is 15-20 miles east of downtown Austin with zero practical public transit access. If your car breaks down, you’re calling an Uber. The nearest bus route that connects to Austin’s transit network is miles away. This isn’t a knock on Manor. It’s just the reality. Budget for gas and car maintenance accordingly.

Ready to Move Forward, or Want to See Alternatives?

If The Grand fits your situation, I can walk you through the next steps. Want to compare it against other Northeast Austin options? I do that all day. My service is free. I’m paid a referral fee from the property’s marketing budget, and your rent is the same whether you use a locator or not.

Let’s Figure It Out

FAQ

Does The Grand at Manor accept evictions?

Evictions within the past 12 months are an automatic denial. No exceptions, no wiggle room. Over 12 months, you may qualify with positive rental history, but you’ll need to pay off the outstanding balance plus an extra $750 fee. That fee stings, but it’s better than a flat denial.

What credit score do I need for The Grand at Manor?

The property doesn’t publish a specific credit minimum. RPM Living scores you on credit, income, rental history, and background all together. The best way to find out where you stand is to contact the leasing office or work with a locator who can pre-screen you before you apply.

Does The Grand at Manor accept felonies?

The screening rules cast a wide net on felonies. Crimes against people, property crimes, drug charges, and sex offenses all lead to denial. This isn’t a second-chance property for felony backgrounds.

Is The Grand at Manor income restricted?

Yes. The property participates in an attainable housing program with a 2.5x income threshold instead of the standard 3x. What does that mean in practice? The income paperwork is more involved than a typical apartment, and certain units may have income caps. Ask the leasing office for current income limits. For more on how these programs work, see our income based apartments guide.

Does The Grand at Manor have in-unit washer and dryer?

Yes. Both the property’s website and ApartmentFinder list in-home washer and dryer as a standard feature across all floor plans.

Are there breed restrictions at The Grand at Manor?

No breed restrictions. The pet policy allows dogs and cats with a $200 deposit, $200 fee, and $20/month pet rent per pet.

How far is The Grand at Manor from Tesla Gigafactory?

About 10 miles south via FM 973. Roughly 15 minutes off-peak, 20-30 minutes during rush hour.

What school district is The Grand at Manor in?

Manor ISD. Manor High School, Manor Middle School, and several elementary schools serve this area.

Is The Grand at Manor safe?

For safety data, check the Manor Police Department’s public reports. Residents who’ve been here a while consistently call it quiet and peaceful. Read our guide on evaluating apartment safety in Austin for tips on how to check this yourself.

What’s the current special at The Grand at Manor?

As of August 2026: 6 weeks free if you move in by August 31st. Application and admin fees are waived if you apply within 24 hours of touring. Specials change frequently, so verify directly with the property or through a locator.

The Bottom Line

The Grand at Manor’s 2.5x income requirement is the single biggest reason to pay attention to this property. Let me be direct: most of the Austin market demands 3x. That difference alone means renters earning $14-17/hour who get denied everywhere else can actually qualify here.

Now throw in studios starting at $881/month net effective, no breed restrictions, and 2021 construction with granite counters and washer/dryer included. The value here is hard to argue with.

The trade-off is real, though. You’re in Manor, which means limited dining, no nightlife, and a car-dependent lifestyle. The property went through a management shakeup that generated some ugly reviews. The current team (led by Liz) seems to have stabilized things, but the hallway cleanliness and pest issues haven’t fully disappeared.

This property makes sense if:

• Your income is $14-17/hour and you keep getting denied at 3x income properties
• You work at Tesla, Samsung, or another employer in the area and want a short commute
• You have a larger dog or restricted breed that limits your options elsewhere
• You want 2021 construction quality at below-market pricing

This property doesn’t make sense if:

• You need walkable restaurants, bars, and entertainment
• You have a felony on your record (broad denial criteria)
• You need public transit access
• Common area cleanliness is a dealbreaker for you

My honest take: The Grand at Manor is one of the strongest value plays in the Manor corridor right now. The 2.5x threshold alone makes it worth considering for anyone who’s been shut out by standard screening. But tour the hallways, not just the model, and get your move-out terms in writing.

Need Help Deciding?

My service is free. The apartment community pays my referral fee from their marketing budget, and your rent is the same whether you work with me or apply directly. I pre-screen your profile against The Grand’s criteria before you apply, compare the true cost against nearby options, and tell you which ones are most likely to approve you. That’s it. No pressure, no obligation.

If you’d rather go solo, contact The Grand at Manor directly at (737) 227-0698 or visit thegrandatmanor.com. 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.