The Grove Apartments Austin Review: 78704 Address, 1973 Bones

The Grove on Manchaca Road keeps landing on my client lists for two reasons: the zip code and the pet policy. A 78704 address with no breed restrictions and no weight limits? That combination shows up maybe a dozen times across all of South Austin. As a licensed Texas real estate agent (TX #679806) who’s tracked pricing and screening across 1,000+ Austin properties, I pay attention when a community punches above its rent range on location alone.

But here’s what the listing sites won’t tell you. This building went up in 1973. The 2012 renovation gave it new countertops and fresh paint. Fine. But renovations don’t replace plumbing systems or upgrade HVAC capacity, and that gap between what looks new and what’s actually old is where things get interesting. The reviews make it obvious.

I’ll break down the actual costs, what residents are saying across 260+ reviews on multiple platforms, the screening reality, and who should sign here versus who should keep looking.

Quick Facts: The Grove Apartments

That 4.0 Google rating looks solid on the surface. Dig into the 260+ reviews across all platforms, though, and the picture gets complicated fast. Yelp tells the real story in its star distribution: 43 five-star reviews and 13 one-star reviews, with almost nothing in between.

That kind of split doesn’t happen at boring properties. People who love The Grove really love it. People who had problems? Serious ones. I’ll break down exactly what’s driving that gap in the reviews section below.

Best For

You need a 78704 address on a Class B budget. The Grove starts at $1,245 for a classic one bedroom. That’s cheap for 78704. Most properties in this zip code start well above $1,400 for a similar floor plan. If the zip code matters for your commute or your kid’s school zone, or you just want to be close to South Lamar and South Congress without Class A prices, this is one of the cheaper ways in.

You have a dog over 50 pounds (or a restricted breed). No weight limit. No breed restrictions. No pet screening required. That’s rare in Austin, where most communities cap at 50 to 75 pounds and keep breed restriction lists. If you have a German Shepherd, a pit bull, a Rottweiler, or any larger breed, your options just got a lot wider. The dog park here gets mentioned in roughly 10 of the Google reviews, and residents consistently call it out as a real plus. For more options, check out our South Central Austin apartments guide where I cover other pet friendly communities in 78704.

You want a real community atmosphere, not just a building. This comes through in review after review. Community garden, community events, neighbors who actually know each other. The Grove keeps showing up in that context more than almost any other South Austin property I track.

Skip If

You need reliable air conditioning in a Texas summer. Multiple residents report their units not cooling below 76 to 81 degrees in peak summer. That’s a 1973 HVAC system trying to handle Austin heat with 2012 cosmetic updates. If you run hot or work from home, this will matter every day from May through October.

You can’t handle frequent water interruptions. Water shutoffs show up across Google, Yelp, and ApartmentRatings. This isn’t a one-time maintenance event. Residents describe it happening multiple times per week, sometimes without warning. A Yelp reviewer in March 2026 reported their apartment flooding twice with ongoing water shutoffs.

You have pest sensitivity. At least one recent reviewer (2025) reported severe bug bites starting within weeks of moving in that were never resolved. They had to move out. Pest issues in a 1973 wood frame building aren’t unusual, but the fact that it never got fixed is what worries me.

You get home after 6pm and need parking near your unit. Multiple ApartmentRatings reviewers flag parking as a problem in the evenings. No parking permits. No enforcement against outside vehicles using the lot. If you work late, this will be a nightly headache.

Wondering if The Grove 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 $75 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 Deep Dive

What’s Actually Nearby

The Grove sits on Manchaca Road between Ben White Boulevard and Stassney Lane, in the South Lamar area of 78704. The address sounds great on paper, and the location actually works for daily errands.

Walking distance (under 10 minutes): Torchy’s Tacos, Sprouts Farmers Market on South Lamar, several coffee shops and restaurants along South Lamar. Target is about a 12 minute walk north.

Short drive (5 minutes or less): H-E-B on Oltorf, Barton Creek Greenbelt trailheads, South Congress shopping and dining, Zilker Park.

You’ll need to drive for: Downtown proper, grocery runs beyond Sprouts, most major employers.

The location is honest. Not walkable to downtown. Not on a major transit line. But it sits in a sweet spot where South Lamar, Manchaca Road, and Ben White give you three different routes to pretty much anywhere in central Austin. St. Edward’s University is less than two miles away.

Commute Math

Route notes: South Lamar Boulevard north is your main corridor to downtown. MoPac is faster but backs up badly at the Barton Springs / Cesar Chavez exits during rush hour. Ben White Boulevard gets you east-west across the city. CapMetro Route 803 runs rapid service along South Lamar with stops near the property.

Neighborhood Vibe

This stretch of Manchaca is residential and quiet by Austin standards. You’re technically in 78704, which sounds good on a lease, but this isn’t the walkable bar hopping part of South Lamar or the trendy SoCo strip. It’s more of a “live here, drive there” setup with real neighborhood character. New construction has picked up in the area, bringing both new dining options and construction noise.

Pricing and True Cost

Floor Plans

The Grove runs two tiers: Classic (original finishes) and Renovated (2012 updates with quartz counters, updated appliances, vinyl flooring). Both are the same square footage. The price difference is all about what’s inside the unit.

Classic vs. Renovated matters here. The price gap on a one bedroom is roughly $200 per month. That’s $1,245 vs. $1,450 at the low end. Over 12 months, $2,400. The renovated units get quartz counters, updated appliances, vinyl flooring, and walk-in showers. The classic units keep the original finishes but come at a real discount.

Both share the same 1973 building bones. So the AC and plumbing issues are there no matter which one you pick.

One thing to confirm before you sign: the washer/dryer setup varies by unit. Some have full-size supplied machines. Others just have connections, meaning you bring your own or use the on-site laundry rooms. Ask which setup your specific unit has.

Net Effective Rent

The Grove is not running concessions right now. The leasing data says “no ongoing concessions other than reduced rents.” That means the listed rent IS your net effective rent. No free months to spread across a lease term.

In a market where competing properties are throwing out 6 to 12 weeks free, The Grove isn’t playing that game. They’re not inflating base rent and discounting it back. The $1,245 starting price is the real price.

For context: Artisan at South Lamar, 0.21 miles away, lists starting rents at $849 for a one bedroom. The Hamilton, 0.33 miles away, starts at $1,295. Bell South Lamar, 0.52 miles away, is a 2014 Class A building starting at $1,275 with concessions running regularly.

All the Fees

Zillow’s data shows total one-time move-in fees at $225. That’s exactly the $75 app fee plus the $150 admin fee, with no separate deposit. Rent.com says “deposits vary,” meaning borderline screening results could trigger an extra charge. Ask the leasing office what deposit they’d charge based on your screening before you commit.

True Monthly Cost Example

Here’s what a realistic month looks like for someone renting a renovated one bedroom with one dog:

Move-in costs: $75 application fee + $150 admin fee + $350 pet fee (not returned) = $575 before your first month’s rent. If your screening triggers a deposit, add that on top.

Specials change. What’s listed above was accurate as of June 2026. I talk to leasing teams regularly, and pricing shifts. Reach out for current availability →

Want to know what’s actually available right now?

Pricing and availability move fast. Fill out the form and I’ll check current openings, confirm which units are renovated vs. classic, and let you know if any unadvertised specials are running. It takes two minutes and costs nothing.

Screening Criteria

The Grove doesn’t publish its income multiplier, credit score minimum, or screening criteria. That’s not uncommon at this price point. But it does mean you’re walking into the application blind.

Here’s what I can tell you based on tracking ATX Fenton and similar properties across Austin.

Income Requirements (Estimated)

Most Class B properties in Austin require 3x monthly rent. Using that standard:

These are estimates. The actual multiplier could be 2.5x or 3x. Ask the leasing office before applying.

Credit Expectations

No published minimum. Based on what I’ve seen at similar properties and ATX Fenton’s track record:

620+: Likely smooth approval with standard deposit. 580–619: Possible approval. May require a higher deposit. Ask the leasing team what their threshold is before applying. Below 580: Higher risk of denial. If your credit is in this range, check your options before spending $75 on an application.

What Likely Gets You Denied

Without published criteria, here’s what typically triggers denial at Class B Austin properties:

• Active eviction judgment or eviction filing within 3 to 5 years
• Outstanding property debt to a previous landlord (this is the biggest barrier at most properties)
• Felony conviction within 5 to 7 years (depending on type)
• Insufficient or unverifiable income documentation
• Owing money to a previous landlord managed by the same company

The Application Process

1. Submit application online with $75 fee (not returned if denied)
2. Screening runs through background, credit, and rental history
3. Approval or denial typically within 1 to 3 business days
4. Sign lease and pay move-in costs

The minimum lease term is 3 months, which is unusually flexible for Austin. Most properties require 6 to 12 months minimum.

What a locator does here: I can check your situation against what I know about this property’s screening patterns before you spend $75 finding out. If The Grove’s criteria look tight for your profile, I know which nearby South Central Austin properties have more flexibility. That’s the value. You avoid wasted application fees and get pointed toward places where you’re actually likely to get approved.

Resident Reviews Decoded

I went through 260+ reviews across Google (90), Yelp (60), ApartmentRatings (111), and Facebook (11) to find the patterns. A single complaint isn’t useful. The same issue showing up across multiple platforms and multiple years? That tells you something real.

Review Pattern Analysis

What Residents Consistently Praise

The community feel here is real. It comes through stronger at The Grove than almost any property I track in this price range. Residents talk about knowing their neighbors, showing up to community events, and actually liking the people around them. Not a marketing line. It shows up on its own across years of reviews on every platform. One ApartmentRatings reviewer moved to Oregon for three years and came right back. That kind of return says something.

The current maintenance team gets called out by name. John, specifically, shows up again and again for same-day repairs and going beyond what’s expected. Mr. Castillo and Sam (the leasing manager) get consistent praise too. And the dog park and community garden? Residents mention them as things they actually use, not just items on an amenity list.

What Residents Consistently Criticize

Water is the dominant complaint across every platform. And it goes beyond occasional maintenance shutoffs. One Yelp reviewer (April 2023) described water being cut 1 to 3 times per week, sometimes without warning. Another (March 2026) said their apartment flooded twice, and maintenance refused to fix their bathroom after four requests.

Then there’s the ApartmentRatings reviewer who reported the complex going six days without water. Six days.

That’s not a one-time event. This is aging plumbing in a building that’s 53 years old, and it keeps breaking.

AC is the second biggest red flag. Multiple residents across platforms report units not cooling below 76 to 81 degrees during Austin summers. One ApartmentRatings reviewer described the HVAC systems as “old and antiquated” with electricity that “fluctuates all the time.” Quartz counters don’t make the AC compressor more powerful.

ApartmentRatings reviews bring up security concerns that don’t show up on Google. Car break-ins. No security cameras despite resident requests. At least one violent incident between residents where management took over six months to address through eviction.

These reviews tend to be older, and the current management (H.G. Fenton) may be handling things differently. But the building’s open layout with surface parking and no gated access hasn’t changed.

Parking: After 6pm, finding a spot near your unit gets tough. No parking permits. No enforcement against outside vehicles.

How Management Responds

Here’s the important context. The Grove has changed management companies multiple times. Older ApartmentRatings and Yelp reviews reference previous teams, including eras described as “Roscoe” and at least one reviewer noting “new management has destroyed a wonderful property.”

The current team under H.G. Fenton (ATX Fenton) is getting stronger marks. Sam and the maintenance crew come up positively in recent reviews. But some of these infrastructure problems are beyond what any management team can permanently fix in a building this old.

The pattern across management changes tells the story: the community and staff get praised, the building keeps having the same problems.

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 Water Problem Is Worse Than Any Single Review Shows

This isn’t about occasional maintenance shutoffs. Across Google, Yelp, and ApartmentRatings, the water situation at The Grove comes up more than any other single issue. Shutoffs 1 to 3 times per week (Yelp, 2023). Apartments flooding (Yelp, 2026). The property going six days without water (ApartmentRatings).

A separate ApartmentRatings reviewer described a gas leak that went unresolved from July through December, cutting off hot water service.

These aren’t isolated events scattered across a decade. They cluster. They continue. The building’s plumbing is 53 years old, and no management company has been able to permanently fix it.

This Property Has Changed Management Companies Multiple Times

The Grove has gone through several management companies over the years. Older ApartmentRatings reviews reference previous eras: different staff, different policies, varying levels of responsiveness. A 2022 Yelp reviewer put it bluntly: “once again, new management has destroyed a wonderful property.”

The current team under H.G. Fenton (ATX Fenton) is getting better marks. But the turnover pattern itself tells you something. When a property keeps changing management, it usually means the ownership keeps flipping or the building’s problems are too much for any one team to handle long term.

Ask the leasing office how long ATX Fenton has managed the property. And ask whether ownership has changed recently.

The 2012 Renovation Was Cosmetic, Not Structural

New countertops, new flooring, updated appliances. That’s what the renovation brought.

What it didn’t bring: new plumbing, new HVAC systems, new insulation, or new electrical infrastructure. One ApartmentRatings reviewer put it plainly: “the HVAC systems are old and antiquated, electricity fluctuates all the time.” Classic and renovated units share the same 1973 building bones. The AC and plumbing problems don’t care which tier you’re paying for.

A Refund Check That Bounced

One Google reviewer reported receiving a deposit refund check months after moving out, and the check bounced. Ask the leasing office how they handle deposit refunds before you sign. Get it in writing.

This Property Does Not Pay Locator Commissions

I’m being upfront about this. The Grove doesn’t pay referral fees to apartment locators. I don’t earn anything if you sign a lease here. I’m including this review because renters searching for honest information about this property deserve to find it, regardless of whether it pays me.

If you end up applying here, tell them Ross Quade from Austin Apartments referred you. And if you want help comparing The Grove to nearby options where I can provide full service support, and I’ll walk you through what’s available.

Ready to move forward, or want to look at alternatives?

You’ve seen the full picture. If The Grove works for your situation, great. If the infrastructure concerns give you pause, I can point you toward similar properties in 78704 with newer construction or fewer maintenance red flags. Either way, the search is free.

Frequently Asked Questions

Does The Grove allow pets?

Yes. Two pets maximum with no weight limit and no breed restrictions. Expect $350 non-refundable fee per pet plus $25 per month per pet. Pet screening is not required.

What credit score do I need for The Grove?

Not published. Based on what I’ve seen at similar properties, I’d estimate 580 or above for a reasonable shot. Ask the leasing office directly before applying.

Are utilities included in the rent?

No. Expect separate gas and electric bills. Water is reportedly split across all residents (RUBS billing). Valet trash service is included. Confirm billing details with the leasing office.

What is parking like at The Grove?

Surface lot and open parking included. Covered parking is $40 per month. No parking permits and no enforcement against outside vehicles, so finding a spot near your unit after 6pm gets tough.

When was The Grove built and last renovated?

Built in 1973, renovated in 2012. The renovation updated unit interiors but didn’t touch core infrastructure like plumbing or HVAC. Both Classic and Renovated units are available at different price points.

What is the minimum lease term?

Three months, which is unusually short for Austin. Most properties require 6 to 12 months.

What are the biggest complaints from residents?

Water issues dominate: shutoffs 1 to 3 times per week, flooding, and a reported six-day outage. AC that can’t cool below 76 to 81 degrees in summer is the second most common complaint. Parking, pests, and past security concerns show up too.

Has The Grove changed management companies?

Yes, multiple times. The current team under H.G. Fenton (ATX Fenton), led by onsite manager Sam, is getting positive marks from recent reviewers. Ask the leasing office how long ATX Fenton has managed the property.

Is The Grove a good location for commuting?

Yes, for central Austin. Downtown is about 12 minutes off peak. UT Austin is 15 minutes. Ben White Boulevard connects east-west. The airport is about 18 minutes without traffic.

What school district serves The Grove?

Austin Independent School District. Assigned schools: Joslin Elementary, Covington Middle School, Crockett High School.

The Bottom Line: Is The Grove Worth It?

The Grove offers something real that most Austin apartments don’t: actual community. Not a property manager hosting a pizza night to check a marketing box. Actual neighbors who know each other. A community garden people use. An on-site team that residents call out by name in positive reviews. Add the 78704 zip code, one of the most open pet policies in Austin, and classic one bedrooms starting at $1,245, and the value looks solid on paper.

But the trade-off is just as real. This building is 53 years old, and the renovation was skin deep. Water shutoffs multiple times per week. AC that can’t keep up in summer. Management company turnover. Past security concerns. All documented across 260+ reviews on multiple platforms. A new countertop doesn’t fix any of that. It’s baked into the building.

This property makes sense if you prioritize community feel and location over building condition, you have a larger dog or restricted breed and need an open pet policy, you want a 78704 address at Class B pricing, or you need a flexible short lease (3 month minimum).

This property doesn’t make sense if you work from home and need reliable AC in summer, you can’t tolerate frequent water interruptions, you need guaranteed parking near your unit after 6pm, or you expect the building quality to match the zip code’s reputation.

My verdict: The first year math works if you grab a classic unit at $1,245 to $1,295 and go in with open eyes about the infrastructure. The community delivers. The location delivers. Just know that you’re renting the zip code and the neighbors, not the building.

If you want help figuring out whether The Grove fits your situation, or you’d rather compare it to similar South Lamar properties, reach out here and I’ll text you within a few hours.

Need Help?

You’ve got everything to evaluate The Grove on your own. But if you want help:

Fill out the form below and I’ll text you to answer questions, check your screening situation, share current specials on nearby properties, and coordinate next steps. You’ll talk to me directly, not a bot.

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.