The Guthrie Apartments Austin Review: What 329 Google Reviews Won’t Tell You About the Real Cost

Two months free on a Class A East Austin apartment sounds like a headline worth clicking. And honestly? The math at The Guthrie checks out better than most. A one bedroom at $1,814/month drops to $1,516 net effective when you spread that concession across a 12-month lease. That’s $298/month in real savings. I track pricing across East Austin daily as a licensed apartment locator (TX #679806), and The Guthrie keeps showing up in my searches for a specific reason: it’s one of the few 78702 properties where you can get a Class A build, a 175 lb pet weight limit, and aggressive concessions all at once.

But here’s what the listing sites won’t tell you. A freight train runs near this property and honks every weeknight. Studios are 400 square feet. And that 4.7 Google rating? It’s real, but the handful of negative reviews paint a very specific picture that matters if you’re noise sensitive.

This review breaks down the actual cost, what you need to qualify, and the uncomfortable truths. All from someone who doesn’t work for Kairoi Residential.

Quick Facts: The Guthrie at a Glance

Four platforms, same story: 4.7 Google, 4.6 Birdeye, 4.0 Yelp, and 3.9 ApartmentRatings. Google and Birdeye carry the most weight because of sheer volume (329 and 320 reviews). The ApartmentRatings score across just 24 reviews gets dragged down by a handful of detailed negative reviews and a “Grounds” subcategory score of 1.5 out of 5. I’ll break down what’s driving these numbers below.

Best For / Skip If

Best For

You work remotely and want East Austin walkability. The Guthrie has a dedicated coworking space, conference rooms, a business center, and property-wide fiber optic internet. Walk Score sits around 77, Bike Score at 96. You’re about 2 miles from downtown, with Springdale General, Sa-Tén coffee, and the 5th Street food corridor all bikeable. If you’re spending $250/month on a coworking membership elsewhere, that math changes when it’s built into your building. Check out our guide to remote work neighborhoods in Austin for more on how East Austin compares.

You have a large dog that’s not a restricted breed. The 175 lb weight limit is hard to find at a Class A property. Most East Austin apartments cap at 50–75 lbs. Breed restrictions do apply here: Pit Bulls, Rottweilers, Dobermans, Chows, and Wolf Hybrids are restricted based on what I’m seeing across listing sites. But if your dog clears the breed list, the 175 lb limit and $20/month pet rent are below the $25–$50 range I see at most competitors. If pets are your priority, see our verified list of Austin apartments that allow large dogs.

You want East Austin character without the construction-era trade-offs. Built in 2018, The Guthrie gives you 10-foot ceilings, quartz countertops, and smart home integration (Alexa and Apple Home) without the plumbing gambles of a 1970s or 1980s building. That’s a real consideration in East Austin’s 78702 zip code where many competitors are renovated older stock.

You can commit to 12 months and want the concession math to work hard. Two months free on a 12 month lease is a 16.4% discount. That’s real money. I’ll show the exact calculation in the pricing section.

Skip If

You’re noise sensitive. Three kinds of noise come up in the reviews: neighbor impact noise through thin walls (multiple sites flag sound insulation as a 2018 construction weakness), a freight train that runs near the property at night with horn blasts on weeknights, and occasional loud social events in the courtyard. If you’re a light sleeper, this matters more than anything else in this review.

You need space in a studio. Available studios are 400 square feet at $1,479+. That’s a small footprint, even with 10-foot ceilings. One Google reviewer called them “small as a matchbox.” If square footage matters to you, the one bedrooms starting at 598 square feet are a better bet.

You want covered or garage parking without paying extra. Basic unreserved parking is free, but carports run $45/month and garages $130/month. If covered parking is important to you (hello, Texas summers), that’s an added cost most listing sites won’t surface.

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Location Deep Dive

What’s Actually Nearby

The Guthrie sits in East Austin’s Govalle neighborhood, built on what used to be a lumberyard. It’s not the “bar scene” East Austin near 6th Street. It’s quieter, more residential, set back on tree-lined streets south of E 7th.

Walking distance (under 10 minutes): Boggy Creek Greenbelt trail access, Govalle Neighborhood Park (26 acres with a pool and ball fields), Tillery Street Plant Company, East Austin Succulents.

Bikeable (under 15 minutes): Springdale General (coffee and food hall on Springdale Road), Sa-Tén at Canopy (highly rated Japanese coffee shop), Austin Bouldering Project (50,000 sq ft climbing gym), De Nada Cantina, Pueblo Viejo Tillery, the 5th Street food corridor.

You’ll need to drive for: H-E-B on East 7th (about 1.5 miles), Whole Foods East Austin at 901 E 5th St (about 1.5 miles), downtown bars and restaurants, Lady Bird Lake trail (about 2 miles to the nearest access point).

Grocery access requires a car or a solid bike setup. That’s the honest trade-off of Govalle versus the more central pockets of 78702. If you’re comparing options closer to downtown, check out my review of Avenir Apartments on the edge of 78702 for a different set of trade-offs.

The Commute Math

Transit note: Plaza Saltillo Station is about 1.6 miles away, giving you MetroRail Red Line access. CapMetro bus routes run along Airport Boulevard and Springdale Road. The Bike Score of 96 is one of the highest in Austin, and it’s earned. Most of East Austin’s food and nightlife is actually bikeable from here.

Neighborhood Vibe

Govalle is changing fast but still has character. You’ll see converted warehouse art studios next to modest 1950s homes next to new construction. The annual East Austin Studio Tour runs through here. Central Machine Works, Justine’s Brasserie, and Lil’ Easy are all nearby. It’s not polished. It’s not quiet on every block. But it’s real, and it’s about as close to “old Austin” energy as you’ll find in a newer building.

Here’s the catch: petty theft rates in East Austin are above the city average. The Guthrie has gated access and a gate attendant, but one resident documented 12 stolen packages and a car break-in. I’ll cover that in the Uncomfortable Truth section.

Pricing and True Cost

Floor Plans (Available and On Notice Units)

*Net effective with 2 months free on a 12-month lease (multiplier: 0.8356)

Note: “On Notice” means a current resident has given notice to vacate. These units aren’t available today but will be soon. The property is 96% occupied, so pickings are limited at any given time.

Net Effective Rent: The Math

Current special: 2 months free on a 12 month lease.

Here’s how that works for the A1 one bedroom (598 sq ft, $1,814/month):

• Lease term: 12 months = 365 days
• Free rent: 2 months = 60 days
• Multiplier: (365 – 60) ÷ 365 = 0.8356
• $1,814 × 0.8356 = $1,516/month net effective
• Monthly savings: $298

Over 12 months, that’s $3,576 in total savings compared to paying full rent. The concession is usually front-loaded: you pay nothing or reduced rent for the first two months, then full rent kicks in. Budget accordingly.

All the Fees

Required fees (everyone pays these):

Optional fees (if applicable):

True Monthly Cost Example

Scenario: 1BR renter with one dog, carport parking

Move-in costs:

• Application fee: $75
• Admin fee: $250
• Security deposit: $150 (1BR, more if credit triggers additional deposit)
• Pet fee: $400
• Estimated move-in total: $875+

Specials change. What’s listed above was accurate as of when I last checked. I talk to leasing teams regularly, and offers shift. East Austin specials have been aggressive thanks to the wave of new apartment construction across the metro. Get everything in writing before you apply.

Want to know what specials are actually available right now?

Specials across East Austin are competitive right now. I track them across 50+ communities and update weekly. Fill out a quick form and I’ll send you a comparison of what The Guthrie is offering versus similar properties nearby.

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Screening Criteria

Income Requirement

The Guthrie requires 3x monthly rent in total household gross income. Standard for Class A in Austin. I confirmed this across multiple listing sites.

Here’s what that looks like at the most common rent levels:

If you’re combining household income with a roommate or partner, everyone on the lease contributes. Two people each earning $2,700/month would qualify for the studio at 3x.

Credit Expectations

The Guthrie doesn’t publish a credit score minimum. I checked every listing platform and couldn’t find one. But based on how other Kairoi Residential properties and similar Class A buildings screen, here’s what I’d expect:

650+ credit: Smooth approval, standard deposit. You’re in good shape.

600–649 credit: Likely approved. May see a slightly higher deposit. This is the range where most Class A properties still say yes without conditions.

570–599 credit: Gets tighter. Possible approval with a higher deposit or a cosigner. Some Kairoi properties are flexible here, but it’s not guaranteed.

Below 570: Likely denial at this property class. If your credit is in this range, I’d steer you toward properties with published flexibility. See our second chance apartments guide for options.

What Typically Gets You Denied

Let me be direct about what will probably get you denied here:

• Recent eviction (usually within 3–5 years at Class A properties)
• Unpaid property debt showing on your credit report
• Felony conviction within the lookback period (typically 7–10 years for Class A)
• Insufficient income documentation
• Failed identity or rental verification

Kairoi doesn’t publish these thresholds anywhere, and I couldn’t find them on any listing site. The numbers above come from how Class A properties in this price range screen across Austin. If any of these factors apply to you, reach out before applying so I can pre-screen your situation.

The Application Process

1. Apply online ($75 application fee per person, not refunded)
2. Screening runs (credit, criminal, rental history, income verification)
3. Decision (typically 24–72 hours for straightforward applications)
4. Lease signing (12-month minimum to qualify for the 2 months free special)

Here’s what separates working with a locator from applying blind: I can tell you whether you’re likely to qualify before you spend $75 finding out. If The Guthrie’s screening looks tight for your situation, I know which nearby East Austin properties have more flexibility. And I can tell you which ones will definitely deny you. That pre-screening costs you nothing.

Resident Reviews Decoded

Listing sites show you a 4.7 Google rating and call it a day. That number is actually pretty trustworthy here, but it doesn’t tell the full story. I went through all 329 Google reviews and 24 ApartmentRatings reviews looking for patterns. Individual complaints aren’t that useful. Repeated themes are.

Review Pattern Analysis

What Residents Keep Praising

Staff dominates the positive reviews. Specific names come up over and over. Angel Aguilar (assistant property manager) appears in 25+ reviews across the entire timeline. Melissa Ruiz shows up in 12+. Valerie Herrera (community manager) gets 10+ mentions, and Gilbert B. (onsite manager) gets consistent praise too. When the same names keep appearing across a full year of reviews, that tells me turnover is low and the people running this building actually care. That matters more than any amenity list.

Maintenance gets the same consistency. Names like Esteban, Miguel, Tony, and Yosdanis appear across multiple reviews with praise for fast response times. One resident said work orders get completed the same day. For a 322-unit property, that’s worth noting.

The long-term residents tell the same story. A reviewer who’s lived in East Austin for a decade called The Guthrie “hands down the best experience.” A 5-year resident praised reliability throughout their entire stay. And someone just renewed for a third lease because of the staff and location. People don’t re-sign three times at a place they don’t like.

What Residents Complain About

Here’s the thing about the noise complaints: they’re specific, not widespread. One resident in unit 1382 wrote a detailed account of constant stomping and furniture moving from the unit above (1482). We’re talking 7am to midnight, 365 days a year. They brought it to the leasing office four times with video footage. Never resolved. The same person posted on both Google and ApartmentRatings.

Train noise is a location reality, not a management failure. Four Google reviews mention it, and one resident specifically noted the horn goes off on weeknights, sometimes around 10pm and again between 2–3am. No amount of good maintenance will fix that.

There’s also this: one long-term resident who moved in during 2022 updated their review in 2025 saying the property had shifted from a “community” to an “investment property,” criticizing events as just “drinks by the pool” and “drinks in the courtyard.” One other resident said the office team was “not great” despite praising maintenance.

How Management Responds

Kairoi’s team responds to almost every Google review. The responses lean on templates but they do include the reviewer’s name and specific details from the review. For negative reviews, they apologize and provide a direct phone number for follow-up. That’s a good sign. Apartment management teams that go dark on negative reviews are the ones to worry about.

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 Train Is Real, and It’s Not Going Away

Multiple residents mention a freight train that runs near the property at night. The horn blasts happen on weeknights, reportedly around 10pm and again between 2–3am. One reviewer said it specifically: “the train honks every weeknight.” If you’re considering a unit on the side facing the tracks, this will be your nightly reality. Ask the leasing office which units are closest to the rail line and request a unit on the opposite side. No amount of good management will silence a freight horn.

Packages Go Missing

One resident reported 12+ packages stolen worth over $700, a car break-in, and an arrest of someone trying to open mailboxes and apartment doors. They posted a photo of the package room overflowing at Christmas. A separate ApartmentRatings reviewer flagged “theft” as a concern and recommended looking elsewhere.

The Guthrie does have a package locker system. But when deliveries exceed locker capacity during holidays and sale events, packages end up in piles. That’s an East Austin problem broadly. Still worth asking the leasing office what security improvements they’ve made since these complaints.

Thin Walls Are a 2018 Construction Reality

Noise between units comes up on multiple review sites. Thin walls and hearing your neighbors keep showing up in reviews. This isn’t unique to The Guthrie. Most 2018 wood-frame construction prioritizes cost efficiency over soundproofing. But combined with the train noise and the neighbor complaints, sound sensitivity is the single biggest factor in whether you’ll be happy here.

Here’s what I tell clients: if you tour, knock on the walls. Ask for a unit away from elevators, stairwells, and the rail line.

Studios Are Small for This Price Point

Available studios are 400 square feet at $1,479/month before concessions. Even at $1,236 net effective, you’re paying about $3.09 per square foot for a space smaller than many hotel rooms. The 10-foot ceilings help it feel less cramped, but 400 square feet is 400 square feet. One prospect reviewer called them “small as a matchbox” and said the rent was too high for the space. If you’re considering a studio, tour the actual unit, not just a model. Bring a tape measure and think through where your furniture goes.

Ready to move forward, or want to explore alternatives?

You’ve seen the full picture. If The Guthrie fits, I can help you get your application right the first time. If it doesn’t, I know which East Austin properties solve the specific issue that’s giving you pause, whether that’s noise, price, or screening flexibility.

Let’s figure it out →

FAQ

Does The Guthrie allow pets?

Yes. Two pets max, 175 lb weight limit. Expect to pay $400 for the first pet and $300 for the second (non-refundable fees), plus $20/month per pet in rent. No pet screening required. Breed restrictions apply: Pit Bulls, Rottweilers, Dobermans, Chows, and Wolf Hybrids are not permitted.

What credit score do I need for The Guthrie?

Not published anywhere online, and I checked every major platform. As a 2018 Class A property managed by Kairoi Residential, expect 600+ for smooth approval. Below 570 will likely trigger a denial or require a cosigner. The security deposit starts at $150 for a 1BR but can increase based on credit.

What utilities are included in rent?

None. You pay electric, internet, water/sewer, and trash separately. Budget $150–$200/month for utilities depending on unit size.

What is parking like at The Guthrie?

Unreserved parking is free for residents. If you want covered parking, carports run $45/month and garages run $130–$175/month depending on whether it’s reserved. Several reviews mention guest parking being adequate, which is unusual for East Austin.

Is The Guthrie a good location for commuting?

Very good for downtown and East Austin employers. You’re about 2 miles from downtown (7–10 minutes off-peak), 3 miles from Google and Oracle offices, and 9 miles from the airport. Plaza Saltillo MetroRail station is 1.6 miles away. Rush hour adds 10–15 minutes to most destinations. The Bike Score of 96 means cycling is a legitimate daily option.

What are the biggest complaints about The Guthrie?

Neighbor noise in specific units (not building-wide), freight train horns at night, and package theft. That covers most of the negative reviews. The staff and maintenance get overwhelmingly positive feedback.

What move-in specials does The Guthrie offer?

As of the most recent data, 2 months free on a 12 month lease. That drops a $1,814 one bedroom to $1,516 net effective per month. Specials change frequently. Confirm the current offer before touring.

When was The Guthrie built?

2018. Four stories, 322 units, Govalle neighborhood. Built on the historic Guthrie Lumberyard site. Common area upgrades were underway as of recent reviews.

Does The Guthrie have in-unit laundry?

Yes. Every unit has full-size washer/dryer connections. That’s standard for this price class but still worth confirming on your specific unit.

The Bottom Line: Is The Guthrie Worth It?

Here’s what The Guthrie gets right. It’s a 2018 build with modern finishes and one of the best-reviewed staff teams in East Austin: 4.7 on Google across 329 reviews, 4.6 on Birdeye across 320, with specific names getting praised consistently for over a year. The coworking setup is something remote workers will actually use, not just photograph. And the 175 lb pet weight limit opens doors for larger dogs that most Austin apartments shut. Two months free makes the first-year math work. A one bedroom at $1,516 net effective in 78702? That’s competitive.

Fair warning on the trade-off: noise comes from multiple angles. Thin walls (typical of 2018 wood-frame construction), a freight train at night, and the potential for loud neighbors above you. This isn’t a maintenance problem. It’s a building materials and location problem that no staff team can fix.

This property makes sense if:

• You want a Class A East Austin address under $1,600/month net effective for a one bedroom
• You have a large dog and need a property with a 175 lb weight limit (verify breed restrictions before applying)
• You work remotely and will use the coworking space and fiber internet daily
• You can sleep through a train horn (or get a unit away from the tracks)

This property doesn’t make sense if:

• You’re a light sleeper and nighttime noise or thin walls are dealbreakers
• You need a spacious studio (400 sq ft won’t cut it)
• You’re looking for screening flexibility (Class A screening is standard here)
• You need covered parking included in rent (carports and garages cost extra)

My verdict: The Guthrie is a strong Class A option in East Austin with a staff team that earns its reviews. Lock in the concession, request a unit away from the rail line and away from stairwells, and budget for the true monthly cost including parking and pet fees. The first-year value is real. Just go in with your eyes open about the noise, and verify the breed restriction policy if you have a restricted breed dog.

If you want help figuring out whether The Guthrie fits your situation, or if you’d rather explore similar East Austin properties without the train noise, fill out the form above and I’ll text you within a few hours.

Need Help?

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

Fill out the form above and I’ll reach out 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. Not a call center reading from a script. I’ve placed clients at properties across East Austin and I know which buildings approve which situations.

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.