The Heights on South Congress Review: Tax Credit Pricing on SoCo, But Here’s What You Need to Know Before You Apply

The Heights on South Congress charges $1,299 for a 1-bedroom in the 78704 zip code. That’s roughly $400-700/month less than market-rate properties on the same stretch of South Congress Avenue. The catch? It’s a tax credit property, which means income caps determine whether you even qualify. And right now, there’s no availability.

I’m Ross Quade, a licensed apartment locator (TX #679806) who’s tracked pricing along this corridor for 6+ years. I know which properties accept second-chance renters, which ones run aggressive specials, and which ones quietly offer below-market rent through income-restriction programs. The Heights falls into that last category.

And the listing sites won’t explain what that actually means for your application, your approval odds, or your daily life inside a 1970 wood-frame building that got a renovation facelift in 2018.

Here’s what this review covers that no listing site will.

Quick Facts: The Heights on South Congress

A $19 application fee with a $0 admin fee is almost unheard of in Austin. Most properties charge $50-75 for the app alone, plus $150-300 in admin fees. That’s one real financial advantage here. But the no-pets policy eliminates a huge chunk of Austin renters from consideration, and the tax credit designation means your income has to fall within a specific range to qualify.

Best For / Skip If

This Property Makes Sense If…

You need below-market rent in the 78704 zip code. Market-rate 1-bedrooms on this stretch of South Congress start at $1,400+. The Heights starts at $1,299. If you qualify under the income cap, that’s real savings in one of Austin’s most expensive zip codes. South Congress Square starts at $1,171 but is a different property type entirely.

Utilities are partially covered. Gas, trash, and water are rolled into rent. At comparable South Austin apartments, you’d pay $80-130/month extra for those. Over a 12-month lease, that’s $960-$1,560 you’re not writing separate checks for.

You go to St. Edward’s. 0.6 miles away. 11-minute walk. Most SoCo apartments near that campus start $200-400/month higher, and they don’t come with income-restricted pricing.

No pets? Then the no-pets policy works in your favor. No pet noise from neighbors, no pet deposits inflating your move-in costs, no monthly pet rent line items showing up on your ledger.

Skip If…

You have a pet. Any pet. No dogs, no cats, no exceptions. Confirmed across the property’s own marketing and every listing site I checked.

In-unit laundry is non-negotiable. No washer/dryer connections in any unit. You’re using shared laundry facilities. That alone knocks this property off a lot of people’s lists.

You’re noise-sensitive. Reviews across Google and ApartmentRatings keep mentioning the same thing: noise from upstairs neighbors. It’s a 1970 wood-frame building. The 2018 renovation gave it new finishes. It didn’t rebuild the structure. Thin floors, thin walls. That’s the reality of construction from that era.

Your income is too high. Tax credit properties cap what you can earn. If your household brings in more than 50% of the Area Median Income ($46,850 for a single person, $66,900 for a household of four), you’re disqualified regardless of everything else.

Wondering if The Heights on South Congress fits your situation?

Fill out a quick form and I’ll reach out to go over your specifics: income, credit, timeline. I can check whether you’ll likely qualify before you spend money on an application, and I’ll share any current specials at similar properties nearby. You’ll hear from a real person (me), not an automated system.

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Location Deep Dive

What’s Actually Nearby

2703 S. Congress Ave. South of Oltorf, north of Stassney. You’re on the South Congress corridor, but this isn’t the walkable SoCo strip with boutiques and food trucks. That iconic stretch sits about 1.5 miles north, near Congress and Elizabeth Street. Down here, it’s more residential. More car-oriented. Don’t pick this place expecting to walk to dinner on the SoCo strip.

H-E-B at Oltorf is about 0.8 miles north, a 15-minute walk or 3-minute drive. There’s a cluster of restaurants and services around the Oltorf and Congress intersection: a Whataburger, a Dollar General, several taco spots. St. Edward’s University campus is 0.6 miles north, which makes this one of the closest rental options to that school.

But the famous South Congress shopping and dining strip? That’s 1.5-2 miles north. Zilker Park is about 3 miles. Downtown, 4-4.5 miles. Barton Springs Pool, roughly 3.5 miles. And the nearest hospital (St. David’s South Austin Medical Center) is 2.4 miles away, 4-minute drive.

Walk Score is 57. Listing sites call that “somewhat walkable.” I’d call it car-dependent with a grocery store within striking distance. You can handle H-E-B and a few quick errands on foot, but you’ll drive for most things.

Transit Score is 49. CapMetro runs buses on Congress Avenue, but the service isn’t frequent enough to replace a car for commuting.

Commute Math

Route notes: South Congress north or I-35 will get you to most destinations. MoPac access is via Ben White (Hwy 71), about 2 miles west. Fair warning: I-35 through South Austin between 4-6:30pm is a grind. Budget the extra time if you’re commuting north.

Neighborhood Vibe

This part of South Congress is working-class residential. You’re sandwiched between the trendy SoCo strip to the north and the big-box retail of Southpark Meadows to the south. Older apartment complexes, single-family homes, a few commercial spots along Congress. Not flashy. And the marketing that references “SoCo” and “Lady Bird Lake”? That’s stretching the geography. Lady Bird Lake is over 2 miles north.

But you’re still in the 78704. That zip code means something in Austin. And you’re paying tax credit rates to be in it.

Pricing & True Cost

Floor Plans

Something most listing sites won’t explain: these rent ranges are the LIHTC maximums. But because The Heights also has Section 8 Project-Based Rental Assistance, some or all units may have subsidized rent pegged at 30% of your adjusted gross income. Earn $2,800/month? Your rent could be $840, regardless of the listed range. Ask which units carry the project-based subsidy. For comparison, market-rate 1BRs on this same stretch of Congress run $1,400-1,700 before utilities.

962 square feet for a 3BR is tight. Really tight. That’s three bedrooms, a bathroom and a half, a kitchen, and a living area, all crammed under 1,000 square feet. For comparison, The Oaks at 130 Cumberland Road (0.15 miles away) offers units in the $1,029-$1,895 range with different layouts.

Net Effective Rent

No current specials are running, so base rent is the net effective rent. There’s no concession math to do here. Tax credit properties rarely offer the 6-12 weeks free you’ll see at market-rate competitors. The rent is already subsidized through the tax credit structure.

Fee Breakdown

What’s included in rent: Gas, trash, water. You’ll pay electric separately.

$19 application fee. That’s the lowest I’ve seen on this corridor — most South Congress properties charge $50-75. And the $0 admin fee saves you $150-300 compared to typical Austin apartments. If you’ve already burned through application fees at other properties, those savings matter.

True Monthly Cost Scenario

Here’s what a 1BR renter would actually pay each month:

At a market-rate 1BR nearby ($1,500 base rent + $130-200 in utilities), you’d pay $1,630-$1,700/month. The Heights saves you roughly $180-320/month, or $2,160-$3,840/year. That’s real money.

Want to know what similar affordable apartments are available right now?

The Heights has no current availability, but I track tax credit properties and income-restricted communities across South Austin daily. Fill out the form below, and I’ll send you a list of comparable options that are actually taking applications today.

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Screening Criteria

What You’ll Need to Qualify

This isn’t a standard apartment application. The Heights runs two programs simultaneously — LIHTC (Low-Income Housing Tax Credit) and Section 8 Project-Based Rental Assistance — which means two income thresholds, not one.

Your rent is based on what you earn. Under the Section 8 Project-Based program, rent is calculated at 30% of your adjusted gross income. Earn $2,500/month? Your rent would be roughly $750/month. The property handles the math during income certification.

But you can’t earn too much. Household income can’t exceed 50% of the Area Median Income (AMI) for Austin-Round Rock. HUD calls that the “Very Low Income” threshold, and they update it every year.

Here are the current FY2025 income caps (effective June 1, 2025, per Travis County/HUD guidelines):

These limits adjust annually, typically each June. The FY2025 Median Family Income for Austin-Round Rock is $133,800.

If you earn $65,000/year as a single person, you won’t qualify. If you earn $40,000/year, you’re within the threshold. And because this property has project-based rental assistance, there may be a waitlist for subsidized units.

Credit and Background Expectations

No published credit minimums anywhere. Not on the property website, not on any listing site, not on affordable housing databases. I checked. Arnold Grounds manages over 70 affordable housing properties across 14 states, and their screening follows HUD compliance requirements for both LIHTC and Section 8 programs. That means more paperwork than market-rate, but sometimes more predictable criteria. Credit score requirements at tax credit properties tend to run lower than Class A market-rate communities, though each property sets its own thresholds.

If you’re navigating screening challenges like evictions, broken leases, or credit issues, I cover how those work across different property classes in my second-chance apartments guide and my breakdown of how to rent with an eviction.

Application Process

1. Contact the property at (512) 441-1437 during office hours (Mon-Fri 8am-5pm, closed weekends)
2. Submit application with $19 non-refundable application fee
3. Provide income documentation. Tax credit properties require more paperwork than market-rate: pay stubs, tax returns, employer verification, asset statements
4. Income certification. The property verifies you fall within the income cap range before approving your application

What a Locator Can Do Here

I can tell you in about 5 minutes whether your income falls in the eligible range for this property. Tax credit qualification rules trip people up, and I’d rather you know before you spend time on paperwork. I can also point you toward other income-based and tax credit communities that are actually taking applications right now. Call me at 512-320-4599.

Resident Reviews Decoded

I’ll level with you: the review picture for The Heights on South Congress isn’t good. Recent Google reviews skew heavily negative. ApartmentRatings has 7 total reviews, and most of those are critical too. Here’s where the patterns land.

Review Pattern Analysis

The Noise Problem

Three separate reviewers across both platforms call out noise from upstairs neighbors. Footsteps. Kids running. Plumbing sounds coming through the ceiling. And that tracks — this is a 1970 wood-frame, 2-story building. The 2018 renovation updated finishes inside the units (laminate floors, tile, walk-in showers), but soundproofing between floors? That wasn’t on the scope. It’s a structural reality, not a management failure. It won’t change.

If noise sensitivity is a concern for you, ask for a top-floor unit. Second floor solves the upstairs neighbor problem entirely.

The Pool Situation

Two recent Google reviewers mention the pool being closed. One reviewer says it’s been closed for close to two years, even through summer. For a property that lists a pool as an amenity, this is a significant gap between marketing and reality. No public source confirms whether the pool has reopened, and the property’s own website doesn’t address it. Call (512) 441-1437 and ask directly before factoring pool access into your decision.

Management Response Patterns

Here’s what caught my attention: ApartmentRatings shows zero management responses to reviews. Google? Same thing. No replies at all. That tells you something. Properties that care about their reputation respond to feedback — good or bad. When a management team ignores every review across every platform, it usually means they’re either not watching or they don’t see public-facing communication as a priority. Either way, it’s a data point.

One counterpoint worth mentioning: a long-term resident (10+ years) on ApartmentRatings praised the staff, mentioned a YMCA after-school program for children, same-day maintenance, and described a family-like atmosphere. But that review appears to be several years old.

The Uncomfortable Truth

No listing site will write this section.

The Renovation Didn’t Fix the Bones

New finishes went in during the 2018 renovation. Laminate floors. Tile. Walk-in showers. Makes the listing photos look decent. But underneath all that, it’s still a 1970 building. Wood-frame, 2-story, no washer/dryer connections, shared laundry. Sound transfer between floors, plumbing age, electrical capacity, insulation — none of that was part of the renovation scope. You’re paying for a cosmetic refresh on a building that’s 56 years old.

The Pool May Not Be an Amenity You Can Actually Use

Two of the five most recent Google reviews mention the pool being closed. Not for a week — for an extended period. If pool access matters to you, don’t assume it’s operational just because Apartments.com and Zillow still list “Swimming Pool” in the amenity section. Call the property and ask directly before you factor it into your decision.

The Review Pattern Matters More Than Any Single Review

I’ll be honest — some of these reviews are emotionally charged, and I can’t independently verify every claim. But here’s what I can say: noise, management responsiveness, and maintenance delays show up across multiple reviewers, on multiple platforms, over multiple years. When different people report the same problems at different times, that’s a pattern. Not an outlier. Tour in person. Talk to current residents if you can. And ask the leasing office direct questions about pool status, maintenance timelines, and noise between floors before you sign anything.

Still weighing your options?

I know this corridor. Fill out the form and I’ll match you with what’s actually available: tax credit, income-restricted, or market-rate. My service is free. The apartment community pays me, not you.

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FAQ

Is The Heights on South Congress a tax credit property?

Yes. It’s an income-restricted community that participates in both the LIHTC (Low-Income Housing Tax Credit) and Section 8 Project-Based Rental Assistance programs. Your income must fall at or below 50% of the Area Median Income for Travis County to qualify. Rent is set at 30% of your adjusted gross income.

Does The Heights on South Congress allow pets?

No. Dogs and cats are not allowed. This is confirmed across the property’s own listings, Zillow, and Zumper.

What utilities are included in rent at The Heights on South Congress?

Gas, water, and trash are all covered in your rent. Electric is on you. Budget $80-150/month depending on the season. Austin summers push AC bills higher. For reference, Austin Energy says the average residential customer burns through about 860 kWh per month.

How much is the application fee?

Just $19. That’s the lowest I’ve seen on this corridor. And the admin fee? Zero. At most Austin apartments, you’d pay $50-75 for the application plus another $150-300 in admin fees before you even get a lease to sign.

Does The Heights on South Congress have in-unit laundry?

No. There are no washer/dryer connections in any unit. The property has shared laundry facilities on site.

Is The Heights on South Congress near St. Edward’s University?

Yes. St. Edward’s is 0.6 miles away, about an 11-minute walk. The campus is directly north on Congress Avenue.

Who manages The Heights on South Congress?

Arnold Grounds, an affordable housing management company headquartered in Grapevine, Texas. They manage over 70 properties and 6,000+ affordable housing units across 14 states. The company was founded by Jimmy Arnold, who has operated affordable housing communities since 1985.

Does The Heights on South Congress have availability right now?

Not right now. As of March 2026, no units are listed as available, and the property is sitting at roughly 80% occupancy. That’s common for tax credit properties with project-based subsidies. People tend to stay. Call the property at (512) 441-1437 to ask about waitlist options, or reach out to me and I’ll pull together similar affordable options that are actually accepting applications.

Is The Heights on South Congress in the SoCo neighborhood?

Technically, yes. Practically, it depends on what you mean by “SoCo.” The address is on South Congress Avenue in the 78704 zip code. But the walkable strip with the boutiques, restaurants, and music venues that people picture when they say “SoCo”? That’s about 1.5 miles north. You’ll drive there, not walk.

What school district serves The Heights on South Congress?

Austin ISD. Assigned schools are Travis Heights Elementary, Fulmore Middle School, and Travis High School (confirmed by the property’s own records and multiple listing sources).

The Bottom Line

The Heights on South Congress is one of the only ways to get tax-credit rent in the 78704 zip code. Included utilities. A $19 app fee. The price gap between this place and market-rate properties on the same street runs $200-500/month. That’s $2,400-6,000 a year.

The catch? No pets. No in-unit laundry. A 1970 building with renovation finishes but original bones. Reviews that keep coming back to noise, maintenance, and management communication. And a pool that may or may not work.

This property makes sense if you qualify under the 50% AMI income cap, don’t have pets, can tolerate shared laundry, and want to live in 78704 at below-market rates near St. Edward’s.

This property doesn’t make sense if you have a pet of any kind, need in-unit laundry, are noise-sensitive and would end up on the first floor, or earn above the income cap threshold ($46,850 for a single person).

So what’s my take? If you qualify, the price-to-location ratio is hard to argue with. But tour in person. Ask about the pool. Ask about maintenance response times. And request a top-floor unit.

Right now there’s no availability anyway. So let’s talk about what’s open.

Need Help?

Work with me

I track tax credit properties, income-restricted communities, and below-market apartments across South Austin daily. If The Heights doesn’t have availability — or if you’re not sure you qualify — I can match you with options that actually fit your income and timeline. My service is free. The apartment community pays me, not you. Call or text me at 512-320-4599 or fill out the intake form.

Go solo

If you’d rather apply on your own when availability opens up, contact The Heights directly at (512) 441-1437 (Mon-Fri, 8am-5pm). Tell them Ross Quade with Austin Apartment Locators referred you.