The Nellie Apartments Austin Review: $702 Rent With All Bills Paid — Here’s the Catch

Here’s a number that should stop you cold: $702 a month. All bills paid. On Manor Road, less than four miles from downtown Austin.

That’s The Nellie. And if you’ve been searching for affordable housing in Austin’s 78723 zip code, you’ve probably already seen the listing. I track pricing across East Austin communities daily as a licensed apartment locator (TX #679806). The Nellie stands out for a reason most listing sites won’t explain: this is a tax credit property with income restricted units. The rents you see advertised come with qualification rules that go beyond just having the cash.

Here’s what listing sites won’t tell you. The $702 floor and the $1,807 ceiling live in the same 136-unit building because some units are income restricted and others are market rate. Which rent you pay depends on what you make compared to Austin’s median income. And at 53% occupancy, this property is half empty. That tells a story the leasing page doesn’t.

But there’s a bigger story here. The Nellie used to be called Kensington Apartments. Under that name and prior management (Allied Orion Group), this property had a brutal reputation: roaches, rats, no hot water, and living conditions bad enough to make FOX 7 Austin news in April 2023. Integral Care and Elizabeth Property Group bought it in 2022 and renovated the entire property with LIHTC tax credit funding. They rebranded it as The Nellie under Carleton Living management. The 34 Google reviews you see? Those are all from after the rebrand. The old reviews tell a very different story.

Quick Facts: The Nellie at a Glance

That 3.8 Google rating comes from just 34 reviews, and a good chunk of those landed within the same few months after the 2022 renovation and rebrand. I’ll break down what the patterns actually show in the reviews section below.

Best For / Skip If

Best For

You need rent under $950 with utilities included. The math here is hard to beat. A one bedroom at $702 or $849, with electricity, water, gas, and trash already baked into that number, means your total housing cost is literally your rent plus renter’s insurance. At most Austin apartments, you’d add $100–$180 a month in utilities on top of the listed rent. That gap is real money.

Your income falls within LIHTC limits and you want to stay near Mueller. Tax credit housing in a location this close to the Mueller district is genuinely rare. Most of Austin’s income restricted apartments are way out on the edges. The Nellie puts you within a mile of H-E-B Mueller, Dell Children’s Medical Center, and the Mueller Lake Park trail system.

You have a small pet and want zero monthly pet rent. The $250 deposit with no ongoing monthly pet rent is uncommon. Most Austin apartments charge $25–$50 a month per pet on top of the deposit. Over a 12 month lease, that saves you $300–$600 compared to a typical pet policy. The catch: 20 lb weight limit and one pet maximum.

You’re applying on a limited budget and can’t afford to waste money on app fees. The application fee is listed at $15 in my database ($19.20 on Apartment Finder), and the current Look and Lease special waives it entirely. The $5 admin fee is about as low as it gets in Austin. Most properties charge $50–$75 just for the application, plus $150–$400 in admin fees. If you’re watching every dollar, that matters.

Skip If

You have a dog over 20 pounds. That 20 lb weight limit eliminates most dog breeds beyond puppies, Chihuahuas, and a handful of small breeds. If your dog tips the scales at 25 or 30 pounds, this property will turn you away regardless of everything else on your application.

You need a washer and dryer in your apartment. The Nellie has laundry rooms on site but no in-unit washer/dryer connections in most floor plans. One unit type lists a fullsize connection, but the rest don’t. If hauling laundry to a shared room is a dealbreaker, look elsewhere.

Thin walls and noise bother you. This is a 1968 building. Holly Edwards’ Google review lays it out: no insulation between the walls, you can hear everything from neighbors. The 2022 renovation updated finishes, not the building’s bones. I’ll cover this more in the Uncomfortable Truth section.

You need a quick response from the leasing office. At least one Google reviewer reported the property uses an AI answering service and didn’t return calls. With 53% occupancy and a small staff, don’t expect the same response time you’d get at a bigger, fully staffed property.

Wondering if The Nellie 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 even the $15 application fee, and I’ll share any current availability that might not be listed online. You’ll hear from a real person (me), not an automated system.

Get Started Here

Location Deep Dive

What’s Actually Nearby

The Nellie sits on Manor Road in East Austin’s 78723 zip code. This stretch of Manor Road is one of Austin’s more interesting dining corridors, with restaurants like Salty Sow, El Chile, Dai Due, and Este all within a short drive west toward Cherrywood. Mi Madre’s and Civil Goat Coffee are also on Manor Road closer to the I-35 end.

For groceries, the H-E-B at Mueller (1801 E 51st St) is about 1.2 miles north. That’s a 3 to 4 minute drive, or about a 20 to 25 minute walk. If you don’t have a car, that walk is doable but not convenient, especially with bags. There’s no full grocery store within easy walking distance of the property itself.

The Mueller development is the real anchor here. Within about a mile you have the Alamo Drafthouse Cinema, Thinkery children’s museum, Dell Children’s Medical Center, and the Texas Farmers Market at Mueller (Sundays). The M.L. King Jr. MetroRail station is roughly 1.2 miles away.

The Commute Math

Route notes: Manor Road feeds directly into downtown via MLK Blvd or 12th/15th Street. Morning rush heading west into downtown is congested, but the distance is short enough that even a bad commute stays under 30 minutes. Heading north to Mueller or the tech corridor is fast on Airport Blvd or I-35.

Neighborhood Vibe

This section of Manor Road is residential, not walkable nightlife. The restaurants and bars are clustered further west between Cherrywood and I-35. It’s mostly single family homes around here with a few other apartment communities nearby. The Emma Browning (brand new, 2025) is next door at 3219 Manor.

Some Google reviews mention concerns about homeless activity and police calls in the area. Worth asking about on your tour.

Pricing & True Cost

Floor Plans

The pricing here is different from a normal apartment because of the tax credit setup. The source data reports “average” square footage and pricing, so ranges are wide. The lower rents are for income restricted units. The higher rents are market rate.

Pricing pulled from my source data. Income restrictions on tax credit units. Call The Nellie for current income limits and unit availability.

Net Effective Rent Calculation

My source data showed no ongoing rent concessions. But the Apartments.com and Apartment Finder listings both show a “Look and Lease” special: waived application fee and a furnished apartment package (futon sofa, dresser, kitchen table with chairs, kitchen essentials, bath towels). AffordableHousing.com adds another option: a free TV, fully stocked refrigerator, or Walmart gift card on select homes.

None of these are free rent months, so the listed rent is the net effective rent:

For a tax credit one bedroom at $849:

Base rent: $849/month
Current special: Waived app fee + furnished package (no rent discount)
Net effective rent: $849/month

And here’s where the all bills paid part changes things. At a typical Austin apartment charging $849 in rent, you’d add roughly $100–$150 in utilities (electric, water, gas, trash). Your real monthly housing cost at another property: $949–$999. At The Nellie, $849 is the total.

All the Fees

What’s notable here: The $15 application fee and $5 admin fee are the lowest I’ve seen in the Austin market. Most communities charge $50–$75 for the application alone, and admin fees routinely run $150–$300. This matters if you’re applying to multiple properties and trying to manage costs. One note: Apartment Finder lists the app fee at $19.20 and a “Look and Lease” special that waives it entirely. Check with the leasing office on the current fee before you apply.

Pet fee discrepancy: My locator database shows a $250 pet deposit with $0 monthly pet rent. Apartment Finder shows $300 deposit and $15/month. Ask the leasing office for the current pet fee schedule before you budget around either number.

True Monthly Cost Scenario

Here’s what a realistic renter would actually pay for a tax credit one bedroom at $849:

Compare that to a nearby market rate one bedroom at, say, The Emma Browning next door starting at $1,449, plus $100–$150 in utilities. You’re looking at $1,549–$1,599 a month for a newer building versus $864–$874 at The Nellie. The gap is real.

Want to know what’s actually available right now?

Specials and availability change. What’s listed above was accurate as of the date I pulled the source data, but I talk to leasing teams regularly and things shift. Fill out a quick form and I’ll confirm current pricing, available units, and income requirement details.

Get Started Here

Screening Criteria

Income Requirements

The Nellie is a tax credit (LIHTC) property, which means income requirements work differently than at standard market rate apartments.

For income restricted units: You have to make less than a certain percentage of Austin’s median income (called AMI). Usually that’s 60% AMI, though some units may target 30%, 50%, or 80%. The exact cutoff depends on your household size and the unit type. The property checks your income when you apply.

For market rate units: Normal income checks apply. Based on typical screening for properties like this, expect a 2.5x to 3x monthly rent requirement.

Note: Tax credit units also have income caps, meaning you can earn too much to qualify. Call the property to find out the current income limits for your household size.

Credit Expectations

The Nellie doesn’t publish a credit score minimum. For tax credit properties managed by larger companies like Carleton Living, I typically see more flexibility on credit than at market rate communities. These kinds of properties often work with scores in the 500–580 range if your income proof is solid.

That said, I don’t have confirmed screening thresholds from this specific property. Before you apply, ask the leasing office directly: “What credit score would cause a denial?” If they can’t answer clearly, that’s a red flag. Working with a locator means I can call ahead and get clarity before you spend anything.

What Gets You Denied

Based on typical screening at LIHTC properties and what I’ve seen at other Carleton Living communities:

• Income above the AMI cap for restricted units (you’d need to apply for market rate instead)
• Recent eviction judgments (lookback period varies; ask the property)
• Outstanding property debt to a prior apartment community
• Felony convictions in the last 5–7 years for this property class
• Sex offender registry listing (automatic denial at virtually all properties)
• Missing or incomplete income paperwork (tax credit rules are strict about this)

The Application Process

1. Apply: Turn in your application with $15 fee. You’ll need proof of income, ID, and Social Security info. Tax credit properties need more paperwork than most.
2. Screening: The property runs credit, background, and rental history checks. They also check your income against the AMI limits for tax credit units.
3. Approval or denial: Processing time varies. Some applicants report delays at this property.
4. Lease signing: 12 month minimum lease.

What a locator does here: I can call the leasing team before you apply to check whether your income and background are likely to qualify. Tax credit properties have specific rules that trip people up. If The Nellie’s income caps don’t fit your situation, I know which other East Austin communities have income restricted or flexible screening options.

Resident Reviews Decoded

Review Pattern Analysis

Here’s what no listing site will tell you about The Nellie’s review history: the property has two completely different lives online. Under its old name, Kensington Apartments, the reviews were some of the worst I’ve read in this submarket. Under The Nellie name, they’re mostly positive. The question is whether the renovation and management change actually fixed the problems, or just reset the review counter.

Under Kensington Apartments (Pre-2022)

The old reviews are rough. On ForRent, one reviewer wrote about roach infestations and management lying about repairs. Another described AC that didn’t cool, perpetually broken washers, and a four month fight to get a security deposit back. On ApartmentHomeLiving, a single review warns about “high crime, drug lab explosions, rats, dumping on property.”

On Yahoo Local, a reviewer described a roach problem, rats near the creek, drug users among tenants, and management that was “extremely rude.” The management company at the time was Allied Orion Group.

The situation got bad enough that FOX 7 Austin ran a story in April 2023 about residents complaining of “inhumane” living conditions during the renovation transition. Residents described mold, asbestos, bedbugs, roaches, gas leaks, tile falling in showers, and months without reliable hot water. One former resident told the reporter “an animal shelter would be cleaner than this.”

Under The Nellie (Post-2022 Renovation)

The Google reviews under The Nellie name tell a different story. Most of the positive reviews landed 10–11 months ago, right after the renovation and rebrand. Staff members Latasha and Rebecca get called out by name. Several people praised the renovations and the caring team. Placida Gibson called it “super affordable” with “utilities included.” April Roberts mentioned grills and a dog park being added.

But the structural complaints haven’t gone away. Holly Edwards reports plumbing that always backs up, no insulation between walls, and an office that controls whether you get AC or heat. Mai Ly Vong reported a stolen bicycle and an AI answering service that never returned calls.

How Management Responds

From the available Google reviews, I don’t see a pattern of Carleton Living responding to reviews, positive or negative. The Facebook page for The Nellie shows zero reviews. Yelp has the listing but no reviews. ApartmentRatings has a page but no reviews yet.

That small number of reviews tells you something on its own. A 136-unit property with 53% occupancy and only 34 Google reviews (many without visible text) means the sample is thin. The positive trend is encouraging, but it’s too early to call it a pattern.

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.

This Property Has a Rough History Under Its Old Name

Before The Nellie, this was Kensington Apartments. The old reviews mention roach infestations, rats, drug activity, no hot water for months, and management that didn’t respond. FOX 7 Austin reported on residents describing “inhumane” conditions during the 2022–2023 renovation transition: mold, bedbugs, gas leaks, falling tiles. The renovation and rebrand were supposed to be a fresh start, and the reviews since then suggest real improvement. But the building is the same 1968 structure. Some of the problems that showed up under the old name (plumbing, thin walls, ways for bugs to get in) are structural, not cosmetic. Ask the leasing team directly what’s changed beyond the finishes.

53% Occupancy Is a Red Flag Worth Understanding

Half the building is empty. Austin’s metro vacancy rate hovers around 10–14%. A property at 53% occupancy three to four years after renovation is unusual. It could mean slow progress filling units due to LIHTC income requirements, or it could mean there are still problems pushing people out. Ask the leasing team: “Why is occupancy this low, and what are you doing about it?”

1968 Bones Don’t Change With New Countertops

The renovation gave The Nellie quartz countertops, vinyl flooring, walk-in showers, and new kitchen appliances. Those are real upgrades. But the building structure is 58 years old. Thin walls, plumbing that backs up, and centrally controlled HVAC (where the office decides whether you get heating or cooling) are problems a cosmetic renovation doesn’t fix. The AffordableHousing.com listing mentions the new windows are “tempered to minimize noise,” which is a good sign. But wall insulation between units? That’s a different fix entirely.

The 20 lb Pet Limit Eliminates Most Dogs

This might be the most restrictive pet policy I’ve tracked in the East Austin submarket. A 20 lb weight limit with only one pet allowed means your apartment search at The Nellie is over if you have a medium or large dog. For context, even a Beagle averages 20–30 pounds. If you need pet friendly options with higher weight limits in East Austin, I can point you to communities that are more flexible.

Ready to move forward, or want to see alternatives?

You’ve seen everything now: the genuine value, the real downsides, and the questions worth asking. If The Nellie works for your situation, I can help you figure out if you qualify before you apply. If it doesn’t, I know which East Austin properties offer similar pricing with fewer compromises.

Get Started Here

FAQ

Does The Nellie allow pets?

Yes, but with strict limits. One pet maximum, 20 lb weight limit, breed restrictions, and pet screening required through a third party. The $250 deposit is reasonable, and there’s no monthly pet rent, which is unusual. No aggressive breeds allowed.

What utilities are included at The Nellie?

All of them. The Nellie is an all bills paid property, meaning electricity, water, gas, and trash are included in your monthly rent. This is a real cost advantage over most Austin apartments where utilities add $100–$180 a month.

Is The Nellie income restricted?

Yes. The Nellie is a tax credit (LIHTC) property. Your household income has to be below certain AMI thresholds to qualify for the lower rents. Market rate units are also available at higher prices. Call the property for current limits by household size.

What is parking like at The Nellie?

There’s a surface lot with open parking. No covered or garage parking. No parking fees listed, which is typical for properties at this price point.

What credit score do I need for The Nellie?

The Nellie doesn’t publish a credit minimum. Credit is usually more flexible at LIHTC properties than at market rate places. Ask the leasing office directly, or work with a locator who can check before you apply.

When was The Nellie built and renovated?

Built in 1968 as a motor lodge, later converted to apartments and run for decades as Kensington Apartments. Bought in 2022, fully renovated with LIHTC tax credit funding, and rebranded as The Nellie under Carleton Living. The renovation covered countertops, flooring, appliances, and fixtures. Not structural.

Was The Nellie previously called Kensington Apartments?

Yes. Same address, same building. Kensington had a poor reputation under Allied Orion Group with reviews mentioning roaches, no hot water, and safety concerns. The 2022 renovation and rebrand under Carleton Living was a full reset. The Google reviews under The Nellie name are much better.

What school district serves The Nellie?

Austin ISD. The assigned schools are Maplewood Elementary, Kealing Middle School, and McCallum High School. Maplewood was originally on the AISD closure list but was removed in November 2025 and will stay open for 2026–27. Boundary changes have been delayed until next year though, so assignments could still shift. Check AISD’s consolidation page or contact the district directly before relying on these.

How much is the security deposit?

The AffordableHousing.com listing shows $400 for studios, and the property says the deposit can change depending on how your screening goes. Call the leasing office to confirm the deposit for your specific unit.

What are the biggest complaints about The Nellie?

Thin walls and noise between units (1968 construction), plumbing backups, centrally controlled AC/heat (residents can’t adjust independently), and inconsistent leasing office responsiveness. The 2022 renovation covered the cosmetic stuff but didn’t fix these.

The Bottom Line: Is The Nellie Worth It?

The Nellie offers something genuinely hard to find in Austin: rent starting at $702 with all utilities included, on Manor Road, within a mile of Mueller. The 2022 renovation added real updates. The app fee (waived with the current special) and $5 admin fee won’t drain your bank account. And zero monthly pet rent (if your pet meets the 20 lb limit) saves you money over typical Austin pet policies.

The other side is equally clear. This is a 58 year old building where thin walls, plumbing issues, and centrally controlled HVAC come with the address. The 53% occupancy deserves a direct question to management.

This property makes sense if:

• Your income qualifies for LIHTC restricted units and you want to live near Mueller
• All bills paid pricing matters more to your budget than finishes or building age
• You have a small pet (or no pet) and don’t need laundry in your unit
• You want the lowest possible application and admin fees while apartment searching

This property doesn’t make sense if:

• You have a dog over 20 pounds
• Noise between units would seriously affect your quality of life
• You need responsive leasing office communication
• You’re looking for modern construction amenities like in-unit laundry, covered parking, or a fitness center

The first year math works if you qualify for the income restricted rents. $849 a month with all bills paid for a one bedroom on Manor Road is a deal that doesn’t exist at many other Austin addresses. Whether the 1968 construction trade-offs are worth that savings depends on you.

If you want help figuring out whether The Nellie fits your situation, or if you’d rather see similar pricing without the structural concerns, fill out the form above and I’ll text you within a few hours.

Need Help?

You’ve got everything you need to make a decision about The Nellie on your own. But if you want help:

Fill out the form above and I’ll text you to answer questions, check if you qualify for income restricted units, and share which floor plans are actually available. You’ll talk to me directly. Not an AI phone system.

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.