The Olivine Apartments Austin Review: $822/Month Net Effective, But Read the Fine Print First

Two months free rent on a 12-month lease. That’s what The Olivine is running right now. Listing sites will show you a 1BR starting at $984 and move on. But when you do the math, that $984 drops to $822/month net effective. A 1BR with washer and dryer in the unit, in North Austin, for under $850. I’ve been tracking Austin apartment pricing across 1,000+ properties for years, and that number gets attention for a reason. If you’re looking at North Austin in the $800-1,000 range, you’re probably comparing brand new builds near The Domain at $1,500+. The Olivine undercuts all of them.

But here’s what the listing sites won’t tell you: this is a 1995 building. Waterton bought it and did a renovation in 2020, but renovations don’t replace plumbing that’s over 30 years old. I read through the 381 combined reviews across Google and ApartmentRatings, and the picture is hard to ignore. Parking is a mess. Pipe bursts cause water shutoffs. And the security gates that are supposed to make this a “gated community” break constantly.

Quick Facts: The Olivine

The 3.1 Google rating is a signal, not a verdict. But dig into the ApartmentRatings subcategory scores and the story gets sharper: grounds rated 1/5, safety rated 1/5, noise rated 2/5, maintenance rated 2/5. Meanwhile, 38 Google reviewers tagged “helpful staff.” And the BBB profile shows 62 complaints filed against the property. Let me walk you through what all of that actually means.

Best For / Skip If

Best For

You need a 1BR with in-unit washer/dryer under $1,000 net effective. This is the big draw. At $822/month net effective with the current 2 months free special, you’re getting a 738 sq ft one bedroom with a full-size washer and dryer supplied in the unit. In North Austin, that combination at this price point is hard to beat. Newer builds like Lenox Grand next door start at $1,239 without specials. Magnolia Scofield Ridge across the street starts at $1,000. Once you run the concession math, The Olivine is one of the cheapest 1BRs with a washer/dryer in the Wells Branch corridor right now.

You have a pet under 100 pounds. Two pets allowed, 100 lbs weight limit. That covers most breeds. Pet rent is $20/month, which is lower than the $25-50/month standard at most Austin communities. The $400 non-refundable fee per pet is typical. If your dog is over 100 pounds, check out our guide to Austin apartments that accept large dogs for properties with no weight limit.

You work near The Domain, Parmer Lane, or the tech corridor and want to keep rent low. The Olivine sits right off Burnet Road near Scofield Ridge Parkway. You’re about 3 miles from The Domain, 5-6 miles from Apple’s Parmer campus, and MoPac gets you downtown. If you work tech and don’t want to pay Domain prices, this puts you close without the rent premium.

You want a 6-month lease option. Most Austin apartments require 12 months minimum. The Olivine goes as short as 6 months. You won’t get the 2 months free concession on a short lease, but the option is there if your timeline is tight.

Skip If

You can’t handle parking stress. This is the single loudest complaint in the reviews. People come home after 7pm and there’s nowhere to park. Guest vehicles get towed for single overnight stays. The spots are tight, and cars keep getting scraped. One reviewer said they had three large scrapes on their car from other drivers in the lot. If you need reliable parking, you’ll want to pay $50/month for a garage space, and even then, garage break-ins have been reported.

Security is your top priority. The property advertises gated access with a gate attendant. But reviewers say the gates are broken more often than not. One resident was robbed within 45 days of moving in and said the exterior lights had been out the whole time despite asking to get them fixed. Another had their garage broken into within three weeks.

You need quiet and a building that works. This is a 1995 build. Renovated finishes don’t change the plumbing, the construction type, or how much noise comes through the walls. Pipe bursts causing water shutoffs show up in review after review. If you’re comparing against new construction in Austin, understand you’re trading build quality for rent savings.

Wondering if The Olivine 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.

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Location Deep Dive

What’s Actually Nearby

The Olivine is in the Wells Branch/Scofield Ridge area of North Austin, off Century Park Boulevard behind the Burnet Road shopping strip.

Grocery is close. H-E-B on Metric is about 1.5 miles south (5 minutes by car). Walmart Supercenter on I-35 is 2 miles east. There’s a CVS and Walgreens within a mile on Burnet Road.

For food within 2 miles, you’re looking at chains and a few local spots along Burnet and Wells Branch Parkway. You’ll find Pho Saigon Noodle House, Taco Cabana, and Schlotzsky’s without much effort. For real restaurant variety, you’re driving 3 miles to The Domain or heading south on Burnet Road toward the more interesting stretch between Braker and Anderson.

Walnut Creek Metropolitan Park is about 3 miles east. It’s 290 acres with hiking trails, a BMX track, and a swimming pool. The MetroRail Red Line’s Howard Station is 0.8 miles away, which gets you to downtown and other stops on the line.

Don’t count on walking anywhere for daily errands. You’ll drive to the grocery store, you’ll drive to restaurants, you’ll drive to work. But the car connections to everything else in North Austin are quick and easy.

The Commute Math

MoPac is your main artery south. I-35 is right there if you’re heading north to Round Rock or south to downtown. Rush hour on MoPac between 7:30-9am and 4:30-6:30pm is real: that downtown commute can double. The variable toll lanes can save 10-15 minutes but cost $3-8 depending on congestion.

Neighborhood Vibe

This section of North Austin is suburban. You need a car for everything. It’s quiet. It’s not trendy. You won’t walk to a coffee shop or stumble into a food truck park. But The Domain is close for shopping and dining, Burnet Road keeps getting better, and the major North Austin employers are all short drives away. For more on what the different North Austin corridors actually feel like, I’ve broken it down by submarket.

Pricing & True Cost

Floor Plans

*With 2 months free on a 12-month lease (July 2026 pricing). Those higher numbers in the rent range are for premium units and shorter leases.

Rent spread here is wide. Live pricing shows 1BRs ranging from $984 to $2,512 and 2BRs from $1,488 to $3,113. That upper range is what you’ll see for shorter leases and premium units. I’m using the starting prices on a standard 12 month lease for the net effective calculations below.

Net Effective Rent Calculation

Here’s the actual math on the most popular floor plan, the 1BR at $984:

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

Here’s how I calculate it (daily basis, which is how Austin works):

• Lease term: 365 days
• Free rent: 60 days (2 months × 30 days)
• Daily multiplier: (365 – 60) ÷ 365 = 0.8356
• $984 × 0.8356 = $822/month net effective
• Monthly savings: $984 – $822 = $162/month

For the 2BR at $1,488:

• $1,488 × 0.8356 = $1,244/month net effective
• Monthly savings: $244/month

That’s real money. Over 12 months on the 1BR, you’re saving $1,944 compared to paying the full listed rent.

All the Fees

That $75 app fee is slightly above Austin’s average of $50-65. And $195 for the admin fee is on the higher side too. You’ll pay both of these no matter what special is running.

True Monthly Cost: What You’ll Actually Pay

Let’s say you’re renting the 1BR with one dog and want a garage space:

• Net effective rent: $822
• Pet rent (1 dog): $20
• Garage parking: $50
• True monthly cost: $892

Move-in costs for this scenario:

• First month’s rent (likely prorated if you move in partway through the month): ~$984
• Admin fee: $195
• Application fee: $75
• Pet fee (you don’t get this back): $400
• Security deposit (varies by credit, typically one month’s rent): ~$984
• Estimated move-in total: ~$2,638

Specials change. What’s listed above was accurate as of July 2026, but I talk to leasing teams regularly, and offers shift. One thing to know: they qualify you on base rent ($984), not the net effective. And utilities are not included in rent. Plan to set up and pay for electric, gas, water/sewer, and trash on your own.

Want to know what specials are actually available right now?

Specials change all the time and the listing sites are usually behind. Fill out the form and I’ll check directly with The Olivine’s leasing team for current availability and pricing. I can also run the numbers for you on what you’ll actually pay monthly.

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Screening Criteria

The Olivine doesn’t put their screening criteria anywhere you can find it online. No published credit score minimum. No income multiplier on the website. No eviction lookback window posted. So I’m working from what I know about how Waterton screens at similar properties, what I’ve seen at comparable communities, and the Apartments.com income calculator for this listing (which backs into a 3x requirement).

Income Requirements

Most Waterton properties in this price range ask for 3x rent, and the Apartments.com income calculator for The Olivine backs that up. Plan for 3x base rent (not net effective).

At $984 base rent with a likely 3x income requirement, you need about $35,400 annually to qualify for the 1BR. That’s doable for most people earning one income in the Austin tech corridor. The 2BR at $1,488 needs around $53,600 annually, which usually means splitting it with a roommate or partner unless you’re making good money on your own.

Credit Expectations

Waterton properties generally don’t publish a hard credit score cutoff. But based on how properties like this one typically screen:

• 620+: Smooth approval, standard deposit
• 580-619: Possible approval with higher deposit or conditions
• Below 580: Likely needs a guarantor or third-party guarantee service

If your credit is below 600 and you have other screening issues, this may not be the right property to apply cold. That’s where I can help. I can look at your situation before you spend $75 finding out the hard way. If The Olivine’s screening looks tight, I know which nearby properties have more flexibility.

What Likely Gets You Denied

Here’s what I’d expect to get you denied, based on what I’ve seen at properties like this one:

• Active property debt (money owed to a previous landlord)
• Evictions within the past 2-3 years
• Certain felony convictions (violent, sexual offenses face longer lookback periods)
• Not enough income documentation
• Failed identity or fraud verification

The Application Process

1. Apply online through The Olivine’s website or at the leasing office. $75 application fee per adult. You don’t get this back.
2. Screening runs through a third-party service (credit, criminal, rental history).
3. Decision typically within 2-3 business days.
4. If approved, you’ll sign the lease and pay move-in costs.

Here’s what working with a locator does for you at this property: I can tell you whether you’re likely to qualify before you spend $75 finding out. If The Olivine’s screening looks tight for your situation, I know which nearby properties have more flexibility, and which ones will definitely say no. My service is free. I’m paid a referral fee from the property’s marketing budget. Your rent is the same whether you use me or apply on your own.

Resident Reviews Decoded

Listing sites show you a 3.1 Google rating and a 3.5 on ApartmentRatings, and they call it a day. Those numbers are useless without context. I went through 210 Google reviews, 171 ApartmentRatings reviews, 13 Yelp reviews, the BBB complaint file, and listings on ForRent and CorporateHousing. Here’s what actually matters.

Review Pattern Analysis

What Residents Keep Praising

The leasing and office staff get praised a lot, and it’s genuine. Lisa and Nikki show up by name in review after review going back years. Bea (Beatrice) is a newer name getting shoutouts. One resident who lived at The Olivine for 5 years said they had “nothing negative to say” and thanked Lisa and Nikki by name. Another resident who’s been there since January 2017 gave a 5-star review praising the team.

The maintenance crew gets real credit too. Michael and Rogelio are both named repeatedly for being responsive and skilled. “Professional and quick repairs” comes up again and again. When maintenance does show up, residents seem happy with the work.

That’s the split you need to understand. The people are great. The building is the problem.

Where the Complaints Pile Up

Parking dominates the complaints. Residents describe coming home after 7pm to find zero open spots. Guest vehicles get towed for single overnight stays. The parking spaces themselves are described as too narrow, leading to vehicle damage. This isn’t one angry person having a bad day. The same complaint shows up in review after review over the last two years.

Plumbing and water issues are the second biggest concern. One ApartmentRatings review goes into detail about water getting shut off “without notice almost every week” because of pipe bursts. That tracks with a 1995 building where the renovation updated the look but didn’t touch the pipes underneath.

Pest complaints come up in several reviews. Roaches are the main issue, though one ApartmentRatings review also mentions rodents. One AR reviewer who lived there a while noted pest problems “improved since the new management took over,” which tells you they know about it but haven’t fully fixed it. With 15 buildings spread across 2-3 stories, there are a lot of ways for bugs to travel. Not a one-time thing.

Noise is worth mentioning. ApartmentRatings rates it 2 out of 5, which makes sense for a 1995 build with 15 separate buildings. Walls between units aren’t going to perform like newer construction. One older review mentioned never hearing neighbors, so your mileage may vary depending on the building and floor you land in. But that subcategory rating tells me more people are bothered than not.

And then there’s security. Broken gates, garage break-ins, and property theft show up in several reviews. One resident said they lost over $5,000 in a robbery within 45 days of moving in.

How Management Responds

Waterton does respond to most reviews, both positive and negative. The responses all sound the same though: “Thank you for sharing… we apologize… please contact us at TheOlivine@waterton.com.” On negative reviews, they sometimes note that they “have no record” of the reviewer as a resident. The responses are predictable. But nothing in them tells you the parking, plumbing, or security problems are actually getting fixed.

And then there’s the BBB. The property has 62 complaints filed through the Better Business Bureau. That’s a high number. Waterton keeps its BBB A rating by responding to complaints. But 62 complaints is a lot, and it backs up exactly what you’re reading on Google and ApartmentRatings.

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 2020 Renovation Was Cosmetic

The Olivine was built in 1995 and got a renovation in 2020. That renovation gave you granite counters, vinyl flooring, and updated appliances. What it did not fix is the plumbing, the seals, or the infrastructure that’s now over 30 years old. When review after review describes pipe bursts and water shutoffs, that’s not bad luck. That’s 1995 plumbing trying to keep up with 2026 demand. The renovation made the apartments look newer. It didn’t make the building act newer.

Parking Is a Real Daily Problem

This isn’t a minor inconvenience. With 300 units and a surface lot that apparently can’t handle the vehicle count, people regularly can’t find a spot at their own apartment after dark. The property charges $50/month for garage spaces, but garage break-ins have also been reported. If you rely on a car (and you will here, because this area is not walkable), parking stress will be part of your daily life.

The “Gated Community” Label Is Misleading

Reviewers keep saying the access gates are “always broken.” One resident says the gated community was “completely unsecured.” Another was robbed and said the exterior lights had been out for weeks even though they’d asked about it more than once. A gate that doesn’t work half the time isn’t a security feature. It’s a selling point that doesn’t deliver.

Ready to move forward, or want to look at other options?

You’ve seen the full picture now. If The Olivine still makes sense for your situation, I can check current availability and help with the application. If these trade-offs are dealbreakers, I can point you toward similar pricing in the Wells Branch corridor without the building headaches.

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Frequently Asked Questions

Does The Olivine allow pets?

Yes. Up to 2 pets allowed with a 100 lb weight limit per pet. Breed restrictions apply. You’ll pay a $400 non-refundable fee per pet plus $20/month pet rent. They also require pet screening through a third-party service.

What’s the current move-in special at The Olivine?

As of July 2026, The Olivine is running 2 months free on a 12 month lease. That drops a 1BR from $984 to $822/month net effective and a 2BR from $1,488 to $1,244/month net effective. They also advertise “up to 8 weeks free,” which is basically the same thing.

Does The Olivine have in-unit washer and dryer?

Yes. All units come with a full-size washer and dryer supplied. That’s a big deal at this price point, since many properties from the 1990s only offer hookups or a shared laundry room.

How much is parking at The Olivine?

Surface lot parking is included. Garage parking is $50/month. Fair warning though: based on the reviews, that surface lot fills up fast in the evening. If you can swing the $50 for a garage spot, I’d consider it.

What school district is The Olivine in?

Round Rock ISD. Zoned schools are Wells Branch Elementary, Deerpark Middle School, and McNeil High School.

When was The Olivine built?

1995, with a renovation in 2020. The renovation gave you new counters, flooring, and appliances. But the plumbing and the building systems underneath? Those are original. And that matters more than the countertops.

Who manages The Olivine?

Waterton, a big company out of Chicago that manages roughly $10.1 billion in apartment and hotel properties across the country. Their playbook is buying older properties, renovating them, and pushing rents up.

Is The Olivine a good value compared to nearby apartments?

At $822/month for a 1BR with washer and dryer, it beats newer competitors nearby by $200-400/month. The catch is you’re living in a 1995 building with real plumbing and maintenance problems. Whether the savings are worth it depends on how much those issues bother you.

The Bottom Line: Is The Olivine Worth It?

The math works. A 1BR at $822/month net effective with washer/dryer included in North Austin is genuinely hard to find right now. The leasing staff (Lisa, Nikki, Bea) and the maintenance team (Michael, Rogelio) get praised by name across hundreds of reviews. You’re 3 miles from The Domain, close to the tech campuses on Parmer, and MoPac gets you downtown.

The trade-off is a building that’s over 30 years old where the renovation was skin deep. Plumbing problems, parking headaches, pest issues, and security gates that don’t work. These aren’t one-off complaints. They show up over and over.

So who should actually live here?

This property makes sense if:

• Your budget for a 1BR is under $1,000/month and you need laundry in the unit
• You work in North Austin and want a short commute without paying Domain rent
• You have a pet under 100 lbs and want low pet rent ($20/month)
• You’re willing to pay $50/month for garage parking to avoid the surface lot issues

This property doesn’t make sense if:

• Reliable plumbing and building systems matter more to you than saving money
• You need secure gated access that actually works
• Parking stress after 7pm is going to wear you down
• You’re comparing this against newer builds and expecting the same experience

The savings in year one are real. Whether the daily trade-offs are worth those savings is a personal call. If you want help figuring that out, or if you’d rather look at properties with similar pricing but newer construction, reach out.

Need Help?

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

Fill out the form above and I’ll text you to answer questions, check your approval odds, share current specials, and coordinate next steps. You’ll talk to me directly, not an AI phone system. My service is free. I’m paid a small referral fee from the property’s marketing budget. Your rent is the same either way.

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.