The Darby Apartments Austin Review: 2024 Construction with 10 Weeks Free, But the Fees Tell a Different Story

Ten weeks free at a 2024 build in Manor. That’s the headline. And the math looks great until you read the fine print. I track apartment pricing across 1,000+ Austin communities as a licensed Texas REALTOR (TX #679806). The Darby keeps showing up in my client searches for one reason: the net effective rent on paper is hard to beat for new construction. A one bedroom at $1,128 with 10 weeks free drops to $912 a month. That’s 2024 finishes at prices you’d expect from a building twice its age.

But here’s what listing sites won’t tell you. The Darby charges $138 every month in mandatory fees on top of your base rent. That includes a $100 “amenity fee,” $30 for trash valet, $5 for pest control, and $3 for utility admin. That $912 net effective? It’s really $1,050 when you factor in what you’re actually paying. And the application fee is $174 per person, more than double what most Austin properties charge.

The 4.2 Google rating from 121 reviews looks solid. But all 5 verified resident reviews on Apartments.com are 1 star. That gap is exactly what this review is about.

Quick Facts

The Google rating tells one story. The Apartments.com reviews tell another. I’ll break down why those numbers are so far apart and what it means for you in the sections below.

Best For

You work in the tech corridor and want new construction under $1,100 net effective. Samsung, Tesla, Apple, Dell, and Amazon all have campuses within 15–25 minutes of Manor. If you’re commuting to any of those and don’t want to pay $1,400+ for a one bedroom closer to Austin, The Darby’s location on Hill Lane gets you to 290 and the 130 Toll Road quick. The 10 weeks free special drops a $1,128 one bedroom to $912 net effective. Even with the $138 in mandatory monthly fees, your true cost is $1,050 for a 2024 build. That’s hard to match in this corridor.

You need a fenced yard or attached garage. The Darby has 24 townhome units with attached two car garages, fenced backyards, and three bedrooms. That’s something most apartment communities in Manor don’t offer. If you have dogs that need yard space or you want to park in a garage instead of a surface lot, the townhome floor plan is worth a look at $2,670 a month base.

You’re a pet owner without a restricted breed. W/D in unit, a dog run, fenced yards on select units, and $25 a month pet rent. That’s reasonable for this market. But check the breed list before you get excited. German Shepherds, Rottweilers, pit bulls, Dobermans, Akitas, Chows, Mastiffs, and about a dozen more breeds are banned. If your dog is on the list, stop here. If not, you have a pet friendly new build with outdoor space.

Skip If

You work from home and need reliable internet. This comes up in multiple reviews. The property charges a $100 monthly amenity fee that appears to cover WiFi, but residents report the speeds aren’t reliable enough for video calls and remote work. One reviewer called the internet “a joke.” If your income depends on your connection, that’s a real risk at $100 a month.

You’re sensitive to noise or construction quality. The Darby was built in 2024, but the construction quality complaints started showing up within months. Residents report hearing neighbors walking, talking, and snoring through walls. Doors that don’t latch properly. Windows that don’t lock. For a building this new, that tells you something about how the place was put together. That’s not normal wear and tear.

You have screening challenges. RangeWater is a large national management company that uses automated screening through RentGrow. They require 3x income and don’t publish a credit minimum or lookback periods. In my experience, that combination means strict, not flexible. If you have an eviction, broken lease, or credit below 600, I’d check with the leasing office before spending $174 on an application. If The Darby’s screening looks tight for your situation, I know which Northeast Austin apartments have more flexibility.

Ready to See If The Darby Fits Your Situation?

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Location Deep Dive

What’s Actually Nearby

The Darby sits on Hill Lane in downtown Manor, about 12 miles northeast of Austin. Manor is small. The downtown area is a handful of blocks with a few restaurants and shops in older buildings. It has a particular kind of charm if you’re used to suburban Texas towns, but don’t expect a walkable food scene.

Groceries are the big question. The nearest HEB is about 3 miles away on 290 (8 minute drive). There’s a Dollar General and a few fast food spots within a mile. Las Entradas and Shadowview shopping centers are both about a 15 minute walk, but they’re strip retail, not a town center.

Manor Elementary School is 0.1 miles away. Manor Middle is 0.3 miles. Manor High School is half a mile. All are in Manor ISD, which carries GreatSchools ratings of 2–4 out of 10. Manor New Tech High School (1 mile away) rates slightly better at 5 out of 10.

Walter E. Long Park is an 8 mile drive. That’s your closest major outdoor recreation. The ShadowGlen Golf Club is nearby if that’s your thing.

Commute Math

The tech corridor commute is the selling point. Samsung in 15 minutes off peak, Tesla under 25. Downtown Austin is where it gets painful. 290 West during rush hour is slow, and you’re looking at 35–50 minutes depending on the day. If your office is downtown, this address will test your patience.

Neighborhood Reality

Manor’s Walk Score is 20 out of 100. Transit Score is 0. You need a car for everything. The nearest Capital MetroRail station (Highland) is 10.6 miles away. There’s no bus service to speak of in this part of Manor.

The trade you’re making is clear. You get 2024 construction at prices $200–400 below what you’d pay in Pflugerville or Round Rock for the same product. But you give up any kind of walkable lifestyle. If you’re someone who wants to grab coffee on foot or take transit to work, this isn’t the right fit. If you’re someone who drives to work, drives to HEB, and wants a newer apartment with a yard for your dogs, Manor works.

Pricing and True Cost

Floor Plans

The “HA” plans are handicap accessible units at the same square footage with a price bump.

Net Effective Rent: The Real Math

The Darby is offering 10 weeks free if you move in by September 15, or 8 weeks free by October 15 (select homes). Here’s what that actually means on the most common one bedroom (A1 at $1,128):

10 weeks free on a 12 month lease: 10 weeks = 70 free days Daily multiplier: (365 – 70) ÷ 365 = 0.8082 $1,128 × 0.8082 = $912/month net effective Monthly savings: $216

8 weeks free on a 12 month lease: 8 weeks = 56 free days Daily multiplier: (365 – 56) ÷ 365 = 0.8466 $1,128 × 0.8466 = $955/month net effective Monthly savings: $173

Both are strong numbers for 2024 construction. If you’re timing your move to get the best deal on an Austin apartment, that September 15 deadline for the 10 weeks free is worth paying attention to. But those net effective numbers don’t include the mandatory monthly fees.

Fee Breakdown

Required Fees (everyone pays these):

Optional Fees:

True Monthly Cost: What You’re Actually Paying

Let’s say you’re a single renter in the A1 one bedroom with 10 weeks free, one dog, and surface parking:

• Base rent (net effective): $912
• Mandatory fees: $138
• Pet rent: $25
• True monthly cost: $1,075

Now compare that to the advertised rent of $1,128. The net effective with the special saves you $216 a month, but the mandatory fees add $138 back. Your real savings compared to full price is $78 a month. Still worth it, but not the windfall it looks like on paper.

Over a 12 month lease, those mandatory fees add up to $1,656. That’s real money.

The $174 application fee per person is the other number to watch. Most Austin Class A properties charge $50–$75 total. The Darby charges $75 for the RentGrow screening plus $99 for the property application. A couple applying together is paying $348 before they know if they’re approved.

Want to Compare The Darby’s True Cost to Nearby Options?

I track pricing and fees at every community in this corridor. Some of the newer builds in Manor and Northeast Austin have lower mandatory fees and similar specials. I can run a real cost comparison before you apply.

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Screening Criteria

Income Requirement

RangeWater requires 3x monthly rent in gross income. Here’s what that means for each floor plan:

The 3x requirement is based on base rent, not net effective. So even with 10 weeks free, you need to qualify at $1,128 for the cheapest one bedroom. That works out to about $19.52 an hour full time. If you’re earning $15–$18 an hour, this property’s income threshold will be a problem. I can show you communities with 2.5x income requirements that might work better.

Credit and Background

Here’s where it gets tricky. RangeWater does not publish a credit score minimum, eviction lookback period, or felony review policy for The Darby. The prospect portal just says “unsatisfactory credit, criminal, or rental history findings” can lead to denial.

What I can tell you based on the property class: this is a 2024 Class A new build managed by a large national company with automated screening through RentGrow. That profile typically means:

• Credit: 600+ expected, 620+ for smooth approval
• Evictions: likely auto-decline within 2–3 years (if you’re dealing with an eviction, see our eviction friendly apartments page)
• Felonies: likely 7+ year lookback, strict on violent offenses
• Property debt: almost certainly an auto-decline
• Broken leases: depends on age and whether the balance is paid

[VERIFY: Ross should confirm these thresholds with the leasing office before publication. RangeWater’s automated screening doesn’t leave much room for individual review.]

The Application Process

You apply through Entrata (The Darby’s prospect portal) or through Apartments.com. The $75 RentGrow screening fee and $99 property application fee are both due at submission. That’s $174 per applicant, non-refundable if denied. For two applicants, you’re at $348 before you get an answer.

Here’s what separates working with a locator from applying blind: I can tell you whether your income, credit, and rental history are likely to pass The Darby’s screening before you spend $174 finding out. If The Darby looks tight for your situation, I know which nearby communities have more flexibility on credit and background. If you’re dealing with a broken lease or low credit, let’s talk before you apply anywhere.

Resident Reviews Decoded

Review Pattern Analysis

What’s Working

The individual staff members at The Darby get consistently strong reviews. Jordan’s name shows up in 7+ reviews with specific stories. She loaded boxes into her personal car and drove them to a resident’s unit. She followed up on maintenance issues without being asked. She helped with lease questions after hours. Bailey, Alyssa, Ashley, and Jessica all get similar praise. The maintenance techs Angel and Jonathan are called out for fast emergency response, including an A/C fix at 11 PM within 5 minutes of the call.

The pool area and community events (Plant Bingo, BBQs, resident get-togethers) come up repeatedly. For a suburban Manor property, that community programming is above average.

What’s Not Working

The pattern I’m watching is the gap between early reviews and recent ones. When The Darby opened in 2024, the reviews were almost all positive. That’s normal for a new property. But starting around 8–12 months in, the tone shifted. Residents who’d been there a while started reporting maintenance promises that went nowhere, staff getting defensive when they followed up on work orders, and construction quality issues starting to show.

The Apartments.com situation is worth paying attention to. All 5 verified resident reviews on that platform are 1 star. Google’s 4.2 includes a lot of tour reviews and move-in honeymoon reviews. Apartments.com verifies that the reviewer actually lives there. That’s a small sample size, but a 1.0 average from verified residents next to a 4.2 from Google is a red flag worth investigating before you sign.

Management responds to almost every Google review, but the responses are copy-paste templates. Negative reviews get directed to email (cmdarby@liverangewater.com). I didn’t see them actually fix anything publicly.

The Uncomfortable Truth

No listing site will write this section. I’m not trying to kill the deal. I want you to know what you’re signing up for.

Truth #1: $138 a Month in Fees Nobody Mentions Until You Apply

The advertised rent is $1,128 for the cheapest one bedroom. What you actually owe every month is $1,266 before parking, pets, or utilities. That $138 gap comes from a $100 amenity fee, $30 trash valet, $5 pest control, and $3 utility admin. Every resident pays these. They’re not optional. And the $100 amenity fee appears to cover WiFi that multiple residents say doesn’t work well enough for remote work. You’re paying $100 a month for internet you might not be able to rely on.

Truth #2: The Construction Quality Is Already Showing Cracks

This building is two years old. Residents report walls thin enough to hear neighbors snoring. Doors that don’t latch. Windows that don’t lock. One resident found mold in the master bathroom that management wouldn’t address for months. Another was stung by a scorpion in bed at 6 AM on the first floor. Two rattlesnakes were spotted in a resident’s backyard. For a 2024 build, these aren’t problems that come from a building getting old. They’re baked in from day one.

Truth #3: The Application Fee Is Double the Market Rate

$174 per person. That’s $75 for RentGrow screening plus $99 for the property’s own application fee. Most Austin Class A properties charge $50–$75 total. A couple applying together at The Darby pays $348 in non-refundable fees. If you get denied, that money is gone. At those prices, you can’t afford to guess.

Ready to Move Forward, or Want to See Alternatives?

If The Darby checks your boxes, I can pre-screen your profile against their criteria before you spend the application fee. If you want to see what else is available in Manor and Northeast Austin at similar price points, I’ll build you a comparison list. Either way, it’s free.

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FAQ

Does The Darby accept dogs?

Yes, with a long breed restriction list. Pit bulls, Rottweilers, German Shepherds, Dobermans, Akitas, Chows, Mastiffs, and about 15 other breeds are banned. Mixed breeds with those bloodlines are also banned. If your dog passes the breed check, it’s $350 one time fee and $25 a month per pet, max two.

What’s the income requirement at The Darby?

3x your monthly base rent. For the cheapest one bedroom at $1,128, that means you need to earn at least $3,384 a month gross, or about $19.52 an hour working full time.

Is The Darby actually in Austin?

No. The mailing address is Manor, TX 78653. It’s in Travis County but it’s in the city of Manor, about 12 miles northeast of downtown Austin. You’ll be in Manor ISD for schools, not Austin ISD.

What does the $100 amenity fee cover?

It appears to cover community WiFi, clubhouse access, and pool area amenities. But the fee is mandatory for all residents whether you use those amenities or not. Several residents have complained that the WiFi isn’t fast enough for remote work despite the $100 monthly charge.

How far is The Darby from Samsung?

About 12 miles, or 15 minutes off peak. During rush hour, expect 20–25 minutes via 290 West to Parmer Lane.

Are there townhomes at The Darby?

Yes. 24 of the 350 units are townhome style with 3 bedrooms, 3 bathrooms, 1,588 square feet, attached two car garages, and fenced backyards. Base rent is $2,670 a month.

Does The Darby have a pool?

Yes. The pool area gets praised more than anything else in the reviews. It has a sundeck and cabana, and the property hosts events there. The pool comes up a lot as the reason people picked this place.

What is The Darby’s Google rating?

4.2 stars from 121 reviews on Google. On Apartments.com, it’s 1.0 stars from 5 verified resident reviews. On Birdeye, it aggregates to 3.9 from 141 reviews. The ORA App rates it 68 out of 100, which is below the national average.

Can I tour The Darby without an appointment?

The Darby offers self-guided tours. You can walk the property and view available units without staff present. Office hours are Monday through Friday 10 AM to 6 PM, Saturday 10 AM to 5 PM, Sunday 1 PM to 5 PM.

Is there a gate at The Darby?

The property is listed as gated with controlled access. But at least one review mentions broken gates and a resident review from early in the property’s history noted gates had to remain open due to fire department regulations during construction.

The Bottom Line

The Darby gives you 2024 construction in Manor at a price point that undercuts most of the Austin metro for comparable quality. The 10 weeks free special makes the net effective math work. The floor plans are spacious. The pool and community programming are above average. Individual staff members consistently go above and beyond.

But the mandatory fees erase a big chunk of the savings, the construction quality is raising questions only two years into the building’s life, and the gap between Google reviews and Apartments.com verified resident reviews tells me the daily experience isn’t matching the marketing.

This property makes sense if:

• You commute to Samsung, Tesla, Apple, or another tech corridor employer and want to keep housing costs under $1,100 for a one bedroom
• You prioritize space, a yard, and a garage over walkability
• You have a clean rental history, 600+ credit, and verifiable 3x income
• You want a pet friendly new build (as long as your dog isn’t on the breed restriction list)

This property doesn’t make sense if:

• You work from home and need internet you can count on
• You’re noise sensitive or expect solid build quality from a new building
• You have screening challenges (eviction, broken lease, credit under 600)
• You want to walk to anything other than a Dollar General

My honest take: The Darby is a solid option for tech corridor commuters with clean profiles who want new construction at a discount. Tour it. Ask about the WiFi speeds. Ask which building your unit is in and whether it shares walls. Get the total monthly cost in writing including every mandatory fee. And don’t apply until you know you’ll qualify, because at $174 a pop, you can’t afford to be wrong.

Need Help Deciding?

My service is free. The apartment community pays my referral fee from their marketing budget. Your rent is the same whether you use me or apply on your own.

Here’s what I can do that applying cold can’t: I’ll pre-screen your profile against The Darby’s criteria so you know where you stand before spending $174. If The Darby isn’t the right match, I’ll pull comparable options in Manor and Northeast Austin from communities I work with directly.

Want to go direct? Call The Darby’s leasing office at (737) 257-5192 or visit livedarbymanor.com. 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.