The Reserve Apartments Review: Budget South Austin, But Read the Fine Print
When you look at as many Austin apartments as I do, some properties tell two completely different stories depending on where you look. The Reserve at 1016 W. Stassney Lane is one of them. On Google, it sits at 4.1 stars with 180 reviews. On ApartmentRatings, it’s a 2.6 with 37 reviews. That’s not a gap. That’s a canyon.
As a licensed Texas REALTOR (TX #679806) who’s tracked screening criteria and pricing across this submarket for over 14 years, I’ve learned that a split that big always means something. Here’s what listing sites won’t tell you: The Reserve has cycled through at least four management companies (KPM, Karya, ResProp, and now CAF Management). It’s running a mix of unrenovated and renovated units at very different price points. And the roach complaints? They span years and platforms.
But here’s the other side: 1-bedroom apartments starting at $815 in 78745 with one month free when you sign for 13 months. That math gets people’s attention for a reason. Let me break down whether it should get yours.
Quick Facts: The Reserve at a Glance
| Field | Details |
|---|---|
| Address | 1016 W. Stassney Ln, Austin, TX 78745 |
| Year Built | 1985 (Renovated 2013) |
| Total Units | 122 |
| Management | CAF Management |
| Onsite Manager | Coco S. |
| Rent Range | $815 – $1,499 (verified June 2026) |
| Pet Policy | 2 pets max, 250 lb limit, breed restrictions, $400 deposit + $300 non-refundable + $25/mo per pet |
| Current Special | 1 month free on 13-month lease, app fee waived on select units |
| Application Fee | $25 (standard) / $75 combined app + admin on 13-month lease |
| Admin Fee | $49 |
| Google Rating | 4.1 stars (180 reviews) |
| ApartmentRatings | 2.6 stars (37 reviews) |
That 4.1 Google rating needs context. A large chunk of the 5-star reviews come from tour visitors, not actual residents. Anibal, a former leasing agent, generated a wave of positive tour reviews about a year ago. Those inflate the number. ApartmentRatings tells a completely different story at 2.6 from 37 reviews. ApartmentHomeLiving has 4.0 from just 2 reviews, and Apartments.com? Zero.
The resident experience is messier than any single number suggests. I’ll break down what’s actually happening below.
Best For / Skip If
Best For
You need the lowest possible 1BR rent in South Austin’s 78745. The A1 floor plan starts at $815 for 481 square feet. With the current one month free special on a lease of 13 months, the net effective drops to around $753. The closest competitor at that price point is The Enclave right across the street at $725, but The Reserve offers newer renovation finishes in some units.
You have a large dog. The 250 lb weight limit is effectively no limit. Most Austin communities cap at 50-75 pounds. If you have a Rottweiler, a Great Dane, or any breed that gets turned away everywhere else, The Reserve accepts them with a pet screening. Check out our South Austin apartments guide for other pet friendly options in this area.
You want to choose between renovated and classic units. Classic unrenovated 1BRs run $815-$973. Renovated units with updated finishes run $924-$1,335 depending on size. That’s a real choice. You pick your price point based on how much the finishes matter to you.
You’ve lived in older properties and know what to expect. Thin walls, original plumbing in some units, an older building footprint. If you’re coming from another 1980s Austin apartment, none of this will surprise you.
Skip If
Roaches are a dealbreaker. I’m not being dramatic. Pest complaints appear across both Google and ApartmentRatings, spanning multiple years and different management teams. At least 5 reviews from verified residents specifically mention roaches when they moved in. If this is a hard line for you, this isn’t your property.
You need in-unit washer and dryer included. Most units have W/D connections but not supplied machines. A few select floor plans (B1, one 708 sqft plan) come with supplied units, but they’re limited and priced higher. If you need machines in the apartment from day one, narrow your search to those specific plans or look elsewhere.
You expect responsive community rule enforcement. Review after review describes dog waste throughout the property, overflowing dumpsters, and noise from other residents with minimal office follow-through. If you need a tightly managed community, The Reserve’s track record doesn’t support that expectation.
Your timeline is tight and you need a polished unit ready on day one. Condition issues at arrival keep showing up in reviews: holes in walls, plumbing problems, and pest issues discovered immediately. If you can’t afford delays while maintenance addresses problems in your new unit, keep that in mind.
Wondering if The Reserve 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 money 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.
Location Deep Dive
What’s Actually Nearby
The Reserve sits on the south side of Stassney Lane, just west of Manchaca Road. The neighborhood is car dependent, but daily errands are close.
H-E-B on West William Cannon is about 1.2 miles south (4-minute drive). ALDI on South 1st is roughly a mile (3-minute drive). For quick meals, you’ve got fast food clusters along Manchaca and William Cannon within a mile. Torchy’s Tacos on South 1st is about a mile north.
Garrison Park is 0.5 miles away for walking trails. McKinney Falls State Park is about 6 miles southeast. The South Congress shopping and restaurant corridor (the SoCo stretch everyone talks about) is roughly 3 miles north, so you’re close enough to enjoy it but not paying SoCo rent.
Odom Elementary, Bedichek Middle, and Crockett High School serve this address through Austin ISD.
The Commute Math
| Destination | Distance | Off-Peak | Rush Hour |
|---|---|---|---|
| Downtown Austin | ~5 mi | 12-15 min | 25-40 min |
| UT Austin Campus | ~6 mi | 15-18 min | 30-45 min |
| Austin-Bergstrom Airport | ~10 mi | 15-20 min | 20-30 min |
| The Domain | ~14 mi | 22-28 min | 45-65 min |
| St. Edward’s University | ~2.5 mi | 7-10 min | 12-18 min |
| Tesla Gigafactory (Del Valle) | ~12 mi | 18-22 min | 25-35 min |
Your main routes are Manchaca Road north or South 1st Street. Both connect to Ben White (Hwy 290), which feeds into MoPac or I-35. Rush hour on Ben White heading toward I-35 is brutal. Budget extra time if you’re commuting east. Capital Metro runs bus service along South Lamar about a mile west, but this is not a transit friendly address. You’ll need a car.
Neighborhood Vibe
This stretch of Stassney isn’t the trendy part of South Austin. It’s the working part. Strip malls, auto shops, a mix of 1980s apartment communities and small single family homes. It’s not ugly, but it’s not Instagram-worthy either.
What it is: affordable and central. You’re 5 miles from downtown without paying downtown prices. The area is changing slowly as new construction fills in along South Congress and South 1st, but this immediate block hasn’t caught that wave yet.
Traffic noise from Stassney is real, especially for units facing the street. The property is gated, which helps with cut-through traffic but doesn’t eliminate road noise.
Pricing and True Cost
Floor Plans
The Reserve runs three tiers of units: classic (unrenovated), renovated (marked with -R), and upgraded (marked with -U). The price gap between tiers is real.
| Floor Plan | Bed/Bath | Sq Ft | Base Rent | Net Effective* | W/D | Availability |
|---|---|---|---|---|---|---|
| A1 | 1/1 | 481 | $815 – $960 | $753 – $887 | No connection | Available |
| A2 | 1/1 | 588 | $923 – $973 | $853 – $899 | No connection | Available |
| A-R (renovated) | 1/1 | 481 | $924 – $981 | $854 – $907 | Connection | Available |
| C-R (renovated) | 1/1 | 708 | $1,181 – $1,335 | $1,091 – $1,234 | Connection | Available |
| D | 2/2 | 860 | $1,027 – $1,476 | $949 – $1,364 | Connection | Available |
| D-R (renovated) | 2/2 | 860 | $1,225 – $1,499 | $1,132 – $1,385 | Connection | Available |
| B1 | 2/2 | 860 | $1,300 | $1,201 | Supplied | Available |
*Net effective with 1 month free on a lease of 13 months (verified June 2026)
Note: Several floor plans (A, B, A-U, B-R, B-U, D-U) are listed as unavailable. Why does the same floor plan show a $100+ spread? Unit condition, where it sits in the building, and whether it has a fireplace.
Net Effective Rent: The Math
Current special: 1 month free when you sign for 13 months.
Using the daily rate method (Austin market standard):
- 13-month lease = 395 days
- 1 month free = 30 days
- Daily multiplier = (395 – 30) / 395 = 0.9241
Example: A1 floor plan at $815/month
- $815 × 0.9241 = $753/month net effective
- Monthly savings: $815 – $753 = $62/month
- Total savings over the lease: $815 (one full month free)
Example: D floor plan (2BR) at $1,027/month
- $1,027 × 0.9241 = $949/month net effective
- Monthly savings: $1,027 – $949 = $78/month
- Total savings over the lease: $1,027
That $753 net effective for a 1BR in 78745 is among the lowest I track in this submarket. The Enclave across the street starts at $725 but isn’t running a comparable concession right now.
All the Fees
Required Fees (everyone pays):
| Fee | Amount |
|---|---|
| Application fee | $25 (standard) / $75 combined app + admin on 13-month lease |
| Admin fee | $49 |
| Valet trash | Billed monthly (amount not published; see Uncomfortable Truth) |
| Minimum lease term | 6 months |
Optional Fees:
| Fee | Amount |
|---|---|
| Reserved parking | $25 – $35/month |
| Covered parking | $35 – $50/month |
| Pet deposit (refundable) | $400 per pet |
| Pet non-refundable fee | $300 per pet |
| Pet rent | $25/month per pet |
True Monthly Cost Example
A renter in a renovated 1BR (A-R) at $924 with one dog and covered parking:
| Line Item | Monthly |
|---|---|
| Net effective rent (13 months) | $854 |
| Pet rent (1 dog) | $25 |
| Covered parking | $50 |
| Total monthly | $929 |
Move-in costs for this scenario:
| Line Item | Amount |
|---|---|
| Application fee | $25 |
| Admin fee | $49 |
| Security deposit | $99 (current special per Rentable.co listing, confirm with leasing office) |
| Pet deposit (refundable) | $400 |
| Pet non-refundable fee | $300 |
| First month’s rent (may be waived per special) | $0 – $924 |
| Estimated move-in | $873 – $1,797 |
Specials change. What’s listed above was accurate as of June 2026, but I talk to leasing teams regularly, and offers shift. If you want to know what’s actually available right now, reach out and I’ll check.
Want to know what specials are actually available right now?
Fill out a quick form and I’ll text you with current pricing, availability, and any specials that aren’t showing up online. If The Reserve isn’t the right fit, I’ll recommend properties nearby that might work better.
Screening Criteria
The Reserve doesn’t publicly list its income multiplier or credit score requirements. That’s common at budget properties in this price range, but it means you’re going in without knowing the rules until you ask.
Here’s what I tell clients: call the leasing office at (737) 317-2610 and ask about income requirements and credit minimums before you submit anything. The $25 app fee is low by Austin standards, but there’s no reason to waste it.
Income Requirement Table (Based on Standard 3x Assumption)
Most Austin communities require 3x gross monthly rent. The exact multiplier here? Not listed anywhere online. Properties at this price point in Austin typically screen at 2.5x to 3x, so these numbers assume 3x as the more conservative estimate. Confirm the actual number with the leasing office before applying.
| Unit | Base Rent | Monthly Income (3x) | Annual Income | Hourly Wage (40 hrs) |
|---|---|---|---|---|
| A1 (1/1, 481 sqft) | $815 | $2,445 | $29,340 | ~$14.11 |
| A-R (1/1, renovated) | $924 | $2,772 | $33,264 | ~$15.99 |
| D (2/2, 860 sqft) | $1,027 | $3,081 | $36,972 | ~$17.78 |
| B1 (2/2, supplied W/D) | $1,300 | $3,900 | $46,800 | ~$22.50 |
At $14.11/hour needed for the cheapest 1BR, that’s within reach for a lot of service industry and entry level workers in Austin. Most 1-bedrooms in this market require $18-20/hour incomes, so that gap matters.
Credit Expectations
No published credit minimum here. Based on the property (1985 construction, budget pricing, CAF Management), here’s what I’d expect:
- 600+ credit: Smooth approval, standard deposit
- 550-599 credit: Likely approved, possibly with a higher deposit
- Below 550 credit: Ask the leasing office directly. Properties in this price range sometimes have more flexibility than newer, higher-end communities
If your credit is a concern, I work with renters in every credit tier. Check out our second chance apartments page for options across Austin.
What Typically Gets You Denied
Based on standard CAF Management screening practices:
- Active eviction on your record (recent, within 2-3 years)
- Outstanding property debt to a previous apartment community
- Insufficient income documentation
- Certain felony convictions within the lookback period (varies)
The application process: Apply online or at the leasing office. Provide ID, proof of income (recent pay stubs), and authorize the background/credit check. Processing typically takes 1-3 business days.
Why a locator helps here
Here’s what separates working with a locator from applying blind: I can tell you whether you’re likely to qualify before you spend $25 finding out. If The Reserve’s screening looks tight for your situation, I know which nearby properties have more flexibility and which ones will definitely deny you.
Resident Reviews Decoded
I went through every review platform I could find for this property: Google (180 reviews), ApartmentRatings (37), Yelp (6), plus ApartmentHomeLiving, ForRent, Zumper, and a few others. One bad review doesn’t tell you much. But when the same complaints show up across different platforms and different years? That’s a pattern.
Review Pattern Analysis
| Theme | Mentions | Trend | Source |
|---|---|---|---|
| Helpful staff (Coco, Mariah, Fabian) | 35+ on Google | ↑ Improving under current management | |
| Pest issues (roaches, rats) | 8+ across platforms | → Persistent across management changes | Google, AR |
| Flooding / water intrusion | 4+ across platforms | → Recurring, unresolved | AR, AHL |
| Trash/dumpster problems | 4+ | → Ongoing | Google, AR |
| Maintenance response | 13 on AR alone | Mixed: individual staff praised, systemic issues persist | Both |
| Unit condition at arrival | 5+ | → Steady | Both |
| Management turnover | 4+ companies documented | ↑ Stabilizing with Coco | AR, Yelp, AHL |
| Security (theft, break-ins, lighting) | 3+ | → Steady | Google, AR |
| Parking availability | 3+ | → Steady |
What Residents Praise
Coco, the current onsite manager, is the most mentioned staff member in recent Google reviews. “Shoutout to Coco, she was super helpful through the entire application process.” “Coco in the management office is very nice and helpful.” One resident with 10 years at the property wrote that Coco “has come through for me when I needed to make a big change.”
Fabian on the maintenance team gets specific praise for same-day repairs. “He fixed a toilet issue I was having while he was there. The quick maintenance is great.” Mariah, on the leasing side, gets positive mentions for attentive tours.
The location and price point come up repeatedly. Long-term residents (some 5-10 years) keep renewing because the rent is low and the location works.
What Residents Criticize
Pest issues are the loudest complaint. “Roach infested upon arrival.” “Moved in with a roach infestation, broken cabinets, cracks, holes all over.” “Apartment is infested with roaches.” These aren’t one-off gripes. They span from older reviews through reviews posted as recently as June 2026.
Trash management is another one that keeps coming up. A June 2026 resident reported dumpsters that hadn’t been emptied for over a week. But the ApartmentRatings version is worse: overflowing trash bags sitting for more than 2 weeks, maggots, a smell that spread outdoors. “Dog poop and trash everywhere you step and walk” was how another reviewer put it. Not a one-time lapse.
One ApartmentRatings reviewer pointed out something you should know: maintenance orders marked as complete without anyone actually coming to the unit. That’s distinct from slow response. It means the issue appears resolved in their system while nothing has changed in your apartment.
Unit condition on arrival keeps coming up too. Broken fixtures, plumbing problems, outlets that don’t work. One reviewer found “mold in the bathrooms covered over with cheap paint.” Another reported roaches, broken cabinets, and holes throughout the apartment. These aren’t cosmetic complaints. They’re habitability issues on day one.
This property has been through a lot of management changes. The Yelp listing still shows an old name (KPM Management). ApartmentHomeLiving reviews reference Karya Management. HAR.com and Zumper still list ResProp Management. The current operator is CAF Management.
That’s at least four management companies. When listing platforms can’t even keep up with who’s running a property, you know it’s been a revolving door.
Flooding is another one that doesn’t show up if you only check Google. An ApartmentHomeLiving reviewer reported flooding 4 times in 2 years. A 2026 ApartmentRatings reviewer described an unresolved flooding issue with a wet wall. These aren’t minor plumbing leaks. They’re water coming into the unit repeatedly, and the problem predates the current management.
On top of that, ApartmentRatings has complaints about outdoor lighting that doesn’t work, mail and package theft, and break-ins. These are the details that don’t make it into a Google star rating.
How Management Responds
CAF Management does respond to most reviews, both positive and negative. But the responses follow a template. Negative reviews get some version of: “We’re sorry to hear about [specific issue]. Please contact us at (737) 367-1545.” Positive reviews get: “Thank you for your amazing 5-star rating!” Copy, paste, repeat.
But do the responses actually fix anything? Based on the follow-ups, not always. Several residents who posted updates say their issues continued after management replied.
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 Pest Problem Isn’t a Fluke
This is the single most important thing to know. Roach complaints appear across Google, ApartmentRatings, and multiple years of reviews. They predate the current management. They survive management transitions. That’s not a staffing problem or a one-time oversight. It points to something in the building itself: the 1985 construction, shared walls, maybe the surrounding area. Pest control visits may keep individual units clear for a while, but the reviews say it comes back. If pest issues are a non-starter for you, no amount of savings changes that equation.
You Might Be Paying for Services You Don’t Receive
Residents keep bringing up the same thing: being charged for valet trash service that wasn’t actually provided. One Google reviewer wrote: “Charges for various services that are never rendered such as ‘valet’ trash that hasn’t been provided in over a month.” An ApartmentRatings reviewer said the same thing. If valet trash is billed as a mandatory fee, verify it’s actually being provided before you sign.
Unit Condition Is a Coin Flip
Here’s what the reviews show: some residents move in to clean, updated units. Others find roaches, plumbing problems, holes, and cosmetic damage on day one. That lines up with the renovated vs. unrenovated unit split. If you’re renting a classic (unrenovated) unit at the lower price point, ask to physically inspect the exact unit you’ll be moving into before signing the lease. Don’t accept a model showing if your actual unit hasn’t been prepared.
Flooding Isn’t a One-Time Event
An ApartmentHomeLiving reviewer reported their unit flooded 4 times in 2 years under previous management. A June 2026 ApartmentRatings reviewer describes an ongoing flooding issue with a still-wet wall that hasn’t been resolved despite requests. When the same problem survives multiple management companies, it’s not a management issue. It’s a building issue. Ask the leasing office directly whether your specific unit has any history of water intrusion. First floor and ground level units are typically higher risk in 1985 construction.
Ready to move forward, or want to compare alternatives?
You’ve seen the full picture. If The Reserve works for your budget and situation, great. If you want to compare it against nearby options in 78745 without the pest history or service inconsistencies, I can put together a short list. Either way, fill out the form and I’ll text you within a few hours.
Frequently Asked Questions
Does The Reserve allow pets?
Yes. Up to 2 pets with a 250 lb weight limit per pet (effectively no size restriction for dogs). Expect a $400 refundable deposit, $300 non-refundable fee, and $25/month pet rent per pet. Breed restrictions apply. Pet screening through a third-party service is required.
What credit score do I need for The Reserve?
No published minimum. For a property at this price point, renters with scores above 550 generally have options. Call the leasing office at (737) 317-2610 to ask about specific thresholds before applying.
What utilities are included at The Reserve?
Utilities are not included in rent. Plan to set up and pay for electricity, gas, water, sewer, and trash separately. Confirm current billing structure with the leasing office, as some properties in this area bundle water/sewer into a flat monthly fee.
How much is the security deposit?
Rentable.co currently lists a $99 deposit special for The Reserve. Standard deposits at properties in this price range typically run $200 to one month’s rent depending on credit. The $99 rate is promotional and could change, so confirm the exact amount with the leasing office before you apply.
What move-in specials does The Reserve offer?
As of June 2026, The Reserve is offering 1 month free on leases of 13 months with a combined $75 application and admin fee. On select units, the application fee is waived entirely. Specials change frequently.
What is parking like at The Reserve?
Surface lot parking comes standard. If you want a reserved spot, that’s $25-$35/month. Covered parking runs $35-$50/month. Breezeway parking is also an option. Fair warning: parking gets tight in the evenings based on what residents say in reviews.
When was The Reserve built and last renovated?
1985 construction with a 2013 renovation. But “renovated” is doing a lot of work here. Some units have been updated recently with modern finishes. Others are still in their original or partially updated condition. Ask which category your specific unit falls into.
Who manages The Reserve?
CAF Management is the current management company. The property has changed management multiple times. Previous operators include KPM Management and others. Coco S. is the current onsite manager.
Is The Reserve a good location for commuting?
It’s 5 miles from downtown Austin (12-15 minutes without traffic, 25-40 minutes during rush hour). It’s car dependent. Capital Metro runs bus service about a mile west on South Lamar, but you’ll need a vehicle for daily commuting.
The Bottom Line: Is The Reserve Worth It?
The Reserve offers something rare in 78745: a 1BR starting at $815 with a current net effective of $753 after the one month free concession. A 250 lb pet weight limit, gated access, and a location 5 miles from downtown add real value at this price point. Coco and the current leasing team have earned solid reviews. The renovated units offer updated finishes at prices that still undercut most nearby competitors.
The trade-off is real, though. Persistent pest issues spanning years and multiple management companies. Day one unit conditions that range from polished to problematic. Services billed but not always delivered. And honestly? A property that’s been through enough management transitions that long-term stability isn’t proven yet.
This property makes sense if:
- Your budget maxes out around $900/month for a 1BR and you need to stay in South Austin
- You have a large dog that gets rejected everywhere else
- You’re comfortable in older properties and can advocate for yourself on maintenance
- You want the option to pick between renovated and unrenovated units at different price points
This property doesn’t make sense if:
- Pest issues are a hard line for you
- You need a unit that’s 100% ready when you get the keys
- You rely on community management to enforce rules consistently
- You need in-unit washer/dryer supplied, not just connections
My verdict: the first year math works, especially at the lower end. But go in with your eyes open. Tour the exact unit you’d be renting. Ask about pest treatment schedules. Confirm which fees are mandatory and which services come with them. And if you have any screening concerns at all, talk to me before you apply.
Need Help?
You’ve got everything to evaluate The Reserve on your own. But if you want help:
Fill out the form above and I’ll text you 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. I’ve toured 500+ Austin communities and I know which properties in 78745 fit 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.
