The Royce at 8100 Apartments Austin Review: HACA-Backed, 2016 Build, 2 Months Free

Here’s a number most listing sites won’t mention: $73 million. That’s what Austin’s housing authority paid to buy this property in December 2020. They rebranded it from Broadstone 8 One Hundred to The Royce at 8100 and set aside roughly half the units for renters earning under 80% of Austin’s median income.

What that means in practice: you can get 2016 construction with granite counters, 10-foot ceilings, and in-unit washer/dryer for less than what most apartments charge for 1990s buildings. That’s the HACA angle. As a licensed apartment locator (TX #679806) who tracks pricing across Northwest Austin daily, I can tell you this property shows up in my client searches constantly. 429 Google reviews with a 4.5 rating and a 4.6 on ApartmentRatings. It won the Austin Apartment Association’s APEX Award for Community of the Year in its category.

But here’s what those listing sites won’t tell you: there’s a mandatory $70/month Spectrum tech package you can’t opt out of. The pet weight limit is 50 pounds, which cuts out most large dogs. And the Walk Score is 20. You’ll need a car for everything.

Quick Facts: The Royce at 8100

The 4.5 Google rating across 429 reviews is strong. That’s a large enough sample to trust. 125 of those reviews specifically mention “friendly staff,” and that praise is genuinely earned. But I’ll break down what the other patterns show below, including a mandatory tech fee that frustrates long-term residents and noise complaints from Parmer Lane traffic.

Best For / Skip If

This Property Makes Sense If…

You qualify for HACA income-restricted pricing. This is the real story at The Royce. About half the units have reduced rent for people earning under certain income limits. Roughly 30 units go even lower. If you qualify, you’re getting 2016 construction quality for less than you’d pay at most places built 30 years ago. That’s rare. The Royce gives you the same granite counters, 10-foot ceilings, and washer/dryer inside the apartment that everyone else gets. The property also takes Section 8 vouchers.

You work in the tech corridor and want newer construction under $1,200/month. A 1BR starting at $1,161 in a 2016 build? That’s competitive for Northwest Austin. Even more so after the 2 months free special kicks in. Apple’s campus is about 10 minutes south on Parmer. The Domain is roughly 15 minutes east. Samsung is around 25 minutes northeast. If your commute runs along Parmer Lane or 183, this location works.

You’re a teacher or first responder. The Royce waives the application fee and admin fee for teachers and first responders, and takes $200 off the first month’s rent. That’s $265 in savings before you even factor in the 2 months free special.

You want a property where maintenance actually shows up. I counted over 50 Google reviews that mention a maintenance tech named Mike. That’s not normal. Most communities get complaints about maintenance. The Royce gets love letters. Response times are same-day for most requests based on what residents say.

Skip If…

Your dog weighs more than 50 pounds. The 50 lb limit is firm. On top of that, there’s a long restricted breed list: Pit Bulls, Rottweilers, German Shepherds, Huskies, Akitas, Dobermans, Chow Chows, Malamutes, Mastiffs (any breed), Great Danes, Cane Corsos, Dalmatians, and wolf hybrids. If you have a large or restricted breed, this isn’t your property. Check out our guide to Austin apartments that accept large dogs for alternatives.

You can’t live without a car or value walkability. Walk Score of 20. Transit Score of 0. No usable public transit. You’ll drive for groceries, restaurants, gyms, pretty much everything. If walkability matters, look at Downtown Austin apartments or the South Austin corridor.

You don’t want to pay $70/month for internet and cable you didn’t ask for. The mandatory Spectrum tech package has been a sore spot in reviews since it was introduced. It covers internet and TV, but you can’t opt out. Not even if you’d prefer AT&T fiber, which is already wired into the building. Multiple residents have called this out.

You need a three bedroom. Only 1BR and 2BR floor plans here. Multiple residents have had to leave specifically because there’s no 3BR option.

Noise sensitivity is a dealbreaker. The property sits at the intersection of Anderson Mill Road and Parmer Lane. Upper-floor units facing the road get traffic noise, especially from late-night racing on Parmer. And the windows don’t do much to block it.

Wondering if The Royce at 8100 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 $65 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 Royce sits at the corner of Anderson Mill Road and Parmer Lane in Northwest Austin, technically in Williamson County. Here’s what that means for daily life:

Under 5-minute drive: H-E-B (Anderson Mill and 183, about 2 miles), Walgreens, CVS, multiple fast food options along Parmer, gas stations. There’s a taco trailer on property that residents mention positively.

5–10 minute drive: Lakeline Mall, Costco at Lakeline, Target, Best Buy, major dining clusters along 183 and Research/Parmer. Brushy Creek Lake Park (roughly 3 miles) for trails and outdoor space.

10–15 minute drive: The Domain, Whole Foods at The Domain, the tech corridor along Parmer Lane (Apple, Indeed, PayPal offices).

You’ll need to drive for: Basically everything. With a Walk Score of 20 and a Transit Score of 0, this is a car-dependent location. There is no meaningful bus service. Plan accordingly.

The Commute Math

Route notes: Your main corridors are Parmer Lane (east-west) and 183/Research Blvd (north-south). For the downtown commute, you’ll hop on MoPac, which has toll lanes that can save 10–15 minutes during rush hour but cost $3–8 depending on how bad traffic is. If you’re commuting downtown, budget 45 minutes to an hour during peak hours. That’s the real trade-off for the pricing here.

Neighborhood Vibe

This is suburban Northwest Austin. Not trendy. Not walkable. Not pretending to be. The area is quiet residential housing mixed with strip mall commercial along Parmer and 183. Round Rock ISD schools serve this address: Pond Springs Elementary, Deerpark Middle, McNeil High School. That’s a strong district, and it’s part of why HACA targeted this property.

The honest downside: Parmer Lane traffic has gotten worse as the tech corridor has grown. Reviews mention late-night racing. The noise carries up. Anderson Mill Road itself is calmer, but you’re sitting at the intersection of both.

Pricing and True Cost

Floor Plans

*Net effective with 2 months free on 12-month lease (verified July 2026)

Note the range within the same floor plans. A 1BR/1BA at 624 square feet runs anywhere from $1,161 to $1,453. The difference? Unit location, floor, and view. If you’re touring, ask about lower-floor units away from Parmer Lane. They tend to price at the bottom of the range, and you’ll thank yourself for the quieter spot.

Here’s something else to watch: some units come with a washer/dryer included, while others just have the hookups. The ones with machines rent higher. Make sure you know which you’re getting before you sign.

Net Effective Rent Calculation

The current special is 2 months free on a 12-month lease. Here’s the math using the daily multiplier method:

For a 1BR at $1,161/month (lowest available):

• 2 months free = 60 days
• 12-month lease = 365 days
• Daily multiplier: (365 − 60) ÷ 365 = 0.8356
• $1,161 × 0.8356 = $970/month net effective
• Monthly savings: $1,161 − $970 = $191/month

That brings a 1BR in a 2016 build in Northwest Austin under $1,000/month. And if you qualify for the HACA reduced rent, you could pay even less.

For a 2BR at $1,805/month (mid-range):

• $1,805 × 0.8356 = $1,509/month net effective
• Monthly savings: $1,805 − $1,509 = $296/month

All the Fees

Teachers and first responders: App fee and admin fee are both waived, plus $200 off first month’s rent.

True Monthly Cost: What You’ll Actually Pay

Let’s say you’re renting a 1BR at $1,161/month with one dog under 50 lbs and covered parking:

Your move-in costs:

• Application fee: $65
• Admin fee: $200
• First month’s prorated rent: varies
• Pet non-refundable fee: $400
• Security deposit: varies (based on credit)
• Estimated move-in total: $800–$1,200+ (depending on deposit and proration)

Specials change. What’s listed above was accurate as of July 2026, but I talk to leasing teams weekly, and offers shift. Two months free is a solid deal right now, but confirm it’s still running before you apply.

Want to know what specials are actually available right now?

Listing sites are often days or weeks behind on pricing. I can check what’s actually available today, confirm which units still qualify for the special, and tell you if there’s a better deal at a similar property nearby.

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Screening Criteria

Income Requirement

The Royce doesn’t post its income multiplier on their website or marketing, but third-party sites confirm it’s the standard 3x gross monthly income. So if your rent is $1,161, you need to show $3,483/month in gross income to qualify.

If you’re applying for one of the HACA units, the income rules are different and based on how your household income compares to Austin’s median.

Credit Expectations

The Royce doesn’t post a specific credit score minimum. But this is a 2016 build with high-end finishes managed by AMP, so here’s what I’d expect based on how properties like this typically screen:

• 650+: Likely smooth approval with standard deposit
• 600–649: Probably approved, possibly with a higher deposit
• 570–599: May need a cosigner or third-party guarantee
• Below 570: Your options get thin. This property probably isn’t going to work.

If your credit is below 600, I’d recommend checking your actual FICO score (not Credit Karma, which typically reads 20–50 points higher) and talking to me before applying. I can tell you whether The Royce is realistic for your profile, and if not, which nearby properties are. For more on how credit works in apartment screening, check out our second chance apartments guide.

What Gets You Denied

Let me be direct about what will typically get you denied here:

• Active eviction judgment or eviction filed within the past 3–5 years
• Outstanding property debt to a previous landlord
• Felony conviction in the last 7–10 years (newer properties like this tend to screen harder on background)
• Not enough income documentation
• Sex offender registry status (automatic decline at nearly all properties)

The Application Process

1. Apply online with government-issued ID and proof of income (pay stubs, bank statements, or tax returns). $65 application fee per person, non-refundable.
2. They run your screening through a third-party company that checks credit, criminal background, and rental history. This usually takes 24–72 hours.
3. Approval or denial. If approved, you’ll get your lease terms. If denied, Texas law (Property Code § 92.3515) says they have to tell you why in writing.
4. Sign the lease and pay admin fee ($200) plus security deposit.

Here’s what separates working with a locator from applying on your own: I can tell you whether you’re likely to qualify before you spend $65 finding out. If The Royce’s screening looks tight for your situation, I know which nearby properties have more flexibility, and which ones will definitely deny you. That pre-screening alone can save you hundreds in wasted application fees.

Resident Reviews Decoded

Listing sites show you a 4.5 Google rating and call it a day. That number? Actually meaningful here. It’s backed by 429 reviews on Google and a 4.6 on ApartmentRatings with 265 more. But individual ratings aren’t that useful. Patterns are. I read through the full review history to find what keeps coming up.

Review Pattern Analysis

What Residents Consistently Praise

The staff. It’s not close.

The leasing team and maintenance crew at The Royce get called out by name more often than any property I’ve reviewed recently. Mike on the maintenance team has 50+ reviews mentioning him by name for same-day response times and thorough work. Sarah Zachary, Deanna, Hannah, and Cheyenne Crouch (the onsite manager) all show up repeatedly in positive reviews. One resident who lived there for 7+ years wrote that the team sent a memorial gift after their dogs passed away. That’s not something you see in reviews very often.

Community events are another consistent theme. Monthly resident events, holiday luncheons, food truck visits. Residents mention these frequently as a reason they renew.

Maintenance speed is the third major positive. Work orders completed the same day is the norm, not the exception. Multiple residents describe putting in a request and having someone show up within minutes. For a 376-unit property? That’s impressive.

What Residents Consistently Criticize

The mandatory $70/month Spectrum tech package. This is the number one frustration among longer-term residents. It bundles internet and cable TV. You can’t opt out. Several residents have pointed out that AT&T fiber is already wired into the building and they’d rather use that instead. When residents push back, management points to a resident survey that showed demand for the package. But residents who’ve been there for years say they were never asked.

Noise. Parmer Lane noise hits upper-floor units hard, especially those facing the road. Reviews mention racers after dark and poor window insulation. One resident specifically warned to avoid building 3, third floor, because of noise carrying between units. Barking dogs from neighboring units come up too. On AR, noise scores the lowest of any category at 4.1 out of 5. That number tells the story.

Dog waste. There are a lot of dogs at this property, and despite management sending repeated email reminders, multiple reviewers describe waste not being picked up in grassy areas and walkways. One reviewer put it bluntly: calling it a luxury property while the grounds have that issue.

And a few smaller patterns worth mentioning. Some ApartmentRatings reviews flag move-in cleanliness problems: sloppy paint jobs, dirty counters, units that felt rushed. Bird droppings from barn swallows in stairwells and near entry doors come up in several 2025 reviews. Vehicle break-ins and package theft pop up across both Google and AR, though those aren’t unique to this property.

How Management Responds

They respond to every single ApartmentRatings review. Average reply time: 2.32 days. That’s straight from AR’s tracking. The responses are mostly template (thank you, we hear you, call this number), but they’re consistent. And they respond to the negative ones too, which is more than I can say for most properties.

That tells me AMP pays attention to what’s being said online. Whether those template responses actually lead to fixes is a different question. But the response rate alone puts them ahead of most of the market.

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 $70/Month Fee You Can’t Avoid

The mandatory Spectrum tech package adds $70/month to your rent. Period. On a 12-month lease, that’s $840/year for internet and cable TV you may not even want. AT&T fiber is built into the building. If you’d prefer that? Too bad. You’re still paying for Spectrum.

When residents push back, management points to a survey. But long-term residents say they were never surveyed, which raises a fair question about how that survey actually worked. And here’s the kicker: this fee doesn’t show up in the advertised rent range on listing sites. So the true cost of living here is $70/month higher than what you see on Apartments.com or Zillow.

You Will Need a Car for Everything

Walk Score of 20. Transit Score of 0. Zero bus routes.

The nearest grocery store is a 2-mile drive. No restaurants or coffee shops within walking distance either. If you don’t own a car, this isn’t your property. If you do, plan on covering parking costs: covered spots run $65/month and detached garages are $155/month.

The Parmer Lane Noise Problem

If you get a unit facing Parmer Lane or on an upper floor near the road, traffic noise is a real issue. Residents specifically mention racing after midnight and windows that don’t block the noise well. This isn’t something a maintenance request can fix. The building is right next to a busy road. Ask specifically about which buildings and floors face away from Parmer when you tour.

Ready to move forward, or want to look at alternatives?

You’ve seen the full picture now. If The Royce still looks right, I can check your approval odds before you spend anything. If the tech package, pet weight limit, or location is a dealbreaker, I’ll point you toward comparable properties without those issues.

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FAQ

Does The Royce at 8100 allow pets?

Yes. Two pets maximum, 50 lb weight limit per pet, breed restrictions apply (long list including Pit Bulls, Rottweilers, German Shepherds, Huskies, and more). You’ll pay a $30 pet screening profile through PetScreening.com, a $400 one-time fee (not returned) per pet, and $20–$40/month in pet rent. No pet deposit required.

What is the income requirement at The Royce at 8100?

They don’t list a specific income multiplier on their website, but it’s the standard 3x gross monthly rent. If you’re applying for a HACA unit, the income rules are different and based on Austin’s median income levels.

Is The Royce at 8100 part of affordable housing?

Yes. The property is owned by HACA’s nonprofit arm, the Austin Affordable Housing Corporation. About 40% of units are set aside for households earning 80% or less of Austin’s median income, and roughly 10% target 60% AMI or below. They also take Section 8 vouchers.

What is the mandatory tech package at The Royce?

All residents pay $70/month for a Spectrum internet and TV bundle. You can’t opt out, and it’s on top of your rent. You also can’t switch to your own internet provider even though AT&T fiber is already wired into the building.

What school district serves The Royce at 8100?

Round Rock ISD. Students are zoned for Pond Springs Elementary, Deerpark Middle School, and McNeil High School.

What are the biggest complaints about The Royce at 8100?

Based on 694 combined reviews across Google and ApartmentRatings, the most common complaints are the mandatory $70/month Spectrum tech package and traffic noise from Parmer Lane (especially upper floors). Bird droppings in stairwells and move-out charges for carpet replacement also come up, though less frequently.

What parking options are available?

Free surface lot parking, covered parking at $65/month, and detached garage parking at $155/month.

When was The Royce at 8100 built?

It was originally built in 2015–2016 as Broadstone 8 One Hundred. HACA’s nonprofit arm bought it in December 2020 for $73 million and renamed it The Royce at 8100.

Does The Royce at 8100 have in-unit washer/dryer?

Depends on the unit. Some come with a washer/dryer already in the apartment. Others just have the hookups, which means you’ll need to bring your own machines. Ask about your specific unit before signing.

The Bottom Line: Is The Royce at 8100 Worth It?

Here’s what The Royce gets right. 2016 construction with HACA-backed reduced rent. That combo is genuinely rare in Austin. A 4.5 Google rating across 429 reviews and an APEX Award from the Austin Apartment Association back up the quality. The maintenance team is legitimately excellent. The leasing staff gets called out by name in review after review. And with the current 2 months free special, the net effective rent on a 1BR drops below $1,000/month.

The trade-off? You’re paying $70/month for tech services you might not want. The location is car-dependent with zero walkability. And you need to pick your building and floor carefully to dodge Parmer Lane noise.

This property makes sense if:

• You qualify for HACA reduced rent and want newer construction
• You work along the Parmer Lane tech corridor and want a short commute
• You’re a teacher or first responder who can take advantage of the fee waivers
• You prioritize strong maintenance response and community engagement over walkability

This property doesn’t make sense if:

• You have a dog over 50 pounds
• You need walkability or access to public transit
• You’re sensitive to noise and can’t choose your specific unit location
• You don’t want to pay $70/month for bundled internet and cable

The first-year math works, especially with 2 months free. Renewal is the question mark. That $70/month tech package doesn’t go away, and rent increases on renewal are always possible.

If you want help figuring out whether The Royce fits your situation, fill out the form above and I’ll text you within a few hours. If you’d rather find similar properties without the tech package or pet weight limit, I can point you in the right direction.

Need Help?

You’ve got everything you need to decide on The Royce at 8100 on your own. But if you want help:

Fill out the form above and I’ll text you to answer questions, check your approval situation, share current specials, and figure out next steps. 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.