Townhollow Apartments Austin Review: 78704 Value With 1983 Trade-Offs

A studio in the 78704 zip code for $1,124 a month. That number stops most renters mid-scroll because it doesn’t look right. Newer properties on South Lamar charge $1,400+ for a studio. But Townhollow Apartments hits that price point after you factor in their current one month free special on a 12 month lease.

I track pricing across more than 1,000 Austin apartment communities, and Townhollow keeps coming up when clients ask about affordable options in 78704. It’s one of the few properties in this zip code where someone earning around $21 an hour can qualify for a studio without needing a co-signer or third-party guarantee. That combo doesn’t come around often. As a licensed Texas REALTOR (TX #679806) who has toured over 500 Austin communities, I can tell you that Townhollow’s no breed restriction, no weight limit pet policy makes the list even shorter.

But here’s what the listing sites won’t tell you: this is a 1983 building. The 2022 renovation gave it granite counters and vinyl plank flooring, but renovations don’t fix thin walls, train noise, or a 77 unit property with a shared laundry room instead of in-unit machines. Those trade-offs matter, and they’re what this review is about.

Quick Facts: Townhollow Apartments

That 3.9 Google rating is decent but not the full story. I read 136+ reviews across three platforms, and they split hard between people who love the maintenance team and people who’ve had problems with the leasing office. I’ll get into it below.

Best For / Skip If

This Property Works Well If…

You need a 78704 address on a budget. Townhollow’s net effective rent on a studio starts at $1,124 a month. Nearby competitors start higher: Gibson Flats at $1,234, Lamar Union at $928 but climbing to $6,114, and most newer builds on this corridor above $1,400 for a studio. You’re getting a legitimate South Lamar location for less than most properties charge in 78745.

You have a large dog or a restricted breed. Townhollow accepts all breeds with no weight limit. That’s not marketing fluff. One ApartmentRatings reviewer specifically mentioned bringing a Pitbull here after being turned away elsewhere. Most Austin apartments cap weight at 50-75 pounds, and breed restrictions knock out Pit Bulls, Rottweilers, German Shepherds, and Dobermans at roughly 60% of the market. If your dog falls into any of those categories, Townhollow just became one of your best options near South Lamar. For a full list of communities with similar policies, check out our verified list of Austin apartments that accept large dogs.

You want a smaller community where you’ll know your neighbors. At 77 units, Townhollow is tiny compared to its South Lamar neighbors. One six-year resident talked about neighbors coming together during the pandemic and the 2021 ice storm. You won’t get that at a 300 unit complex.

You’re walking to ACL, SXSW, or Zilker Park. You’re within walking distance of Zilker, Barton Springs, and the festival grounds. Multiple long-term residents mentioned how handy this was during event season.

Skip If…

You need quiet. Multiple reviewers mention train noise. One ApartmentRatings reviewer said it took a month or two to adjust. It’s a 1983 build. Sound insulation between units is limited. If noise sensitivity is a dealbreaker, look at newer concrete construction like The Bouldin or Fifteen15 South Lamar.

You need in-unit laundry. Townhollow has washer/dryer connections but no in-unit machines. There’s a shared laundry center on the property instead. If that’s non-negotiable, you’re looking at a different price bracket in this area.

You’re self-employed with non-traditional income documentation. One Google reviewer described waiting three weeks for approval and being asked for $6,000 in upfront rent plus a $3,000 deposit as a self-employed applicant. The 3x income requirement is standard, but self-employed applicants get extra scrutiny here.

You expect hotel-level leasing office service. The biggest complaint across every platform? The leasing office. Slow responses, limited availability, hard to reach. Maintenance gets praised constantly. The office? Not so much.

Wondering if Townhollow 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.

Location Deep Dive

What’s Actually Nearby

Townhollow sits on Treadwell Street, tucked just behind South Lamar Boulevard. You’re a two minute walk to the South Lamar corridor and everything on it.

Under 10 minute walk: Lamar Union shopping center (restaurants, Alamo Drafthouse), Gibson Street Bar, Uchi, South Lamar food truck parks, multiple coffee shops along Lamar.

10-15 minute walk: Zilker Park, Barton Springs Pool, Lady Bird Lake hike and bike trail access at Barton Springs Road.

You’ll need to drive for: Full grocery run at H-E-B (the Oltorf location is about a mile south), Target, most medical offices, and anywhere north of the river during rush hour.

The property’s marketing says “walking distance to downtown.” Technically true if you’re willing to walk 25-30 minutes across the Lamar pedestrian bridge. Most people are biking or driving.

Commute Math

Route notes: MoPac northbound gets brutal between 4:30 and 6:30 PM. The express lanes can save 10-15 minutes but cost $3-8 depending on congestion. South Lamar itself backs up near Barton Springs Road during evening rush.

If you work downtown, the CapMetro MetroRapid 803 on South Lamar is a real option. Every 10 minutes during weekday rush, every 15 at night and on weekends. The Barton Springs Road stop is closest to Townhollow. Verify the current schedule at CapMetro.org.

Neighborhood Vibe

This stretch of South Lamar has changed a lot in the past decade. You’re surrounded by newer mixed-use developments (Lamar Union, The Bouldin) that pushed rents up all around it. Townhollow is one of the holdouts from the old neighborhood: a smaller, older property that hasn’t been torn down and rebuilt as a luxury mid-rise.

That’s both the charm and the catch. You get a 78704 address at Class B pricing. You also get 1983 construction quality surrounded by $2,000+ a month neighbors. The area is walkable, restaurant-heavy, and convenient if you work south of the river.

Pricing and True Cost

Floor Plans and Net Effective Rent

Current special: 1 month free on a 12 month lease, plus waived admin fee on select units.

*Net effective rent with 1 month free on 12 month lease.

Note on floor plan tiers: Townhollow has three finish levels: Standard, Premium, and Designer. The 2022 renovation created these tiers. Standard units have the most basic finishes. Designer units got the full treatment: granite counters, stainless steel appliances, updated fixtures. Same bones, different price depending on the finish level. Ask which tier you’re touring before you fall in love with the Designer photos and show up to a Standard unit.

One more thing: some studios have a loft bedroom upstairs, separate from the living area. That’s unusual at this price and makes 450-510 square feet feel a lot bigger than it sounds.

How the Net Effective Rent Works

Here’s the math on the most common 1BR floor plan (a2-630 Premium at $1,250):

• Base rent: $1,250/month
• Special: 1 month free on a 12 month lease
• Daily multiplier: (365 days – 30 free days) ÷ 365 days = 0.9178
• Net effective rent: $1,250 × 0.9178 = $1,147/month
• Monthly savings: $103 compared to advertised price

That’s a 1BR in 78704 for under $1,150 a month. Our South Austin guide shows most 1BR units in 78704 starting at $1,400+.

All the Fees

Here’s what matters about the fees: the admin fee is normally $200, but it’s currently waived as part of the special. That’s $200 you keep in your pocket at move-in. Most Austin communities charge $150-$300 and don’t waive it regardless of specials. The $75 application fee is per applicant, though, so a couple applying together pays $150 total.

True Monthly Cost Example

Here’s what a real month looks like for a 1BR renter with one dog:

Move-in costs for this scenario: first month’s rent ($1,250, since the free month typically applies later), pet non-refundable fee ($400), application fee ($75), security deposit (varies). Budget roughly $1,725-$2,525 depending on your deposit amount.

Specials change. What’s listed above was accurate as of June 2026, but I talk to leasing teams weekly and offers shift. If you want to know what’s actually available right now, that’s what the form below is for.

Want to know what specials are actually available right now?

I check Townhollow’s pricing regularly. Fill out the form and I’ll text you the current numbers, including anything not posted online.

Screening Criteria

Income Requirement

Townhollow requires 3x monthly rent in gross household income. That’s the Austin market standard for a Class B property.

Important: Communities qualify tenants on base rent, not net effective rent. You need to show 3x the listed monthly rent even with the special applied. Roommates and co-applicants can combine income. If you’re splitting rent, our roommate guide for Austin renters covers what to know before signing a joint lease.

Credit Expectations

Townhollow doesn’t publish a specific credit score minimum. That’s common for Class B properties managed by smaller companies. Here’s what I typically see at communities with this profile:

• 650+: Smooth approval, standard deposit
• 600-649: Likely approved, possibly higher deposit
• 570-599: Individual review territory, may need additional deposit or conditions
• Below 570: Challenging. If your credit is in this range, fill out our form and I can tell you whether it’s worth applying here or if there’s a better fit

What Gets You Denied

Let me be direct about what typically triggers automatic denial at a property like this:

• Active property debt (money owed to a previous landlord). This is the hardest issue to work around at almost any community.
• Recent eviction filing on your record (typically within the last 3-5 years, though lookback varies)
• Insufficient income documentation. If you’re self-employed, bring tax returns and bank statements ready to go. This property’s verification process is slow for non-W2 applicants.
• Felony convictions (lookback period varies by management company policy)

The Application Process

1. Apply: $75 application fee per person, submitted online or in office
2. Screening: Background, credit, income verification, and rental history check. Expect 3-7 business days based on reviews, though some applicants reported longer waits
3. Approval/Denial: You’ll receive the decision and deposit amount
4. Lease signing: 12 month minimum required to get the 1 month free special

Here’s what separates working with a locator from applying blind: I can tell you whether you’re likely to qualify before you spend $75 finding out. If Townhollow’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 saves real money. If you’re dealing with credit or background concerns, our second chance apartments page covers which Austin communities work with harder profiles.

Resident Reviews Decoded

Listing sites show you a 3.9 rating and call it a day. That number? Not very useful without context. I read through 136+ reviews across Google (77+), ApartmentRatings (34), and Yelp (25) to find the patterns. Individual complaints aren’t that useful. Repeated themes are.

Review Pattern Analysis

What Residents Consistently Praise

The maintenance team. This is the clearest signal across every platform and every era of reviews. The names change. The praise doesn’t. In 2019-2021, residents praised John the handyman by name. By 2024-2025, it’s Cameron (Cam), Carlos, and Cesar getting called out across multiple Google reviews. One reviewer said Cam is “ALWAYS on top of things.” A three-year resident called Carlos “such a gem to Townhollow.” And a January 2025 move-in praised Cesar for cutting into drywall to run new wires, then working all day until the job was done right. When maintenance workers get named and thanked across different years and different platforms? That tells you something real about how the property runs.

The value equation. Long-term residents (3-6 years) keep saying it: the price for this location can’t be matched. One ApartmentRatings reviewer compared nearby properties at renewal time, found Townhollow was still the best deal, and signed another year. One resident who moved from Hyde Park said they paid “not that much less for a much older, smaller and less updated apartment” at their previous place.

The patios. A detail the listing sites mostly skip: the 2BR townhome units come with large patios that residents keep calling out in reviews. If outdoor space matters to you, tour those units.

What Residents Consistently Criticize

The leasing office. This one shows up everywhere. “Management is terrible and hardly ever available.” “Management/leasing office is a joke.” “Waited three weeks to get approved.” “Absurdly rude.” “Management never answers the phone.” One ApartmentRatings reviewer compared the experience to “cheap apartments during college.” The gap between how residents talk about the maintenance team and how they talk about the leasing office is hard to miss. Same property, completely different experience depending on which department you’re dealing with.

Move-out fees and deposit retention. Multiple reviewers across platforms warn about the move-out experience. “When it comes time to move out they will try to keep your deposit.” Another mentioned aggressive and expensive fee practices. If you’re leasing here, document everything at move-in with photos and written confirmation. That protects you at move-out.

Construction era issues. One Google reviewer called it “poor quality craftsmanship.” ApartmentRatings reviewers mention wanting updated appliances. This is a 1983 building. Even with the 2022 renovation, the structural bones are 40+ years old: thinner walls, older plumbing, window seals that aren’t what you’d get in a 2020 build.

How Management Responds

Hit or miss. Some Google reviews get a reply, most don’t. On ApartmentRatings, management responded to a few older positive reviews with “Thanks for being a great resident!” but ignored the critical ones. That tracks with what residents say about the office being “hardly ever available.”

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 1983 Reality Is Real

The 2022 renovation was cosmetic. Granite countertops and vinyl plank floors look great in photos, but the building’s structural elements are all original 1983. Walls, plumbing, electrical, insulation. That means you’ll hear your neighbors. Utility bills run higher than you’d expect because of older insulation and single-pane windows. And when something breaks in the plumbing or HVAC, the fix is more complicated than it would be in newer construction. There’s a reason the maintenance team gets praised so often. They’re dealing with 40-year-old infrastructure every day.

Property Manager Turnover Is a Pattern, Not a One-Off

Here’s something no listing site will tell you. Yelp reviewers from 2019-2021 praised Danyelle as the property manager. Google reviewers from 2023-2024 praised Jillian as the new property manager, calling her “hands down the best.” The current onsite manager listed is JuanJay G. That’s at least three property managers in roughly five years. Each one gets praised initially. But the cycle of turnover means the person you toured with may not be there six months later. The maintenance team has stayed consistent across every era, and that counts for a lot. But your leasing office experience? That depends on who’s running the front desk when you move in.

Train Noise and Vehicle Security

One ApartmentRatings reviewer called out the train noise, saying it took a month or two to stop noticing. Older reviews on Unilocal mention living “right next to the train tracks” and cars getting broken into. The railroad tracks that parallel MoPac run within a few blocks of the property. If you’re a light sleeper, ask for a unit on the side of the property farthest from the tracks, and tour at different times of day.

Watch the Move-Out Process Carefully

Multiple reviewers across platforms mention aggressive fee practices and difficulty getting deposits back. “When it comes time to move out they will try to keep your deposit.” “Aggressive and expensive with their fees.” I tell every client this: photograph everything when you move in. Every wall, every appliance, every floor scratch. Get your move-in condition in writing. That documentation is your protection under the Texas Property Code when it’s time to move out.

Ready to move forward, or want to explore alternatives?

You’ve seen the full picture. If Townhollow works for your situation, I can coordinate your application and make sure nothing gets stuck. If the uncomfortable truths above are dealbreakers, I know every property within a mile of here and can point you to a better fit.

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Frequently Asked Questions

Does Townhollow allow pets?

Yes. Townhollow allows up to 2 pets with no weight limit and no breed restrictions. You’ll pay a $400 non-refundable pet fee plus $25/month pet rent per pet. No pet screening is required.

What credit score do I need for Townhollow?

Townhollow doesn’t publish a specific credit minimum. Properties in this class typically work with 600+ credit scores for standard approval. Below 600, expect additional deposit requirements or possible denial depending on the full application.

What utilities are included at Townhollow?

No utilities are included in rent. You’ll set up and pay for electricity, gas, water/sewer, internet, and trash separately. The units have gas appliances, so you’ll have both an electric and gas bill.

Does Townhollow have in-unit washer and dryer?

No. Units have washer/dryer connections, but there’s no in-unit machine. Townhollow has a shared laundry center on the property. If in-unit laundry is a must, you’ll need to budget for a newer property in this area.

What’s the parking situation at Townhollow?

Surface lot parking is available. Reserved or covered spaces cost $40/month each. There’s no garage. For more on how parking costs affect your total budget, see our Austin apartment parking guide.

When was Townhollow built and renovated?

Built in 1983, renovated in 2022. The renovation created three finish tiers (Standard, Premium, Designer) with updated flooring, countertops, and appliances in the higher tiers.

What school district is Townhollow in?

Austin ISD. The assigned schools are Zilker Elementary, O Henry Middle School, and Austin High School.

What are the biggest complaints about Townhollow?

The leasing office. That’s the number one issue across every platform. Residents love the maintenance team but consistently call out the front office for slow communication and limited hours. Train noise and sound transfer between units come up too, but the office situation is what people write about most.

Is Townhollow a good deal compared to nearby apartments?

On net effective rent, yes. A 1BR at $1,147/month in 78704 beats nearby competitors like Windsor South Lamar, Gibson Flats, and Lamar Union by $100-$300 a month or more. The trade-off is older construction and fewer amenities than those newer properties.

The Bottom Line: Is Townhollow Apartments Worth It?

Townhollow delivers something that’s hard to find in this market: a 78704 address with net effective rent starting at $1,124 for a studio and $1,147 for a 1BR. Add in the no breed restriction pet policy, waived $200 admin fee, and a maintenance team that residents actually like, and the first-year math is hard to argue with.

The trade-off is clear. This is a 1983 building with cosmetic updates, not a structural overhaul. You’ll deal with noise transfer, a laundry room instead of in-unit machines, and a leasing office that multiple residents have called unresponsive.

This property makes sense if:

• You need 78704 walkability and your budget is under $1,500/month for a 1BR
• You have a large or restricted breed dog and can’t find pet-friendly options elsewhere
• You want a small community over a big complex with all the extras
• You’re okay with older construction in exchange for location and price

This property doesn’t make sense if:

• Noise sensitivity is a real issue for you (walls and trains)
• You need in-unit laundry, not connections
• You’re self-employed and need a leasing office that processes applications quickly
• You want concierge-level front office service

The first-year math works. Whether the trade-offs work depends on your priorities. And when your lease renewal comes around, read our guide to staying vs. moving before signing anything.

If you want help figuring out whether Townhollow fits your situation, or if you’d rather find something nearby without the 1983 trade-offs, fill out the form above and I’ll text you within a few hours.

Need Help?

You’ve got everything to evaluate Townhollow 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. And the service is free: Townhollow pays my referral fee from their existing marketing budget. Your rent is the same whether you use a locator or not.

Going solo? Just tell them “Ross Quade from AustinApartments.com” referred you on your tour and application. Call me at 512-360-0852 or text 512-865-4672 when you apply so I can make sure everything stays on track.