Tramor at Creek Village Apartments: Renovated 78704 One Bedrooms from $941/mo Net Effective (2026) For Rent

Tramor at Creek Village doesn’t look like much from the street. A two story complex tucked behind Keats Drive, just off South Lamar, in one of Austin’s most expensive zip codes. You’d drive past it without a second look.

That’s actually the point.

I’ve been tracking this property through Tramor’s portfolio for years, and it keeps popping up in my client searches for a specific reason: it’s one of the few places left in 78704 where you can get a one bedroom with a study for under $1,300. As a licensed Texas REALTOR (TX #679806) and Austin Board of REALTORS member who’s toured over 500 communities across five Texas metros, I know exactly how rare that is on this side of Ben White.

But here’s what listing sites won’t tell you: this is a 1984 building with 72 units, run by a small independent management company. The 2023 renovation gave it updated finishes, but renovations don’t rewrite the bones of a 40 year old property. Those realities matter. And I’m going to lay them out.

Quick Facts: Tramor at Creek Village

A 4.1 Google rating on only 28 reviews means residents generally like it here, but that’s not a lot of data to go on. Typical for a 72 unit property. I’ll break down what those reviews actually say below.

One thing that stands out: 84% occupancy with a 1 month free special. That tells me there’s room to negotiate. More on that in the pricing section.

Best For / Skip If

This Property Works If…

You need a 78704 address but can’t afford $1,500+ for a one bedroom. South Lamar in 78704 is expensive. The Groves South Lamar next door starts at $928 but climbs to $2,573. Bell South Lamar down the road starts at $1,275. At Tramor at Creek Village, you’re looking at $941/mo net effective after the current special on a standard one bedroom. That’s a 78704 address for roughly $300-400 less per month than most of the corridor.

You have a large dog or a restricted breed. The 175 lb weight limit with zero breed restrictions is rare in Austin. Most Austin apartments cap at 50 to 75 pounds, and many ban specific breeds entirely. If you have a German Shepherd, a Pit Bull, a Rottweiler, or any large breed mix, your options in 78704 just got very short. This is one of them. For more options, check out our guide to pet friendly apartments in Austin.

You want a home office without paying two bedroom prices. The “Small 1×1 + Study” at 752 square feet and the “Large 1×1 + Study” at 813 square feet both include a separate den or study space. One reviewer noted the den “can certainly be used as a second bedroom.” You’re getting that extra room without the price tag of a true two bedroom.

You want a quiet, small community. 72 units across two stories. Multiple reviewers mention how quiet the complex is. This isn’t a 300 unit high rise with constant turnover. It’s a small property where you’ll recognize your neighbors.

Skip If…

You need in-unit laundry. Reviews across multiple platforms confirm there are no washer/dryer connections in units. Zillow says shared building laundry only. Some listing sites show “Fullsize W/D Connection” in the amenities, but that appears to be a feed error. The on-site laundry room near the office is your only option.

You want a full amenity package. There’s a pool, a basketball court, and a small clubhouse. That’s about it. No fitness center. No coworking space. No rooftop deck. If you’re coming from a newer Class A property, this will feel like a downgrade in common areas.

You need strong public transit access. Transit Score is 30. That means limited bus options and no rail access within walking distance. You need a car here.

You’re not comfortable with a 1984 building. The 2023 renovation updated interiors, but the core structure, plumbing, and electrical are over 40 years old. That comes with realities I’ll cover in the Uncomfortable Truth section.

Wondering if Tramor at Creek Village 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 $80 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

Tramor at Creek Village sits on Keats Drive, a quiet residential street just east of Menchaca Road and a couple of blocks off South Lamar Boulevard. You’re technically in the South Lamar neighborhood, but the feel is tucked away residential, not busy corridor.

Walking distance (under 10 minutes): Target (0.4 miles per Yelp reviewers), Lamar Oaks shopping center (0.5 miles), Radio Coffee and Beer, and Pinthouse Pizza. Multiple reviewers mention walking to both.

Short drive (under 5 minutes): Brodie Oaks Shopping Center, Central Market on South Lamar, Sprouts Farmers Market, Walgreens, JuiceLand, Office Depot. The Regal Westgate movie theater is about a 5 minute drive south.

You’ll need to drive for: A standard H-E-B (the closest is on Oltorf or South Congress, about 1.5 to 2 miles; Central Market on South Lamar is closer but pricier). Barton Creek Square Mall is about 2 miles west. Zilker Park and Barton Springs Pool are roughly 2.5 miles north.

The Walk Score of 60 is honest. You can walk to some errands but you’ll drive for most grocery runs. Not a “leave your car parked” location.

The Commute Math

Route notes: South Lamar and MoPac (Loop 1) are your main north-south routes. MoPac has express toll lanes ($3-$8) that save 10 to 15 minutes during rush hour. Ben White gives you quick east-west access to I-35 and the airport.

Neighborhood Character

This stretch of South Lamar between Ben White and Barton Creek is in transition. Older properties like Tramor sit next to newer developments like Groves South Lamar. It’s residential and relatively quiet at night, with commercial activity along South Lamar Boulevard. Not a walkable nightlife zone, not suburban sprawl. Somewhere in the middle.

The Barton Creek Greenbelt is accessible within about 2 miles, which matters if you’re an outdoor person.

Pricing and True Cost

Floor Plans

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

Note on the ranges: Some listing sites show rents up to $2,015 on certain floor plans. Those numbers show up online but don’t match what’s actually available. ForRent.com’s live pricing as of June 2026 shows units between $1,025 and $1,575. I’d go by those numbers, not the inflated top end.

Net Effective Rent: The Math

Current special: 1 month free on a 12 month lease.

Here’s how that works for the most common floor plan, the Small 1×1 + Study at $1,295:

• Base rent: $1,295 per month
• Lease term: 12 months (365 days)
• Free rent: 1 month (30 days)
• Multiplier: (365 – 30) / 365 = 0.9178
• Net effective: $1,295 x 0.9178 = $1,189/mo
• Monthly savings: $106/mo compared to the sticker price

For the cheapest available one bedroom at $1,025:

• $1,025 x 0.9178 = $941/mo net effective
• That’s a 78704 one bedroom for under $950. Find me another one on the corridor.

For a two bedroom at $1,195:

• $1,195 x 0.9178 = $1,097/mo net effective
• A two bedroom, two bathroom in 78704 for under $1,100 after special.

All the Fees

Two things to notice. Free parking is a real perk. Many South Lamar properties charge $50 to $150/mo for a spot. And there’s no valet trash fee listed. That’s $25 to $35/mo you won’t pay here.

Cable is included in rent, which you don’t see much at this price point.

True Monthly Cost Example

Here’s what a realistic month looks like for someone renting the Small 1×1 + Study with one dog:

Move-in costs (estimated):

Specials change. What’s listed above was accurate as of June 2026, but I talk to leasing teams regularly and offers shift. The 84% occupancy suggests there may be room to negotiate beyond the posted special.

Want to know what specials are actually available right now?

Listing sites often show outdated deals. I track what’s actually live across the South Lamar corridor, including negotiated offers not posted online.

Screening Criteria

Here’s the part listing sites skip. Can you actually get approved?

Tramor Properties publishes their rental criteria on their website. I pulled the actual document. Here’s what it says.

Income Requirement: 3x Rent (Confirmed)

Tramor requires monthly income of at least 3x your portion of the rent. They want to see paystubs (their preference), bank statements, tax returns, or an accountant letter to verify it.

For the cheapest one bedroom, you need about $17.75/hr full time. Most full-time workers in Austin clear that. But it’s tighter than properties using a 2.5x multiplier, which drops the threshold to around $14.80/hr.

Credit Expectations

Tramor doesn’t publish a minimum credit score. What they do is run every application through TransUnion and feed it into a scoring model. That model spits out one of three outcomes: approved, approved with a higher deposit, or denied.

• 650+: Standard deposit, smooth approval
• 550-649: Likely approved with a higher security deposit
• Below 550: Scoring model may deny, but Tramor’s criteria allows exceptions for one-time issues (medical debt, divorce, IRS lien, bankruptcy) at the manager’s discretion

Their published criteria says: “If the applicant has negative rental history or negative credit, an additional deposit or guarantor may be accepted.” If your credit is a concern, check our guide to apartments that work with lower credit scores in Austin.

What Gets You Denied

From Tramor’s published criteria, these trigger denial:

• Eviction, broken lease, or money owed to a prior property
• Criminal record or pending charges for drug crimes, prostitution, firearms, or crimes against person or property
• Falsification of application information
• Insufficient or unverifiable income

Co-signer option: Tramor accepts guarantors, but the bar is high: 5x monthly rent income, credit above 700, 12 months verifiable rental history.

Renters insurance required: $100,000 liability minimum. Proof needed at or before move-in.

The Application Process

1. Apply online or in person. $80 per applicant (non-refundable).
2. TransUnion screening runs credit, criminal, and rental history.
3. Scoring model determines approval, conditional approval (higher deposit), or denial.
4. Once approved, deposit becomes non-refundable. Sign lease and pay admin fee ($150).

What a locator does here: I can tell you whether your profile is likely to get approved before you spend $80 finding out. If Creek Village’s screening looks tight for your situation, I know which nearby properties in the South Lamar corridor have more flexibility, and which ones will definitely say no.

Resident Reviews Decoded

Listing sites show you a 4.1 Google rating and move on. That number is meaningless without context. I pulled reviews from Google (28), ApartmentRatings (20), Yelp (19), ForRent, ApartmentHomeLiving, and VeryApt. Individual complaints aren’t that useful. Repeated themes are.

Review Pattern Analysis

What Residents Praise

The quiet factor comes up more than anything else. Across every platform, residents say the same thing: this property is quiet. Four Yelp reviewers mentioned it independently. On ApartmentRatings, one resident called it “quiet and has large floor plans.” And Google reviewers back that up. For a 72 unit, two story complex, that tracks. Fewer units means less foot traffic and fewer neighbors sharing walls.

Diana, the property manager, keeps getting called out by name. One ApartmentHomeLiving reviewer wrote: “Diana is the property manager and she is the prime reason why I feel very comfortable living in one of her units.” That same reviewer said management “was willing to work with residents” during COVID on income issues, and described them as “not trying to nickel and dime you for everything.”

Sarah, a previous manager, got similar praise on ApartmentRatings: “you want something, you tell Sarah and it’s done.” The management team has changed over the years. But the pattern of personal, flexible management stays consistent.

Pet deposit flexibility is real. One reviewer said Tramor “was flexible with the pet deposit and let me make payments.” That’s not something you’ll see at a corporate-managed property with automated payment systems.

Residents stay for years. Multiple reviewers mention living at Creek Village for 2, 5, even 6 to 7 years. When people stay that long at a small property, it tells you something about what living here is actually like. One ApartmentRatings reviewer summed it up: “It’s not perfect but it sure feels like home.”

What Residents Criticize

No in-unit laundry connections. This comes up more than anything else on the negative side. At least three reviews across ForRent and ApartmentHomeLiving say “there’s not laundry connections (there’s a laundry room near the office).” Some listing sites show washer/dryer connections in the amenities, but the reviews say otherwise.

Limited amenities. “The only negatives about the Tramor creek is the small pool, no hot tub, and there’s not laundry connections. Also there is a small dog park.” That ForRent review pretty much sums it up. No fitness center. No package lockers. No modern common areas. But another reviewer put the flip side well: the property “is not glorious as far as amenities (it’s a small property) but what makes up for that is how efficiently everything works.”

One strongly negative review exists. An ApartmentRatings reviewer wrote “DO NOT LEASE HERE” and referenced a gap between online photos and reality. I couldn’t pull the full text from any site. One harsh review across six platforms doesn’t make a pattern, but at least one resident had a seriously negative experience.

Occasional neighbor conflicts. One Google reviewer mentioned “a few Karen neighbors.” An ApartmentRatings reviewer said “the neighbors cause too much trouble.” In a 72 unit property, one difficult neighbor is hard to avoid. But this looks like individual friction, not a building-wide problem.

Management Response Pattern

Tramor Properties is a small, local operator running several properties in this area: Creek Village, The Quest on Victory Drive, Victory Place, and Oak Run. The office team makes decisions locally, not through a corporate chain of command.

One ApartmentRatings reviewer chose Creek Village over bigger complexes because the staff “aren’t bound by corporate red tape.” That flexibility shows up in how they handle late payments, pet deposits, and maintenance.

The downside of a small operation: when the management team changes, the experience can shift. But the consistent praise for Diana (current) and Sarah (before her) suggests the pattern holds.

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 2023 Renovation Has Limits

A renovation updates what you see: countertops, flooring, appliances, fixtures. It doesn’t replace what’s behind the walls. The plumbing, electrical, and HVAC in this building are 40+ years old. That means you may run into things a fresh coat of paint can’t fix: inconsistent water pressure, breakers tripping when you run the microwave and space heater at the same time, or an AC system that struggles in August. Ask the leasing office what infrastructure work was done during the 2023 renovation. Cosmetic upgrades and plumbing overhauls are two very different projects.

The Amenity Gap Is Real

If you’re comparing Tramor at Creek Village to the Groves South Lamar (built 2018) or Bell South Lamar (built 2014), both within half a mile, you’re comparing different worlds. Those properties have fitness centers, package lockers, coworking spaces, rooftop decks. Creek Village has a pool, a basketball court, and a clubhouse. That’s the trade-off for the price difference. Be honest with yourself about whether amenities matter to your daily routine or whether you’ll barely use them.

84% Occupancy Tells a Story

In a healthy Austin apartment market, occupancy typically sits at 90 to 95%. At 84%, this property is below that benchmark.

That can mean opportunity: more room to negotiate, quicker approval for borderline applicants. Or it can be a signal. Why are units sitting empty? The 1 month free special is likely a direct response to this occupancy level. And when it comes time to renew, the property may adjust pricing to keep you. Or it may not. That’s the uncertainty of a smaller operator.

The Listing Data Doesn’t Match the Reviews

This one matters. Several listing sites show that units have fullsize washer/dryer connections. At least three resident reviews across multiple platforms say they don’t.

One reviewer wrote: “there’s not laundry connections (there’s a laundry room near the office).” Another confirmed: “It does not have washer dryer connections.”

Could the 2023 renovation have added connections to some or all units? Maybe. But go into your tour assuming they’re not there until you see hookups in the actual unit you’d be renting. Don’t sign a lease based on what a listing site tells you. Ask to see the specific unit.

Ready to move forward, or want to explore alternatives?

You’ve seen the full picture. If Creek Village checks your boxes, I can help you apply. If you want to compare it against other South Austin apartments in the corridor, I’ll put together a shortlist based on your budget and approval situation.

Frequently Asked Questions

Does Tramor at Creek Village allow pets?

Yes. Up to 2 pets, 175 lb weight limit per pet, and no breed restrictions. Expect $200 refundable deposit, $200 non-refundable fee, and $20/mo pet rent per pet. No pet screening service is required.

What floor plans are available at Tramor at Creek Village?

Five layouts from a 622 square foot one bedroom to an 870 square foot two bedroom, two bathroom. The standout plans are the “Small 1×1 + Study” at 752 sqft and “Large 1×1 + Study” at 813 sqft, which include a separate den or study room.

What is the current move-in special?

As of June 2026, the property is offering 1 month free on a 12 month lease. That drops a $1,295 one bedroom to roughly $1,189/mo net effective over the first year.

What utilities are included in rent?

Cable TV is included (property paid). You handle electricity, water/sewer, gas, and internet. Spectrum is available and reviewers report stable service.

Is Tramor at Creek Village in a good location for commuting?

It’s car dependent. Downtown is 12 to 15 minutes off-peak and 25 to 40 minutes in rush hour. The airport is about 20 minutes without traffic. Transit Score is 30. You need a car here.

When was Tramor at Creek Village built and renovated?

Built in 1984 and renovated in 2023. The renovation gave units granite counters, new appliances, and new flooring. The building structure itself is original 1984.

What are the biggest complaints from residents?

Limited amenities (small pool, no gym, no hot tub), occasional neighbor conflicts, and no in-unit laundry. Maintenance doesn’t show up as a recurring problem in the reviews.

Does the property have washer/dryer hookups?

Probably not. Multiple reviews confirm no in-unit connections, and Zillow says shared building laundry only. The listing feed claims “fullsize connections” but that doesn’t match what residents report. There’s a shared laundry room near the office. Ask on your tour if the 2023 renovation changed anything for specific units, but plan on using the laundry room.

What school district serves Tramor at Creek Village?

Austin ISD. Joslin Elementary, Covington Middle, and Crockett High School.

Is parking free at Tramor at Creek Village?

Yes. Surface lot parking is included at no extra cost. Reviewers consistently mention spots are always available. On South Lamar, where some properties charge $75 to $150/mo for a space, that’s real money back in your pocket.

The Bottom Line: Is Tramor at Creek Village Worth It?

The math is simple. A one bedroom with a study in 78704 for $941 to $1,189/mo net effective is hard to beat on this corridor. Add free parking, included cable, and a pet policy that welcomes large breeds with no restrictions, and the case for this property gets stronger.

The trade-off is equally clear. This is a 1984 building with limited amenities, a small on-site team, and the reality of a 40 year old structure. The 2023 renovation helps, but it doesn’t change the bones.

This property makes sense if:

• You need a 78704 address on a budget under $1,300/mo
• You have a large dog or restricted breed and need a property that won’t turn you away
• You value quiet over amenities
• You want a home office setup without paying two bedroom prices

This property doesn’t make sense if:

• You expect Class A amenities (fitness center, package lockers, modern common areas)
• You rely on public transit for your daily commute
• You’re uncomfortable with 1984 construction, even renovated
• You want a large, socially active community

My take: Creek Village works for a specific renter profile, and for that profile, it works really well. If you’re comparing this against The Hamilton or Artisan at South Lamar down the street, you’re running the same calculation: how much are you willing to trade in building age and amenities for a lower price in a location you want?

If you want help figuring out whether Creek Village fits your situation, or if you’d rather explore similar properties without the 1984 construction trade-off, fill out the form above and I’ll text you within a few hours.

Need Help?

You’ve got everything to evaluate Tramor at Creek Village 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. The service costs you nothing.

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.