Tramor at Oak Run Apartments: 32 Floor Plans in 78704 Starting at $895 (2026) For Rent

I’ve read through 475+ reviews of Tramor at Oak Run across Google, Yelp, and ApartmentRatings. And here’s the pattern that caught my attention: residents who stay here tend to stay for years. Three years. Five years. Close to a decade. That kind of loyalty is rare at a property built in 1979.

After 500+ apartment tours across Austin and years tracking South Austin pricing as a licensed REALTOR (TX #679806), I know what usually drives that kind of retention: location, pricing, or both. Oak Run has both. So what’s the catch? Listing sites won’t tell you about the ongoing car theft problem, the lack of security cameras, or the fact that the renovated unit you toured might be nothing like the unrenovated unit you actually get. That’s what this review covers.

Quick Facts: Tramor at Oak Run

Two things jump out. The $150 admin fee is below market for South Austin, where $200–$400 is typical. And pay attention to the renters insurance requirement. Most Class C properties don’t mandate it. Tramor does, with a $100,000 liability minimum and a specific exclusion: they won’t accept Lemonade policies.

Who Tramor at Oak Run Works For (And Who Should Look Elsewhere)

This Property Makes Sense If You:

Need to be in the 78704 zip code without paying 78704 prices. Net effective 1BR rents start under $1,200 with the current special. That’s roughly 35% below the South Lamar area average. ApartmentHomeLiving compared 246 nearby communities in February 2026 and Oak Run came in way under. You’re not going to find that kind of gap anywhere else in this zip code.

Have a dog that gets restricted everywhere else. Zero breed restrictions. Zero weight limits. Off-leash dog park on property. Two pets allowed. At $30/month pet rent with a $200 refundable deposit and a $200 fee you won’t get back, the pet costs are about average for Austin. But the zero-restriction policy is genuinely hard to find in South Austin, where most newer communities cap weight at 50–75 pounds or ban specific breeds.

Want more than three floor plan options. Tramor advertises 32 floor plans across studios, flats, lofts, townhomes, and duplexes. Every unit is different. You can get a 400 sq ft studio, an 800 sq ft loft with vaulted ceilings, or a 1,260 sq ft two bedroom with a fireplace. That variety doesn’t exist at most Austin communities.

Value green space over granite counters. The tree canopy at Oak Run is the single most mentioned feature across 475+ reviews. Mature live oaks throughout the property. Multiple residents describe it as feeling like a village in the woods. If that matters more to you than stainless steel and smart locks, this is your place.

Skip This Property If You:

Have any negative rental history. Tramor’s published rental criteria states it clearly: evictions, broken leases, or monies owed to a prior property are grounds for denial. This is not a second-chance property. Management might make an exception if it was a one-time thing: medical issue, divorce, IRS lien, bankruptcy. But don’t count on it.

Consider vehicle security a top priority. Multiple residents across Google and ApartmentRatings report car thefts and break-ins going back years. One reviewer had his car stolen twice. When he asked about security cameras, management confirmed cameras don’t exist. No cameras. 342 units. Surface lot parking. No gate.

Need in-unit washer and dryer machines. Every unit has washer/dryer connections. But no machines. You either bring your own or use the laundry rooms on the property. At this price point in 78704, that’s not unusual, but it catches people off guard.

Need modern soundproofing. This is 1979 wood-frame construction. Multiple reviews across ApartmentRatings and CorporateHousing mention thin walls and hearing your neighbors through them. Renovation updates the surfaces inside the unit but doesn’t change the bones of the building.

Ready to See If You’d Qualify at Tramor at Oak Run?

I can pre-screen your renter profile against Tramor’s published criteria before you spend $80 on an application fee. If Oak Run isn’t the right fit, I’ll match you with properties in the same South Austin corridor that are.

Location: What It’s Actually Like Living Here

What’s Nearby

Oak Run sits between South Lamar and South 1st Street, just north of Ben White Boulevard (Hwy 71). It’s in the part of South Austin where people actually want to live but usually can’t afford. Here’s what you can actually get to:

• St. David’s South Austin Medical Center: 0.3 miles
• Radio Coffee & Beer: 0.8 miles
• Torchy’s Tacos: walkable, mentioned by multiple residents on VeryApt and ApartmentRatings
• Target: walkable, per resident reviews
• Sprouts: walkable, per resident reviews
• 3 shopping centers within 0.8 miles (about a 16-minute walk per Apartments.com)
• HEB: 2.4 miles (you’ll drive)
• Walk Score: 53 (Somewhat Walkable)
• Transit Score: 30 (Limited Transit, CapMetro Route 5 accessible)

Commute Math

Tramor’s own website says 15 minutes to downtown. Residents say 5–10 minutes off-peak. It depends on whether you’re taking South Lamar or South 1st, and what time you leave. Ben White access is basically immediate, so highway commutes aren’t an issue.

The Honest Take on This Pocket

The 78704 zip code carries real cachet in Austin. But Oak Run’s specific location isn’t the walkable SoCo or South Lamar strip you’re picturing. You’re set back off Banister Lane in a residential pocket. It’s quiet. It’s tree-covered. But you’re driving to restaurants and bars, not walking to them, with a few exceptions. The Walk Score of 53 tells the real story.

Some older ApartmentRatings reviews mention the area around the property being rough. The Ben White corridor looks different than it did ten years ago. What hasn’t changed: this is a convenient location for commuters who need fast highway access without living on top of a highway.

Pricing and True Cost at Tramor at Oak Run

Floor Plans Overview

Tramor offers 32 named floor plans (all tree-themed). Here’s a condensed view from the locator database:

Here’s the catch with pricing: the locator database shows lower rents than Tramor’s own website. The locator lists 1BRs starting at $895. Tramor’s site shows the River Birch 1BR “from $1,295.” The gap likely reflects unit condition. Unrenovated units price lower. Renovated units with quartz counters, stainless appliances, and vinyl plank flooring cost more. Ask specifically about renovation status when you tour.

Net Effective Rent: What You’d Actually Pay

The current special is 1 month free on a 12-month lease. Here’s the math on two common floor plans:

1 BR Example (River Birch, 625 sq ft, $1,295 base rent):

• Base rent: $1,295/month
• Lease term: 12 months (365 days)
• Free rent: 1 month (30 days)
• Daily multiplier: (365 – 30) / 365 = 0.9178
• Net effective rent: $1,295 × 0.9178 = $1,189/month
• Monthly savings: $106
• Total first-year savings: $1,295

2 BR / 2 BA Example (1,080 sq ft, $1,625 base rent):

• Base rent: $1,625/month
• Same multiplier: 0.9178
• Net effective rent: $1,625 × 0.9178 = $1,491/month
• Monthly savings: $134
• Total first-year savings: $1,625

That net effective 1BR at $1,189 is hard to beat in 78704. But remember: concessions apply to Year 1 only. Renewal rent returns to market rate or higher.

Fee Breakdown

Required Fees (everyone pays these):

Optional / Conditional Fees:

Your Actual Monthly Cost

Here’s a realistic scenario. One person, one dog, renovated 1BR at $1,295 base rent with the one month free special:

Upfront move-in costs for this scenario: $80 app fee + $150 admin + security deposit (variable) + $200 pet deposit + $200 pet fee = $630 + deposit + first month’s rent.

Want Help Comparing Tramor at Oak Run to Other South Austin Options?

I track pricing, specials, and screening criteria across 1,000+ Austin properties. If you’re weighing Oak Run against other South Austin communities, I can tell you exactly how it stacks up before you apply anywhere.

Screening Criteria: What It Takes to Get Approved

Income Requirements

Tramor requires 3x monthly rent in gross income for all lease holders combined. Here’s what that looks like:

Paystubs are preferred, but they’ll also take bank statements, tax returns, or accountant statements. If you’re self-employed, bring your tax returns. And if you’re counting child support as income, you’ll need legal documentation showing payment amounts and dates.

Credit Expectations

Tramor doesn’t publish a credit score minimum. They use a TransUnion scoring model. It decides whether you’re approved and how much deposit you’ll pay. Based on the property’s class and how similar management companies screen in Austin, here’s my read:

• 600+ credit: Likely smooth approval with standard deposit
• 550–599: May get approved with an additional deposit
• Below 550: Likely denial unless strong compensating factors

These aren’t Tramor’s published numbers. They don’t publish numbers. This is my estimate based on the property class and screening patterns I see across similar Austin communities.

What Gets You Denied

Tramor’s published rental criteria spells out denial triggers:

• Negative rental history: evictions, broken leases, or money owed to a prior property management company
• Criminal history: drug-related crimes, prostitution, firearms offenses, crimes against person or property. Includes felony and misdemeanor convictions.
• Falsified application information: automatic disqualification, all fees forfeited
• Insufficient income: below 3x monthly rent

Exceptions and Guarantor Options

Tramor might make an exception if it was a one-time situation: medical issue, divorce, IRS lien, or bankruptcy. An additional deposit or guarantor may be accepted for negative credit or rental history.

But the guarantor bar is high. They want 5x monthly rent income, 700+ credit, 12 months of verifiable rental or mortgage history, and every credit account in good standing. No foreclosures. No tax liens. Students who don’t meet employment or rental history requirements can use a guarantor if their own credit is solid.

The Application Process

1. Apply: online at tramor.com or in the leasing office. $80 per applicant, non-refundable once signed.
2. Screening: TransUnion scoring model evaluates credit, income, and rental history.
3. Decision: approval, approval with additional deposit, or denial.
4. Move in: sign the lease, provide renters insurance declarations page, pay admin fee ($150) and security deposit.

What I can do here: Tramor at Oak Run doesn’t pay locator commissions, so I’ll be straightforward about that. But I can still review your renter profile against their published criteria before you spend $80 on an application. If your credit, income, or rental history puts you in a gray area, I’d rather you know that before the app fee is gone. And if Oak Run isn’t the right match, I work with hundreds of South Austin communities that are.

Resident Reviews Decoded: 475+ Reviews Across Three Platforms

A 4.3 on Google with 154 reviews. A 4.0 on Yelp with 93 reviews. And 228 reviews on ApartmentRatings going back years. Those aggregate numbers tell you it’s generally well-liked. They don’t tell you why people stay or why people leave.

I read through the reviews on all three platforms. Here are the patterns that actually matter:

What Keeps Coming Up

The Staff People Keep Naming

Jenny (property manager) and Richy (maintenance manager) get called out in recent reviews on ForRent. Erin, Grace, and Mia are named repeatedly across Google reviews over the last couple years. One ApartmentRatings reviewer described Oak Run as Tramor’s training ground for maintenance staff, which is why the team there is so sharp.

Fair warning: Erin also drew one very negative Google review from a resident whose car was stolen twice. He called the office about cameras, was told there weren’t any, and says she hung up on him. That’s one review against many positives, but you should know about it.

Why the Complaints Exist

The negative patterns aren’t random. They trace back to specific things about this property:

Vehicle crime happens because you have 342 units with surface parking, heavy tree cover that blocks sightlines, no security cameras, and no gated entry. That combination creates opportunity.

Pest issues come from 1979 wood-frame construction sitting under a dense oak canopy. Trees attract wildlife. Older construction has more entry points. This isn’t something maintenance can fix permanently. It’s managed, not eliminated.

Thin walls and AC strain are what construction from 1979 means. The 2011 renovation updated interior finishes but didn’t rebuild the framing or replace every HVAC system. Walls are what they are.

How Management Responds to Reviews

On ApartmentRatings, Tramor does respond to reviews, but not consistently. Some replies thank long-term residents personally. Others get defensive when someone posts something negative. It’s not a systematic program where every review gets an answer. That’s typical for a family-owned company running 16 properties. They’re responsive in person. Just not as active online.

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.

Vehicle Crime Is Real and Nobody’s Fixing It

This isn’t a one-off complaint. Cars stolen. Cars broken into. Reviews going back years, across Google and ApartmentRatings, telling the same story. One Google reviewer had his car stolen twice from the property. When he called the office about cameras, they confirmed none exist. Another reviewer on ApartmentRatings documented three break-ins in six months.

342 units. Surface parking. No cameras. No gate. Dense tree cover. Until the property invests in surveillance or controlled access, this pattern isn’t changing. If you keep anything valuable in your car, factor this in. Renters insurance covers your stuff inside the apartment, not your vehicle.

The Unit You Tour May Be Nothing Like the Unit You Get

With 32 floor plans and a mix of renovated and unrenovated inventory, the experience gap between units is enormous. Renovated units have quartz counters, vinyl plank flooring, and stainless appliances. Unrenovated units still have original 1979 finishes. Rebecca H. on Google put it simply: “Try to snag a renovated unit if you can.” An ApartmentRatings reviewer was more blunt: “some of these apartments will be awesome, and some will be abysmal.”

Ask specifically about renovation status before signing. Tour the actual unit you’ll be moving into, not just a model. And get confirmation of which finishes are in your specific unit in writing.

1979 Construction Means What It Means

Thin walls. You’ll hear your neighbors. AC systems that work harder and cost more in Texas summers. Pest pressure from the mature tree canopy. And flooding when storms hit hard. One resident’s unit flooded during the 2021 freeze, and several ApartmentRatings reviews mention water getting in over the years.

None of this is a management failure. It’s physics. Wood-frame buildings from 1979 behave like wood-frame buildings from 1979. If you’ve only lived in newer construction, expect an adjustment.

Seen the Full Picture? Here’s Your Next Step

You’ve now read things about Tramor at Oak Run that you won’t find on Apartments.com, Zillow, or the property’s own website. Still interested? Good. That means you’ve got the right expectations. Having second thoughts? I can show you alternatives in the same South Austin corridor.

Frequently Asked Questions

Does Tramor at Oak Run allow pets?

Yes. Two pets maximum, cats and dogs. No breed restrictions and no weight limits. You’ll pay a $200 refundable deposit, a $200 one-time pet fee, and $30/month per pet in pet rent. Vet records are required.

What credit score do I need for Tramor at Oak Run?

Tramor doesn’t publish a minimum. They run everything through a TransUnion scoring model that spits out approval, conditional approval, or denial. My estimate based on this property class: 600+ for smooth approval, 550+ with additional deposit, below 550 likely denied.

Does Tramor at Oak Run have washer/dryer in the units?

Every unit has washer/dryer connections, but you don’t get machines. Bring your own or use the laundry rooms on the property.

What utilities are included at Tramor at Oak Run?

None. Residents pay all utilities separately, including electric, water, gas, and internet.

What is the current move-in special?

One month free on a 12-month lease. On a 1BR at $1,295, that drops your net effective rent to $1,189/month.

Does Tramor at Oak Run have covered parking?

Yes. Surface lot parking is free. Reserved spaces and covered parking exist but they’re tied to specific units, not charged as a monthly add-on. Ask the leasing office which units include covered spots.

Does Tramor at Oak Run accept broken leases or evictions?

No. Tramor’s published rental criteria states that negative rental history, including evictions, broken leases, and monies owed to a prior property, is grounds for denial. Management might make an exception for a one-time situation like a medical issue, divorce, IRS lien, or bankruptcy, but that’s at their discretion.

How far is Tramor at Oak Run from downtown Austin?

About 5 miles. Residents report 8–10 minutes off-peak and 15–20 minutes during rush hour. Tramor’s own website says 15 minutes.

What school district is Tramor at Oak Run in?

Austin ISD. Zoned to Galindo Elementary, Fulmore Middle School, and Travis High School.

Is Tramor at Oak Run managed by a large corporate company?

No. Tramor Properties Inc. is a family-owned company managing 2,600+ units across Austin and Round Rock. They own and manage several properties in this same South Austin pocket, including Villas at Southport, Four Park Place, Creek Village, Victory Place, and the Quest.

The Bottom Line

Tramor at Oak Run gives you something rare: 32 floor plans under a mature oak canopy in the 78704 zip code, with net effective 1BR rents starting under $1,200. The $150 admin fee is below market. The pet policy is one of the most flexible in South Austin. And the 4.3 Google rating across 154 reviews holds up when you actually read them. Maintenance is responsive. Staff gets praised by name in review after review. And you see way more long-term residents leaving reviews here than at most properties.

The trade-off is simple: you’re living in a building from 1979 with no security cameras and a documented vehicle crime pattern.

This property makes sense if you need 78704 on a budget, you prioritize trees and character over modern finishes, you have a dog that gets restricted elsewhere, or you want floor plan options beyond the typical studio/1BR/2BR box.

This property doesn’t make sense if you have negative rental history (you’ll be denied), you need vehicle security, you want modern soundproofing and efficient HVAC, or you need in-unit washer/dryer machines.

Oak Run earns its loyal residents. But it earns them because those residents chose it with their eyes open.

Need Help Deciding?

Work With Me

I’ll be transparent: Tramor at Oak Run doesn’t pay locator commissions, which means I don’t earn a fee if you move here. But my service is still free for renters. I can check your application against Tramor’s criteria and compare pricing against other South Austin properties. And if Oak Run doesn’t work out, I’ll find something in this corridor that does.

Call/Text me at 512-360-0852

Go Solo

Apply directly at tramor.com or call the leasing office at (512) 462-1188. Ask to tour a renovated unit. Tour multiple floor plans before you commit. And bring your own measuring tape.

 Just tell them “Ross Quade from Austin Apartment Team” referred you on your tour and application. Text me when you apply so I can make sure everything’s on track.