Urban Oaks Apartments Austin: Income Restricted 2017 Build With $849 1-Bedrooms in 78745

A one bedroom in South Austin for $849.

That number doesn’t make sense until you understand the three letters behind it: LIHTC. Urban Oaks is a Low-Income Housing Tax Credit property. Rent is capped below market rate for renters who meet income limits. Built in 2017 and managed by Apartment Management Professionals (AMP), this 194-unit gated community at 6725 Circle S Rd sits right off South Congress in the 78745 corridor. I track pricing across this submarket daily. A 2017 build with rents starting at $849 is roughly $400 to $600 below what a comparable market rate property charges in this zip code.

But here’s what the listing sites won’t tell you: income restricted doesn’t mean easy approval. You can actually be denied for making too much money. And the $1,500 Look & Lease concession that’s running right now? The math on that is worth breaking down before you assume it works for your situation.

Quick Facts: Urban Oaks at a Glance

That 4.0 Google rating is split in a way that matters. The staff consistently gets praise. The physical property and security get more mixed feedback. When you include older Facebook reviews pulled into Birdeye, the average drops to 3.7. I’ll break down what’s behind those numbers in the reviews section below, including what changed when AMP took over management from Lincoln Property Group.

Best For

You earn under the income cap and want modern construction. Most income restricted properties in Austin are renovated 1980s and 1990s builds. Urban Oaks was built from scratch in 2017. Granite counters, vinyl plank flooring, stainless appliances, walk-in showers. You’re getting finishes that properties charging $1,400 to $1,600 offer at market rate, for $849 to $1,100 on a one bedroom. That gap is real.

You need a low application fee. At $20, Urban Oaks charges less than almost any property I track. Most Austin apartments charge $50 to $75 per person, and that’s nonrefundable. If you’ve been burned by application fees at other communities, $20 is a big deal.

You want gated access with a gate attendant. Not just a keypad. Urban Oaks has an actual attendant at the gate plus access gates around the perimeter. For this price range, that’s unusual.

You need a two or three bedroom under $1,700. Three bedrooms at this property top out at $1,686 for up to 1,637 square feet. At market rate, a comparable three bedroom in 78745 runs $2,000 or more.

Skip If

Your income exceeds the 60% AMI cap. For a single renter, that’s $56,220 per year. For a two person household, $64,260. If you earn above these thresholds, you won’t qualify. Period. This isn’t flexible.

You need a dog over 40 pounds. The weight limit is firm at 40 lbs. That rules out Labs, Shepherds, and most medium to large breeds. If you have a larger dog, check out my guide to Austin apartments that accept large dogs for properties with higher limits or no weight cap.

You want a washer and dryer provided in the unit. Urban Oaks has fullsize washer/dryer connections in every unit, but you have to provide your own machines. That’s an upfront cost of $500 to $1,200 for a set, or you’re renting them.

Noise between units is a dealbreaker. Multiple reviews mention hearing neighbors. It’s standard wood frame construction, even though the building is only 8 years old. Are you the kind of person who needs dead silence after 9pm? Top floor or don’t bother.

Wondering If Urban Oaks Fits Your Situation?

Fill out a quick form and I’ll get in touch to talk through your specifics: income, credit, pets, timeline. I can check if you’ll likely qualify before you spend $20 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

Urban Oaks sits on Circle S Road, just east of South Congress Ave near the William Cannon intersection. The I-35 frontage road is about 500 feet east.

Grocery: The H-E-B on South Congress at Stassney is about 1.5 miles north (5 minute drive). Southpark Meadows shopping center is 1.5 miles south with Target, Ross, Marshalls, and multiple restaurants. Century South shopping center with Walmart is about 2 miles south.

Dining within 10 minutes: Aviator Pizza & Drafthouse, The Little Darlin’ (live music and burgers on South 1st), Ovenbird ATX, plus taco trucks and casual spots along this stretch of South Congress.

Parks: McKinney Falls State Park is about 4 miles east. Mary Moore Searight Metropolitan Park is 2.5 miles south.

Schools: The property zones to Pleasant Hill Elementary, Bedichek Middle School, and Crockett High School through Austin ISD. School bus pickup is available on site. Double-check your zone with the AISD School Finder before you commit.

The Commute Math

Route notes: You’ll use I-35 for most destinations heading north or east, and South Congress/South 1st heading into central Austin. Capital Metro’s 801 MetroRapid runs along South Congress and can work for downtown commutes. The 801 stop at South Congress and William Cannon is about a mile from the property.

Neighborhood Vibe

This stretch of 78745 near William Cannon and South Congress is working neighborhood Austin. It’s not the Instagram version of SoCo. The trendy part of South Congress with vintage shops and $15 cocktails is about 5 miles north. Down here, it’s taco trucks, family restaurants, and strip malls. That’s not a negative. It’s just context.

I-35 runs directly behind the property. Some units face the highway. Traffic noise is a factor, especially on the east side of the complex. If you tour, pay attention to which building you’re looking at relative to the interstate.

Nearby properties like The Prescott further south on Congress start $400 to $600 higher than Urban Oaks for similar bedroom counts. That’s the tax credit difference in action.

Pricing & True Cost

Floor Plan Overview

Urban Oaks has 24 floor plans total: six one bedrooms, thirteen two bedrooms, and five three bedrooms. Here’s what the ranges look like:

*With current $1,500 Look & Lease special on 12-month lease. Verified June 2026.

Here’s something to know about those rent ranges: the wide spread within each bedroom type is a tax credit thing, not a negotiation thing. The $849 starting rent is the published base for a specific 666 sqft one bedroom, but the units actually available right now on listing sites start around $929 to $999. Your rent depends on which unit is open when you apply and which income tier it’s set at.

Net Effective Rent Calculation

Current special: $1,500 off first month’s rent on a 12-month lease (Look & Lease, expires 8/5/2026).

This is a cash concession, not a free month. Here’s the math for the most popular floor plan, a one bedroom at $899/month:

Base rent: $899 × 12 months = $10,788 Minus $1,500 concession: $10,788 – $1,500 = $9,288 Divided by 12 months = $774/month net effective

Monthly savings: $899 – $774 = $125/month

That’s a one bedroom in a 2017 build in South Austin for $774 a month. At market rate, the cheapest comparable one bedroom in this corridor runs around $1,100 to $1,300.

All the Fees

That $0 admin fee is worth calling out. Most Austin apartments charge $150 to $350 in admin fees. And the $20 application fee is the lowest I’ve seen at any property in this submarket.

True Monthly Cost Example

One bedroom at $899/month with one small dog (under 40 lbs):

Water and trash are covered in your rent. Renter’s insurance is required but pricing varies by provider.

Specials change. What’s listed above was accurate as of June 2026, but I talk to leasing teams weekly and offers shift.

Want to Know What Specials Are Actually Available Right Now?

Current pricing and availability move fast. Fill out the form and I’ll confirm what’s live today, check if you meet the income requirements, and make sure you’re not wasting time on units that won’t work for your situation.

Screening Criteria

The Income Requirement: It Works Both Ways

Urban Oaks requires 2.5x monthly rent in gross household income. That’s more accessible than the 3x most market rate properties demand.

But here’s the twist. Because this is a 60% AMI tax credit property, there’s also an income ceiling. You need to earn enough to cover 2.5x rent, but not so much that you blow past the AMI cap. So what does that window actually look like?

60% AMI Income Caps (Austin-Round Rock MSA):

Fair warning: FY2026 limits took effect June 1, 2026 and are likely a bit higher. Confirm current caps with the leasing office before you apply.

Income Requirement by Floor Plan (2.5x multiplier):

The qualifying window for a single person renting the $849 one bedroom: you need to earn at least $25,470 per year but no more than $56,220. That’s a workable range for retail workers, restaurant staff, first responders, teachers, and many service industry positions. The property’s website calls out these exact roles on their Essential Living page.

Credit Expectations

Urban Oaks doesn’t publish a specific credit score minimum, and that’s typical for LIHTC properties. Tax credit communities screen for specific negative items on your credit report instead of using a hard score cutoff. From what I see at tax credit properties, expect them to look at recent bankruptcies (typically under 3 years), large outstanding collections, and property debt to previous landlords. A 580 with a clean rental history is a different conversation than a 650 with an active eviction judgment.

What I can tell you from working with LIHTC properties across Austin: they tend to be more flexible on credit than market rate Class A communities. The focus is on verifiable income documentation because that’s what the tax credit program requires. If credit or rental history is a concern and you don’t qualify here, my second chance apartments guide covers which Austin communities have the most flexible screening.

What Gets You Denied

Here’s what typically gets you denied at LIHTC properties managed by AMP:

• Income above the 60% AMI cap for your household size
• Income below 2.5x the unit’s rent
• Incomplete or unverifiable income documentation (pay stubs, tax returns, employer verification)
• Felonies and evictions: lookback periods vary by management company. Contact the leasing office directly for AMP’s current policy.
• Outstanding property debt to a previous landlord. This is an automatic decline at virtually every apartment community in Austin, LIHTC or market rate. If you owe money to a former landlord and it shows on your rental history report, you’ll need to pay it off or use a third-party guarantee service before applying anywhere.

The Application Process

1. Confirm income eligibility with the leasing office (bring recent pay stubs, tax returns, or employer verification)
2. Submit application ($20 per person, all persons over 18)
3. Income verification and background screening
4. Approval, lease signing, and move-in

Processing time varies. Tax credit applications take longer than market rate because of income verification. Budget a week or more.

Here’s what separates working with a locator from applying blind: I can tell you if you’ll likely qualify before you spend $20 finding out. If Urban Oaks’ income caps don’t fit your situation, I know which nearby properties offer similar pricing without the AMI restriction, and which tax credit communities in other parts of Austin might work instead.

Resident Reviews Decoded

Listing sites show you a 4.0 Google rating and call it a day. That number doesn’t tell you much without context. I went through all 149 Google reviews, plus the Facebook reviews on Birdeye (197 total across platforms, 3.7 average), Apartments.com reviews, and ForRent reviews. Individual complaints aren’t that useful. Repeated themes are.

One piece of context first: Urban Oaks was originally managed by Lincoln Property Group when it opened in 2017. At some point it transitioned to AMP. Many of the harsher older reviews reference staff and managers from the Lincoln era. That doesn’t erase the complaints, but it means the current team inherited some of those problems.

Review Pattern Analysis

What Residents Consistently Praise

Staff. That’s the word that comes up the most. Evelyn in the leasing office is mentioned by at least four different reviewers for being helpful, friendly, and making the application process smooth. Beverly (the onsite manager) and Yolanda get praise from longtime residents too. And the maintenance team isn’t anonymous either: Jose, Oscar, Javier, and Jesus are all called out by name for handling requests quickly.

What stood out to me reading through these reviews: Jay Hernandez highlighted Evelyn for making the application process easy. Amanda Moczygemba, three years in, said she’s “very grateful” for the staff. Louis Fernandez called it a “wonderfully friendly community” and “quiet.” On Facebook, an early resident praised “huge floor plans, high ceilings” and friendly staff.

That kind of consistency across multiple reviewers and platforms tells me the staff quality is genuine.

What Residents Consistently Criticize

The criticism splits into two categories: things management can fix and things they can’t.

Management can fix: Pest control is the most persistent complaint across platforms. Tasia Rabb on Google described roach infestation and dirty exterior areas. The same story shows up on Apartments.com, where a resident wrote about roaches persisting even after spraying, plus AC leaks and water shutoffs without warning. Trash overflowing and common areas not kept clean? That goes back years on Google and Facebook. Leonard Ryan on Google described the property as “run down” but noted that new office staff are “trying to make it easy and better.”

Management can’t fix: Liz Ramirez (resident since 2019) described witnessing a drive-by shooting and gang activity on Google. A ForRent reviewer described strangers twisting doorknobs, marijuana smell coming through vents daily, and police presence “every day.” Broken security gates going unrepaired for weeks and camera coverage limited to the office area are both documented on Apartments.com. And I-35 sits directly behind the property. No amount of landscaping fixes that.

One Apartments.com review from April 2022 describes the 2021 winter storm: a resident’s apartment flooded, staff didn’t remove the water or offer alternative housing, and the resident was charged two months’ rent plus a $1,000 lease termination fee while dealing with mold. That likely happened under the prior management team, but it’s worth knowing about.

How Management Responds

Minimal. I found one owner response in the Google reviews (to Tiffany Jackson’s negative review), and it was template language. That’s a yellow flag. Properties that respond to negative reviews tend to resolve issues faster. The current AMP staff gets consistent praise from residents, but they’re not managing their online reputation.

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.

Pest Control Is a Recurring Pattern, Not a One-Off

This isn’t one unhappy reviewer. Roach complaints show up on Google, Apartments.com, and ForRent across multiple years. One Apartments.com reviewer wrote that the property was “roach infested even after it being sprayed.” Tasia Rabb on Google described the same problem within the past year. The issue persists because it’s structural: multi-unit buildings with shared walls and plumbing create pathways that spraying one unit can’t fully address. Ask the leasing office about their current pest control schedule and whether they treat individual units on request. Walk the hallways and stairwells during your tour. If you see evidence, that tells you more than any review.

The Income Cap Cuts Both Ways

Getting a raise or a promotion could literally disqualify you from living here. Tax credit properties verify income annually. If your household income crosses the 60% AMI cap at recertification, that creates a problem. The rules do allow current residents to stay even if income increases (LIHTC rules actually protect you there), but understanding this before you sign matters. If you’re early career and expect significant income growth in the next year or two, think about whether this works long term.

Security Concerns Go Beyond One Review

The gated access and gate attendant are real amenities. But across multiple platforms, residents say the reality doesn’t match the setup. Apartments.com reviews mention security gates staying broken for weeks and camera coverage limited mainly to the office area. On Google, Liz Ramirez described witnessing a drive-by shooting. On ForRent, a resident described daily police presence and strangers trying door handles. Some of these complaints date to the Lincoln Property Group management era and things may have improved under AMP. But the pattern spans enough sources and enough time that you should walk the property at night, check the gates yourself, and ask the leasing office directly what’s changed.

The 40-Pound Pet Weight Limit Is Firm

This eliminates most medium to large dog breeds. If your dog is close to 40 lbs, don’t assume they’ll make an exception. Tax credit properties follow strict compliance rules and don’t make exceptions. If you have a larger pet and need affordable pricing, V at SoCo (0.15 miles away) and several other properties along the William Cannon corridor may have more flexible weight limits. Check my South Austin apartments guide for the full corridor breakdown.

Ready to Move Forward, or Want to See What Else Is Out There?

You’ve seen the full picture now. If Urban Oaks fits, great. If you’re not sure, or if the income caps or pet policy don’t work for your situation, fill out the form and I’ll send you alternatives in the same price range.

Frequently Asked Questions

Is Urban Oaks income restricted?

Yes. Urban Oaks is a Low-Income Housing Tax Credit (LIHTC) property at the 60% AMI level. A single renter must earn no more than $56,220 per year. A two person household caps at $64,260. HUD updates these limits every year.

Does Urban Oaks allow pets?

Yes, with limits. Up to 2 pets with a 40 lb weight limit per pet. The property’s website lists a $400 refundable deposit and $20/month pet rent per pet. Breed restrictions apply and a pet interview is required. Some third-party listing sites show older fee amounts ($300/$15), but I trust the property’s own website over those.

What utilities are included at Urban Oaks?

Trash and water are included in rent. You pay for electricity and internet separately. Electric for a one bedroom typically runs $80 to $120 per month depending on the season.

Does Urban Oaks have a washer and dryer in each unit?

Not included, but every unit has fullsize washer/dryer connections. You’ll need to buy or rent your own machines. Budget $500 to $1,200 for a set, or $30 to $50 per month for a rental.

What is the application fee at Urban Oaks?

$20 per person. Well below the Austin average of $50 to $75. Admin fee is $0.

Is Urban Oaks gated?

Yes. Access gates, a gate attendant, and fencing around the whole property. That’s uncommon at this price point.

What move-in specials does Urban Oaks offer?

As of June 2026, Urban Oaks is running a Look & Lease special: $1,500 off first month’s rent on a 12-month lease. It expires 8/5/2026. Specials change, so confirm availability before applying.

How far is Urban Oaks from downtown Austin?

About 6.4 miles. Off-peak, that’s a 12 to 18 minute drive. Rush hour pushes it to 25 to 40 minutes depending on I-35 traffic. Capital Metro’s 801 MetroRapid runs along South Congress if you’d rather take the bus.

The Bottom Line: Is Urban Oaks Worth It?

The pricing math is hard to argue with. One bedrooms starting at $849. Three bedrooms at $1,550 to $1,686. In 78745. In a building from 2017. That’s $400 to $600 below comparable market rate properties in this corridor. The $20 application fee and $0 admin fee make this one of the cheapest properties to apply to in Austin. And a staff that gets consistently praised by name across 149 Google reviews? That’s not nothing.

The trade-off is the income restriction. You have to qualify by earning under the 60% AMI cap, and you need documentation to prove it. The pet weight limit at 40 lbs is firm. And the common area maintenance still needs work based on what residents are saying across platforms.

This property makes sense if:

• Your income falls within the qualifying window (enough for 2.5x rent but below the AMI cap)
• You want 2017 construction quality at below market pricing
• You work near the I-35 South corridor, Tesla, or the airport
• You have small pets under 40 lbs or no pets

This property doesn’t make sense if:

• Your household income exceeds the 60% AMI limit
• You have a dog over 40 lbs
• You need a washer/dryer provided (connections only)
• You’re extremely noise sensitive (I-35 proximity, wood frame construction)

Urban Oaks is one of the strongest income restricted options in South Austin if you qualify. The first-year math with the $1,500 concession is genuinely good. Just make sure you meet the income requirements before you tour. (I’ve had clients drive out there, fall in love with a unit, and then find out they make $3,000 too much. Save yourself the trip.)

If you want help figuring out whether Urban Oaks works for your situation, or if you’d rather see similar properties without the income restriction, fill out the form above and I’ll text you within a few hours.

Need Help?

You know enough to figure out Urban Oaks on your own. But if you want help:

Fill out the form and I’ll text you to answer questions, check your income eligibility, share current specials, and walk you through next steps. You’ll talk to me directly, not an AI phone system. My service is free. The apartment community pays a referral fee from their advertising budget. Your rent is the same whether you use me or walk in on your own.

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.