Urban Villas Apartments Austin Review: $850 Rent Near Mueller, but Read the Reviews First

Urban Villas keeps showing up in searches for affordable apartments near Mueller. Two bedrooms starting at $850. Three miles from downtown. A $899 first month on two bedrooms. I track rental pricing across 1,000+ Austin properties through ApartmentData.com and by talking to property managers directly, and a 2BR at $850 in the 78722 zip code gets my attention.

But here’s what the listing sites won’t tell you: this is a 1963 building with a 3.1 Google rating, reviews that mention cockroaches and rats by name, and a history of AC failures during Austin summers. The 2009 renovation gave it updated finishes, but renovations don’t replace plumbing and wiring from the Kennedy administration. Those trade-offs matter. And no listing site is going to lay them out for you.

Quick Facts

That 3.1 Google rating is below average for Austin apartments. I’ll break down what’s driving those reviews and whether the recent positive ones signal a real turnaround or just new tenants who haven’t lived there long enough to find the problems.

Best For / Skip If

Best For

You need a two bedroom near Mueller for under $1,000. The $850 2BR/1BA is one of the lowest priced two bedrooms within a mile of Mueller. Mosaic at Mueller starts at $1,600. SYNC starts at $1,216. If your budget is tight and you need space, Urban Villas gets you more room for the money than almost anything else in this zip code.

You want to be close to downtown without paying downtown rent. Airport Boulevard puts you about 3 miles from downtown Austin and 5 miles from the airport. The CapMetro bus route runs along Airport Blvd, and the MLK Jr. station is about 2 miles away. A 15-minute drive to downtown, and you’re paying roughly half what a downtown one bedroom costs.

You have a pet under 60 pounds. Two pets allowed, fenced dog park, $15/month pet rent. That’s on the lower end for Austin. The $400 deposit plus $400 nonrefundable fee is standard for properties like this.

You need immediate availability. At 85% occupancy, Urban Villas has units open right now across multiple floor plans. You won’t be waiting on a list.

Skip If

AC reliability is non-negotiable for you. Six of 45 Google reviews mention AC problems. One reviewer went three days without air conditioning during summer. In a 1963 building, that’s not a fluke. It’s the system telling you what it’s made of.

You’re sensitive to pest issues. Reviews on Google and ForRent mention cockroaches and rats. Buildings from this era have gaps around pipes and between units where pests travel. If you’ve dealt with that before and know you can’t live with it, this property has an active pattern.

You expect responsive communication from management. “Management” is the most mentioned topic in Google reviews (7 of 45). Complaints include rude staff, bills that didn’t match listed prices, and radio silence on maintenance timelines. The last four months have been more positive. But the older pattern is recent enough to keep your guard up.

You need in-unit laundry. Urban Villas has washer/dryer connections but no machines provided. Laundry rooms are on site. You’d need to buy your own machines or use the shared ones.

Not Sure If Urban Villas Fits Your Situation?

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Location Deep Dive

What’s Actually Nearby

Urban Villas sits on Airport Boulevard in the Upper Boggy Creek area of East Austin, right at the edge of the Mueller development. Here’s what’s within walking or short driving distance:

H-E-B Mueller is about 0.5 miles east. The Mueller farmers market runs on Sundays at the Browning Hangar. Thinkery (the children’s museum) is about half a mile away. Mueller Lake Park is a short walk. Torchy’s Tacos on Airport Blvd is about a mile north, and the Mueller retail strip has a handful of restaurants. The Walk Score is 71. You can handle errands on foot, but you’ll still want a car for most things.

Airport Blvd is a busy road. Traffic noise is part of the deal.

Commute Math

The I-35 corridor is your main route north and south. Rush hour on I-35 between Airport Blvd and downtown can double your drive time. The MLK Jr. MetroRail station is 2.1 miles away and gives you Red Line access into downtown if you want to skip the traffic.

Neighborhood Vibe

This section of Airport Blvd is in transition. You’ve got the polished Mueller development to the east with new construction, retail, and parks. To the west and south, the neighborhood is older, more mixed use, with auto shops, small businesses, and residential streets that haven’t changed much.

It’s not a “walk everywhere” lifestyle. But being close to Mueller, UT, and downtown gives you access to a lot of Austin without a long commute. Schools in the area are Austin ISD: Maplewood Elementary, Kealing Middle, and McCallum High.

Pricing and True Cost

Floor Plans

Something looks off here. Some two bedrooms are cheaper than the one bedrooms. The $850 2BR/1BA and the $999 1BR/1BA don’t make sense side by side until you realize the price spread probably reflects unit condition. Some units got the 2009 renovation. Others didn’t. Ask the leasing office which units have been updated and which haven’t. You could be looking at very different apartments at very different price points in the same building.

Net Effective Rent Calculation

The current special is $899 first month rent on 2BR units with a 12-month lease. Here’s what that actually saves you on the $1,605 2BR/2BA (the highest priced unit):

• 11 months at $1,605 = $17,655
• 1 month at $899 = $899
• Total lease cost: $18,554
• Net effective rent: $18,554 / 12 = $1,546/month
• Monthly savings: $59/month

Let me be direct: this is a weak special. A $59/month savings on the most expensive unit, and less than $10/month on the cheaper two bedrooms. Most Austin properties are offering 6 to 12 weeks completely free right now. An $899 first month on an $850 unit actually costs you MORE than the listed rent. This special is structured as marketing, not a real concession.

Fee Breakdown

Required Fees (everyone pays these):

Optional/Conditional Fees:

True Monthly Cost Scenario

Here’s what a renter with one pet actually pays for the $999 1BR/1BA:

Move-in costs: $50 app fee + $100 admin fee + $400 pet deposit + $400 nonrefundable pet fee + first month’s rent ($999) = roughly $1,949 before the security deposit. No listing site publishes the deposit amount for this property, and Rent.com says “deposits vary,” so ask for your exact number before you commit.

One thing to know: a reviewer mentioned being charged $1,500 when the listed rent was $1,200. Always confirm your total monthly charges in writing before you sign. Get a list of every fee that’ll show up on your bill each month.

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Screening Criteria

Urban Villas doesn’t publish screening thresholds anywhere. I checked every major listing site plus the property’s own website. Nobody lists a credit minimum, income requirement, or security deposit amount.

One thing I did find: Rent.com labels this property as “Income Restricted,” which usually means some or all units have income caps (your household income can’t go above a certain limit). No other site mentions this. It could be an error on Rent.com’s end, or it could mean some of the units have income caps. Call the leasing office and ask whether any units have income limits and what those limits are.

Metric says they run credit checks, income verification, rental history, and background checks. Standard stuff. But without published cutoffs, you’re going in blind on your $50 application.

What to Expect Based on Similar Properties

Urban Villas was built in 1963. Based on how older properties in this price range screen in Austin:

Important: These are estimates based on how similar properties screen in Austin. Urban Villas may be stricter or more flexible. Call the property at (737) 277-1713 and ask directly before paying the $50 application fee.

Income Requirement Table (Estimated at 2.5x Rent)

Application Process

1. Apply through the property (registration required via SMART Registration)
2. Pay the $50 application fee (non-refundable)
3. Screening typically takes 2–3 business days
4. You hear back with an approval or denial

What a Locator Can Do Here

Fair warning: Urban Villas does not pay locator referral fees. That means I don’t earn anything if you move here. I’m still including this review because you deserve honest information whether a property pays me or not.

What I can still do: check your situation against what this property is likely to accept before you spend $50 on the application. If your situation involves a broken lease, eviction, or credit below 600, I can tell you whether this property is realistic or if your $50 is better spent elsewhere. I know which East Austin apartments work with different screening situations, and which ones are just going to take your fee and decline you.

If you’re dealing with screening challenges, our second chance apartments guide covers the specific thresholds and ways to get approved that most listing sites won’t mention.

Resident Reviews Decoded

Review Pattern Analysis

I pulled reviews from Google, ForRent, ApartmentHomeLiving, Birdeye, and Yelp. Here’s what came up across all of them.

What’s Behind the Numbers

The AC problem is worse than Google alone shows. Six Google reviewers mention AC issues. A ForRent reviewer described their unit swinging between 60 and 80 degrees with water dripping from the AC onto the floor. And on ApartmentHomeLiving, someone reported an AC unit that leaked for 51 straight days before anyone fixed it. In a 1963 building, the AC system is original. You can put in a work order, but you can’t fix the age of the equipment.

Pests show up on every review site I checked. One ApartmentHomeLiving reviewer described cockroach and rat infestations as “pervasive and commonplace.” At least three Google reviewers call out pests too. Buildings from this era have gaps around pipes and between units where pests travel. The property may spray on a schedule, but the construction itself works against them.

So what about maintenance? It runs deeper than Google shows. ApartmentHomeLiving reviews describe a dishwasher that stayed broken for five months. Work orders closed out without action or notification. That’s not slow response time. That’s ignoring the request. Separately, a Google reviewer described a toilet broken for three months with sewage backing into the tub. Different reviewers, different units, same pattern.

The management story has two chapters. A year ago: rude staff, broken fixtures left for months, billing that didn’t match listed prices. The last four months: improvement. Three recent Google reviews mention friendly staff and timely maintenance. “Metric” and “Jaén” got specific praise.

But dig through the review sites and you’ll see a revolving door. Yelp mentions Carlos G, Tina, and Carlos V. Google has Metric and Jaén. ForRent has Charmae and Juan. The current listing names Erica C. as onsite manager. Four different staff rosters in what looks like a short window. That kind of turnover matches the mixed reviews.

Car break-ins came up twice. One ForRent reviewer said cars get broken into “all the time.” Another described a neighbor trying to break into their apartment at 3am. I can’t verify how often this happens, but two separate reviewers mentioning car break-ins is worth knowing about before you sign.

One more thing: a ForRent reviewer called out two 5-star reviews that appeared on the same day in the same writing style. Called them fake. I can’t confirm that either way, but it’s on the record. Read the positive reviews with that in mind.

Nobody from management responds to reviews. Not on Google. Not on ForRent. Not on ApartmentHomeLiving. Properties that respond to negative reviews, even with template answers, are at least paying attention. Silence tells me either nobody’s watching or nobody cares enough to reply.

The Uncomfortable Truth

No listing site will write this section.

The Building Is 63 Years Old, and It Shows

The 2009 renovation updated counters and appliances. It didn’t touch the plumbing, the electrical, or the AC and heating systems. Those are original to 1963. Reviews back this up: toilet issues lasting months, AC that can’t hold a temperature, water problems. When you tour, you’re seeing granite and stainless. What you’re not seeing is what’s behind the walls.

And older buildings cost more to run. Expect utility bills $30–$50 higher per month than a comparable unit built after 2010.

The Price Gap Between Units Is Suspicious

A 2BR goes for $850 in one unit and $1,605 in another. Same building, same address. That spread almost certainly means some units got renovated and others didn’t. The listing doesn’t tell you which is which. So if you tour a renovated model and sign a lease for an unrenovated unit at the lower price, you could be moving into a very different apartment than what you saw. Ask to see the exact unit you’d be leasing. Not a model.

The Special Costs More Than Regular Rent on Some Units

The $899 first month special on two bedrooms actually increases your cost on the $850 2BR/1BA. On the $955 2BR/1.5BA, it saves $56 total across the entire lease. Less than $5 a month. Most Austin properties are offering 6 to 12 weeks completely free right now. This special is structured as marketing, not a real concession.

The Rebrand Is Cosmetic, and Reviewers Are Calling It Out

Reviewers on ForRent and ApartmentHomeLiving describe a pattern: fresh paint, wooden boards added to balconies, dark window screens installed on units. One wrote that the screens killed the natural light — the best thing about their apartment. Another said the property’s strategy is “clearly geared towards acquiring new clients with their flashy rebrand, rather than improving basic living conditions for current tenants.”

When half the washing machines don’t work and AC leaks go 51 days without repair, a coat of paint doesn’t fix what actually matters. Ask about how things actually work in your specific unit, not just how it looks.

Want an Honest Comparison Before You Apply?

I review properties whether they pay me or not. If Urban Villas is on your list, I can tell you how it stacks up against nearby alternatives in your price range, including options that might have better screening flexibility.

FAQ

How much does a one bedroom at Urban Villas cost?

One bedrooms start at $999/month for a 630 sq ft unit. The range goes up to $1,650 depending on unit condition and floor plan, though most one bedrooms list at $999.

Does Urban Villas accept pets?

Yes. Two pets maximum, 60 pound weight limit, breed restrictions apply. Expect to pay a $400 deposit plus a $400 fee you won’t get back, plus $15/month pet rent per pet. If you have a dog over 60 pounds, check out our list of Austin apartments that accept large dogs.

Is Urban Villas in the Mueller neighborhood?

It borders Mueller. The address is on Airport Boulevard in the Upper Boggy Creek area, about 0.3 miles from the Mueller development. You get Mueller access without Mueller pricing, but the property itself is not part of the Mueller master plan.

What’s the parking situation at Urban Villas?

Surface lot with open parking. No garage. No covered parking from what I can tell. Parking looks like it’s included with rent, which is typical for properties at this price point.

Does Urban Villas have a washer and dryer?

Units have washer/dryer connections for full size machines, but you need to bring your own. The property also has shared laundry rooms.

Who manages Urban Villas?

Metric Property Management runs the property. Their main office is at 6448 Hwy 290 E, Suite A-112, Austin, TX 78723. They manage several other Austin properties including communities on Rundberg, Romeria, and Tirado. You can reach the Urban Villas leasing line at (737) 277-1713.

What schools serve Urban Villas?

Austin ISD: Maplewood Elementary, Kealing Middle School, and McCallum High School. School bus pickup is available at the property.

Is Urban Villas income restricted?

Based on what I’ve found, no. Most platforms list Urban Villas as market rate. But Rent.com labels it “Income Restricted,” which could mean some units have income caps. No other platform backs that up. Ask the leasing office at (737) 277-1713 whether any units have income limits before you apply.

Does Urban Villas offer employer discounts?

Apartments.com lists “Employer Discounts for State & City Employees” as a property feature. I couldn’t find details on what the discount covers or how much it saves. If you work for the State of Texas or the City of Austin, ask the leasing office about it when you call.

The Bottom Line

Urban Villas delivers on one thing: price per square foot near Mueller. A two bedroom at $850 in the 78722 zip code is hard to beat anywhere in central East Austin. Three miles from downtown. Walking distance to Mueller’s retail and parks. On paper, the math works.

The trade-off is everything behind that price tag. A 1963 building with known pest issues, AC problems that come from aging systems, and a management history that’s only recently started to improve. The current special barely moves the needle.

This property makes sense if:

• Your budget is under $1,000 for a two bedroom and you need to be near Mueller or downtown
• You’re comfortable with older construction and the maintenance issues that come with it
• You’re willing to bring your own washer and dryer
• You want a short commute to UT Austin (2.1 miles)

This property doesn’t make sense if:

• AC reliability matters to you during Austin summers
• You have pest sensitivity or have dealt with roach/rodent issues before
• You want management that responds to online reviews and has a proven track record
• You need laundry machines provided inside your apartment
• Your pet weighs over 60 pounds

My honest take: at $850 for a two bedroom, you’re getting a price that reflects the property’s age and condition. The recent positive reviews suggest Metric may be turning things around, but four months of good reviews doesn’t erase years of recorded problems. Tour the exact unit you’d lease. Get your monthly charges itemized in writing. And understand that you’re trading newer amenities and reliability for location and price.

If you’re comparing East Austin apartments in this price range, nearby alternatives worth looking at include Harmon Square (from $749), The Lowell at Mueller (from $805), and Tanglewood North (from $950). All are within a mile and each has different trade-offs. Check out our Central Austin apartments guide for a broader view of what’s available in this part of town.

Need Help Deciding?

Two paths:

Work with us: My service is free to renters. I don’t earn a referral fee from Urban Villas specifically, but I can help you compare it against alternatives that fit your budget and screening situation. I know which nearby communities are flexible on credit and rental history, and I can pre-screen you before you spend money on applications.

Go solo: If you decide to apply directly, 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.