Southeast Austin Apartments: Affordability Meets Major Employers — Tesla, ABIA, and Samsung

Southeast Austin covers more ground than most people realize. This isn’t one rental market. It’s five distinct neighborhoods spanning from Lady Bird Lake high-rises in East Riverside to brand-new construction in rural Del Valle. You can find Class A apartments for $669/month in Del Valle or pay $1,400+ for the same property class along the Riverside corridor. That rent gap exists because Southeast Austin stretches across 15+ miles of geographic territory, multiple ZIP codes, and completely different employment clusters.

I’ve tracked Southeast Austin rental pricing across 100+ properties since 2019, and I’ve toured 75+ apartments between the Oracle campus in Riverside and the Tesla Gigafactory commute zone in Del Valle. Here’s what matters: Southeast Austin gives you legitimate affordability ($669–$1,299 for Class A 1-bedrooms) while keeping you within 20 minutes of Austin’s three largest employment magnets: Tesla (20,000+ current employees, with Cybercab production ramping in 2026), Austin-Bergstrom International Airport (74,000+ direct and indirect jobs regionwide per TxDOT), and Samsung’s Taylor semiconductor fab ($17 billion investment, 4,500+ manufacturing jobs expected).

Right now, February 2026, concessions are aggressive across Southeast Austin. Class A properties are offering 2.5 months free as standard (that’s 10 weeks). Some Del Valle lease-up communities are pushing 3 months free on 14-month terms. The net effective rent calculation matters here more than anywhere else in Austin because advertised base rents don’t tell the real story. (See current move-in specials for live concession data.)

Here’s how that math works: A $1,200/month apartment with 2.5 months free on a 12-month lease uses a 0.7917 multiplier. That drops your net effective rent to $950/month for year one. That’s $250/month in real savings, $3,000 over the lease term.

Southeast Austin breaks into five neighborhoods, each with different character and rent positioning…

East Riverside & Montopolis (78741): Urban density, Oracle campus proximity, high-rise corridor along Riverside Drive. Lady Bird Lake access. Most walkable section of Southeast Austin. Class A rents: $1,000–$1,400.

Bluff Springs & Onion Creek (78744, Traditional): McKinney Falls State Park proximity, established residential neighborhoods, mix of Class A/B+/B-/C properties. Strong concession environment. Class A rents: $1,000–$1,300.

Easton Park (78744, Master-Planned): Brookfield Residential’s 2,300-acre development, 13.1 miles of trails, The Union amenity center, Bryant Park. Class A rents: $1,000–$1,300.

Del Valle (78617): Unincorporated Travis County, all new construction (2020–2026), Tesla Gigafactory commute zone (7–15 minutes), ABIA adjacency. Most affordable Class A rents in Austin metro. Class A rents: $669–$1,200.

Far Southeast / Onion Creek South (78747): I-35 south corridor, Onion Creek Golf Club area, suburban character, San Antonio commute route. Class A rents: $700–$1,100.

This guide profiles 14 communities across those five neighborhoods — grouped by price tier in each section. You’ll get Pros, Cons, and my honest take on who each property is actually for.

What to Expect When Renting in Southeast Austin

Southeast Austin covers massive geographic territory — from Lady Bird Lake high-rises to rural Del Valle — so rent varies by neighborhood more than almost anywhere in Austin. The spread between cheapest and most expensive Class A properties here is $630/month for identical 1-bedroom layouts. Location drives that gap. Not quality.

Cost

Studios: $1,024+ (East Riverside only, limited inventory) 1 Bedrooms: $999+ market-rate ($669+ at income-restricted properties) 2 Bedrooms: $1,199+ market-rate ($895+ at income-restricted properties) 3 Bedrooms: $1,499+ (limited availability in most neighborhoods) Parking: $50–$100 per car (free at most Del Valle properties, $75–$150 in East Riverside high-rises)

Current Market Reality (February 2026)

Class A properties: 2.5 months free is standard (10 weeks). Some communities are offering 3 months free on 14-month leases (Del Valle lease-up properties).

Net effective rent runs $150–$250/month below advertised base rent on properties with aggressive concessions. Example: $1,200 base rent × 0.7917 multiplier (2.5 months free on 12-month lease) = $950 net effective rent for year one.

Concession strength by neighborhood:

Strongest: Del Valle (new construction lease-up competition — 3 months free available)

Strong: Easton Park (master-planned community absorption — 2.5 months free standard)

Moderate: Bluff Springs/Far Southeast (4–8 weeks free typical)

Weakest: East Riverside established properties (half-month to 1 month free, some offering none)

The math is straightforward: Move in during off-peak season (December–February) at a Del Valle property with 3 months free, and you’re saving $3,600+ over a summer lease at an East Riverside property with no concessions.

East Riverside & Montopolis Apartments

East Riverside and Montopolis occupy 78741 — the most urban, walkable section of Southeast Austin. This is high-rise and mid-rise territory along the Riverside Drive corridor, with Oracle’s massive campus anchoring the eastern end near Pleasant Valley. The neighborhood runs from I-35 on the west to Austin-Bergstrom International Airport on the east, bounded by Lady Bird Lake to the north and SH-71 (Ben White Boulevard) to the south.

The Riverside corridor has seen explosive apartment development since 2019 — nearly every block between I-35 and Pleasant Valley now has new construction or renovated mid-rise buildings. You’re 10–15 minutes from downtown Austin, 5–10 minutes from Oracle’s campus, and you have actual walkability to restaurants, bars, and Lady Bird Lake trails. Montopolis — the historic neighborhood east of Pleasant Valley — is less dense but still seeing multifamily growth due to ABIA proximity.

Rent here runs higher than Del Valle or Far Southeast ($1,000–$1,400 for Class A 1-bedrooms vs. $669–$900 in Del Valle), but you’re paying for location and walkability. Concessions are weaker in East Riverside than other Southeast Austin neighborhoods because occupancy stays higher — Oracle employees, St. Edward’s students, and downtown commuters keep demand steady.

Mariposa Flats

Pros

• Class A property at $1,024+ for 1-bedrooms — $300–400/month cheaper than comparable Riverside high-rises while staying in 78741
• 2020 construction means you’re getting quartz counters, stainless appliances, vinyl plank flooring without the pricing of 2023–2024 builds
• Studio and 1-bedroom focus (no 2BR or 3BR floor plans) keeps the building quieter than family-oriented properties — 70%+ of residents are single professionals or couples per property manager
• 4.3-star Google rating with maintenance response times averaging 24–48 hours for non-emergency requests
• East Riverside location puts you 1.2 miles from Oracle campus (5-minute commute), 2.1 miles from downtown (12 minutes off-peak)

Cons

• Current concession is only 1 month 50% off — that’s half a month free, way weaker than the 2.5 months free you’ll find at Del Valle or Easton Park properties
• Studio/1BR-only building means no upgrade path if you need more space — you’d have to move rather than transfer to a larger unit
• Parking isn’t included in base rent (East Riverside standard). Expect $75–100/month for a covered spot

Overall Thoughts

Mariposa Flats hits the sweet spot for renters working at Oracle or commuting downtown who want East Riverside walkability without paying $1,400+ for a high-rise. At $1,024 base rent with the half-month concession, your net effective rent lands around $981/month for year one (using a 0.9583 multiplier). That’s $43/month savings, or $516 over the lease term. Not the strongest concession math in Southeast Austin, but you’re getting 2020 construction quality in a location that’s walkable to Meanwhile Brewery, The Thicket Food Park, and Lady Bird Lake trails.

About 30% of residents work at Oracle per leasing staff, and the rest skew toward remote workers who want urban proximity without downtown pricing. Credit requirements are standard Class A: 600+ credit, 2.5x income, no evictions under 5 years. Under 600 credit, this property typically declines. You’d need to look at Class A- properties like City View at the Park (580+ minimum) or Class B-/C options.

The catch is the concession weakness. You’re paying close to full freight in a market where Del Valle properties are offering 3 months free. But if East Riverside location is non-negotiable. Maybe you bike to Oracle, maybe you want Lady Bird Lake access without owning a car. Mariposa Flats delivers Class A quality at the lowest entry price in the corridor.

City View at the Park

Pros

• Class A- property with 1-bedrooms starting at $669, $300–400/month cheaper than Class A properties in the same ZIP code, and it undercuts most Del Valle new construction
• 2007 build with 2022 renovations means updated interiors (quartz counters, stainless appliances, modern fixtures) without paying new-construction prices
• Current concession: 1 month free on 12-month lease brings net effective rent to $613/month for year one (0.9167 multiplier), $56/month savings, $672 total
• Woodward Street location in Montopolis puts you 1.5 miles from ABIA (10-minute drive), 3.2 miles from Oracle campus (15 minutes), 4.8 miles from downtown (20 minutes depending on traffic)
• 4.0-star Google rating with consistent mentions of responsive maintenance and reasonable management
• Accepts 580+ credit with clean rental history, property uses case-by-case review for 550–579 credit if income is 3x rent

Cons

• Montopolis location means you’re more car-dependent than Riverside corridor properties. Nearest grocery (H-E-B Plus) is 1.2 miles east on Riverside Drive
• 2007 construction shows age in common areas despite 2022 unit renovations. Gym is basic (3 cardio machines, free weights, one cable machine), pool is a standard lap pool without anything fancy
• ABIA flight path proximity means noticeable aircraft noise during peak departure/arrival windows (6–9am, 4–8pm). Not constant, but audible if you’re noise-sensitive

Overall Thoughts

City View at the Park is the value play in East Riverside/Montopolis if you need 78741 ZIP code for work proximity but can’t clear $1,000+/month rent. At $669 base rent with 1 month free, your net effective rent drops to $613/month. That’s lower than most Class C properties in South Austin and cheaper than any Class A option in Del Valle despite being newer construction than most Del Valle buildings.

The property pulls ABIA employees (TSA, airline staff, airport operations. About 25% of residents per property manager), Oracle contract workers, and renters who need Southeast Austin location on a budget. The Class A- designation (vs. full Class A) reflects the 2007 build year and basic amenities, but interior quality matches current Class A after the 2022 renovations.

Screening is flexible for a Class A- property: 580+ credit gets you approved with standard income verification (2.5x rent). Under 580 credit, they’ll review case-by-case if you have 3x income and clean rental history (no evictions under 7 years, no active property debt). If you’re carrying an eviction or property debt (broken lease balance, unpaid rent), you’ll need a third-party guarantee. Property accepts Insurent and The Guarantors.

Fair warning on the airport noise: You’re directly under the flight path for Runway 17L/35R departures. It’s not constant. Planes aren’t landing/taking off every 60 seconds. But during peak hours you’ll hear jet noise. If you work night shifts at ABIA or you’re a heavy sleeper, it won’t matter. If you’re working from home on Zoom calls all day, factor that in.

The value here is hard to argue with: Class A- quality at Class C pricing in a ZIP code that typically commands $1,000–$1,400 for comparable 1-bedrooms. The trade-offs are location (Montopolis vs. Riverside corridor walkability) and noise (ABIA flight path). If those don’t bother you, this is the best affordability play in 78741.

Jewel

Pros

• Class C property with 1-bedrooms at $899, budget-tier pricing in a ZIP code where most Class A options start at $1,000+
• 4.0-star Google rating despite Class C designation, maintenance response is better than many Class A properties (average 48–72 hours per recent reviews)
• 1968 build with 2011 renovations means older construction but functional interiors (updated appliances, flooring, paint)
• Current concession: 1 month free on 12-month lease drops net effective rent to $824/month for year one (0.9167 multiplier), $75/month savings, $900 total
• Royal Crest Drive location on East Riverside puts you 2.3 miles from Oracle campus (12 minutes), 3.8 miles from downtown (18 minutes off-peak)
• Income requirement drops to 2x rent (vs. 3x at Class A properties) if you have 600+ credit

Cons

• Class C construction quality shows in unit finishes. Laminate counters (not quartz), basic appliances, older HVAC systems that run louder than modern units
• 1968 build means thinner walls and less soundproofing than newer construction. Expect to hear neighbors during normal activity hours
• Amenities are minimal: basic pool (open seasonally), small fitness area (2 treadmills, basic free weights), no clubhouse or coworking space
• Parking is first-come, first-served uncovered spots (no assigned spaces, no covered/garage options)

Overall Thoughts

Jewel exists for renters who need East Riverside location but can’t clear Class A screening hurdles or afford $1,000+/month rent. At $899 base rent with 1 month free, your net effective rent drops to $824/month. That’s $150–300/month cheaper than Class A options in the same corridor, and it’s only $258/month more than Enclave on Ross Class A properties in Del Valle (but you’re getting East Riverside walkability and Oracle commute proximity).

The property draws service industry workers (restaurant staff, retail employees), gig economy renters (rideshare drivers, delivery workers), and applicants rebuilding credit or rental history after previous issues. The 4.0-star rating is legitimately surprising for a Class C property. Reviews consistently mention responsive maintenance and reasonable management, which isn’t standard at this property class.

Screening is flexible but specific: They prefer TransUnion credit reports and look for 575+ credit as the threshold (they’ll pull all three bureaus but weight TransUnion heaviest). Below 575 credit, they may still review with strong compensating factors (3x income, stable employment history). Evictions under 5 years old are an automatic decline, and any property debt over $250 is also an automatic decline. If you have an eviction over 5 years old with no property debt (or property debt under $250), they’ll review case-by-case. If you have property debt over $250 or an eviction under 5 years, you’ll need a third-party guarantee. Property accepts Insurent, The Guarantors, and Leap Easy.

Here’s who this property works for: You’re employed near Oracle or commuting downtown, you need to stay under $900/month rent, and you can’t clear 600+ credit or 3x income requirements at Class A properties. The trade-offs are obvious. You’re getting 1968 construction with thin walls, basic finishes, and minimal amenities. But you’re staying in 78741, you’re walkable to Riverside restaurants and Lady Bird Lake, and you’re paying $300–400/month less than comparable-location Class A options.

If you have 600+ credit and 3x income, skip Jewel and go to City View at the Park ($669 base rent, Class A- quality). But if your credit is 575–599 (especially on TransUnion) or your income is only 2–2.5x rent, Jewel is one of the few East Riverside options that will approve you without a third-party guarantee.

For full breakdown of East Riverside & Montopolis, every community profiled, rent ranges by micro-district (Riverside Drive strip, Pleasant Valley/South Shore, Montopolis core, Parker Lane corridor), and detailed screening criteria by property class. See the complete East Riverside & Montopolis Apartments guide.

Bluff Springs & Onion Creek Apartments

Bluff Springs and Onion Creek cover the traditional residential core of 78744. The ZIP code most people think of when they hear “Southeast Austin.” This neighborhood runs from SH-71 (Ben White Boulevard) on the north to William Cannon Drive and Slaughter Lane on the south, with Bluff Springs Road as the eastern boundary and I-35 on the west. McKinney Falls State Park anchors the eastern edge with waterfalls, hiking trails, and camping facilities.

More suburban than East Riverside here, lower density, more parking, less walkability. You’re trading urban amenities for affordability and outdoor access. Class A properties run $1,000–$1,300 for 1-bedrooms (vs. $1,000–$1,400 in East Riverside), and you’ll find more Class B+, B-, and C options than anywhere else in Southeast Austin. Concessions are aggressive: 2–2.5 months free is standard at Class A properties, and some communities are pushing 8 weeks free.

Commute positioning: 15–20 minutes to downtown, 10–15 minutes to ABIA, 20–25 minutes to Tesla Gigafactory. Southpark Meadows shopping center (1.5 miles south) gives you Target, H-E-B, restaurants, and retail without driving into Austin proper.

Cypress McKinney Falls

Pros

• Class A property at $1,042+ for 1-bedrooms, competitive with East Riverside pricing but you’re getting 2021 construction vs. 2007–2010 builds in that corridor
• McKinney Falls State Park proximity (0.8 miles). You can bike to trailheads, waterfalls, and swimming holes in under 10 minutes
• Current concession structure: 1BR gets $1,200 off first month, 2BR gets $1,500 off. That’s a partial-month cash concession rather than “X months free,” so you need to calculate net effective rent carefully
• 4.1-star Google rating with maintenance praised consistently (48-hour average response for non-emergency requests)
• Janes Ranch Road location keeps you 2.1 miles from Southpark Meadows (5-minute drive), 4.3 miles from ABIA (12 minutes), 18 minutes to downtown off-peak
• Full-size washer/dryer in-unit standard (not stackable). Matters if you’re doing laundry for multiple people

Cons

• Concession math is weaker than it looks: $1,200 off a $1,042/month 1BR works out to roughly 1.15 months free, not the 2.5 months you’ll find at Del Valle or Easton Park properties
• Net effective rent calculation: ($1,042 × 12 − $1,200) ÷ 12 = $942/month for year one. Only $100/month savings vs. $200–250/month at properties with stronger concessions
• McKinney Falls proximity cuts both ways: You’re close to nature but you’re also 18–20 minutes from downtown nightlife, restaurants, and urban amenities
• Parking is $50/month for a covered spot (not included in base rent)

Overall Thoughts

Cypress McKinney Falls works for renters who prioritize outdoor access over urban walkability and want Class A quality without paying East Riverside prices. At $1,042 base rent with $1,200 off the first month, your net effective rent drops to $942/month for year one. That’s competitive with City View at the Park ($669 base but older construction) and only $376/month more than Enclave on Ross in Del Valle ($566 net effective, also recent construction).

The property pulls remote workers who want hiking/biking access (McKinney Falls is legitimately 10 minutes away on bike), ABIA employees who prefer suburban living to East Riverside density, and relocators from California or the Pacific Northwest who want Austin outdoor lifestyle without downtown chaos. About 40% of residents are remote workers per property manager, and the common areas (coworking lounge, outdoor workspace with WiFi) reflect that demographic.

Screening is standard Class A: 600+ credit, 2.5x income, no evictions under 5 years. If you’re 580–599 credit, they’ll review case-by-case with 3x income and clean rental history. Under 580 credit, they typically decline unless you have strong compensating factors. Or you should target Class B- options like Waters at Bluff Springs. Third-party guarantees are only required if you have property debt or recent evictions.

Here’s the positioning: You’re paying near-East-Riverside rent ($942 net effective vs. $981 at Mariposa Flats) but you’re getting 2021 construction instead of 2020, and you’re trading Riverside walkability for McKinney Falls outdoor access. If you’re biking or hiking 2–3 times per week, the location works. If you’re going downtown 3–4 nights per week, you’ll hate the 18-minute drive and wish you’d paid the extra $40/month for East Riverside.

The concession weakness matters here: This property is offering roughly 1.15 months free while Del Valle properties are offering 3 months free. That’s a $2,000+ swing over the lease term. But you’re staying in Austin city limits (Del Valle is unincorporated Travis County), you’re getting McKinney Falls access, and you’re avoiding the Tesla Gigafactory commute crowd that dominates Del Valle properties.

Saratoga Ridge

Pros

• Class B+ property with 1-bedrooms at $1,050, mid-range pricing with aggressive concessions that drop net effective rent considerably
• Current concession: 8 weeks free on 12-month lease. That’s stronger than most Class A properties in Bluff Springs
• Net effective rent calculation: $1,050 × 0.8466 multiplier (8 weeks free, 12-month lease) = $889/month for year one, $161/month savings, $1,932 total
• 1996 build with 2016 renovations means updated interiors (quartz counters, stainless appliances, vinyl plank) at non-Class-A pricing
• 3.9-star Google rating with maintenance response averaging 48–72 hours
• Bluff Springs Road location puts you 1.8 miles from Southpark Meadows, 5.2 miles from ABIA (15 minutes), 12 miles from Tesla Gigafactory (22 minutes)
• Accepts 580+ credit with standard income (2.5x rent). Screening flexibility for a Class B+ property

Cons

• 1996 construction shows age in common areas despite renovations. Pool is a basic lap pool, gym has 4 cardio machines and limited free weights, no clubhouse or coworking space
• Bluff Springs Road traffic gets heavy during rush hour (5–7pm southbound). Factor in 5–10 minute delays if you’re commuting to/from ABIA or points south
• Unit layouts are dated (1990s floor plans). Smaller closets, less open-concept than modern builds, galley kitchens in 1BR units

Overall Thoughts

Saratoga Ridge delivers strong concession math in Bluff Springs/Onion Creek right now. At $1,050 base rent with 8 weeks free, your net effective rent drops to $889/month. That’s $53/month cheaper than Cypress McKinney Falls (Class A, 2021 build) and only $143/month more than Waters at Bluff Springs (Class B-, older construction). You’re getting mid-tier quality at near-value-tier pricing because of the aggressive concession.

The property works well for budget-conscious renters who want Bluff Springs location without paying $1,000+ net effective rent, ABIA shift workers (TSA, airline ground staff), and applicants with 580–620 credit who can’t clear Class A requirements. The 8-week concession is the hook. Property management is pushing occupancy hard, and they’re using concessions rather than dropping base rent.

Screening is flexible: 580+ credit gets approved with 2.5x income and clean rental history (no evictions under 5 years, no active property debt). 550–579 credit gets case-by-case review if income is 3x rent. Third-party guarantees are required if you have property debt (broken lease fees, unpaid rent, eviction judgments) or evictions under 5 years. Property accepts Insurent and The Guarantors.

Who’s this for? You need Bluff Springs location (McKinney Falls proximity, Southpark Meadows shopping, ABIA commute under 15 minutes), you want to stay under $900/month net effective rent, and you can clear 580+ credit with standard income. The trade-offs are 1996 construction quality and basic amenities. But you’re saving $161/month vs. paying full Class A rent, and that’s $1,932 over the lease term.

Fair note: the concession expires at renewal, your Year 2 rent jumps back to $1,050–$1,100 (plus annual increase, typically 3–5%). If you’re planning to move again in 12–15 months anyway (job relocation, buying a house, testing different Austin neighborhoods), the Year 1 savings matter more than Year 2 pricing.

How it stacks up: Cypress McKinney Falls gives you Class A quality and 2021 construction for $942 net effective ($53/month more). Waters at Bluff Springs gives you Class B- quality and 2001 construction for around $756 or less ($133/month cheaper). Saratoga Ridge splits the difference. Better than value tier, cheaper than the top tier, strong concession math.

Waters at Bluff Springs

Pros

• Class B- property with 1-bedrooms starting at $756. Value-tier pricing in a neighborhood where Class A options run $1,000–$1,300
• Current concession: App fee waived + reduced rates (exact discount varies by unit, but recent leases show $669–$756 range vs. $800+ standard pricing)
• 2001 construction means older building but functional layouts and updated interiors from periodic renovations
• 4.0-star Google rating, unusually high for a Class B- property, with maintenance and management praised consistently
• IH-35 South location (frontage road) puts you 4.8 miles from ABIA (12 minutes), 2.2 miles from Southpark Meadows (6 minutes), 23 minutes to Tesla Gigafactory
• Income requirement drops to 2x rent if credit is 600+ (vs. 2.5–3x at Class A properties)

Cons

• I-35 frontage road location means constant highway noise. If you’re noise-sensitive or work from home on calls all day, this will bother you
• 2001 construction shows age: laminate counters (not quartz), older appliances, HVAC systems that run louder than modern units
• Amenities are minimal: basic pool, small fitness area (2 treadmills, free weights), no clubhouse or community events
• Class B- designation reflects deferred maintenance in common areas. Landscaping is functional but not manicured, building exteriors show wear

Overall Thoughts

Waters at Bluff Springs is the budget option in 78744 if you need Bluff Springs location but can’t afford $1,000+/month or can’t clear Class A screening (600+ credit, 2.5x income). At $756 standard pricing (some units available at $669 with reduced rates), you’re paying $200–400/month less than Class A options in the same neighborhood.

The property works for service workers (retail, food service, healthcare support staff), gig economy renters, and applicants rebuilding credit or rental history. The 4.0-star rating is legitimately impressive for Class B-. Reviews mention responsive maintenance (48–72 hour average), reasonable management, and fair treatment during lease renewals. That’s not standard at this property class.

Screening is flexible: 550+ credit gets reviewed with clean rental history. Below 550 credit, they may still review with strong compensating factors (3x income, stable employment history). If you have property debt or an eviction (even if over 5 years old), you’ll likely need a third-party guarantee. Property accepts Insurent, The Guarantors, and Leap Easy.

Here’s what you’re getting: functional housing at the absolute lowest price point in Bluff Springs/Onion Creek. The I-35 noise is real. You’re 200 feet from the southbound frontage road, and you’ll hear traffic 24/7. Heavy sleeper or night shift worker? Won’t matter. Work from home on Zoom calls? Factor that in.

The value is simple: $669–$756/month gets you Bluff Springs location (McKinney Falls, Southpark Meadows, ABIA commute), 550+ credit approval threshold, and 2x income flexibility. The trade-offs are 2001 construction, highway noise, and minimal amenities. But you’re saving $300–400/month vs. Class A rent, and if your budget ceiling is $800/month, this is one of the few legitimate options in Southeast Austin that will approve 550–599 credit without requiring a guarantee.

For full breakdown of Bluff Springs & Onion Creek. Every community profiled, McKinney Falls proximity analysis, Southpark Meadows shopping access, and Class B/C screening criteria. See the complete Bluff Springs & Onion Creek Apartments guide.

Easton Park Apartments

Easton Park is Southeast Austin’s master-planned community. 2,300 acres developed by Brookfield Residential with 13.1 miles of trails, 350+ acres of parks, and The Union amenity center (14,000 square feet with a large pool, club-style fitness center, coworking spaces, and community event programming). The community started construction in 2016 and is expected to reach 14,300 residential units at full buildout. Right now, Easton Park includes single-family homes, townhomes, and multifamily apartments concentrated in the southern portion of 78744.

Easton Park sits about 12 miles southeast of downtown Austin, 8 miles from ABIA, and 8 miles from Circuit of the Americas. The development is anchored by Bryant Park (14.1 acres, inspired by Central Park) and Skyline Park (21 acres with downtown Austin views from one of the highest elevations in the area). Newton Collins Elementary serves the community (on-site, PK–5th grade), and Del Valle ISD covers the broader area.

This is the higher-priced tier of Southeast Austin. Rents run $1,000–$1,300 for Class A 1-bedrooms. Comparable to East Riverside but you’re getting master-planned community amenities instead of urban walkability. Concessions are strong (2.5 months free standard) because lease-up competition is high among the 10+ multifamily properties currently operating.

The Elina

Pros

• Class A property at $1,299+ for 1-bedrooms, top-of-market positioning within Easton Park with 2024 construction
• 2024 build means you’re getting current finishes (quartz counters, stainless appliances, vinyl plank, smart home features, USB outlets, keyless entry)
• Current concession: 2.5 months free on 12-month lease (10 weeks). Net effective rent drops to $1,028/month for year one (0.7917 multiplier), $271/month savings
• Union Park Lane address puts you in the heart of Easton Park. Direct trail access to The Union (0.4 miles), Bryant Park (0.6 miles), and the full 13.1-mile trail system
• Studio, 1BR, 2BR, 3BR floor plans available, upgrade path exists if you need more space (can transfer units vs. moving properties)
• Easton Park HOA amenities included: The Union access (large pool, fitness center, coworking spaces), community events (food truck Fridays, movie nights, trail runs)

Cons

• $1,299 base rent is at the top of Southeast Austin Class A pricing. You’re paying $200–400/month more than Del Valle properties with similar construction year
• Net effective rent of $1,028/month is still $462/month more than Enclave on Ross in Del Valle ($566 net effective, also recent construction)
• Easton Park location is 12 miles from downtown (25–30 minutes with traffic), 22 minutes to Tesla Gigafactory. You’re trading urban proximity for master-planned community lifestyle
• No Google rating yet (too new). Can’t verify maintenance response times or management quality through resident reviews
• Parking is $75–100/month for covered spots (not included in base rent)

Overall Thoughts

The Elina is the highest-priced Easton Park option, you’re paying top-of-market rent for 2024 construction, master-planned community amenities, and trail system access. At $1,299 base rent with 2.5 months free, your net effective rent drops to $1,028/month for year one. That’s $271/month savings vs. paying full base rent, but you’re still paying $462/month more than Del Valle Class A properties and $47/month more than Mariposa Flats in East Riverside.

A recent client, Skyler, toured both The Elina and Ariza Easton Park (right next door) and chose The Elina despite the higher rent. The deciding factor was unit layout. The Elina’s 2024 floor plans have better closet space and open-concept flow compared to Ariza’s 2022 layouts. Skyler mentioned the kitchen felt 15–20% larger even though square footage was similar on paper.

Here’s who this property works for: You want master-planned community lifestyle (trails, parks, community events, The Union amenity center), you’re willing to pay top rent for that infrastructure, and you don’t need daily downtown access. The property draws remote workers (coworking spaces at The Union), residents with kids at Newton Collins Elementary, and relocators from California or the Pacific Northwest who want suburban community feel with modern construction.

Screening is standard Class A: 600+ credit, 2.5x income, no evictions under 5 years. If you’re 580–599 credit, they’ll review case-by-case with 3x income. Under 580 credit, they typically decline. Third-party guarantees are required if you have property debt or recent evictions, not for low credit alone.

The real question: Is The Union worth $5,544 over a 12-month lease ($462/month more than Del Valle)? If you’re using that pool 2–3 times per week, hiking the trail system regularly, and attending community events. That math starts to work. If you’re working downtown 5 days per week and barely home, you’re paying for amenities you won’t use.

How it compares: Ariza Easton Park ($1,275 base, 4.3-star rating, same trail access) costs $24/month less base. Limestone Ridge ($999 base, also in Easton Park) runs $196/month less on net effective but is older construction. The Elina is the newest, highest-priced option in Easton Park. You’re paying for 2024 finishes and first access to units.

Ariza Easton Park

Pros

• Class A property at $1,275+ for 1-bedrooms, $24/month cheaper base rent than The Elina with similar construction quality
• 2022 construction with a 4.3-star Google rating, maintenance and management praised consistently (24–48 hour response times per reviews)
• Current concession: 1 month free on 2BR with Look & Lease (apply within 48 hours of tour, app fee credited back at move-in)
• William Cannon Drive location keeps you 1.2 miles from Easton Park trail system entry points, 0.8 miles from The Union amenity center
• 1BR, 2BR, 3BR floor plans available with full-size washer/dryer in-unit
• Easton Park master-planned community access: trails, Bryant Park, Skyline Park, Newton Collins Elementary, community events

Cons

• Concession structure is weaker than most Easton Park properties: 1 month free on select units (not 2.5 months standard) brings net effective rent to $1,169/month for year one (0.9167 multiplier). Only $106/month savings
• Look & Lease requirement (apply within 48 hours of tour) adds pressure to your decision. You can’t tour multiple properties and compare without losing the concession
• 2022 build is 2 years older than The Elina. Finishes are still modern but you’re not getting the absolute newest construction
• Parking is $75/month for covered spots

Overall Thoughts

Ariza Easton Park is the mid-tier option in the master-planned community. You’re getting 2022 construction quality, proven management (4.3-star rating with consistent maintenance praise), and full Easton Park amenity access for $24/month less base rent than The Elina. But the concession weakness is the catch: 1 month free brings net effective rent to $1,169/month, vs. $1,028/month at The Elina with 2.5 months free.

Wait. The Elina is actually $141/month cheaper on net effective rent despite having $24/month higher base rent. That’s the concession math in action. The Elina’s 2.5-month concession saves you roughly $3,252 total over the lease, while Ariza’s 1-month concession saves $1,275. That’s a $1,977 gap over the same lease term.

So here’s the positioning: If both properties are offering their current concessions, The Elina is the better deal ($1,028 net effective vs. $1,169 at Ariza). But concessions change monthly. If Ariza increases to 2 months free or The Elina drops to 1.5 months free, the math flips. The 4.3-star rating at Ariza (vs. no rating at The Elina) gives you verified management quality, which matters if you’re risk-averse about unproven properties.

Screening is standard Class A: 600+ credit, 2.5x income, no evictions under 5 years. Case-by-case review for 580–599 credit with 3x income. Third-party guarantees are needed only if you have property debt or evictions, not for credit score alone.

The Look & Lease pressure is real: You have to apply within 48 hours of touring to get the concession. That eliminates comparison shopping. You can’t tour Ariza on Monday, The Elina on Tuesday, and Limestone Ridge on Wednesday, then decide Thursday. You’re locked into same-day or next-day application if you want the deal.

Who this works for: You want Easton Park amenities with verified management quality (4.3-star rating), you can decide quickly on a property after touring (Look & Lease requirement), and you’re okay paying $141/month more net effective than The Elina in exchange for a proven track record. If concessions were equal, Ariza would be the obvious choice. With current concessions, The Elina is the better math.

Limestone Ridge

Pros

• Class A property with 1-bedrooms at $999, lowest base rent among Easton Park multifamily properties
• 2021 construction means you’re getting modern finishes (quartz counters, stainless appliances, vinyl plank) at value-tier Easton Park pricing
• Current concession varies by bedroom type: 1BR gets 2 months free, 2BR gets 1.5 months free on 12-month lease
• Net effective rent calculation (1BR): $999 × 0.8333 multiplier (2 months free, 12-month lease) = $832/month for year one, $167/month savings, $2,004 total
• McKinney Falls Parkway location puts you 0.9 miles from McKinney Falls State Park trailheads, 1.4 miles from The Union, 2.1 miles from Bryant Park
• Full Easton Park amenity access despite being lowest-priced property in the community
• Screening flexibility: Accepts 580+ credit with standard income (2.5x rent). More flexible than The Elina or Ariza (600+ minimum)

Cons

• No Google rating yet, can’t verify maintenance response or management quality through resident reviews
• McKinney Falls Parkway location is on the eastern edge of Easton Park. You’re farther from The Union and core community amenities than Union Park Lane or William Cannon properties
• 2021 construction is 1–3 years older than The Elina/Ariza. Finishes are modern but not the absolute newest
• Limited floor plan options compared to The Elina. Limestone Ridge focuses on 1BR/2BR units with fewer 3BR options

Overall Thoughts

Limestone Ridge is the value play in Easton Park. You’re getting master-planned community access (trails, parks, The Union, community events) at $832 net effective rent, which is $196/month cheaper than The Elina and $337/month cheaper than Ariza. That’s $2,352–$4,044 in savings over the lease term while staying in the same community with the same amenity access.

The property works for budget-conscious renters who want Easton Park lifestyle without paying $1,000+ net effective rent, ABIA employees (8 miles away, 12-minute commute), and applicants with 580–620 credit who can’t clear The Elina’s 600+ minimum. The 580+ credit threshold is the differentiator. Limestone Ridge uses screening flexibility as a competitive advantage against higher-priced Easton Park properties. Third-party guarantees are only required if you have property debt or evictions.

Here’s the comparison: You’re paying $832/month net effective for 2021 Class A construction with full Easton Park amenities. Compare that to City View at the Park ($613 net effective, Class A-, 2007 build in Montopolis) or Enclave on Ross ($566 net effective, Class A, recent build in Del Valle). Limestone Ridge is $219–$266/month more expensive than those options, but you’re getting Easton Park trail system, The Union, Bryant Park, and master-planned community infrastructure.

Is that infrastructure worth $219–$266/month? If you’re using the trails 3+ times per week, attending community events, and prioritizing a suburban environment with Newton Collins Elementary on-site, the math works. If you’re working downtown or at Tesla and barely home, save the money and rent in Del Valle or East Riverside.

The eastern edge location matters: You’re 1.4 miles from The Union (vs. 0.4 miles at The Elina). That’s a 5-minute drive or 20-minute walk. Fine if you bike. Less appealing if you were hoping to walk over for morning coffee or evening pool sessions. The distance will discourage spontaneous trips.

Easton Park alternatives: The Elina costs $196/month more net effective but gives you 2024 construction and central location. Ariza costs $337/month more but has 4.3-star verified rating and central location. Limestone Ridge is the right call if budget is the priority and you’re okay with eastern-edge positioning.

Del Valle Apartments

Del Valle is unincorporated Travis County, it’s not technically Austin city limits, though it carries an Austin mailing address. This is the Tesla Gigafactory commute zone, sitting 7–15 minutes from the factory depending on which Ross Road property you’re at. Del Valle exploded with apartment development between 2020 and 2026 due to Tesla employment proximity, ABIA adjacency, and Samsung’s eastern Travis County expansion plans.

Every Del Valle apartment community is new construction (2020–2026), and every property is Class A. No Class B or C options here yet. Developers targeted the Tesla workforce with modern builds and competitive amenities. The trade-off for newness is location: Del Valle is 20–25 minutes to downtown Austin (vs. 10–15 from East Riverside), and you’re in a rural-to-suburban transition zone with limited walkability.

Rent positioning is Southeast Austin’s best value: Class A 1-bedrooms run $669–$1,200 (vs. $1,000–$1,400 in East Riverside for older construction). Concessions are aggressive due to lease-up competition. 2.5–3 months free is standard, and some properties are offering Look & Lease bonuses on top of base concessions.

Aspire at Del Valle

Pros

• Class A property at $1,182+ for 1-bedrooms, higher-end Del Valle pricing but you’re getting 2023 construction with full amenities
• 2023 build means current finishes: quartz counters, stainless appliances, vinyl plank, smart home features, keyless entry
• Current concession: 3 months free on 14-month lease. That’s the most aggressive concession in Southeast Austin right now
• Net effective rent calculation: $1,182 × 0.7857 multiplier (3 months free, 14-month lease) = $929/month for the 14-month term, $253/month savings, $3,542 total
• Ross Road location puts you 7.2 miles from Tesla Gigafactory (12 minutes), 6.8 miles from ABIA (11 minutes), 4.1 miles from Samsung’s future campus site
• 4.0-star Google rating with maintenance response averaging 24–48 hours
• Full amenities: large pool with cabanas, 24-hour fitness center, coworking spaces, dog park, package lockers

Cons

• 14-month lease requirement to get the 3-month concession. You’re locked in for 2 months longer than a standard 12-month term
• Del Valle location means 22–25 minutes to downtown Austin with traffic. This isn’t urban living, it’s suburban commuter territory
• Unincorporated Travis County means no Austin city services. You’re on Del Valle water/trash, and street maintenance is slower than Austin proper
• Limited dining within walking distance, nearest restaurants are 2+ miles away, you’re driving everywhere

Overall Thoughts

Aspire at Del Valle sits at the higher end of Del Valle. You’re getting 2023 construction, full amenities, and the strongest concession in Southeast Austin (3 months free on 14-month lease). At $1,182 base rent with 3 months free, your net effective rent drops to $929/month for the 14-month term. That’s $253/month savings vs. paying full base rent, and it’s $99/month cheaper than The Elina in Easton Park despite comparable construction year.

About 50% of residents work at Tesla or ABIA per property manager, and the parking lot fills up during weekday mornings (6–8am) and evenings (4–7pm) with commute traffic. The property also draws remote workers who want new construction affordability and relocators from California or the Pacific Northwest who are used to suburban commuter patterns.

Screening is standard Class A: 600+ credit, 2.5x income, no evictions under 5 years. If you’re 580–599 credit, they’ll review case-by-case with 3x income. Under 580 credit, they typically decline. Third-party guarantees are required only if you have property debt (broken lease fees, unpaid rent) or evictions, not for credit score alone.

The positioning: You’re getting Class A quality at $929 net effective rent. That’s $99/month cheaper than The Elina in Easton Park, $240/month cheaper than Ariza Easton Park, and $13/month cheaper than Cypress McKinney Falls in Bluff Springs. The trade-off is Del Valle location: You’re 22–25 minutes from downtown (vs. 12 minutes from Easton Park, 10 minutes from East Riverside), and you’re in rural unincorporated territory with limited walkability.

The 14-month lease requirement matters: You’re committing to 2 extra months vs. standard 12-month terms. If you’re planning a job relocation, buying a house, or moving to a different Austin neighborhood in 12–14 months, that timeline works. If you want flexibility to move after 12 months, you’ll either lose the 3-month concession or pay a higher net effective rent on the shorter term.

Del Valle alternatives: Enclave on Ross ($669 base, also recent construction) costs $363/month less net effective but has smaller units and fewer amenities. Aspire at Del Valle makes sense if you want the larger pool, upgraded fitness center, and coworking spaces. Enclave on Ross makes sense if you want maximum affordability and don’t care about amenity upgrades.

Enclave on Ross

Pros

• Class A property with 1-bedrooms at $669, lowest Class A rent in Austin metro area for recent construction
• Recent build means you’re getting modern finishes (quartz counters, stainless appliances, vinyl plank, smart home features) at value-tier pricing
• Current concession: 8 weeks free (56 days) on 12-month lease. Net effective rent drops to $566/month for year one (0.8466 multiplier)
• Net effective rent of $566/month is $363/month cheaper than Aspire at Del Valle, $266/month cheaper than Limestone Ridge in Easton Park, $47/month cheaper than City View at the Park in Montopolis
• Ross Road location puts you 9.1 miles from Tesla Gigafactory (15 minutes), 7.3 miles from ABIA (13 minutes)
• 3.8-star Google rating with maintenance and management praised for responsiveness
• Parking is free (included in base rent). No $50–100/month parking fees like East Riverside or Easton Park properties

Cons

• $669 base rent reflects smaller unit sizes. 1BR floor plans run 685–750 sq ft (vs. 800–900 sq ft at Aspire at Del Valle or Easton Park properties)
• Amenities are functional but not top-end: standard pool (no cabanas), basic fitness center (cardio machines and free weights, no group classes), no extras
• Del Valle location means 23–25 minutes to downtown Austin, limited walkability, rural setting with minimal nearby dining/shopping
• Limited Google review depth (3.8 stars with fewer reviews). Harder to verify long-term management quality vs. properties with 50+ reviews

Overall Thoughts

Enclave on Ross is the best value in Southeast Austin, full stop. You’re getting recent Class A construction at $566 net effective rent, which is $47/month cheaper than City View at the Park (Class A-, 2007 build). Let that sink in: Brand-new Class A construction is cheaper than a 15-year-old Class A- property. That only happens in lease-up markets with aggressive concessions.

The property draws Tesla employees on entry-level salaries (production associates, technicians), ABIA workers, remote workers prioritizing affordability over location, and budget-conscious renters who want modern construction without paying $1,000+/month. The 8-week concession is the hook. Property management is filling units fast and using concessions rather than dropping base rent.

Screening is standard Class A: 600+ credit, 2.5x income, no evictions under 5 years. If you’re 580–599 credit, they’ll review case-by-case with 3x income. Under 580 credit, they typically decline unless you have strong compensating factors. Third-party guarantees are needed if you have property debt or evictions.

This property is for you if: You’re working at Tesla or ABIA (commute under 15 minutes), you want recent construction quality, and your budget ceiling is $600–700/month. The trade-offs are small unit sizes (685–750 sq ft 1BRs), basic amenities, and Del Valle location (25 minutes to downtown, rural setting with limited walkability).

The net effective rent of $566/month is hard to beat. That’s lower than most Class C properties in Austin proper. You’re getting quartz counters, stainless appliances, vinyl plank flooring, and smart home features for less than what renters pay for 1980s construction with laminate counters in South Austin.

The catch is Year 2 rent: Your concession expires at renewal, and rent jumps back to $669–$750 (plus annual increase, typically 5–8% in lease-up markets). If you’re planning to stay 2+ years, factor in that Year 2 spike. If you’re testing Del Valle for 12 months or planning to buy in 12–18 months, the Year 1 savings ($1,236 vs. paying full rent) matter more than Year 2 pricing.

Southeast Austin alternatives: This is the cheapest Class A rent in the entire region. City View at the Park ($613 net effective) is $47/month more for 2007 construction. Limestone Ridge in Easton Park ($832 net effective) is $266/month more but gives you master-planned community amenities. Enclave on Ross is the right call if maximum affordability is the priority and you don’t need urban walkability or upgraded amenities.

For full breakdown of Del Valle, every community profiled, Tesla Gigafactory commute analysis, Samsung expansion impact, and new construction lease-up trends. See the complete Del Valle Apartments guide.

Far Southeast / Onion Creek South Apartments

Far Southeast Austin and Onion Creek South cover 78747. The southernmost reach of Austin city limits before you hit unincorporated Travis County. This neighborhood runs from Slaughter Lane on the north to FM 1626 and Onion Creek on the south, with I-35 frontage on the east (bordering Del Valle) and Manchaca Road on the west. Low-density suburban territory with larger apartment complexes spread out along the I-35 south corridor.

The neighborhood works for San Antonio commuters (I-35 south is the direct route), ABIA employees who prefer far southern Austin to East Riverside density, and renters prioritizing affordability over urban amenities. Onion Creek Golf Club anchors the area, and Goodnight Ranch development is growing with new single-family and multifamily construction.

Rent positioning: Class A 1-bedrooms run $700–$1,100 (cheapest in Austin city limits for Class A), and you’ll find Class A-, B+, and B- options at even lower price points. Concessions are moderate (4 weeks to 2 months free standard). Not as aggressive as Del Valle but stronger than East Riverside.

Farmhouse

Pros

• Class A property with 1-bedrooms starting at $811. Higher-tier Far Southeast pricing for 2017 construction
• 2017 build with farmhouse-style architecture (covered porches, modern rustic finishes) gives the property distinctive character vs. generic Class A boxes
• Current concession: 4 weeks free on 12-month lease. Net effective rent drops to $749/month for year one (0.9233 multiplier), $62/month savings
• 4.4-star Google rating, highest-rated property in Far Southeast with maintenance response consistently praised (24–48 hour average)
• I-35 South frontage location puts you 8.2 miles from ABIA (14 minutes), 18 miles from downtown (25–30 minutes with traffic), 38 miles from San Antonio (direct I-35 south route, 35–40 minutes)
• Studio, 1BR, 2BR, 3BR floor plans available with full-size washer/dryer in-unit
• Pet-friendly with large dog park and minimal breed/weight restrictions

Cons

• $811 base rent is at the top of Far Southeast pricing. You’re paying more than Aspire at Onion Creek or Stonecreek Ranch in the same neighborhood
• Net effective rent of $749/month is still $183/month more than Enclave on Ross in Del Valle ($566) for comparable construction quality
• I-35 frontage location means highway noise 24/7, if you’re noise-sensitive or work from home on calls, this will bother you
• Far Southeast location means 25–30 minutes to downtown Austin, 35–40 minutes to Tesla Gigafactory. You’re prioritizing affordability over commute convenience

Overall Thoughts

Farmhouse is the highest-priced Far Southeast option, you’re paying $811 base rent ($749 net effective with 4 weeks free) for 2017 construction, farmhouse-style character, and the strongest Google rating (4.4 stars) in the neighborhood. The property works for San Antonio commuters who want to live in Austin city limits but work south (I-35 direct route), ABIA employees, and renters who prioritize property quality and management over rock-bottom pricing.

The 4.4-star rating is the real differentiator, reviews consistently mention responsive maintenance (24–48 hour average), reasonable management during lease renewals, and well-maintained common areas. That’s worth paying more than Stonecreek Ranch (B-, 2002 build, 4.0 stars) if management quality matters to you.

Screening is standard Class A: 600+ credit, 2.5x income, no evictions under 5 years. If you’re 580–599 credit, they’ll review case-by-case with 3x income. Under 580 credit, they typically decline. Third-party guarantees are required if you have property debt or evictions.

The positioning: You’re paying $749 net effective for 2017 Class A construction with verified management quality (4.4 stars). Compare that to Aspire at Onion Creek ($652 net effective, Class A, 2023 build but 3.4-star rating) or Enclave on Ross in Del Valle ($566 net effective, recent build but rural Del Valle location). Farmhouse is $183/month more than Enclave on Ross. Is staying in Austin city limits worth $2,196 over a 12-month lease? If you want Austin services (faster trash pickup, better street maintenance, Austin police/fire response times), that gap makes sense. If you’re fine with unincorporated Travis County, save the money and rent in Del Valle.

The I-35 noise is real: You’re 150 feet from the southbound frontage road. You’ll hear truck traffic, motorcycles, and general highway noise 24/7. Heavy sleeper or night shift? Won’t matter. Work from home on Zoom calls all day? That’s a dealbreaker.

Far Southeast alternatives: Stonecreek Ranch ($746 net effective, B-, 2002 build) costs $3/month less and offers quieter interior location (Slaughter Lane, not I-35 frontage). Aspire at Onion Creek ($652 net effective, Class A, 2023 build) costs $97/month less and is newer construction but has weaker management (3.4 vs. 4.4 stars). Farmhouse is the right choice if management quality is the priority and you can deal with I-35 noise.

Stonecreek Ranch

Pros

• Class B- property with 1-bedrooms at $895, mid-range Far Southeast pricing for 2002 construction
• 2002 build that’s been maintained, reviews mention clean units and functional amenities
• Current concession: 2 months free on 12-month lease. Net effective rent drops to $746/month for year one (0.8333 multiplier), $149/month savings, $1,788 total
• 4.0-star Google rating with maintenance response averaging 48–72 hours
• Slaughter Lane location (interior, not I-35 frontage) means a quieter setting without highway noise
• E. Slaughter Lane address puts you 7.8 miles from ABIA (13 minutes), 16 miles from downtown (23–27 minutes), 36 miles from San Antonio via I-35 south
• Accepts 580+ credit with standard income (2.5x rent). More flexible screening than Farmhouse (600+ minimum)

Cons

• 2002 construction shows age: laminate counters (not quartz), older appliances, HVAC systems that run louder than modern units
• Class B- designation reflects deferred maintenance in common areas. Landscaping is functional but not manicured, pool area shows wear
• Amenities are basic: standard pool, small fitness center (3 cardio machines, free weights), no clubhouse or community events
• Unit layouts are dated (early 2000s floor plans). Smaller closets, less open-concept than modern builds

Overall Thoughts

Stonecreek Ranch is the mid-range option in Far Southeast. You’re getting 2002 construction at $746 net effective rent with 2 months free. That’s $3/month cheaper than Farmhouse ($749 net effective), but you’re trading 2017 construction and a 4.4-star rating for 2002 construction and a 4.0-star rating. The math is close enough that Farmhouse edges it out if both properties are holding their current concessions.

But here’s where Stonecreek wins: Slaughter Lane interior location (no I-35 highway noise) and screening flexibility (580+ credit vs. 600+ at Farmhouse). If you’re noise-sensitive and working from home, the interior location is worth the $3/month vs. Farmhouse’s I-35 frontage. And if your credit is 580–599, Stonecreek will approve you case-by-case while Farmhouse requires 600+ minimum.

The property works for ABIA employees (13-minute commute), service workers who need affordable Far Southeast housing, and applicants with 580–620 credit who can’t clear Farmhouse or Aspire at Onion Creek requirements. The 4.0-star rating is solid for Class B-. Reviews mention reasonable management and responsive maintenance, though slower (48–72 hours) than Class A properties.

Screening is flexible: 580+ credit gets approved with 2.5x income and clean rental history (no evictions under 5 years, no active property debt). Below 580 credit, they’ll review case-by-case with strong compensating factors (3x income, stable employment). Third-party guarantees are required if you have property debt or evictions. Property accepts Insurent and The Guarantors.

The positioning: You’re paying $746 net effective for 2002 Class B- construction with interior location (no highway noise) and screening flexibility (580+ credit). Compare to Farmhouse ($749 net effective, 2017 Class A, I-35 noise, 600+ credit minimum) or Aspire at Onion Creek ($652 net effective, 2023 Class A, 600+ credit). Stonecreek is the right choice if you have 580–599 credit OR you’re noise-sensitive and can’t handle I-35 frontage.

Yes, 2002 construction quality shows, laminate counters, older appliances, dated floor plans. But you’re paying far less than Mariposa Flats in East Riverside for a quieter setting, and you’re in Austin city limits (vs. Del Valle unincorporated). If your priority is quieter interior location with screening flexibility, Stonecreek delivers.

Aspire at Onion Creek

Pros

• Class A property with 1-bedrooms at $706, lowest Class A rent in Far Southeast for 2023 construction
• 2023 build means you’re getting current finishes (quartz counters, stainless appliances, vinyl plank, smart home features) at value-tier pricing
• Current concession: 4 weeks free on 12-month lease. Net effective rent drops to $652/month for year one (0.9233 multiplier), $54/month savings
• Cascades Avenue location near Onion Creek puts you 9.1 miles from ABIA (15 minutes), 17 miles from downtown (25–28 minutes)
• Full-size washer/dryer in-unit, keyless entry, USB outlets, smart thermostats
• 1BR, 2BR, 3BR floor plans available

Cons

• 3.4-star Google rating is the weakest among Far Southeast Class A properties. Reviews mention slower maintenance response (72–96 hours average) and inconsistent management communication
• Cascades Avenue location is on the far southern edge of 78747. You’re 2+ miles from nearest grocery (H-E-B), 3+ miles from Southpark Meadows shopping
• No verified occupancy data or resident demographics, property is new enough that long-term management quality is unproven
• Parking is $50/month for covered spots (not included in base rent)

Overall Thoughts

Aspire at Onion Creek is the value play in Far Southeast. You’re getting 2023 Class A construction at $652 net effective rent, which is $97/month cheaper than Farmhouse ($749) and $94/month cheaper than Stonecreek Ranch ($746). That’s $1,128–$1,164 in savings over a 12-month lease while getting newer construction than both alternatives.

The 3.4-star Google rating is the concern. Reviews mention maintenance delays (72–96 hour average vs. 24–48 hours at Farmhouse), inconsistent management communication, and work order tracking issues. This is a lease-up property (2023 build) where management is still working out operational kinks. If you’re risk-averse about unproven management, pay the $97/month for Farmhouse (4.4 stars, proven track record).

Screening is standard Class A: 600+ credit, 2.5x income, no evictions under 5 years. If you’re 580–599 credit, they’ll review case-by-case with 3x income. Under 580 credit, they typically decline. Third-party guarantees are required if you have property debt or evictions.

This property works if: You want 2023 Class A construction at the absolute lowest price in Far Southeast ($652 net effective), you’re willing to accept unproven management (3.4-star rating), and you don’t need interior location or walkability (far southern edge of 78747). The trade-offs are management risk and isolated location.

How it compares: Farmhouse costs $97/month more but gives you 4.4-star rating and proven management. Stonecreek Ranch costs $94/month more but gives you interior location without highway noise and 580+ credit flexibility. Aspire at Onion Creek makes sense if maximum affordability is the priority and you’re comfortable rolling the dice on newer management.

And the net effective rent of $652/month for 2023 construction is competitive with Del Valle. That’s only $86/month more than Enclave on Ross ($566) for similar construction year, and you’re staying in Austin city limits. If you’re debating Del Valle vs. Far Southeast and you want Austin services (trash, police/fire, street maintenance), the $1,032 annual gap ($86/month × 12) might be worth it.

For full breakdown of Far Southeast / Onion Creek South. Every community profiled, Onion Creek Golf Club proximity, I-35 south corridor development, and San Antonio commute analysis. See the complete Far Southeast Apartments guide.

Living in Southeast Austin

Southeast Austin covers too much ground to describe as one lifestyle experience. Living in a high-rise on East Riverside with Lady Bird Lake views feels nothing like living in a Del Valle apartment complex surrounded by ranch land. But there are common threads: affordability compared to Central Austin, proximity to major employers (Tesla, ABIA, Samsung), and trade-offs around walkability and commute times.

Dining & Nightlife

East Riverside corridor has the strongest dining and nightlife density in Southeast Austin. Meanwhile Brewing (3901 Promontory Point Dr) is the anchor. 7,000 square feet of indoor/outdoor space with locally crafted beers, food trucks rotating weekly, and live music most weekends. The Thicket Food Park (3101 E 5th St, technically East Austin but 8 minutes from Riverside) offers rotating food trucks, covered picnic tables, and weekend events.

Montopolis has a concentration of Latin restaurants that most Austin renters don’t know about. Cafe Nena’i (2200 Montopolis Dr) serves Cuban espresso shots, arepas, and empanadas in a no-frills setting. Delmy’s Pupuseria next door does Peruvian dishes al fresco. These aren’t curated Instagram spots. They’re family-owned restaurants where you’ll hear more Spanish than English and the food costs $8–12 per plate.

Easton Park runs Food Truck Fridays at The Union community center during peak season (March–October). It’s convenient if you live in the master-planned community, but you’re still driving to Southpark Meadows (3 miles south) or downtown Austin (12 miles northwest) for sit-down restaurants and bars.

Del Valle and Far Southeast? Minimal walkable dining. You’re driving to Southpark Meadows (Target, H-E-B, chain restaurants) or making the 20–25 minute drive into Austin proper. If nightlife matters to you, don’t rent in Del Valle. You’ll spend half your social life in the car.

Parks & Recreation

McKinney Falls State Park (5808 McKinney Falls Pkwy) is Southeast Austin’s crown jewel. 744 acres with two waterfalls (Upper Falls and Lower Falls), 9+ miles of hiking/biking trails, camping facilities, and swimming holes. The park gets crowded on weekends (especially summer), but weekday mornings you can have the trails mostly to yourself. Entrance fee is $6 per adult. If you’re renting in Bluff Springs/Onion Creek or eastern Easton Park, you’re 10–15 minutes from the park entrance.

Roy G. Guerrero Colorado River Park (400 Grove Blvd) sits along the Colorado River in Montopolis with trails, disc golf, and river access. Less scenic than McKinney Falls but also less crowded. Good for weekday evening runs or dog walks.

Lady Bird Lake access from East Riverside gives you kayaking, paddleboarding, and trail running along the Ann and Roy Butler Hike-and-Bike Trail. You’re not in the Zilker/Barton Springs tourist zone here. This is the quieter eastern section of the lake.

Easton Park’s trail system (13.1 miles of connected trails) is the master-planned community’s main draw. Bryant Park (14.1 acres) and Skyline Park (21 acres with downtown views from high elevation) anchor the system. If you’re paying Easton Park rent, you should be using these trails 2–3 times per week to justify the cost.

Onion Creek Golf Club serves the Far Southeast area if you golf. Otherwise, outdoor recreation in 78747 means driving to McKinney Falls or the Greenbelt.

Commute Reality

Tesla Gigafactory commute: Del Valle properties (Aspire at Del Valle, Enclave on Ross) are 7–15 minutes from the factory depending on exact location. Bluff Springs/Onion Creek is 20–25 minutes. East Riverside is 25–30 minutes. Far Southeast is 35–40 minutes. Easton Park is 22 minutes. If you’re working at Tesla and commute time is the priority, rent in Del Valle.

ABIA commute: East Riverside/Montopolis is 5–15 minutes depending on property location. Del Valle is 10–15 minutes. Bluff Springs/Onion Creek is 10–15 minutes. Far Southeast is 12–18 minutes. The entire Southeast Austin region is ABIA-adjacent, so this commute works from anywhere in the area.

Downtown Austin commute: East Riverside is 10–15 minutes off-peak, 20–25 minutes during rush hour (7–9am, 4–6pm). Easton Park is 20–25 minutes off-peak, 30–35 minutes with traffic. Del Valle is 22–28 minutes off-peak, 30–40 minutes with traffic. Far Southeast is 23–28 minutes off-peak, 30–38 minutes with traffic. If you’re commuting downtown daily, rent in East Riverside and save 10–20 minutes each way.

Oracle campus commute: East Riverside properties are 5–12 minutes from Oracle (some are walking distance). Every other Southeast Austin neighborhood is 20+ minutes.

Samsung eastern Travis County campus (future): Del Valle properties are 15–25 minutes from the future campus site. East Riverside is 20–30 minutes. This matters if you’re planning long-term employment at Samsung once the facility opens.

Traffic patterns: SH-71 (Ben White Boulevard) runs east-west across Southeast Austin and gets heavy during rush hour. US-183 south gets congested near ABIA. I-35 south is stop-and-go during morning rush (northbound into Austin) and evening rush (southbound out of Austin). SH-130 toll road offers faster commute to eastern Travis County but costs $3–8 per trip depending on distance.

Transit: CapMetro bus service covers East Riverside (Route 20 is high-frequency to downtown). Montopolis has limited routes. Easton Park, Del Valle, and Far Southeast have minimal to no transit service. If you don’t own a car, East Riverside is your only realistic option in Southeast Austin.

Frequently Asked Questions About Southeast Austin Apartments

Q: What’s the difference between East Riverside and Del Valle apartments?

A: East Riverside (78741) is urban density with high-rise buildings, walkable restaurants/bars, and 10–15 minute downtown commute. Rent runs $1,000–$1,400 for Class A 1-bedrooms. Del Valle (78617) is rural unincorporated Travis County with all new construction (2020–2026), Tesla Gigafactory proximity (7–15 minutes), and minimal walkability. Rent runs $669–$1,200 for Class A 1-bedrooms. You’re trading $300–400/month in savings for suburban car-dependent living and a 25-minute downtown commute.

Q: How close is Southeast Austin to Tesla Gigafactory?

A: Del Valle properties are 7–15 minutes from Tesla (Aspire at Del Valle is 12 minutes, Enclave on Ross is 15 minutes). Bluff Springs/Onion Creek is 20–25 minutes. East Riverside is 25–30 minutes. Far Southeast is 35–40 minutes. Easton Park is 22 minutes. If you’re working at Tesla and want the shortest commute, rent in Del Valle.

Q: What are net effective rents in Southeast Austin right now?

A: February 2026 concessions are aggressive. Class A properties in Del Valle and Easton Park offer 2.5–3 months free (some Del Valle properties offer 3 months free on 14-month leases). Example calculation using the daily-basis multiplier: $1,200 base rent × 0.7917 (2.5 months free on 12-month lease) = $950 net effective rent for year one. That’s $250/month savings, $3,000 total. East Riverside concessions are weaker (half-month to 1 month free typical). Bluff Springs/Far Southeast run 4 weeks to 2 months free.

Q: Do I need a car in Southeast Austin?

A: Yes, except for the East Riverside corridor. East Riverside has CapMetro bus service (Route 20 high-frequency to downtown), walkable restaurants/bars, and grocery within 1–2 miles. Montopolis, Easton Park, Del Valle, and Far Southeast are car-dependent. Nearest grocery is 2+ miles, no meaningful transit service, limited walkability. If you don’t own a car, rent in East Riverside only.

Q: Which Southeast Austin properties accept low credit scores?

A: Class A properties require 600+ credit (Mariposa Flats, Cypress McKinney Falls, The Elina, Aspire at Del Valle, Farmhouse). Class A- and B+ properties accept 580+ credit with case-by-case review (City View at the Park, Saratoga Ridge, Limestone Ridge, Stonecreek Ranch). Class B- and C properties accept 550+ credit (Waters at Bluff Springs), and Jewel specifically prefers TransUnion 575+ credit. Some properties will work with applicants below 550 credit if they have compensating factors like 3x income or clean rental history. See our bad credit apartments guide for full details. Third-party guarantees are needed when you have property debt (unpaid rent, broken lease fees, eviction judgments) or recent evictions. Not just for low credit scores alone.

Q: Is Easton Park worth the price difference over Del Valle?

A: Depends on lifestyle priorities. Easton Park costs $200–400/month more than Del Valle for comparable construction year (The Elina at $1,028 net effective vs. Enclave on Ross at $566 net effective = $462/month difference, $5,544 annually). You’re paying for master-planned community amenities: 13.1 miles of trails, The Union amenity center, Bryant Park, Skyline Park, community events. If you’re using those amenities 3+ times per week and you value suburban community feel, the math works. If you’re working downtown or at Tesla and barely home, you’re paying for infrastructure you won’t use.

Q: What’s the airport noise situation in Southeast Austin?

A: Montopolis properties under the ABIA flight path (Runway 17L/35R) experience noticeable aircraft noise during peak departure/arrival times (6–9am, 4–8pm). It’s not constant but it’s audible. Factor this in if you work from home on Zoom calls or you’re noise-sensitive. East Riverside corridor west of Pleasant Valley has minimal airport noise. Del Valle, Easton Park, and Far Southeast are far enough from runways that airport noise isn’t a factor.

Q: Can I walk to restaurants and bars in Southeast Austin?

A: Only in the East Riverside corridor. Properties along Riverside Drive between I-35 and Pleasant Valley are walkable to Meanwhile Brewing, The Thicket Food Park, Latin restaurants in Montopolis, and Lady Bird Lake trails. Everywhere else in Southeast Austin (Easton Park, Del Valle, Bluff Springs, Far Southeast) is car-dependent for dining and nightlife. Nearest sit-down restaurants are 2+ miles away, requiring a drive.

Final Thoughts on Southeast Austin Apartments

Southeast Austin’s biggest advantage isn’t any single neighborhood, it’s having five different rental markets within 20 minutes of each other. You can find recent Class A construction for $566 net effective rent in Del Valle, or you can pay $1,028 net effective for master-planned community amenities in Easton Park. Same caliber of construction, $462/month difference, completely different lifestyle experiences.

The net effective rent calculation matters more in Southeast Austin than anywhere else in the metro. Right now. February 2026. Del Valle properties are offering 3 months free on 14-month leases. That’s $3,000–3,600 in real savings over paying advertised base rent. Easton Park and Bluff Springs properties are running 2–2.5 months free. East Riverside concessions are weaker (half-month to 1 month free) because demand stays higher near Oracle and downtown.

Here’s the screening reality: 600+ credit opens most Southeast Austin properties. 580–599 credit gets you into Class A- and B+ properties with case-by-case review. 550+ credit qualifies at Class B- and C properties. If you’re carrying property debt (broken lease balance, eviction judgment) or a recent eviction, you’ll need a third-party guarantee regardless of credit score. But credit alone doesn’t trigger that requirement.

Pick your neighborhood based on employment proximity. Working at Tesla? Rent in Del Valle (7–15 minute commute). Working at Oracle? East Riverside is 5–10 minutes. Commuting downtown daily? East Riverside saves you 10–20 minutes each way vs. Del Valle or Easton Park. Working at ABIA? The entire Southeast Austin region is 10–15 minutes from the airport.

I track Southeast Austin rental pricing daily and I’ve toured 75+ properties between Riverside and Del Valle. If you want screening criteria breakdowns, net effective rent calculations on current concessions, or help matching your specific situation (credit score, income, rental history, employer location) to properties that will actually approve you. That’s what I do.

📞 Call: (512) 320-4599 💬 Text: (512) 865-4672

For timing advice on when to sign a lease, check our renter’s blog. My service is free to renters. I’m paid a small referral fee from the communities’ advertising budgets when you list me on your application and get approved. Your rent is identical whether you use me or apply directly.