A local renter guide to Downtown Austin apartments, including the most walkable areas, noise and unit-orientation tradeoffs, dated starting-rent evidence, and building comparisons.
Report assembled 2026-10-01T01:08:05.691319+00:00. This static snapshot is dated; request current options before deciding.
29 buildings; 25 with recently checked prices when assembled.
Explore apartmentsSeaholm and the Second Street area provide the strongest mix of groceries, restaurants, coffee, the Central Library, and Lady Bird Lake access. Rainey has excellent trail access and more residential services than it once did, while the government district and some edge locations require longer walks for ordinary errands.
Evaluate the building and the exact unit together. Check whether the home faces nightlife, freight rail, I-35, construction, a busy street, or an interior courtyard. Floor height alone does not guarantee quiet; unit orientation and the path sound travels through the site can matter more.
Rainey has nightlife, event traffic, construction, and highway exposure, but conditions vary sharply by building and unit. Compare west- or river-facing homes with units facing I-35, active venues, loading areas, or construction.
Many daily errands and central destinations can be reached on foot from the best-positioned Downtown buildings. A car may still be useful for trips outside the core, and garage time plus Downtown traffic should be included when comparing a central address with East or South Austin.
Middle 50% of building starting rents, not all available unit rents. One value per building per bedroom. Observations older than 30 days at report assembly, estimates, flagged prices and income-restricted buildings are excluded. Under two observations: range withheld.
Watch my Downtown Austin neighborhood tour
For a long time Rainey was mostly a party nightlife scene with loud bars, bachelor/bachelorette parties and lots of action. To a certain extent, it is still is a night life area, but not like what it used to be. Given how many bars have been shut down, or replaced with high rise apartments and condos, Rainey is reverting to a more low key residential area. I now actually think that within Downtown,. Rainey is one of the best places to live. There miuch less bar noise, more residential amenities like small grocery stores (Royal Blue), coffee shops, and lower key places to hang out. Proximity near Lady Bird Lake makes it amazing area for runners and cyclists. These days Rainey is a much calmer part of Downtown since there is much less corporate hustle and bustle than the rest of Downtown. Buildings like the Paseo, Bosque, Travis, 700 River, Modern Residences and Quincy make this one of Austin's most luxurious neighborhoods.
Dirty 6th is Austin's version of Bourbon Street. It's fun for...one time, and then you get tired of the chaos. There are cool places like the Comedy Mothership, Seven Grand/Las Perlas, and cocktail bars like Midnight Cowboy. There aren't any compelling apartment options to live here
For the next few years this will be a construction site for the new convention center in Downtown Austin. There aren't really any apartments to talk about here, but East facing units at the Hanover Brazos will have a lot of exposure to this site.
This part of Downtown is fairly low key since it's mostly government buildings, the Capitol building and hotels. For a proper downtown walkable lifestyle you probably won't be stoked about this area. Apartments like Alexan Waterloo and The Waller give you high luxury options at slightly cheaper options.
The Seaholm District is Downtown's best residential experience. There's the Whole Foods HQ, Trader Joes, and a ton of little shops, coffee shops, bars, restaurants, and immediate access to the Lady Bird Lake trail. Few of the apartments in this area are top-luxury, but are nice enough to warrant consideration given the lifestyle.
West 6th is.a major bar district in Downtown Austin hosting many venues that are popular sports watching venues on weekend afternoons, and hectic night time bar life. I personally don't spend much if any time in this bar scene, but there are some great apartments like the 6G nearby.
West Downtown is an interesting area to consider if Downtown proper is not in your price range. Prices here are cheaper than the core of Downtown, and you get some local neighborhood energy in a way that you don't inside Downtown. However west downtown is not a popular area with my clients, and I'm not a big fan of it personally for apartment rentals. The apartments here are all flanked by either busy roads like 5th and 6th street, of the train line on the south. While there are some cool businesses like the West Chelsea contemporary here, there isn't much in terms of cozy neighborhood energy. This is more of a commercial district than a residential one. This is a better area to live in a single family house rather than an apartment. Overall, East Austin is a much better living experience for what you would pay to live here.
Technically East Austin, East 11th is a small corridor on the edge of Downtown worth knowing about for those who want to be near downtown, but either don't want to pay downtown prices or want something calmer and more residential feeling. Personally, this is one of my absolute favorite areas of Austin for it's eclectic neighborhood energy, collection of bars like Nickel City, coffee shops like Radio, and various restaurants. This is a great stroll-able neighborhood with a ton of cozy local, and much less stressful energy than the core of Downtown. If you're new to Austin I highly recommend checking this area out.
This is East Austin, not Downtown, but many of my clients from out of town who don't know Austin well often look at downtown only to realize they can't or don't want to pay downtown prices, but still want the walkability. In these cases, this part of East Austin is one of the best areas to consider. The area is super walkable (arguably more walkable than Downtown), and has a ton of stuff like coffee shops, bars, restaurants, food trucks and shops. Both Target and Whole Foods are here which makes ordinary chores easy. Prices here are much better than downtown which is why this is one of my most popular areas for my clients in Austin.
Technically South Austin, I added a few buildings here for clients who want Downtown quality apartments, but don't mind being just outside of Downtown. This slice of South Austin has great park and trail access, while also being close to South 1st, South Lamar, South Congress, Zilker and Barton Springs. This isn't a super popular area with my clients, due to the lack of immediately convenient residential amenities, but it's worth knowing about.
I include this little sliver of East Riverside in this Downtown guide since I often have clients who want something very close to downtown, and has downtown quality, but is open to a curveball quieter location. Being right on top of the Lady Bird Lake trail makes this area compelling for people who want immediate trail access and a break from intense downtown energy.
Subarea labels are orientation points unless a curator boundary is provided.
415 Colorado St, Austin, TX 78701, USA · Downtown Austin
1BR from $3,234; 2BR from $4,534; 3BR from $10,764; Studio from $2,454
Price observation: 2026-09-30T20:19:40.912040+00:00; recent; source: Taco Street manual review.
415 Colorado is one of Downtown's best apartment buildings ever since it opened up. They have high quality interior finishes, great floorplans, and solid overall amenities. Aesthetically, the vibe is high level corporate hotel. it's luxury, but lacks local Austin energy. The gym is large, the pool area is nice, but not extravagant. The rooftop deck is very well done, and functions as a great hosting space. Some north facing units may have noise exposure from local bars and clubs. Otherwise the units are quiet and have great views. 415 Colorado s priced lower than nearby 6G, and similar to the Hanover buildings. Given that ATX Tower has been having many review issues, 415 is positioned well for those at the almost-top tier of building.
700 River St, Austin, TX 78701, USA · Downtown Austin
Studio from $2,456; 2BR from $5,571; 1BR from $3,761; 3BR from $8,985
Price observation: 2026-09-30T19:00:13.011750+00:00; recent; source: forrent.com.
700 River is one of my favorite apartment complexes in Austin. It's a top level luxury building on the southern tip of Rainey. They amenities are top tier with a spa, sauna, rooftop deck with epic views, top level professional co-working space, Southern facing units have good views of the river and South Austin. East facing units are the achilles heel of this building, because there is a lot of exposure to I35. the 2 bedrooms facing West will have some of the best views in Austin. Units facing north are decent with Rainey buildings, but North is the 3rd best. 700 River competes with Paseo a lot with my clients. While Paseo is much livelier, 700 River is much quieter, has no public facing businesses, and has much better floorplans than Paseo.
300 N Lamar Blvd, Austin, TX 78703, USA · Downtown Austin
Studio from $2,282; 1BR from $2,282; 2BR from $2,353
Price observation: 2026-09-30T19:15:27.948396+00:00; recent; source: zillow.com.
201 Lavaca St, Austin, TX 78701, USA · Downtown Austin
1BR from $2,298; 2BR from $3,451
Price observation: 2026-09-01T10:35:15.570970+00:00; recent; source: amli.com.
AMLI Downtown is one the best value apartments in Downtown. The location is great, surrounded by a ton of bars, restaurants, shops and grocery stores. While AMLI Downtown doesn't win in any luxury categories, the floor plans here are absolutely massive. The price per square foot is the best in Downtown which is the main selling point of this building.
421 W 3rd St, Austin, TX 78701, USA · Downtown Austin
1BR from $2,831; 2BR from $3,898
Price observation: 2026-09-30T19:10:15.019850+00:00; recent; source: amli.com.
AMLI on 2nd, like all AMLI buildings are positioned as the upper-middle tier of apartments. AMLI on 2nd positioned as an affordable luxury apartment that won't be as luxurious as nearby buildings like Northshore or the Hanover buildings. Pricing here will be reasonable and cheaper than other luxury buildings. The amenities won't shock you, but they are good enough to be functional. Southern facing units have great water views. AMLI on 2nd does well with my clients looking for something nice, luxury, but not bank breaking.
700 E 11th St, Austin, TX 78701, USA · Downtown Austin
Studio from $2,342; 1BR from $2,620; 2BR from $3,469
Price observation: 2026-09-02T10:13:29.198440+00:00; recent; source: alexanwaterloo.com.
Compared to Waller, Alexan Waterloo isn't as exciting in terms of aesthetics, but it does have some very compelling reasons to consider. They have a great rooftop pool and amenity deck with expansive views of Downtown and the Hill Country. Waterloo's floorplans are much larger than Waller's which is why many of my clients have chosen it.
101 Colorado St, Austin, TX 78701, USA · Downtown Austin
2BR from $4,980; 1BR from $3,400; 3BR from $8,765
Price observation: 2026-09-30T18:48:45.633222+00:00; recent; source: apartments.com.
Ashton is one of Downtown's oldest luxury high rises. History Ashton has not been popular with my clients due to it's dated feel. However Ashton's does have great big floor plans. Even some north corner views have great wide exposure. South facing units have fantastic water views. Otherwise Ashton's amenities are totally lackluster. Most of my clients looking for Downtown luxury lease elsewhere
91 Rainey St, Austin, TX 78701, USA · Rainey Street
Studio from $1,669; 1BR from $2,069; 2BR from $3,059
Price observation: 2026-09-30T19:01:15.671745+00:00; recent; source: synced floorplan records.
Camden Rainey is a nice overall luxury mid rise building right in the heart of Rainey Street. While the apartment complex itself is perfectly nice and fine, I'm not a huge fan of this building. Units either face the nearby bars which get loud, or the loud I35 highway on the east. At this price point you get a better living experience in East Austin.
300 West Ave, Austin, TX 78701, USA · Downtown Austin
Studio from $1,848; 1BR from $1,983; 2BR from $2,567
Price observation: 2026-09-30T20:15:21.122525+00:00; recent; source: zillow.com.
Elle West Ave is one of Downtown's best value apartments for one of the best locations. It's tucked in the heart of the Seaholm district with fantastic walkability. Elle's pricing is really good as well, and is one of the cheapest apartments in Downtown. However, Elle is also a very dated building and it shows. Here you make the tradeoff for building quality and location.
115 Sandra Muraida Way, Austin, TX 78703, USA · Downtown Austin
Studio from $1,890; 1BR from $2,345; 2BR from $3,239
Price observation: 2026-09-30T20:19:11.807535+00:00; recent; source: zillow.com.
Gables Park Plaze is a luxury midrise right in the heart of Austin's Seaholm District. The location is one of the great selling points. It's right near everything in Seaholm, the lake & trails. One main issue is the super loud freight train that comes by frequently at random hours. Units facing the exterior of the building will hear it, while interior units will be more insulated. Last time I checked this building had a 3.3 rating on Google which is super low. Issues resolve around the package service Fetch (consistently a disaster) and vehicle breakins.
111 Sandra Muraida Way, Austin, TX 78703, USA · Downtown Austin
1BR from $2,407; 2BR from $3,959; Studio from $2,120
Price observation: 2026-09-30T20:16:41.157076+00:00; recent; source: Taco Street manual review.
Gables Park Tower is the highrise alternative to Gables Park Plaza. Park tower is nicer, has better views, better amenities, and is a bit more expensive. Like Park Plaza, Park Tower has a great location near Seaholm and the trail. Currently both of these buildings are positioned and price as lower-tier luxury buildings. Most of my clients who want something very high quality usually choose elsewhere.
401 Guadalupe St, Austin, TX 78701, USA · Downtown Austin
Studio from $1,989; 1BR from $2,678; 2BR from $3,459; 3BR from $4,795
Price observation: 2026-09-30T20:20:04.937942+00:00; recent; source: apartments.com.
Gables Republic Square is a very nice smaller-high rise in the middle of Downtown. Like the Sienna, it is a hybrid apartment-hotel. Guests and residents are kept seperate, so you won't be interacting with hotel guests in your ordinary flow of life. There is an on-site restaurant, gym and rooftop pool with great energy. North facing units are blocked by Hanover Republic Square nearby, whereas units facing other directions have fine views. The immediate area outside the leasing office can feet sketchy at times by the bus station.
215 Brazos St, Austin, TX 78701, USA · Downtown Austin
1BR from $2,878; Studio from $2,435; 2BR from $3,789; 3BR from $9,898; Penthouse from $9,875
Price observation: 2026-09-30T18:52:46.021007+00:00; recent; source: apartments.com.
Hanover Brazos is the twin building to Hanover Republic Square. Hanover buildings are some of the highest luxury buildings in Austin. Hanover Brazos is extremely nice with rooftop amenities, rooftop pool, theatre room and co-working space. Aesthetically Hanover Brazos (and Hanover Republic Square) have the feeling of a high end corporate hotel. On one hand this is great, since it's super classy and luxurious. The interior finishing are high end, modern, and very well done. Some of the best in town. However the same luxury aesthetic, in my opinion also lacks any sense of Austin. Both Hanover buildings could be anywhere in the country and you wouldn't know where you were. East facing units at Hanover Brazos, for the next few years, will have direct exposure to the convention center construction site which is not ideal. Other lower floor units face nearby buildings, or are tucked into corners with poor views. Higher up units, especially those facing South and West are preferable. Overall Brazos' main weakness is it's location. This part of Downtown is more corporate and hotel oriented, with little catering to the residential experience. Other areas of Downtown like Rainey, and West Downtown have much more to offer for the residential experience.
303 W 5th St, Austin, TX 78701, USA · Downtown Austin
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Price observation: 2026-07-20T10:26:14.757998+00:00; stale; source: hanoverrepublicsquare.com.
Hanover Republic Square is one of Downtown's near-top-level luxury buildings. Hanover is synonymous with super high luxury, high quality management, high level professionalism, and hotel style concierge service. Hanover Republic Square, like it's twin, Hanover Brazos nearby, has a high luxury corporate hotel aesthetic. While very nice, does lack a local sense of Austin energy. Both buildings could be anywhere in the country and you would have no idea where you were. That being said, the amenities like rooftop pool. co-working space and lounge are fantastic for those working from home. Views are best from the South and West, but those facing north and East are decent. Interior finishes are very high quality compared to many buildings with fancy exteriors, but poor finishings. Republic Square is more of a commercial area, lacking immediate access to things like grocery stores and residential neighborhood energy.
1802 West Ave #100, Austin, TX 78701, United States · Downtown Austin
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Price observation: 2026-04-16T16:42:56.715793+00:00; missing; source: lantanaaustin.com.
110 San Antonio St, Austin, TX 78701, USA · Downtown Austin
1BR from $2,456; Studio from $1,998; 2BR from $3,768; 3BR from $9,876; Penthouse from $9,876
Price observation: 2026-09-30T20:17:50.166602+00:00; recent; source: northshoreaustin.com.
Northshore is one of Austin's classic luxury apartment buildings near the Seaholm district. Northshore does well with people who want a high level luxury experience in a very walkable area. Northshore feels like a high level luxury hotel experience with a concierge, great pool-amenity deck and great co-working space. Northshore's weakness is it's proximity to nearby buildings which obstructs views of other apartments. Higher floor units facing South and West will have great views. Compared to newer luxury apartments nearby, Northshore is getting less and less competitive compared to those buildings, but it still holds it's own well.
80 Rainey St, Austin, TX 78701, USA · Rainey Street
Studio from $2,459; 1BR from $2,980; 2BR from $3,786; 3BR from $9,865; Penthouse from $10,871
Price observation: 2026-09-30T20:20:56.870272+00:00; recent; source: Taco Street manual review.
Paseo is one of the most interesting apartment buildings in Austin. They went extremely hard on amenities and aesthetics. They have an amazing rooftop pool, rooftop lounge, gym, spa, sauna, cold plunge, pilates studio, and yoga studio. It does have a reputation as being the "influencer" building...for good reason, but that doesn't take away from the fact that it is an absolutely stunning building. West and South units will have the best views, but North and East options are good as well. Paseo's main weakness is their floor plans which tend to be small, have very high price per square foot, and small closets. At this price point my clients who want something lively and exciting go with Paseo, while those who want something more low key and relaxed will prefer the Travis or 700 River. Those who want something even more epic will go for the Bosque.
600 Guadalupe St, Austin, TX 78701, USA · Downtown Austin
1BR from $3,980; Studio from $2,980; Penthouse from $16,789; 2BR from $5,678; 3BR from $13,299
Price observation: 2026-09-30T19:19:59.681113+00:00; recent; source: apartments.com.
The 6G is one of Austin's top level apartment buildings. The bottom half of the building is office space, while the top half is all apartments. Apartments start around the 32nd floor and rise into the 60ish level range, giving every single apartment a massive and epic view of Austin from any direction. While 6G is near the busy West 6th bar scene, the apartments are too high up for you to hear anything. The amenities are top level, from a stunning pool with south facing views to a rooftop grilling lounge area with massive views of the entire city, to a fully stacked gym area with a golf simulator. The buildings also includes a sauna, cold plunge and great lounge area to spend time with friends. Units here will be some of the most expensive in Austin, but if you're looking for the best of the best, you will inevitably tour 6G.
615 W 7th St, Austin, TX 78701, USA · Downtown Austin
Studio from $1,998; 1BR from $2,234; 2BR from $3,456
Price observation: 2026-09-16T09:39:46.219473+00:00; recent; source: apartments.com.
Seven is a lower-tier modern highrise building right in the heart of West 6th, a very busy bar scene. Seven is positioned to be an affordable luxury building in contrast with all of the other high rises in downtown. Units facing south will have a lot of bar/club noise from below, whereas units facing west of north will be much calmer. Seven works well for people wanting something nice and relatively affordable. However it's more common for my high-rise seeking clients to go with something newer and nicer.
501 Brazos St, Austin, TX 78701, USA · Downtown Austin
Studio from $2,238; 1BR from $2,789; 2BR from $3,654
Price observation: 2026-09-11T09:39:56.681476+00:00; recent; source: apartments.com.
Sienna is a luxury apartment/hotel hybrid in the middle of Downtown Austin. Sienna is positioned as a middle-high tier luxury building. Sienna is often out-competed by newer and nicer apartments with better amenities. Sienna has had to drop their prices in order to compete in this market, and often has compelling value propositions. Having an on-site hotel means there is a lot of energy flowing throughout the building, but the hotel guests and apartment residents are kept separate. There are bars and restaurants on-sight which both apartment residents and hotel guests can use. One annoying thing is needed a wristband in order to use the pool which is shared with the hotel.The pool and gym are very good amenities here, and the location is very walkable. However being close to Dirty 6th means you'll occasionally have some sketchy energy just outside the building.
51 Rainey Street, River St, Austin, TX 78701, USA · Downtown Austin
Studio from $1,740; 1BR from $2,035; 2BR from $3,095; 3BR from $4,210
Price observation: 2026-09-30T19:52:38.407775+00:00; recent; source: synced floorplan records.
Skyhouse is one of my most popular apartments in Downtown Austin. It's the best budget highrise in Downtown. Units with west facing views are some of the best views in the entire city for a fraction of the cost. Skyhouse has a great rooftop pool, gym, and grilling area. It's a very social building where it's easy to meet people, and has a Royal Blue bodega on the ground floor. Trail access makes this one of the best locations in Downtown. Overall for anybody looking to be in Downtown, but don't want to spend the money to be in a more expensive highrise will find great value here.
901 Red River St, Austin, TX 78701, USA · Downtown Austin
1BR from $1,721; 2BR from $2,396; Studio from $1,699
Price observation: 2026-09-30T19:31:31.085589+00:00; recent; source: thebeverlyaustin.com.
Beverly is one of Downtown's cheapest apartment buildings and best values in terms of price per square foot. However Beverly is not a super popular building with my clients given that it's location is surrounded by loud music venues, a block from the homeless shelter, and flanked by highway I35. This location could be good for access to UT or the local hospital.
311 Bowie St, Austin, TX 78703, USA · Downtown Austin
Studio from $1,998; 1BR from $2,458; 2BR from $3,587; 3BR from $8,797
Price observation: 2026-09-30T19:08:44.177345+00:00; recent; source: thebowie.com.
801 W 5th St, Austin, TX 78703, USA · Downtown Austin
1BR from $1,999; 2BR from $3,193
Price observation: 2026-09-30T19:50:00.071582+00:00; recent; source: Taco Street manual review.
So, this is going to be your option if you really want space and size for a floor plan, an apartment complex.
91 Red River St, Austin, TX 78701, USA · Downtown Austin
1BR from $2,413; Studio from $1,658; 2BR from $3,765; 3BR from $6,787
Price observation: 2026-09-30T18:55:10.797683+00:00; recent; source: quincyatx.com.
Quincy is a solid luxury building along Rainey Street. It's nicer than Skyhouse, but more dated (and cheaper) than.700 River, Bosque, Travis and Paseo. Now Quincy is positioned as a budget luxury option. It's very nice, has great amenities, but is outclassed overall by the above buildings. Some of the east facing units directly face another building right next door. Some west facing units face the Waterline next door, and some west units do have great hill country views.
West 6th Street, Austin, TX · Downtown Austin
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Price observation: 2026-06-29T16:03:04.553329+00:00; stale; source: atxtower-residences.com.
ATX Tower is a very nice brand new apartment building in the core of Downtown. ATX Tower is positioned as an upper-but-not-top tier luxury building. They have a large gym, and rooftop deck. The pool is nice, but won't blow you away. On the bottom is a coffee shop/bakery. ATX's floorplans are hit or miss. Some of their studios and 1 bedrooms are very cramped with NYC style galley kitchens, while others have great corner views of the city. In their first two years of operation ATX has been plagued by issues with the building from AC, management, parking, and random things going wrong. I strongly recommended reading reviews of the last 6 months before considering this building to see if they've gotten their sh!t together.
827 W 12th St, Austin, TX 78701, USA · Downtown Austin
2BR from $2,169; 1BR from $1,669; Studio from $1,439
Price observation: 2026-09-30T20:17:13.058123+00:00; recent; source: apartments.com.
Shoal is an apartment building located far away from the core of Downtown. Shoal's selling point is downtown at cheaper rates. However they have tiny micro floorplans, and overall isn't a better deal than what you would get in an area like East Austin. Shoal overall has not been popular with my clients.
1104 Sabine St, Austin, TX 78701, USA · Downtown Austin
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Price observation: 2026-07-17T09:49:29.518587+00:00; stale; source: thewallersymphonysquare.com.
In the collection of three buildings Waller, Waterloo and Avenir, Waller is the newest and nicest. The Waller is well designed, has great aesthetics, and is cheaper than most of the core-downtown highrises. However Waller's main weakness is their floor plans which are often too small or odd to be functional.
43 Rainey St, Austin, TX 78701, USA · Rainey Street
1BR from $2,429; 2BR from $4,808; 3BR from $7,268
Price observation: 2026-09-30T19:47:44.728462+00:00; recent; source: windsorcommunities.com.
Older highrise on the southern tip of Rainey. Windsor is the least popular building for my clients in Downtown. While it has a great location right on the trail/river, pretty much every other building in downtown wins. Windsor's amenities are on the ground floor which aren't interesting at all. This building could work if there is a crazy good price/sqft, but otherwise, other apartments are better options.
Camden Rainey is a nice overall luxury mid rise building right in the heart of Rainey Street. While the apartment complex itself is perfectly nice and fine, I'm not a huge fan of this building. Units either face the nearby bars which get loud, or the loud I35 highway on the east. At this price point you get a better living experience in East Austin.
700 River is one of my favorite apartment complexes in Austin. It's a top level luxury building on the southern tip of Rainey. They amenities are top tier with a spa, sauna, rooftop deck with epic views, top level professional co-working space, Southern facing units have good views of the river and South Austin. East facing units are the achilles heel of this building, because there is a lot of exposure to I35. the 2 bedrooms facing West will have some of the best views in Austin. Units facing north are decent with Rainey buildings, but North is the 3rd best. 700 River competes with Paseo a lot with my clients. While Paseo is much livelier, 700 River is much quieter, has no public facing businesses, and has much better floorplans than Paseo.
The Travis is one of Downtown Austin's most premier and newest luxury high rise buildings. The Travis inevitably competed with the nearby Bosque. If you see one you will see the other. Travis has a much more classic luxury aesthetic compared to Bosque's over the top grand aesthetic. Bosque will have much better views, given that the units are much higher. However The Travis is a much quieter experience compared to Bosque which also has a hotel, office, bar and coffee shop. Travis has nothing public facing and will be much calmer, especially that it is tucked off in it's own little nook. The Travis has a large pool area, huge gym, huge dog park on the bottom, and modern professional co-working space. While Bosque has better views, The Travis has better floorplans overall.
In the collection of three buildings Waller, Waterloo and Avenir, Waller is the newest and nicest. The Waller is well designed, has great aesthetics, and is cheaper than most of the core-downtown highrises. However Waller's main weakness is their floor plans which are often too small or odd to be functional.
Arnold is right in the heart of one of Austin's most popular bar scenes in East Austin. Arnold has a very cool aesthetic and great amenities. People who want to be in the center of the action would love to be here since there's a ton of stuff like bars, food trucks and restaurants right nearby. Those wanting something more relaxed would probably like E6, Saltillo, Eastside Station or 7East more.
The Clark is a luxury mid rise on the edge of Downtown. The building itself is very nice, but it's location is compromised by the very busy west 5th and the very loud freight train. Clark is not a very popular apartment with my clients.
Compared to Waller, Alexan Waterloo isn't as exciting in terms of aesthetics, but it does have some very compelling reasons to consider. They have a great rooftop pool and amenity deck with expansive views of Downtown and the Hill Country. Waterloo's floorplans are much larger than Waller's which is why many of my clients have chosen it.
Beverly is one of Downtown's cheapest apartment buildings and best values in terms of price per square foot. However Beverly is not a super popular building with my clients given that it's location is surrounded by loud music venues, a block from the homeless shelter, and flanked by highway I35. This location could be good for access to UT or the local hospital.
Bridge Eastside is one of the best value buildings for the price and location. It's an older building, and it shows, but units have undergone a lot of renovation. Bridge Eastside doesn't wow you with luxury, but can lure you in with great pricing for the square feet. Compared to Eleven next door, most of my clients go with Bridge for the better pricing.
Eleven is well positioned on 11th Street. The aesthetic is modern, and on the lower side of luxury. Windsor isn't known for giving their apartments any local energy. Their units have either concrete or wood floors - never carpet. The pool is decent. The rooftop lounge and amenity deck has great downtown views. Many units facing West will have a lot of highway road noise. Interior or East units will be quiet.
Corazon is a consistently solid apartment building on East 4th with fantastic walkability. Corazon naturally pairs with the Residences at Saltillo right next door. Corazon is a little older, has fewer units, and no dog amenities. Corazon, even though it's a little older, is usually more expensive than Saltillo, even before including more expensive parking. Most of my clients usually choose Saltillo over Corazon, but sometimes Corazon wins if the price/unit happens to be better.
Gables Park Plaze is a luxury midrise right in the heart of Austin's Seaholm District. The location is one of the great selling points. It's right near everything in Seaholm, the lake & trails. One main issue is the super loud freight train that comes by frequently at random hours. Units facing the exterior of the building will hear it, while interior units will be more insulated. Last time I checked this building had a 3.3 rating on Google which is super low. Issues resolve around the package service Fetch (consistently a disaster) and vehicle breakins.
Sienna is a luxury apartment/hotel hybrid in the middle of Downtown Austin. Sienna is positioned as a middle-high tier luxury building. Sienna is often out-competed by newer and nicer apartments with better amenities. Sienna has had to drop their prices in order to compete in this market, and often has compelling value propositions. Having an on-site hotel means there is a lot of energy flowing throughout the building, but the hotel guests and apartment residents are kept separate. There are bars and restaurants on-sight which both apartment residents and hotel guests can use. One annoying thing is needed a wristband in order to use the pool which is shared with the hotel.The pool and gym are very good amenities here, and the location is very walkable. However being close to Dirty 6th means you'll occasionally have some sketchy energy just outside the building.
Gables Republic Square is a very nice smaller-high rise in the middle of Downtown. Like the Sienna, it is a hybrid apartment-hotel. Guests and residents are kept seperate, so you won't be interacting with hotel guests in your ordinary flow of life. There is an on-site restaurant, gym and rooftop pool with great energy. North facing units are blocked by Hanover Republic Square nearby, whereas units facing other directions have fine views. The immediate area outside the leasing office can feet sketchy at times by the bus station.
Gables Park Tower is the highrise alternative to Gables Park Plaza. Park tower is nicer, has better views, better amenities, and is a bit more expensive. Like Park Plaza, Park Tower has a great location near Seaholm and the trail. Currently both of these buildings are positioned and price as lower-tier luxury buildings. Most of my clients who want something very high quality usually choose elsewhere.
404 Rio Grande is an older dated midrise apartment. Similar to Elle West Ave nearby, 404 asks you to make the tradeoff of quality for location. You'll pay a lot of money to live in an older building with very mediocre amenities, but you'll have great walkable access around town.
Shoal is an apartment building located far away from the core of Downtown. Shoal's selling point is downtown at cheaper rates. However they have tiny micro floorplans, and overall isn't a better deal than what you would get in an area like East Austin. Shoal overall has not been popular with my clients.
The 6G is one of Austin's top level apartment buildings. The bottom half of the building is office space, while the top half is all apartments. Apartments start around the 32nd floor and rise into the 60ish level range, giving every single apartment a massive and epic view of Austin from any direction. While 6G is near the busy West 6th bar scene, the apartments are too high up for you to hear anything. The amenities are top level, from a stunning pool with south facing views to a rooftop grilling lounge area with massive views of the entire city, to a fully stacked gym area with a golf simulator. The buildings also includes a sauna, cold plunge and great lounge area to spend time with friends. Units here will be some of the most expensive in Austin, but if you're looking for the best of the best, you will inevitably tour 6G.
Hanover Brazos is the twin building to Hanover Republic Square. Hanover buildings are some of the highest luxury buildings in Austin. Hanover Brazos is extremely nice with rooftop amenities, rooftop pool, theatre room and co-working space. Aesthetically Hanover Brazos (and Hanover Republic Square) have the feeling of a high end corporate hotel. On one hand this is great, since it's super classy and luxurious. The interior finishing are high end, modern, and very well done. Some of the best in town. However the same luxury aesthetic, in my opinion also lacks any sense of Austin. Both Hanover buildings could be anywhere in the country and you wouldn't know where you were. East facing units at Hanover Brazos, for the next few years, will have direct exposure to the convention center construction site which is not ideal. Other lower floor units face nearby buildings, or are tucked into corners with poor views. Higher up units, especially those facing South and West are preferable. Overall Brazos' main weakness is it's location. This part of Downtown is more corporate and hotel oriented, with little catering to the residential experience. Other areas of Downtown like Rainey, and West Downtown have much more to offer for the residential experience.
Seven is a lower-tier modern highrise building right in the heart of West 6th, a very busy bar scene. Seven is positioned to be an affordable luxury building in contrast with all of the other high rises in downtown. Units facing south will have a lot of bar/club noise from below, whereas units facing west of north will be much calmer. Seven works well for people wanting something nice and relatively affordable. However it's more common for my high-rise seeking clients to go with something newer and nicer.
ATX Tower is a very nice brand new apartment building in the core of Downtown. ATX Tower is positioned as an upper-but-not-top tier luxury building. They have a large gym, and rooftop deck. The pool is nice, but won't blow you away. On the bottom is a coffee shop/bakery. ATX's floorplans are hit or miss. Some of their studios and 1 bedrooms are very cramped with NYC style galley kitchens, while others have great corner views of the city. In their first two years of operation ATX has been plagued by issues with the building from AC, management, parking, and random things going wrong. I strongly recommended reading reviews of the last 6 months before considering this building to see if they've gotten their sh!t together.
Hanover Republic Square is one of Downtown's near-top-level luxury buildings. Hanover is synonymous with super high luxury, high quality management, high level professionalism, and hotel style concierge service. Hanover Republic Square, like it's twin, Hanover Brazos nearby, has a high luxury corporate hotel aesthetic. While very nice, does lack a local sense of Austin energy. Both buildings could be anywhere in the country and you would have no idea where you were. That being said, the amenities like rooftop pool. co-working space and lounge are fantastic for those working from home. Views are best from the South and West, but those facing north and East are decent. Interior finishes are very high quality compared to many buildings with fancy exteriors, but poor finishings. Republic Square is more of a commercial area, lacking immediate access to things like grocery stores and residential neighborhood energy.
Northshore is one of Austin's classic luxury apartment buildings near the Seaholm district. Northshore does well with people who want a high level luxury experience in a very walkable area. Northshore feels like a high level luxury hotel experience with a concierge, great pool-amenity deck and great co-working space. Northshore's weakness is it's proximity to nearby buildings which obstructs views of other apartments. Higher floor units facing South and West will have great views. Compared to newer luxury apartments nearby, Northshore is getting less and less competitive compared to those buildings, but it still holds it's own well.
Avenir is one of my favorite and popular apartments in Austin. Avenir often wins because it is a downtown quality luxury building, but it's East Austin location gives it a cheaper price point and different lifestyle. Avenir has a rooftop pool, a lower level pool, indoor basketball court, cardio gym, and dog park/dog lounge. Avenir's main weakness is that their West facing units have a lot of noise exposure to I35. While the windows are double-pane and do drown out the sound, it's not perfect. Personally I like Avenir's East facing units with expansive east austin views. It's not as dramatic as the Downtown facing west units, but it's much quieter and relaxing. East 11th, where this building is located, is much calmer than the core of Downtown Austin, and gives you a very good neighborhood experience.
Skyhouse is one of my most popular apartments in Downtown Austin. It's the best budget highrise in Downtown. Units with west facing views are some of the best views in the entire city for a fraction of the cost. Skyhouse has a great rooftop pool, gym, and grilling area. It's a very social building where it's easy to meet people, and has a Royal Blue bodega on the ground floor. Trail access makes this one of the best locations in Downtown. Overall for anybody looking to be in Downtown, but don't want to spend the money to be in a more expensive highrise will find great value here.
AMLI on 2nd, like all AMLI buildings are positioned as the upper-middle tier of apartments. AMLI on 2nd positioned as an affordable luxury apartment that won't be as luxurious as nearby buildings like Northshore or the Hanover buildings. Pricing here will be reasonable and cheaper than other luxury buildings. The amenities won't shock you, but they are good enough to be functional. Southern facing units have great water views. AMLI on 2nd does well with my clients looking for something nice, luxury, but not bank breaking.
AMLI Downtown is one the best value apartments in Downtown. The location is great, surrounded by a ton of bars, restaurants, shops and grocery stores. While AMLI Downtown doesn't win in any luxury categories, the floor plans here are absolutely massive. The price per square foot is the best in Downtown which is the main selling point of this building.
Bosque is the apartment complex built on top of the mega-tall Waterline highrise. Bosque is, and will likely continue to be, Austin's most spectacular apartment complex. The units start at the 44th floor with some of the city's most amazing hill country/skyline views. The amenities, especially the sauna, are some of the best. There's a calm shaded day time pool on the east, a more active pool with hill country views on the west. Southwest facing apartments have amazing hill country/downtown skyline views. However even units not facing southwest will have large corner views facing all directions with massive expanse. Aesthetics are top tier, and below there is a coffee shop, restaurant, and hotel. There will be a lot of energy flowing around this building. If you want something a bit calmer and more relaxed, check out the Travis nearby.
The older sibling to the brand new Encore, Marlow is basically the same building, but a little older. The amenities are fantastic. Rooftop pool with great views, rooftop co-working space, rooftop gym. They're all great. Many of Marlowe's units feel more like a mid-rise than a downtown luxury highrise with undramatic, compromised, or courtyard facing views.
Paseo is one of the most interesting apartment buildings in Austin. They went extremely hard on amenities and aesthetics. They have an amazing rooftop pool, rooftop lounge, gym, spa, sauna, cold plunge, pilates studio, and yoga studio. It does have a reputation as being the "influencer" building...for good reason, but that doesn't take away from the fact that it is an absolutely stunning building. West and South units will have the best views, but North and East options are good as well. Paseo's main weakness is their floor plans which tend to be small, have very high price per square foot, and small closets. At this price point my clients who want something lively and exciting go with Paseo, while those who want something more low key and relaxed will prefer the Travis or 700 River. Those who want something even more epic will go for the Bosque.
415 Colorado is one of Downtown's best apartment buildings ever since it opened up. They have high quality interior finishes, great floorplans, and solid overall amenities. Aesthetically, the vibe is high level corporate hotel. it's luxury, but lacks local Austin energy. The gym is large, the pool area is nice, but not extravagant. The rooftop deck is very well done, and functions as a great hosting space. Some north facing units may have noise exposure from local bars and clubs. Otherwise the units are quiet and have great views. 415 Colorado s priced lower than nearby 6G, and similar to the Hanover buildings. Given that ATX Tower has been having many review issues, 415 is positioned well for those at the almost-top tier of building.
Encore is East Riverside's nicest apartment community. It works well for people looking for a luxury downtown quality building, but that is just outside of Downtown. Encore has excellent rooftop amenities, a gym, rooftop pool, and amazing river facing 2 bedrooms. Encore's co-working space makes it great for people who want to work from home. Most of the 1 bedrooms here face East or West with so-so views. Interior courtyard units give you more of a mid-rise experience. People looking here will usually also consider thr Marlowe right next door which is a few years older.
Saltillo has been one of my most popular apartment buildings in Austin ever since it opened. It's an interesting apartment community spread across four buildings. Saltillo's prices for the walkability is one of the best values in the entire city which is a big reason many of my clients choose here. Saltillo has some great larger 1 bedroom and 1 bedroom + den floorplans that are great for those working from home. Being right on top of Whole Foods and Target is useful. Saltillo has had some review issues which are worth looking at. Their package delivery process (Fetch) is one that often has problems. The ratio of many residents to few leasing agents is also likely a reason residents may have problems.
Quincy is a solid luxury building along Rainey Street. It's nicer than Skyhouse, but more dated (and cheaper) than.700 River, Bosque, Travis and Paseo. Now Quincy is positioned as a budget luxury option. It's very nice, has great amenities, but is outclassed overall by the above buildings. Some of the east facing units directly face another building right next door. Some west facing units face the Waterline next door, and some west units do have great hill country views.
Older highrise on the southern tip of Rainey. Windsor is the least popular building for my clients in Downtown. While it has a great location right on the trail/river, pretty much every other building in downtown wins. Windsor's amenities are on the ground floor which aren't interesting at all. This building could work if there is a crazy good price/sqft, but otherwise, other apartments are better options.
Elle West Ave is one of Downtown's best value apartments for one of the best locations. It's tucked in the heart of the Seaholm district with fantastic walkability. Elle's pricing is really good as well, and is one of the cheapest apartments in Downtown. However, Elle is also a very dated building and it shows. Here you make the tradeoff for building quality and location.
Ashton is one of Downtown's oldest luxury high rises. History Ashton has not been popular with my clients due to it's dated feel. However Ashton's does have great big floor plans. Even some north corner views have great wide exposure. South facing units have fantastic water views. Otherwise Ashton's amenities are totally lackluster. Most of my clients looking for Downtown luxury lease elsewhere
Pressler is a modern midrise building on the western edge of Downtown. Pressler is flanked by west 6th and west 5th streets which are both fairly loud. Pressler doesn't have great aesthetics, but is well priced for proximity to Downtown. Reviews seem to be a consistent issue.
5th Street Commons is deeper on the western edge of Downtown. It's a great value if you want downtown proximity, but don't need to be inside of Downtown. Walkability here is decent, but there's not much neighborhood energy in this part of town. 5th Street is a very busy highway-feeder road that gets a lot of traffic.
The Catherine is an older high rise community in South Austin, just across the bridge from Downtown. The Catherine has a luxury hotel vibe to it which is great, and professional level concierge. The pool doesn't have a great view, but their rooftop lounge has one of the best views in Austin. Access to Auditorium shores and Lady Bird Lake are great benefits. However the Catherine is not popular with my clients since it's in a weird location flanked by busy roads, a hotel, a giant construction project that will block it's downtown views, and lacks much of anything residential like grocery stores and coffee shops in the immediate walking area.
1155 Barton Springs is a solid luxury larger-midrise community in South Austin. 1155 is an interesting curveball for clients who want something Downtown-luxury quality in a quieter location. 1155 has massive floorplans and a much smaller number of units which give this community a quieter feel to it.
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