Problem 1
Specials don't compare
10.8 weeks free was the board median on Oct 25, 2026. Spread across 12 months, that's about 21% off base, not 10.8 weeks of savings each month.
Austin metro new-build board · 2024 to 2027
New apartments in Austin, priced the way you'll actually pay
Prices pulled Oct 25, 2026 at 6:14 AM CT Travis · Williamson · Hays · Bastrop · Caldwell
Every ground-up building from Georgetown to San Marcos, with net effective, required fees, and year two pulled every morning.
- Free to you, and your rent is the same either way
- 144 new communities tracked (as of Oct 25, 2026)
- Prices pulled every morning
Latest tour note Corrections log →
Tour note (Oct 22, 2026, Citizen House Decker): clubhouse and pool open; special confirmed on a 12-month lease with the Greystar fee addendum.
144 Ground-up builds Board, Oct 25, 2026
10.8 wks Median special Board, Oct 25, 2026
+26% Year-two jump At the median, same base
$0 Cost to you Communities pay the brokerage
60 seconds · free
Step 1 of 3 Get my shortlist
Thanks, we have your details.
We'll call or text the same day during hours with your shortlist plan.
- Licensed Texas brokerage Spirit Real Estate Group, LLC, TREC #562021
- Free to renters Communities pay the brokerage. Your rent is the same either way.
- Prices pulled every morning Every card shows the date and time it was pulled
- Score can't be bought Commission rates never affect score, sort, placement, or picks
Why renters work with us
We do the calls, the math, and the follow-up
A licensed Texas brokerage team: Spirit Real Estate Group, LLC, TREC #562021. Free to you, and your rent is the same either way.
We make the calls
You don't have time to call 20 leasing offices. We do, and confirm the unit, special, and written fee sheet the same day during hours.
Every fee in writing
Required fees ran $78-$228 a month at 12 board buildings (median $120.50, Oct 25, 2026). We add them into true monthly.
Year two before you sign
Renewals price from base rent. We show year two at 0% and +3% on every building.
Four tours, one afternoon
Up to four tours in one routed afternoon, or a live video walk of the actual unit.
Approval pre-check
We check the income multiple, and whether it's tested on base or effective rent, before any application fee.
After you move in
Day 7 and day 30 punch list and ledger check, then a month-10 Renewal Check with current comps.
Why it goes wrong
Why the advertised special isn't what you'll pay
Problem 2
Fees sit outside the rent
The median required fee at 12 board buildings was $120.50 a month, $1,446 a year outside headline rent.
Problem 3
Year two jumps
At the same base, a 10.8-week special on 12 months means year two jumps about 26%.
Start from your need
What brings you to a new building
We describe needs, never people. Pick yours and we'll shortlist around it.
No time to call 20 leasing offices A job move to Samsung Taylor A commute to Tesla Giga Texas Apple, Dell, or the Domain A short drive to a hospital shift A build-to-rent home with a yard Pets A move date tied to your current lease Income-restricted units Renewal help at month 10 Moving from out of state Living near MetroRapid or rail
The New Build Board
Nine things we track on every building
Each card is pulled every morning and dated. Renderings are labeled. Commission rates never affect the score, sort, placement, recommendations, or alerts.
Austin // Decker Lease-up
Who can rent: Some units: essential housing (income-qualified)
Citizen House Decker
Far East Austin · Austin Energy (no plan choice) · Manor ISD
1. True monthly (rent + required fees) $1,059 / mo
2. Net effective$947 / mo
3. Base rent$1,172 / mo
4. Special: Up to 10 weeks free on a 12-month lease
5. Year two at the same base: $1,284.50 / mo (+21%)
Required fees $112.50 (Greystar fee calculator). FEMA Zone X · MetroRapid 837 stop 0.46 mi.
Pulled Oct 25, 2026 at 6:14 AM CT
Illustration, values as of Oct 25, 2026; live page uses the feed.
Request the full fee sheet- 1 Base rent
- 2 The special in plain words, with its end date
- 3 Net effective
- 4 True monthly with required fees
- 5 Year two at 0% and +3%
- 6 Electric setup
- 7 Stage and fill estimate
- 8 Austin New Build Score
- 9 Confirmation date
The Special Decoder
Turn 'weeks free' into the number you'll pay each month
Same formula we use on every building. Gift cards stay out of net effective, and year two is shown beside every special.
$1,269 Net effective
$1,389 With fees
$1,620 Year two
+17% Renewal jump
- Free rent value
- $2,769
- Discount off base
- 15.4%
- Lease total after special
- $15,231
- Fees per year
- $1,440
8 weeks free on a $1,500 apartment works out to about $1,269 a month across 12 months. Add $120 in fees and you're at $1,389, and year two starts at $1,620 if the base holds.
Estimates only. The community sets rent, fees, and approval. We confirm them in writing before you sign. Gift cards are shown separately and are not part of net effective.
Sourced and dated
Austin new builds by the numbers
Board figures render from the feed. Market figures name their source and date, and we say "effective" or "asking" every time.
10.8 weeks Median special on our board Source: New Austin Apartment Team board, Oct 25, 2026
+26% Renewal jump at the median special Source: Board median, same base rent, Oct 25, 2026
37% Stabilized Austin units with a concession Source: RealPage, June-July 2026
About 7,000 Expected deliveries in 2027 Source: Austin Apartment Association; Northmarq, 2026
For context: effective rent across the metro was $1,316 in Q2 2026 (Northmarq, down 5.0% year over year), and asking rent was $1,508 in May 2026 (Yardi). After concessions, Class A effective rent was $1,420 against $1,376 for Class B (Northmarq Q2 2026). Austin's fee ordinance No. 20260528-045 now requires owners of 50+ units to advertise rent plus required fees, which our true monthly already shows.
New builds by area
Where the new buildings are, and what they cost after the special
Counts, typical special, and 'from' prices render from the feed with each row's pull date. Areas with fewer than 3 new builds aren't listed.
Five-county map
Click a point or a row to cross-highlight. Vacancy: Matthews Q2 2026. Electric: address and property checks, Oct 25, 2026.
Tracked count, market-rate studio/1BR "after special, from" price, typical special, and 2026 first move-ins render from the feed (area.* tokens) with the pull date on each row. ISD is a fact, not a rating. 12 more area pages are in progress.
Opening soon
Pre-leasing buildings, matched to your move date
Deliveries fall from about 13,000-14,900 in 2026 to about 7,000 in 2027 (Austin Apartment Association; Northmarq). Opening dates render from the feed once confirmed.
Dates confirmed within 30 days
We list a pre-leasing building only after confirming its first move-in date with the community in the last 30 days.
Matched to your lease end
Tell us when your current lease ends. We flag openings where a short slip would overlap and name a backup open building.
Hard-hat tours and video walks
Where communities allow it, we arrange a hard-hat tour or a live video walk once your actual unit is ready to show.
The concierge
What we do, from shortlist to month 10
- 1 Shortlist We make the calls and confirm unit, special, and written fee sheet. Same day during hours.
- 2 Compare Year-two and 24-month math, plus our top two picks and the tradeoff.
- 3 Tour Up to four in one routed afternoon, or a live video walk of the actual unit.
- 4 Apply Pre-check the income multiple and documents before any fee.
- 5 Sign Read the concession and fee addenda with you and get the special noted in writing.
- 6 Move in Electric and water start. A 12-month letter of credit waives deposits at Austin Energy ($200), PEC (up to $150), and Georgetown ($250).
- 7 Days 7 and 30 Written punch list and a ledger check for the special.
- 8 Month 10 Renewal Check with current comps.
The 60-second form
Move date, all-in budget, must-haves. We'll call or text the same day during hours with your shortlist plan.
Straight answers
Questions renters ask first
Direct answer first, then the source and date. If your question isn't here, ask us on the form or by text.
Do I pay anything to use the New Austin Apartment Team?
No. Communities pay the brokerage, Spirit Real Estate Group, LLC, and your rent is the same either way. You'd pay the same rent if you walked into the leasing office on your own.
What is net effective rent?
Net effective is base rent minus free rent, spread across the lease: (base × months − free rent) ÷ months. $1,172 base with up to 10 weeks free on 12 months is about $947 (illustration, values as of Oct 25, 2026; live pages use the feed).
Why is true monthly higher than net effective?
True monthly adds required fees, an electric estimate, the water charge, and parking to net effective. Required fees alone ran $78-$228 a month at 12 board buildings (median $120.50, Oct 25, 2026).
Why does rent jump in year two after a special?
Renewals price from base rent, not from the discounted number. A 10.8-week special on 12 months means year two is about 26% higher at the same base. We show year two at 0% and +3% on every building.
How fast will I get a shortlist?
Same day during hours (Mon-Fri 8 AM-8 PM, Sat 9 AM-6 PM, Sun 12-5 PM). We make the calls and confirm the unit, special, and written fee sheet first.
Which buildings count as new?
Ground-up new construction only, with first move-ins 2024 to 2027, in pre-leasing, lease-up, or the first 24 months. No renovations, conversions, or renamed older buildings.
Can you guarantee a price or approval?
No. The community sets both price and approval. We confirm them in writing before you sign.
Guides
Two guides to read first
Explainer
Is an Apartment Locator Free in Texas? How Locators Get Paid
Communities pay the brokerage, and your rent is the same either way. How locator commissions work in Texas and why they never affect our score.
Read the guide
Decision guide
Required Monthly Fees at New Apartments: What They Cover and Cost
At 12 board buildings, required fees ran $78-$228 a month (median $120.50, Oct 25, 2026). What they cover, property-billed water rules, and Austin's fee ordinance.
Read the guide Related pages
Where to start on the board
Board view
New Build Board
Every in-scope community on one map, with base rent, the special, net effective, true monthly, and year two pulled every morning.
Board view
Specials
Specials confirmed within the last 7 days, each decoded to net effective and year two, with base rent shown beside every discount.
Board view
Lease-Ups
Buildings already open and filling, sorted by stage and fill estimate, with what's finished and what the special does to your monthly cost.
Free to you, and your rent is the same either way
You don't have time to call 20 leasing offices. We do.
Send us your move date and all-in budget. We confirm the unit, the special, and the written fee sheet the same day during hours, then show you year two before you tour.
We don't guarantee pricing or approval. The community sets both, and we confirm them before you sign.