# Austin Apartment Specials | New Austin Apartment Team > New-build apartment specials in Austin confirmed within 7 days, each shown beside base rent with net effective, required fees, and year-two rent. URL: https://newapartmentsaustin.com/apartment-specials/ Specials confirmed within 7 days # Austin Apartment Specials, Decoded to What You'll Pay Each Month Last updated: October 27, 2026 Prices pulled Oct 25, 2026 at 6:14 AM CT · Travis · Williamson · Hays · Bastrop · Caldwell Every new-build special we confirmed this week, turned into the monthly number you'll pay and the year-two rent that follows. - Free to you, and your rent is the same either way - 144 new communities tracked (as of Oct 25, 2026) - Prices pulled every morning Get my shortlist [#get-shortlist →](#get-shortlist) Decode a special [#special-decoder →](#special-decoder) ![Leasing lounge desk with a printed move-in special card at a new Austin apartment building](/images/misc/leasing-lounge-of-a-new-austin-apartment-building-.webp) Illustrative photo. Renderings on the board are labeled as renderings. - 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 From the board ## Specials: what each card shows Cards render server-side from the daily feed. Pulled Oct 25, 2026 at 6:14 AM CT. Stale prices hide; unconfirmed specials don't publish. ![Exterior of a new apartment building in Far East Austin (illustrative photo)](/images/blog/labeled-exterior-photo-of-a-new-four-story-limesto.webp) Austin // Decker Lease-up Who can rent: Some units: essential housing (income-qualified) ### Citizen House Decker Far East Austin [/far-east-austin/ →](/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 → [#get-shortlist →](#get-shortlist) On this view - Specials confirmed within 7 days; unconfirmed specials don't publish - Base rent beside every discount; year two beside every special - The Special Decoder: weeks free on any lease length turned into a monthly number - Upfront, prorated, and gift-card formats compared on the same basis - Concession payback terms flagged from the addendum 144 Communities tracked Board, Oct 25, 2026 10.8 weeks Median special Board, Oct 25, 2026 $120.50 Median required fee n=12 buildings, Oct 25, 2026 +26% Year-two jump At median special, same base Rent math tool Special Decoder: Net Effective Rent Calculator Turn weeks free on any lease length into the monthly number you'll actually pay. Open the calculator [/tools/net-effective-rent-calculator/ →](/tools/net-effective-rent-calculator/) ## How deep are Austin apartment specials right now? Deeper than almost anywhere in the country. RealPage reported that 37% of stabilized Austin units offered a concession in June-July 2026, the top U.S. share, at about 8 weeks free. New apartments in Austin [/ →](/) go further: on our board the median special was 10.8 weeks on Oct 25, 2026, and 75% of communities were at 8 weeks or more. A special only helps you if you know what it does to the monthly number and to year two. This page lists the specials we confirmed within the last 7 days and decodes each one the same way. ## How do you turn weeks free into a monthly number? We use one formula on every building, published on How We Do the Math [/how-we-do-the-math/ →](/how-we-do-the-math/) : - **Free rent** = base rent × 12 ÷ 52 × weeks free - **Net effective** = (base rent × lease months − free rent) ÷ lease months On a $1,500 apartment with 10 weeks free on 12 months, free rent is about $3,462. Spread across the year, net effective is about $1,212 a month. Add $120 in required fees and you’re at $1,332, and year two starts at $1,620 if the base holds. That’s the comparison you want before you tour. Our net effective rent guide [/guides/net-effective-rent/ →](/guides/net-effective-rent/) walks through the definition and a dated example, and the Special Decoder on this page runs the math for any special you’re weighing. ## What types of specials do new buildings offer? | Format | How it works | What to watch | | --- | --- | --- | | Upfront weeks free | The first month or two are $0 or reduced | Higher payback exposure if you leave early | | Prorated concession | The value is spread as a monthly credit | Lower monthly rent, smaller exposure early on | | Look-and-lease special | Extra weeks if you apply within 24-48 hours of touring | Short deadline; confirm it in writing | | Gift card | A card at move-in instead of free rent | Doesn’t change net effective; shown separately | | “Up to” special | The headline number on select units only | Ask which floor plans and lease terms qualify | Revenue management pricing moves base rent daily, so the same special can be worth more or less from one week to the next. The upfront vs. prorated comparison [/guides/upfront-vs-prorated-concessions/ →](/guides/upfront-vs-prorated-concessions/) shows the cash and risk side by side. ## What does a special do to year two? Renewals price from base rent. A 10.8-week special on a 12-month lease lowers net effective by about 21%, so year two at the same base is about 26% higher than what you paid in year one. At +3% the jump is larger. We show year two at 0% and +3% beside every special so the renewal escalation isn’t a surprise at month 10. Our year-two rent guide [/guides/year-two-rent-after-concession/ →](/guides/year-two-rent-after-concession/) explains the jump and how the month-10 Renewal Check works. ## When should you sign to get a better special? Specials respond to the fill curve and the season. Lease-up buildings tend to offer the most while they’re filling their first units, and winter is the slow leasing season [/blog/austin-winter-leasing-season-2026-27-specials/ →](/blog/austin-winter-leasing-season-2026-27-specials/) . A longer lease can move your renewal month into a different season. We don’t predict prices; we show today’s dated numbers and the history on each building, and we can set an alert on buildings you save, with your consent, at most one a day. ## What we check in the concessions rider Before you sign, we read the concessions rider and the Texas Apartment Association lease addenda with you. We confirm: - The concession value in dollars and how it’s applied - The minimum lease term and the special expiration date - Any concession payback clause, such as payback at month 12 or on early termination - The required fee addendum, so true monthly cost matches the card If the special is missing from the ledger after move-in, we take it up with the community in writing and report back. Our guide on a special missing from the ledger [/guides/special-missing-from-ledger/ →](/guides/special-missing-from-ledger/) lists the steps. What we check ## What we read on every special Special end date Ledger check at day 7 and day 30 Payback terms on early exit Year two beside every special Photos are illustrative of what we check on tours. Renderings are labeled; community photos appear only with permission and credit. Why it goes wrong ## Why the advertised special isn't what you'll pay Problem 1 ### 'Up to' means select units An 'up to 10 weeks free' special often applies to a few floor plans or a minimum lease term. We confirm which unit gets which special before you tour. Problem 2 ### Formats aren't equal Upfront weeks, a prorated credit, and a gift card can carry the same headline. They differ on move-in cash, payback exposure, and whether net effective changes at all. Problem 3 ### The renewal resets At the board median of 10.8 weeks on 12 months, year two jumps about 26% at the same base (Oct 25, 2026). The special ends; the base rent stays. So we decode every special to net effective and year two, and get the terms noted in writing before you sign. 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. See this math on every building → [/contact/ →](/contact/) How we do the math [/how-we-do-the-math/ →](/how-we-do-the-math/) The concierge ## How we help with specials 1. 1 Confirm We call the community and confirm the special, the unit it applies to, the minimum lease term, and the end date. 2. 2 Decode Net effective, true monthly, and year two at 0% and +3% for your lease length. 3. 3 Read the addendum We read the concession and fee addenda with you and flag any payback clause. 4. 4 Check the ledger Day 7 and day 30 ledger checks so the special actually posts. **When something goes wrong:** If the special is missing from the ledger, a fee wasn't disclosed, or move-in slips, we take it up with the community in writing and report back. The 60-second form ## Tell us what you need. We make the calls. You don't have time to call 20 leasing offices. We do, and confirm the unit, the special, and the written fee sheet the same day during hours. 1. 1 Same day We call or text during hours with a shortlist plan. 2. 2 In writing Unit, special, end date, and fee sheet confirmed before you tour. 3. 3 Year two shown Every pick shows year two at 0% and +3%, plus a 24-month total. Prefer to talk? Call or text 512-000-000 [tel:+1512000000 →](tel:+1512000000) , Mon-Fri 8 AM-8 PM · Sat 9 AM-6 PM · Sun 12-5 PM. Free, same day during hours ## Get my shortlist Step 1 of 3 ### Thanks, we have your details. We'll call or text the same day during hours with your shortlist plan. Straight answers ## Specials: questions renters ask Direct answer first, then the source and date. If your question isn't here, ask us on the form or by text. ### How current are the specials on this page? Each special was confirmed with the community within the last 7 days, and the card shows the date. Specials we can't confirm don't publish, and stale prices are hidden. ### What is the most common special at new Austin buildings right now? Weeks free on a 12-month or longer lease. The board median was 10.8 weeks on Oct 25, 2026, and 75% of communities offered 8 or more weeks. RealPage reported 37% of stabilized Austin units offering a concession in June-July 2026, at about 8 weeks free. ### Is a gift card worth the same as free rent? Not on our numbers. Gift cards are shown separately and don't lower net effective, because they don't change what the lease says you owe each month. ### Do I have to pay back a special if I break the lease? Often yes, if the concession addendum includes a payback clause. Upfront specials usually carry more exposure early in the lease than prorated credits. We read that clause with you before you sign. ### Is a 15-month lease with more weeks free cheaper? Only if the extra weeks outweigh the added months at full base. Compare net effective and the 24-month total at 0% and +3%; the 12 vs. 15 month guide shows the math. ### Why do you show year two beside every special? Renewals price from base rent, not from the discounted number. Showing year two beside the special keeps the full cost in view before you commit. ### Can you guarantee a price or approval? No. The community sets both price and approval. We confirm them in writing before you sign. Guides ## Guides for specials ![Calculator and a printed apartment special flyer on a sunlit oak desk](/images/featured/calculator-and-a-printed-apartment-special-flyer-o.webp) Explainer ### What Is Net Effective Rent and How Do You Calculate It? Net effective = (base × months − free rent) ÷ months. $1,172 base with 10 weeks free on 12 months is $947 (as of Oct 25, 2026). The formula, a worked example, and its limits. Read the guide → [What Is Net Effective Rent and How Do You Calculate It? →](/guides/net-effective-rent/) ![Renewal offer letter on a kitchen island with a calendar nearby](/images/featured/renewal-offer-letter-on-a-kitchen-island-in-a-sunl.webp) Explainer ### Year-Two Rent After a Concession: How the Renewal Jump Works Renewals price from base rent. 10.8 weeks free on 12 months means about +26% at the same base. How to see year two at 0% and +3% before you sign. Read the guide → [Year-Two Rent After a Concession: How the Renewal Jump Works →](/guides/year-two-rent-after-concession/) Related guides ## Every Specials guide - ExplainerConcession Payback Clauses: When You Owe Free Rent Back→ [/guides/concession-payback-clauses/ →](/guides/concession-payback-clauses/) - ExplainerWhat Is Net Effective Rent and How Do You Calculate It?→ [/guides/net-effective-rent/ →](/guides/net-effective-rent/) - ExplainerWhat to Do When Your Special Is Missing From the Ledger→ [/guides/special-missing-from-ledger/ →](/guides/special-missing-from-ledger/) - ExplainerYear-Two Rent After a Concession: How the Renewal Jump Works→ [/guides/year-two-rent-after-concession/ →](/guides/year-two-rent-after-concession/) - Decision guide12-Month vs. 15-Month Lease on a New-Build Special→ [/guides/12-vs-15-month-lease/ →](/guides/12-vs-15-month-lease/) - Decision guideUpfront vs. Prorated Concessions vs. Gift Cards: Which Is Worth More→ [/guides/upfront-vs-prorated-concessions/ →](/guides/upfront-vs-prorated-concessions/) Related pages ## Related board views 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. Open New Build Board→ [/new-construction-apartments/ →](/new-construction-apartments/) 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. Open Lease-Ups→ [/lease-up-apartments/ →](/lease-up-apartments/) Board view ### Opening Soon Pre-leasing communities with opening dates we confirmed within 30 days, matched to the date your current lease ends. Open Opening Soon→ [/opening-soon/ →](/opening-soon/) ![](/images/misc/dusk-view-of-new-limestone-and-glass-apartment-tow.webp) 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. Get my shortlist → [/contact/ →](/contact/) See the New Build Board [/new-construction-apartments/ →](/new-construction-apartments/) Call or text 512-000-000 [tel:+1512000000 →](tel:+1512000000) We don't guarantee pricing or approval. The community sets both, and we confirm them before you sign.