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:
- 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 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 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 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. 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 lists the steps.
Austin // Decker Lease-up 
