# Year-Two Rent After a Move-In Special: The Renewal Jump > Renewals price from base rent. 10.8 weeks free on 12 months means about +26% at the same base. See year two at 0% and +3%. URL: https://newapartmentsaustin.com/guides/year-two-rent-after-concession/ Last-Modified: 2026-10-25 Guide · Specials # 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. Written by New Austin Apartment Team [/about/#new-austin-apartment-team →](/about/#new-austin-apartment-team) · Reviewed by the team, Spirit Real Estate Group, LLC · Updated October 25, 2026 · 6 min read - Free to you, and your rent is the same either way - 144 new communities tracked (as of Oct 25, 2026) - Prices pulled every morning ![Renewal offer letter on a kitchen island with a calendar nearby](/images/featured/renewal-offer-letter-on-a-kitchen-island-in-a-sunl.webp) - 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 does rent jump in year two? Because renewals price from base rent, not from what you paid after the special. A move-in special lowers year one; it doesn’t lower the base. At the board’s median special of 10.8 weeks on a 12-month lease (Oct 25, 2026), year-one rent averages about 21% below base, so year two at the same base is about 26% higher. That’s why we show year two beside every one of the current specials with year two [/apartment-specials/ →](/apartment-specials/) . ## A dated example > **Illustration, values as of Oct 25, 2026; live page uses the feed** > > Citizen House Decker: $1,172 base, up to 10 weeks free on 12 months = $947 net effective. Required fees $112.50, so $1,059 a month. Year two at the same base: $1,172 + $112.50 = $1,284.50, a $225 jump (+21%). ![Step chart: year one $1,059 rising to year two $1,284.50](/images/content/step-chart-of-year-one-1059-dollars-rising-to-year.webp) The jump is +21% here rather than +26% because fees are included on both sides; fees don’t change with the special, so they soften the percentage. ## How the jump grows with the special | Weeks free (12 months, $1,500 base) | Year-one net effective | Year two at 0% | Jump | Year two at +3% | Jump | | --- | --- | --- | --- | --- | --- | | 4 | $1,385 | $1,500 | +8% | $1,545 | +12% | | 8 | $1,269 | $1,500 | +18% | $1,545 | +22% | | 10.8 | $1,189 | $1,500 | +26% | $1,545 | +30% | | 12 | $1,154 | $1,500 | +30% | $1,545 | +34% | Rent only, fees excluded. What it means for you: the deeper the special, the bigger the year-two gap. Budget for year two, not just year one. ## Year two at 0% and +3% We show two cases because no one knows the renewal offer in advance: - **0%**: base rent holds. This is the minimum jump from losing the special. - **+3%**: base rises 3%. A common planning assumption. **Year two = base rent × (1 + assumed change) + required fees** Use the year-two calculator on our tools page [/tools/ →](/tools/) to run your own numbers. ## Three ways to soften the jump 1. **Prefer a lower base over a deeper special.** A $50 lower base saves $600 in year one and lowers year two by $50 a month. A bigger special on a higher base looks better now and costs more later. 2. **Move your renewal month.** A 15-month lease can push your renewal into a different season, when pricing may be lower. See 12 vs. 15 months [/guides/12-vs-15-month-lease/ →](/guides/12-vs-15-month-lease/) . 3. **Run a Renewal Check at month 10.** Compare your offer with current specials and base rents at nearby new buildings. ## What the month-10 Renewal Check does At month 10, before most renewal offers arrive, we pull current comps: base rent, specials, and true monthly at comparable new buildings near you. If nearby buildings are still leasing up, you have room to ask your community to hold the base, offer a renewal concession, or waive a fee. If the numbers favor moving, we’ll show you that too, including move-in cash. > **The renewal letter isn’t the last word** > > Communities often have more flexibility than the first offer shows, especially when nearby lease-ups are competing for the same renters. ## Check the 24-month total before you sign The cleanest way to see the whole picture is the 24-month total: year one after the special plus year two at base. Our guide on comparing new buildings [/guides/compare-new-apartment-buildings/ →](/guides/compare-new-apartment-buildings/) shows four buildings side by side, where the deepest special lost on a two-year basis because of its higher base. Learn more about Specials Every new-build special we confirmed this week, turned into the monthly number you'll pay and the year-two rent that follows. Open Specials [/apartment-specials/ →](/apartment-specials/) 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. Straight answers ## Questions about this topic Direct answer first, then the source and date. If your question isn't here, ask us on the form or by text. ### Why is my renewal so much higher than my rent? Renewals start from base rent, not the discounted number you paid after the special. If the special lowered year one by 21%, year two at the same base is about 26% higher. ### Can I negotiate a renewal at a new building? Often there's room, especially where nearby buildings are still leasing up with specials. We run a month-10 Renewal Check with current comps so you know what to ask for. ### When will I get my renewal offer? Usually 60-90 days before the lease ends, depending on the notice terms in your lease. That's why our Renewal Check happens at month 10. ### Can you guarantee a price or approval? No. The community sets renewal pricing. Keep reading ## More guides on this topic ![Wall calendar and lease pages in a bright new apartment kitchen](/images/featured/wall-calendar-and-lease-pages-in-a-bright-new-apar.webp) ### 12-Month vs. 15-Month Lease on a New-Build Special More weeks free on a longer lease can cost more or less. Compare net effective, renewal month timing, and 24-month totals before you choose. [12-Month vs. 15-Month Lease on a New-Build Special →](/guides/12-vs-15-month-lease/) ![Concession addendum page with a highlighted repayment clause](/images/featured/concession-addendum-page-with-a-highlighted-repaym.webp) ### Concession Payback Clauses: When You Owe Free Rent Back Leave early and a concession addendum can require you to repay free rent. What triggers it, and how upfront vs. prorated specials change your exposure. [Concession Payback Clauses: When You Owe Free Rent Back →](/guides/concession-payback-clauses/) 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. Related pages ## Related board views 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. Open Specials→ [/apartment-specials/ →](/apartment-specials/) 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/) ![](/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.