What makes a lease-up building different?
A lease-up building is open, has its Certificate of Occupancy, and is filling its first units. That’s usually when concessions are deepest: on Oct 25, 2026, 75% of the new Austin apartments on our board offered 8 or more weeks free. For you, a lease-up means a brand-new unit and room to ask, but also a building that may still be finishing.
This page lists open buildings in lease-up or in their first 24 months, with the stage, the fill estimate, what’s finished (pool, gym, garage), and the special decoded to net effective and year two.
What are the stages of a new building?
| Stage | What it means for you | Typical special pattern |
|---|
| Pre-leasing | Signing before first move-in, often from a floor plan | Pre-lease specials; delivery date risk |
| Early lease-up | Open, first residents, some amenities pending | Often the deepest concessions |
| Mid lease-up | Most amenities open; fill rate climbing | Specials vary week to week |
| Late lease-up / first 24 months | Near stabilized occupancy | Smaller specials, more stable pricing |
| Stabilized | Typically around 90% or more occupied | Out of our board’s scope after 24 months |
Lease-up velocity, the pace at which units fill, drives how fast specials shrink. Revenue management pricing reacts daily, so we track price and special history on every building. Our guide on how specials change as a building fills explains how to read the fill curve.
How do we decide what’s “finished”?
We confirm each item in writing with the community rather than relying on the listing:
- Amenity open dates for the pool, fitness center, clubhouse, dog park, and garage
- Phase construction: whether another building is going up next door, and the construction noise hours
- Finish-out in the unit you’d lease, not the model
- Parking: whether the structured garage is open or residents use temporary surface parking
If you want a building with no construction next door, tick that box on the form and we’ll filter for it. Our guide to moving into a building that’s still finishing lists the questions to ask before you sign.
What should you check on a lease-up tour?
New construction has its own checklist. We suggest testing sound between units (the 2024 IBC sets STC 50 and IIC 50 as the minimum), checking HVAC balancing in west-facing units on a hot afternoon, and looking at the actual unit’s view and floor. Our tour and move-in checklist has a printable version, and are new apartments soundproof? explains the ratings.
How does the special look on an open building?
Here’s one dated example from the board, labeled as an illustration:
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. With $112.50 in required fees, $1,059 a month. Year two at the same base: $1,284.50 (+21%). Tour note, Oct 22, 2026: clubhouse and pool open.
The lease-up special lowers year one. Year two is where the renewal price starts from base rent, so we show both before you decide.
What happens after you move in?
New buildings often have small warranty repairs in the first weeks. Use the move-in condition form within 48 hours and keep a dated copy. At day 7 and day 30 we help you send a written punch list and check the ledger for the special. Our day 7 and day 30 punch list guide covers common items like caulk, doors, appliances, and HVAC balancing. When something isn’t fixed, we take it up with the community in writing and report back.
Austin // Decker Lease-up 
