Problem 1
Two areas in one search
Riverside and Del Valle serve different commutes. Comparing them on base rent alone hides the drive and toll difference.
Area · Southeast Austin · Travis County
New Apartments in Southeast Austin, With the Giga Texas Drive Priced In
Prices pulled Oct 25, 2026 at 6:14 AM CT Travis · Williamson · Hays · Bastrop · Caldwell
Riverside's newer mid-rises sit close to downtown, while the Del Valle and Onion Creek side is closer to Giga Texas and the airport.
- Free to you, and your rent is the same either way
- 144 new communities tracked (as of Oct 25, 2026)
- Prices pulled every morning
Area at a glance
16.2% Vacancy Source: Matthews, Q2 2026
0 Board addresses in 100-yr floodplain Source: FEMA check, Oct 25, 2026
10.8 wks Board median special Source: Board, Oct 25, 2026
Feed Tracked here Source: area.tracked, pulled daily
Area counts, "after special, from" prices, and typical specials render from the feed (area.* tokens), pulled Oct 25, 2026 at 6:14 AM CT. Values shown as "Feed" fill in from the live board.
- 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 it goes wrong
Southeast Austin New Apartment Problems We See Most
The local problem
A flood notice handed over at signing near Onion Creek
What you see
At lease signing you get a floodplain notice and are asked to sign it on the spot, with no time to work out what it means for your unit.
Why it happens here
The Halloween 2013 flood damaged more than 500 Austin homes, many along Onion Creek (FEMA). Cascades at Onion Creek and Lirica sit in the FEMA 0.2% area, and §92.0135 plus SB 2349 require a signed notice.
What we do
Our new-construction search flags the notice before you tour, reads it with you before you sign, and lines up East Riverside options if you'd rather skip the 0.2% area.
Problem 2
The flood notice gets skimmed
Every Texas lease carries a flood disclosure under §92.0135. At buildings in the FEMA 0.2% area, renters want to read it closely.
Problem 3
Unit mix isn't final
At some newer buildings the floor plan mix was still pending. A listed plan may not be available by your move date.
Unique to this area
What brings renters to Southeast Austin, and how we help here
Southeast Austin splits into two very different searches. Renters who want a short drive downtown look at the newer mid-rises along East Riverside and in Montopolis. Renters starting at Tesla Giga Texas or working airport shifts look farther out, toward Del Valle and Onion Creek, where SH-71 and SH-130 put Giga Texas and Austin-Bergstrom within a short drive. Vacancy was 16.2% in Q2 2026 (Matthews).
Approximate free-flow ranges across the area's tracked buildings. Each building card shows its own drive minutes, route, and toll.
Needs we hear here
- A Tesla commute
- Airport shift work
- A short drive downtown
- A newer mid-rise near the river
Local frictions
- Cascades at Onion Creek is in the FEMA 0.2% area; no board address is in the 100-year floodplain
- Flood notice required at or before signing (§92.0135; SB 2349)
- Unit mix still pending at some buildings
What we do here
- 1 Point out the flood notice and read it with you
- 2 Rank buildings by free-flow minutes to Giga Texas
- 3 Confirm unit mix where it's still pending
- 4 Compare Riverside and Del Valle on true monthly
Free to you
New Apartment Help for Riverside and Del Valle
Communities pay the brokerage, so every search costs you $0 and your rent is the same either way. The first services listed matter most here.
New Apartments Near Work in Austin New buildings matched to your job by free-flow drive time, route, and toll, with the toll added into your true monthly. Most asked for here New Construction Apartments in Austin: The 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. Most asked for here Lease-Up Apartments in Austin Buildings already open and filling, sorted by stage and fill estimate, with what's finished and what the special does to your monthly cost. Most asked for here Austin Apartment Specials at New Builds Specials confirmed within the last 7 days, each decoded to net effective and year two, with base rent shown beside every discount. New Apartments Opening Soon in Austin Pre-leasing communities with opening dates we confirmed within 30 days, matched to the date your current lease ends. Build-to-Rent Homes in the Austin Metro New detached and townhome rental communities, priced on the same true-monthly basis as every apartment on the board. Income-Restricted New Apartments in Austin New buildings with income-qualified units, labeled on every card, with dated 2026 income limits and voucher rules. New Apartments Near Transit in Austin New buildings by distance to MetroRapid and rail stops, from each building's durable profile. Moving to Austin: Renting a New Apartment Before You Arrive A remote shortlist for renters relocating to the metro: five-county overview, electric by area, tolls, and live video walks of the actual unit.
Every building, decoded
New buildings in Southeast
Each card renders from the feed with base rent, the special, net effective, true monthly, year two, electric, ISD, and the pull time. Pulled Oct 25, 2026 at 6:14 AM CT.
Live cards
These cards load from the daily feed
We never print a building's price or special as fixed text. Stale prices hide, and unconfirmed specials don't publish. Ask for the current list and we'll send it the same day during hours.
Room to ask: the leverage block
At 16.2% vacancy in Q2 2026 (Matthews), Southeast Austin ranked fourth in the metro behind Far North (25.0%), San Marcos (19.9%), and Northeast (17.0%). That still leaves room to ask, especially at buildings early in lease-up. We ask for a lower base rent first, because year two prices from base, then for the deeper special or a waived fee.
Leverage measures room to ask, not area quality, and it never enters the Austin New Build Score.
The concierge
How We Run Your Search, Step by Step
- 1 Shortlist We make the calls and confirm unit, special, and written fee sheet. Same day during hours.
- 2 Compare Net effective, true monthly, and year two side by side, plus our top two picks and the tradeoff.
- 3 Tour Up to four buildings in one routed afternoon, or a live video walk of the actual unit.
- 4 Apply We pre-check the income multiple and documents before any application fee.
- 5 Sign and move in We read the concession, fee, and flood addenda with you, then help start electric and water.
Need the Southeast Austin Math Before You Tour?
Free to you, and your rent is the same either way. No application fee until we've pre-checked approval, and nothing to sign with us.
Local knowledge
Flood Notices, Commutes, and Floor Plans We Track
Getting around Southeast Austin
SH-71 is the east-west spine past the airport toward Del Valle and Bastrop. US-183 runs north-south on the east side, and SH-130 is the tolled bypass toward Giga Texas and points north. Near downtown, East Riverside Drive and I-35 carry most trips.
For a Giga Texas commute, Del Valle and Onion Creek buildings are usually the shortest drive. For downtown or University of Texas at Austin commutes, East Riverside and Montopolis are closer. We show free-flow minutes and any toll per building, and we add tolls to true monthly when your route uses SH-130. Transit options vary by address; we confirm stop distance and route frequency for each building rather than assuming.
Flood notices and what they mean
No board address is in FEMA's 100-year floodplain (Oct 25, 2026). Two board buildings, Cascades at Onion Creek and Lirica, sit in the FEMA 0.2% annual chance flood area, sometimes called the 500-year area.
Texas law requires a flood disclosure for every lease. Texas Property Code §92.0135 (HB 531, effective Jan 1, 2022) requires a floodplain and flood-history notice at or before signing. SB 2349 (effective Sept 1, 2025) requires both parties to sign it; leases under 30 days are exempt. We point out the notice and read it with you, and we explain what the 0.2% designation means for renters insurance questions.
At Cascades at Onion Creek, the unit mix was still pending as of Oct 25, 2026. We confirm the actual floor plans before you tour.
How we help
Why Giga Texas and Airport Commuters Use Us
- Buildings ranked by free-flow minutes to Giga Texas or the airport
- The Texas flood notice pointed out and read with you before you sign
- Riverside and Del Valle buildings compared on true monthly
- Unit mix and amenity dates confirmed in writing where they're pending
- Unit, special, and written fee sheet confirmed the same day during hours
Market context for Riverside and Del Valle
Metro effective rent was $1,316 in Q2 2026, down 5.0% year over year (Northmarq). 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), a narrow gap that makes the special and fees decisive when you compare.
What we cover in Southeast Austin
We cover new Austin apartments in East Riverside, Montopolis, Del Valle, and Onion Creek. Districts include Del Valle ISD and Austin ISD depending on the address, listed as facts. Electric is Austin Energy at most addresses here; we check each one, and we'll help you set it up before move-in.
East RiversideMontopolisDel ValleOnion Creek
ZIP codes we cover: 78741, 78617
- Electric
- Austin Energy at most addresses; check each address
- School district (fact)
- Del Valle ISD and Austin ISD (by address)
- Vacancy
- 16.2% (Matthews Q2 2026)
- Jurisdiction
- City of Austin / Travis County (Del Valle)
Landmarks and routes
- Austin-Bergstrom International Airport
- Tesla Giga Texas
- East Riverside Drive
- Onion Creek
SH-71 runs past the airport toward Del Valle, US-183 runs north-south, and SH-130 is the tolled bypass to Giga Texas. Light rail Phase 1 plans a branch along East Riverside.
Map shows the general area. Building addresses and drive times are on each card.
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.
Straight answers
Southeast Austin Questions Answered
Direct answer first, then the source and date. If your question isn't here, ask us on the form or by text.
How far is Del Valle from Tesla Giga Texas?
Most new buildings in Del Valle and near Onion Creek sit about 5-15 free-flow minutes from Giga Texas via SH-130 or SH-71. East Riverside is farther; cards show each building's minutes.
Are any new Southeast Austin apartments in a flood zone?
None on our board is in FEMA's 100-year floodplain as of Oct 25, 2026. Cascades at Onion Creek and Lirica are in the 0.2% annual chance area, so we read the flood notice with you before you sign.
What does the Texas flood disclosure require?
Texas Property Code §92.0135 (HB 531, effective Jan 1, 2022) requires a floodplain and flood-history notice at or before signing. SB 2349 (effective Sept 1, 2025) requires both parties to sign it. Leases under 30 days are exempt.
Why do Onion Creek renters ask about flooding?
The Halloween 2013 flood killed five people and damaged more than 500 Austin homes, many along Onion Creek (FEMA), and the city funded buyouts of damaged homes afterward. Renters reasonably want the map and history for a specific address.
Will light rail reach East Riverside?
Austin's light rail Phase 1 plan includes a branch east on Riverside Drive to Yellow Jacket Lane, short of the airport. Opening dates are still projected, so we treat it as future context, not a commute you can use today.
Is this side of town good for airport shift work?
Many new buildings sit about 5-15 free-flow minutes from Austin-Bergstrom via SH-71, with no toll on the main lanes. We check parking at both ends for early shifts.
Can you promise a unit mix that is still pending?
No. At Cascades at Onion Creek the mix was still pending on Oct 25, 2026. We confirm actual floor plans, price, and approval terms in writing before you tour or sign.
Neighboring areas
Compare Southeast with nearby areas
Vacancy Metro figure · No submarket figure published; metro data used
New apartments in Far East Austin
Decker Lane's lease-ups sit in unincorporated Travis County yet still run on Austin Energy and Austin Water, a mix that changes the monthly math.
Open Far East Austin Vacancy 19.9% · Matthews Q2 2026New apartments in San Marcos
Buildings near the I-35 frontage put Austin within a commute, while the SH-123 side trades drive time for a different utility setup.
Open San Marcos The 60-second form
Get the Southeast shortlist
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 Same day We call or text during hours with a shortlist plan.
- 2 In writing Unit, special, end date, and fee sheet confirmed before you tour.
- 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, Mon-Fri 8 AM-8 PM · Sat 9 AM-6 PM · Sun 12-5 PM.
Free, same day during hours
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.
Guides
Guides for renting in this area
Explainer
Lease Addenda Red Flags in a New-Build Lease
Concession repayment, RUBS, fees, renewal, early exit, military waiver, late fees, and the Texas flood notice: the eight addenda to read before you sign.
Read the guide
Explainer
Samsung Taylor and Tesla Giga Texas: SH-130 Drive Times and Tolls From New Builds
SH-130 routes, monthly toll cost, and where new buildings sit in Manor, Hutto, Pflugerville, and Del Valle for Samsung and Tesla commutes.
Read the guide Related pages
Keep comparing
Area
Far East Austin
Decker Lane's lease-ups sit in unincorporated Travis County yet still run on Austin Energy and Austin Water, a mix that changes the monthly math.
Area
San Marcos
Buildings near the I-35 frontage put Austin within a commute, while the SH-123 side trades drive time for a different utility setup.
Board view
Near Work
New buildings matched to your job by free-flow drive time, route, and toll, with the toll added into your true monthly.
Free to you, and your rent is the same either way
Book Your Southeast Austin Tours
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.