We score every community on the same five dimensions, each from 0 to 10, each with a fixed share of the rating that never changes between communities. Multiply each score by its share, add the five together, and you get the number. Resident reviews are evidence for the scores, never averaged in.
At the lake end of Rainey Street, 700 River is a 43 story tower that runs more like a hotel than an apartment building. There's a front desk around the clock, packages come up to your door, the spa has steam rooms and cold plunges, and the lounge sits on the 43rd floor. Residents rave about the staff. What catches them is the bill, and the noise from Rainey and the construction around it.
Start with the monthly number. One bedrooms start at $3,260 in base rent, and the property's own fee table adds at least $257.52 a month for the amenity fee, internet, boiler, pest control and a handful of small admin charges. Water, trash hauling, electric and gas come on top, and the same table estimates those at about $162 a month. So the cheapest one bedroom really costs about $420 more than its listed rent before renters insurance and parking, and any special comes off the base rent only.
Below: the full fee math, the income restricted homes that can show up as the cheapest rows in the price table, what residents praise and what wears on them, and what we'd ask on a tour.
Every number in this section comes from one place: 700 River's own pricing feed, refreshed every day. Start with the size you need, then open the exact plan. These are advertised base rents. Fees come on top, and the true cost section below adds them in. The prices at the top of this page are the homes 700 River lists open on its own site today. The plans below come from its floor plan feed, which can run a day behind, so a price can differ between the two. A plan with no home listed open shows no price, and you can ask us about it.
23 of the 409 apartments here are saved for renters who earn under a set amount. Earn more and you can't rent those. So if one price looks way cheaper, that is probably why. Ask the leasing office which ones. To rent here, you usually need to earn at least 3x the advertised base rent, counted before any other specials apply. Screening criteria change. Confirm with the leasing office before you apply.
21 floor plans · 69 homes open today · checked October 15, 2026 straight from 700 River's pricing feed, refreshed daily. Every open home below is a button: tap one and we will look for your best price on that exact unit. We reply within 24 to 48 hours on weekdays.
2 plans · 2 available · from $2,671
S2
from $2,671
Studio · 1 bath · 464 sq ft · $5.76/sq ft
1 available · move in Nov 6
S3
from $3,416
Studio · 1 bath · 652 sq ft · $5.24/sq ft
1 available · move in Mar 7, 2027
10 plans · 44 available · from $3,260
A1
↓ $38 from $3,260
1 bed · 1 bath · 701 sq ft · $4.65/sq ft
4 available · move in now
A3
↓ $58 from $3,735
1 bed · 1 bath · 774 sq ft · $4.83/sq ft
6 available · move in now
Best valueA6
↑ $81 from $3,881
1 bed · 1 bath · 892 sq ft · $4.35/sq ft
6 available · move in now
A4
↑ $131 from $3,986
1 bed · 1 bath · 914 sq ft · $4.36/sq ft
7 available · move in now
A7
↑ $81 from $4,141
1 bed · 1 bath · 882 sq ft · $4.70/sq ft
1 available · move in now
A5
↑ $81 from $4,521
1 bed · 1 bath · 885 sq ft · $5.11/sq ft
1 available · move in now
A9
↑ $81 from $4,756
1 bed · 1 bath · 929 sq ft · $5.12/sq ft
5 available · move in now
A13
↓ $54 from $4,880
1 bed · 1.5 bath · 1,049 sq ft · $4.65/sq ft
7 available · move in now
1BR
plan image on request
A11
↑ $81 from $5,056
1 bed · 1 bath · 1,095 sq ft · $4.62/sq ft
5 available · move in now
A12
↑ $46 from $5,800
1 bed · 1.5 bath · 1,103 sq ft · $5.26/sq ft
2 available · move in now
8 plans · 14 available · from $5,133
Best valueB1
↑ $85 from $5,133
2 bed · 2 bath · 1,169 sq ft · $4.39/sq ft
3 available · move in Oct 25
B6
↑ $337 from $9,238
2 bed · 2.5 bath · 1,552 sq ft · $5.95/sq ft
3 available · move in now
B4
↑ $1,879 from $9,362
2 bed · 2 bath · 1,405 sq ft · $6.66/sq ft
4 available · move in now
B5
↑ $2,303 from $11,473
2 bed · 2 bath · 1,539 sq ft · $7.45/sq ft
3 available · move in now
B1P
↑ $2,509 from $12,499
2 bed · 2.5 bath · 1,574 sq ft · $7.94/sq ft
1 available · move in now
B2
2 bed · 2 bath · 1,257 sq ft
none open today, ask about upcoming
B2P
2 bed · 2.5 bath · 1,945 sq ft
none open today, ask about upcoming
B3P
2 bed · 2.5 bath · 2,138 sq ft
none open today, ask about upcoming
1 plan · 9 available · from $7,869
C1
↑ $7 from $7,869
3 bed · 3 bath · 1,724 sq ft · $4.56/sq ft
9 available · move in now
Data reviewed by Ross Quade, Licensed Apartment Locator (TREC #679806)How we get our dataplan level pricing and availability from the community's pricing feed, checked October 15
Advertised rent is not the whole story. Most communities charge monthly fees on top of rent and bill you for the utilities you use, like water, electric, and internet. It varies a lot, so ask for the fee sheet on your tour. Pick your unit, add the extras that apply, and choose the month you move in. The calculator shows what you should expect to pay each month once those are added and the special is spread across the lease. It is an estimate, not a quote. Only the community can give you a final price.
Bed types come from live pricing. Options are grayed out if 700 River doesn't offer that layout.
Specials come from the community and can change or end at any time. Some apply only to select units. The math here is an estimate, not a quote. Confirm the exact numbers on your tour before you sign.
Text me my best priceFree to you. The community pays the Austin Apartment Team a small referral fee, the same way a seller might pay a buyer's agent. We talk with leasing offices every day, track their current specials, and push for the best deal on your behalf.
This is your net effective rent: the special spread evenly across the lease. The community may actually give it as free months, so a single month's bill can be higher or lower. What you pay over the whole lease is the same.
Real rent comps near 700 River, pulled from live market data. Pick your unit type below. The market position widget and the map update instantly with advertised base rents for that layout.
Our daily record of this community's advertised starting rent, by bedroom count, drawn as a step. Pick a size above the chart. The rent held at each level until the day we saw it change; nothing between the points is filled in. The number is the advertised rent before any special; where a special was running, a dashed line shows what it nets out to on a 12-month lease.
Cheapest here today Studio $2,671 new · 1 bedroom $3,260 ↓ $220 · 2 bedroom $5,133 ↑ $345 · 3 bedroom $7,869 ↓ $285
Solid is the advertised rent before the special; dashed is the net effective rent on a 12-month lease.
Not counted as rent moves, since the record we read the rent from changed on those days: any size on Aug 31.
See this chart for every community we track, or every move we caught across the market.
Every pin is a comparable 1 bedroom nearby. The colored ring shows price vs 700 River. The letter chip in the corner of each pin shows the community's class so you can compare apples to apples. Click any pin for the full detail.
Read this map in two layers. Against everything within about a mile, 700 River sits far above the median, and that median includes plenty of older buildings. Against Paseo, The Modern and Bosque, the newest towers nearby, its cheapest one bedroom costs a little less per square foot. The fees change the math: a big fixed monthly charge, before utilities, can flip a close call between two towers, so ask every building on your list for its fee table, not just its rent. The cheap pins next door on Rainey belong to Skyhouse, a 2013 tower worth a look if the spa and the concierge don't matter much to you.
Every amenity gets a green (works as advertised), yellow (mixed reviews), or red (residents complain) badge based on what people actually wrote.
Advertised: "24-hour concierge"
Reality: The most praised thing in the building by a wide margin. Residents bring up the desk staff in review after review, often by name, and the property lists package delivery to your home, so boxes come up to you instead of waiting in a lobby. That matters here: police logged 15 mail thefts in the blocks around the building over the past year.
Advertised: "Steam, sauna, plunges, outdoor showers, & treatment rooms"
Reality: One resident lists the sauna, steam room and cold plunge first among the amenities they really use. Facials and massages are listed as on demand treatments, so ask what they cost before you count them as part of the rent.
Advertised: "Heated & chilled infinity pool with ozone filtration"
Reality: One resident calls out the skyline views from the pool. The property lists towel and drink service poolside too, so ask what the drinks cost.
Advertised: "43rd-floor sky lounge & terrace"
Reality: The top floor is a resident lounge and terrace, not a rooftop bar, so the best view in the building comes without a tab or a line.
Advertised: "Luxury fitness center powered by Technogym"
Reality: One resident says the gym rivals a boutique studio, and there's a separate yoga and functional training room. Personal training is on the list too; ask what it costs.
Advertised: "Private dog run with self washing turf"
Reality: The bigger perk is next to it: dog boarding, daycare and grooming in the building, which one resident calls a lifesaver. The fee table doesn't price daycare, so get the rates before you plan around it.
Advertised: "Functional workspaces with standing desks & private offices"
Reality: Private offices with a door you can close, not just a lounge with outlets. You pay the required $50 a month internet charge whether you work down here or upstairs, and the property lists private wifi as preinstalled in select homes only.
Advertised: "24-hour private market & coffee bar for daily essentials"
Reality: More useful than it sounds. The closest full grocery is a Whole Foods about half a mile away, and the closest coffee shop is about a ten minute walk, so a market in the building covers the milk and coffee runs.
Advertised: "Reserved parking with level 2 EV charging"
Reality: The price isn't on the property's fee table. Listings put garage parking at $400 to $550 a month per vehicle, which is real money on top of the fees. Get the number for your space in writing, and ask where guests park.
Property photos courtesy of 700 River, from the community's own website; rights stay with the property. Manage this community? Send us the photo you'd rather we show and we'll swap it in.
Everything 700 River publishes about its own amenities and policies, in one place. No digging through their site, no trusting a listing site's stale copy.
Fixed every month: a community amenity fee of $175 to $300 depending on the floor plan, $50 for internet, $13.75 for boiler management, $7 for pest control plus a $1.15 pest admin fee, $3 each for trash, gas and stormwater admin, and a $1.62 drainage fee. On a plan with the $175 amenity fee, that comes to $257.52.
Billed by use or split evenly across the building, with the fee table's own estimates: water and sewer $68.43, trash hauling $59.82, electric $25.16, gas $5.82 and a water submeter admin fee of $2.31. That's about $162 a month. Renters insurance is required too, estimated at $18.75.
At move in, expect a $250 application fee for each applicant and a deposit from $500 to $1,500 depending on the home and your screening. The property doesn't post an admin fee, so ask whether one applies.
Cats and dogs, up to 2 per home. Listings show no weight limit, but they rule out Akitas, Alaskan malamutes, chows, Dobermans, pit bulls, Presa Canarios, Rottweilers, Staffordshire terriers, wolf hybrids and any mix of those breeds. The property's own site only says it is pet friendly, so get the full policy in writing before you apply.
Pet fees from listings: $300 per pet once, then $30 a month per pet. Daycare and grooming in the building are priced separately.
Reserved garage spaces with level 2 EV charging, priced outside the fee table. Listings show $400 to $550 a month per vehicle.
Street parking around Rainey fills up fast on weekend nights, so plan ahead for guests. Bike storage is in the building.
Source: 700river.com + official fee table on greystar.com + listing pages for pet and parking prices, checked October 15, 2026. Policies change, so confirm the current details with the leasing office before you apply.
We read every review across Google and ApartmentRatings. Here's the sentiment breakdown, the themes that came up over and over, and real quotes.
"Eli is the best concierge I’ve ever had."
"It’s genuinely the nicest building I’ve ever lived in, beautiful, well-run, and such a great place to call home."
"Courtney hosts fun and creative events that helped us meet other residents and try new things like paddleboard yoga."
"I’ve lived in several “luxury” buildings, and this is the best Greystar property I’ve ever called home."
"We’re on the 30th floor facing Rainey and can still hear music some evenings, so just something to note if you're sensitive to noise."
The short version: this building earns its reviews. The staff are the real deal, and the amenities get used instead of sitting there for the photos. What trips people up is the bill. Listings lead with base rent, but the fixed fees and utilities add a few hundred dollars a month. Then there's the noise. A block from the Rainey bars, it won't be quiet. If the full monthly number fits and you like a lively street, it's one of the strongest picks on Rainey.
Imagery from Google Street View, the closest camera pass to the front door. Tap it to walk the block yourself.
Rainey Street runs along the west side of the building, with the bars to the north. East Avenue runs along the east side, with I-35 just past it and the permitted tower site next door. The lake is to the south. Ask which homes face the lake, and don't count on height alone: one resident on the 30th floor facing Rainey still hears music some evenings.
Every fact below is pulled from public data sources (Austin PD, City of Austin permits, FEMA, EPA AirNow, Google) and refreshed automatically. Our read sits on top of the data.
The blocks around the building logged 357 property incidents and 73 personal ones over the past year, below the average for the downtown police sector (381 and 90). Theft, trespassing and cars broken into lead the list, followed by vandalism, with 15 mail thefts and 14 bike thefts. Counts from May through September ran about 18 percent above November through March. Our read: lock the bike inside, keep the car empty, and let the desk handle your deliveries.
Crime numbers tell one part of the story. The other question we get about a block like this: what about the cars? So we pulled the city's crash reports for a quarter mile around the building on October 15, 2026. We pull them again every month.
39 crashes in the past 12 months, including 1 serious injury. Most happen on I-35 and I 35.
Our take: the crashes cluster on I-35, not on the side streets. Walkers have not been seriously hurt near here in the past 12 months.
Times shown are a current reading including live traffic, not a full weekday average. Refresh to fetch again. Rush hour commutes (8am / 5pm) will typically run longer than what you see here.
Downtown is right there. Congress and 6th is about 7 minutes by car, 10 in morning traffic. The Downtown rail station is about 12 minutes away on foot for the Red Line, and the closest bus stop, Cesar Chavez at Red River, is about a 5 minute walk and serves the 2. UT is about 13 minutes by car, and in the 8:30 rush the Domain and the airport each run about 22. The I-35 rebuild is a couple of blocks east, so check the lane closures before you count on a daily drive north.
Issued: May 8 2026 · New shell building for a 57 story mixed use apartment tower with a parking garage, lobby, offices, fitness, coworking and a dog park, about 876,000 sq ft · Status: Active
Impact: The biggest change on the block. Ask which homes face the site and how long the work is expected to run.
Issued: Mar 17 2026 · Development of a restaurant with two restrooms · Status: Active
Impact: One more place to eat steps from the lobby, and one more crowd on Rainey at night.
Issued: Sep 10 2026 · First time finish out of a 10,643 sq ft restaurant with a mezzanine · Status: Active
Impact: A big new dining room on the East Avenue side. Good for the walk to dinner, and more late traffic on the street.
The big change is next door. In May 2026 the city issued a permit for the shell of a 57 story apartment tower with a garage at 62 East Avenue, about 150 feet away. When work starts, the East Avenue side gets the noise and the trucks, and the homes on that side will look at a new tower once it's done. Closer to Rainey, a restaurant is going in at 71 Rainey, and a 10,600 square foot restaurant is being finished out at 44 East Avenue. More places to eat, and more people on the sidewalks at night.
Restaurants and bars within a 10-minute walk of 700 River. Every card shows the vibe and what it's best for, so you know what kind of place you're walking into before you get there.
Good coffee and a patio. Worth the walk when the building coffee bar won't do.
A small cafe with a patio that welcomes dogs. Good for a weekend walk with the leash in hand.
Specialty coffee plus cold pressed juice, about 13 minutes on foot.
A short drive, and open until 7 PM, hours after Mudhouse and Comunidad close.
A polished brunch with seafood and cocktails on the menu, about eight minutes on foot.
Brunch with a patio, eight minutes away.
Inside the JW Marriott, with Texas leaning menus from early in the morning.
An Australian style cafe with comfort food and a patio that takes dogs.
Breakfast, weekend brunch and a big patio on Congress, about 16 minutes on foot.
Sausages and a long tap list in a leafy beer garden, two minutes up Rainey.
Comfort food in a historic house with a patio, eight minutes away.
Caribbean plates and cocktails, about 14 minutes on foot.
The same polished room works for a long lunch with a client.
The easy weeknight dinner on foot. Grab a table on the patio.
Dinner and cocktails in the JW Marriott, with a clubby feel and the game on.
Eastern Mediterranean plates and wood grilled dishes inside the Austin Proper Hotel.
Wood fired cooking and tasting menus. Save it for a big night and book ahead.
New American food in an old gas station and laundromat.
Craft cocktails a minute from the front door, with dark wood booths inside and a patio.
A cocktail lounge built around a big spirits collection, nine minutes on foot.
The rooftop lounge at the JW Marriott, with city views and bar bites.
An underground jazz bar with live music every night.
The Rainey bars are basically downstairs: Half Step is a minute away and Banger's beer garden two. For a sit down meal we'd walk eight minutes to Corinne or Moonshine Grill, and the Edge rooftop at the JW Marriott is where we'd take friends from out of town. Coffee is the gap. The closest real coffee shop is about ten minutes on foot, so the market and coffee bar in the building earns its keep.
700 River sits in FEMA Flood Zone X, in the shaded band with a 0.2 percent chance of flooding in any year, checked at the building in October 2026. It's outside the high risk area that triggers flood insurance rules.
Fine particles read moderate the day we looked, just past good. Ozone and the coarser dust stayed in the good band. Pollen was the bigger story: high for weeds and moderate for trees and grass, which lines up with ragweed season. Mountain cedar runs from December to February.
Current EPA AirNow reading:
AQI 0-50 = Good · 51-100 = Moderate · 101-150 = Unhealthy for sensitive groups · 151+ = Unhealthy for everyone. Today's headline number is 52, driven by PM2.5.
Neither reading should change your decision. The one step worth taking: a standard renters policy doesn't cover flood, so ask your agent what flood coverage would cost this close to the lake.
The exact questions to ask and things to check on your tour. Progress saves automatically. Print or text to yourself when you're done.
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If you want a building that handles the small stuff for you, 700 River does it well, and the reviews back that up. The desk staff get the praise, and the spa, the gym and the pool get used. If you'd pay for a gym membership and a coworking desk anyway, part of the amenity fee pays you back.
The tradeoff is the total. Add the fixed fees and estimated utilities to the base rent, then parking if you drive, and know that the special only comes off the base. Then add the noise from the bars a block away. Run your own number in the calculator above, tour on a weekend night, and ask how the last round of renewals was priced.
Tell us your budget and must haves. We'll send a shortlist that includes 700 River plus 2-3 alternatives worth comparing, free.
Start with the base rent, $3,260 for the lowest priced one bedroom right now. The fee table adds $257.52 a month on plans with the $175 amenity fee (up to $382.52 where it's $300) and estimates about $162 for water, trash hauling, electric and gas. That's about $420 over the listed rent before parking and renters insurance. The calculator on this page adds it up for any home.
No. Water and sewer, electric, gas and trash hauling are all billed to you, some by meter and some split across the building, and internet is a required $50 a month on top. The fee table's own estimates are under Fees and utilities above. Ask leasing for the 12 month average on the floor plan you want.
Yes. Dogs and cats are welcome, two at most, with a restricted breed list and no weight limit on the listings we found. Budget a one time $300 fee and $30 a month in pet rent for each pet. Daycare and grooming downstairs cost extra.
Right now one bedrooms list from $3,260 to $5,950 in base rent, 701–1,103 sq ft, with the plan and the floor setting the price. Fixed fees and utilities come on top. Each open home in the price table above carries its own number.
The special from our latest check shows in the price section and the calculator above. The ones we've seen here cover select floor plans only. They come off base rent, never the fees, so your fixed charges stay the same either way.
700 River doesn't post an income rule. Plan on about 3x the monthly base rent: on a $3,260 one bedroom, that means $9,780 a month, or $117,360 a year, in income you can show on paper. Ask whether they count the fixed fees too, since the property's own site lists its prices with fees included. Screening rules change, so get it confirmed by leasing.
Yes, a small share. City of Austin records list 23 homes with income limits, capped at 80 percent of area median income, under an agreement that runs to 2065, or about 6 percent of the building. The property's floor plan list marks the S1 studio as income restricted. Those homes have their own application and income paperwork, so if one price looks far below the rest, ask whether it's one of them.
Plan on $400 to $550 a month per car in the garage, the range listing sites show; the property doesn't post a price. Spaces are reserved, and the garage has level 2 EV charging stations. Guests should plan on a rideshare on weekend nights, when street spots near Rainey go fast.
Police reports for the census block group around the building show 357 property incidents and 73 personal ones over the past 12 months, a little under the average block group in the downtown police sector (381 and 90). The top three report types are theft (43), criminal trespass (31) and cars broken into (31), which together make up 105 of the 430 reports. Reports rose about 18 percent from the November to March stretch to May through September. The building has a desk staffed around the clock and keyless entry.
When a renter we send signs a lease, the building pays us a referral fee out of its marketing budget. You don't pay us anything, and your rent is the same as if you'd walked in on your own.
Rents and open homes in the table come from our live pricing data, with the pull date shown beside them. We pulled the fee table, the amenity list and the Google reviews the week of October 12, 2026, and the review themes come from a longer read of the Google reviews this summer. If something looks off, tell us.
Not the right fit? Here's how 700 River stacks up against the closest alternatives nearby.
A 2013 tower next door on Rainey whose one bedrooms start below 700 River's studios. Put the two amenity lists and fee tables side by side before you decide what the extras are worth to you.
See Skyhouse Austin on the map →A 2025 tower a block up Rainey. Its homes run smaller, so a lower headline rent can still cost more per square foot.
See Paseo on the map →A 2014 mid rise on East 5th with big floor plans and $63.62 a month in fixed fees, about a quarter of what 700 River adds. Its amenity list has no spa or concierge, and the lake is a longer walk.
See Corazon →TX REALTOR® · Austin Apartment Team
Ross has personally toured 500+ Austin apartment communities and helps renters find the right fit at no cost to them. Licensed Texas real estate agent, TREC #679806, brokered by Spirit Real Estate Group (TX Broker Lic. #562021).
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