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.
The Waller keeps showing up when people search downtown high rises, and it's easy to see why. Built in 2022, 32 stories, two pools, Jo's Coffee in the lobby, and a rooftop with a straight view of the Capitol. The marketing photos sell it hard, and the current free weeks special grabs attention. We track pricing across more than 1,100 Austin communities, and the amenity package here is genuinely strong.
Here is what the listing sites leave out. Every floor plan carries $204 a month in mandatory fees on top of the advertised rent, so whatever price you see, the real bill runs about $200 higher before utilities. And a 2022 building should not have recurring water shutoffs and no hot water, but at least 10 reviews from late 2025 into mid 2026 describe exactly that. Both matter more than anything in the brochure.
This guide breaks down the true monthly cost with the current concession, who actually gets approved at a Greystar luxury property, what 180 plus reviews say once you separate the tour raves from the resident reality, and exactly what to confirm in writing before you apply. We'd hand a client this same research before a tour, so here it is.
Every number in this section comes from one place: The Waller'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 The Waller 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.
This is a market-rate building, so there is no income cap and everyone pays the same price. If you spot a much lower price at a building nearby, it is usually an income-restricted unit that most renters can't qualify for, not a better deal on the same thing. 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.
18 floor plans · 61 homes open today · checked October 15, 2026 straight from The Waller'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 · 11 available · from $1,745
T-11
↑ $95 from $1,745
Studio · 1 bath · 373 sq ft · $4.68/sq ft
10 available · move in now
T-05
from $1,805
Studio · 1 bath · 369 sq ft · $4.89/sq ft
1 available · move in Nov 5
9 plans · 29 available · from $2,045
T-09
↓ $205 from $2,045
1 bed · 1 bath · 544 sq ft · $3.76/sq ft
5 available · move in now
T-10
↑ $126 from $2,225
1 bed · 1 bath · 562 sq ft · $3.96/sq ft
6 available · move in now
T-03
↓ $250 from $2,260
1 bed · 1 bath · 559 sq ft · $4.04/sq ft
4 available · move in now
T-07
↑ $21 from $2,400
1 bed · 1 bath · 672 sq ft · $3.57/sq ft
3 available · move in Nov 24
Best valueT-13
↓ $133 from $2,410
1 bed · 1 bath · 691 sq ft · $3.49/sq ft
2 available · move in now
T-04
↓ $170 from $2,450
1 bed · 1 bath · 692 sq ft · $3.54/sq ft
2 available · move in Dec 1
T-06
↓ $35 from $2,490
1 bed · 1 bath · 661 sq ft · $3.77/sq ft
3 available · move in now
T-12
↑ $3 from $2,600
1 bed · 1 bath · 644 sq ft · $4.04/sq ft
2 available · move in now
T-01
↓ $124 from $3,235
1 bed · 1 bath · 910 sq ft · $3.55/sq ft
2 available · move in Nov 3
6 plans · 18 available · from $3,235
T-08
↓ $209 from $3,235
2 bed · 2 bath · 999 sq ft · $3.24/sq ft
10 available · move in now
Best valueT-15
↓ $454 from $3,425
2 bed · 2 bath · 1,146 sq ft · $2.99/sq ft
2 available · move in now
T-02
↑ $100 from $4,200
2 bed · 2 bath · 1,198 sq ft · $3.51/sq ft
5 available · move in now
PH-04
↓ $650 from $7,425
2 bed · 2.5 bath · 1,907 sq ft · $3.89/sq ft
1 available · move in now
2BR
plan image on request
B6-Morningside
2 bed · 2.5 bath · 1,737 sq ft
none open today, ask about upcoming
PH-01
2 bed · 2.5 bath · 1,737 sq ft
none open today, ask about upcoming
1 plan · 3 available · from $4,620
T-14
↑ $30 from $4,620
3 bed · 2 bath · 1,291 sq ft · $3.58/sq ft
3 available · move in Oct 26
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 The Waller 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 The Waller, 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 $1,745 ↑ $43 · 1 bedroom $2,045 ↓ $134 · 2 bedroom $3,235 ↓ $170 · 3 bedroom $4,620 ↑ $41
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 and Sep 13; studio on Sep 13; 2 bedroom on Aug 31; 3 bedroom on Oct 12 and Oct 14.
See this chart for every community we track, or every move we caught across the market.
What The Waller itself has been asking for a 1 Bedroom: the building's advertised rate from our monthly snapshots, before any special, not an area average. Pick a different size in the market widget above and this follows. 3 months tracked.
Right now The Waller is asking $2,374 for a 1 Bedroom against a $1,916 median for the blocks around it. That is $458/mo over the neighborhood.
Our take: rents are creeping up, 2.4% over the past 2 months. Nothing dramatic, but we wouldn't count on a price drop. Negotiate the fees and move-in costs instead of the rate.
Each figure compares our snapshot for October 2026 against the month named beneath it. Windows with no snapshot on record are left out rather than estimated.
What The Waller itself has been asking for a Studio: the building's advertised rate from our monthly snapshots, before any special, not an area average. Pick a different size in the market widget above and this follows. 3 months tracked.
Right now The Waller is asking $1,891 for a Studio against a $1,537 median for the blocks around it. That is $354/mo over the neighborhood.
Our take: asking rents are down 6.9% over the past 2 months. That gives you room to negotiate. We'd ask for a lower rate or a month free before signing. The market already blinked.
Each figure compares our snapshot for October 2026 against the month named beneath it. Windows with no snapshot on record are left out rather than estimated.
What The Waller itself has been asking for a 2 Bedroom: the building's advertised rate from our monthly snapshots, before any special, not an area average. Pick a different size in the market widget above and this follows. 3 months tracked.
Right now The Waller is asking $3,600 for a 2 Bedroom against a $2,665 median for the blocks around it. That is $935/mo over the neighborhood.
Our take: asking rents are down 9.5% over the past 2 months. That gives you room to negotiate. We'd ask for a lower rate or a month free before signing. The market already blinked.
Each figure compares our snapshot for October 2026 against the month named beneath it. Windows with no snapshot on record are left out rather than estimated.
What The Waller itself has been asking for a 3 Bedroom: the building's advertised rate from our monthly snapshots, before any special, not an area average. Pick a different size in the market widget above and this follows. 3 months tracked.
Right now The Waller is asking $4,824 for a 3 Bedroom against a $8,183 median for the blocks around it. That is $3,359/mo under the neighborhood.
Our take: rents have barely moved over the past 2 months. You won't win much on the rate itself, so we'd push on what's around it: admin fees, deposit, parking, a free month on a longer term.
Each figure compares our snapshot for October 2026 against the month named beneath it. Windows with no snapshot on record are left out rather than estimated.
Every pin is a comparable 1 bedroom nearby. The colored ring shows price vs The Waller. 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 knowing two things the pins can't say on their own. First, The Waller quotes a headline rent, then adds a couple hundred dollars a month in mandatory fees plus metered utilities, so add that back before you compare its number to anything. Second, the lowest prices near it usually carry a catch: an older building, a small floor plan, or a unit reserved for renters under an income cap. The real story is the bigger layouts. The Waller's three bedroom runs thousands under the priciest three bedrooms in the towers on West Sixth and River Street. On studios and one bedrooms you're paying a 2022 premium over the near east side. Add the fees back in, compare net effective rent with the concession applied, and judge it there.
Every amenity gets a green (works as advertised), yellow (mixed reviews), or red (residents complain) badge based on what people actually wrote.
Advertised: "Rooftop pool with a sundeck and Capitol views."
Reality: After the staff, the rooftop is what residents praise most, with 34 mentions in the reviews. Two pools total, and the top deck looks straight at the Capitol dome.
Advertised: "Two floor fitness center with Technogym equipment."
Reality: A real gym, not a token room. Two floors of Technogym gear, and residents actually use it.
Advertised: "Coworking lounge with private glass conference rooms and study pods."
Reality: One of the better work from home setups downtown. Glass conference rooms, desk pods with city views, and it is quiet on weekdays.
Advertised: "Game room and resident clubhouse with a community kitchen."
Reality: Pool table, shuffleboard, and a big community kitchen. Residents say the Wine Downs and happy hours here are how they actually met their neighbors.
Advertised: "Jo's Coffee in the lobby, concierge desk, and a pet spa."
Reality: A real Jo's on the ground floor, a concierge, and a dog wash. Yappy Hour for dog owners is a regular thing here.
Advertised: "A 2022 building with modern systems."
Reality: The weak spot. Water shutoffs, no hot water, scalding, plus power, WiFi, and elevator outages show up across ten plus reviews into mid 2026. Management says they are working on a long term fix.
Advertised: "Walk to live music at Mohawk, Empire, and the Moody Amphitheater."
Reality: The music district is the identity here. Fun if you want to walk to shows, loud if you want quiet evenings, especially after 9 PM on weekends.
Property photos courtesy of The Waller, 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 The Waller publishes about its own amenities and policies, in one place. No digging through their site, no trusting a listing site's stale copy.
The Waller is one of the few downtown towers with no weight limit. Up to 2 pets per home.
Breed restrictions still apply (no Pit Bulls, Rottweilers, Dobermans, Chows, Akitas, Malamutes, or wolf hybrids). Budget a $300 fee per pet that you do not get back, plus $25 a month pet rent per pet. There is a dog spa and Yappy Hour on site.
Garage parking runs $150 a month per vehicle in the controlled access garage. Reserved spots cost $225 to $350 a month. Surface lot pricing is not published.
Street parking in the Red River district is tough to find and metered during the day, so plan on the garage. If you want the current reserved spot pricing before you tour, ask us and we'll ask leasing for you.
Source: thewallersymphonysquare.com + Greystar profile + Google Business Profile, checked August 22, 2026. Policies change, so confirm the current details with the leasing office before you apply.
We read every review across Google, ApartmentRatings and ForRent. Here's the sentiment breakdown, the themes that came up over and over, and real quotes.
"The leasing community staff are incredibly friendly and helpful, making the rental process smooth and stress free. The amenities are top notch."
"The Waller staff and customer service are great, everyone is super nice, especially Hannah. I love my apartment."
"The water is constantly being shut off from 9 AM to 4 PM, and this has happened multiple times. I have a child who needs access to water throughout the day."
Here's the part the brochure leaves out. This is a 2022 building still fighting its own plumbing, and residents were posting about it in June. Management says a long term fix is coming. The staff people love by name are real, and so is this problem. Ask a current resident on your floor about the hot water before you sign, and add about $200 to whatever rent you see, every single month.
Right on I-35. The noise tradeoff is part of the story.
The building sits in the Red River music district, and residents say concert and street noise carries on show nights. Dual pane glass helps but does not block it, and I-35 is a block east. Ask for a higher floor facing east, away from the venues, and tour on a weekend evening with the windows shut so you hear the real thing.
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 raw number here is big, so read it against what the block group covers. It is the Red River music district, wrapping Stubb's, Mohawk, the Moody Amphitheater, and the east end of Sixth Street. Of the roughly 2,900 incidents a year, 2,688 are property incidents and 185 are personal, and the categories are what you'd expect where the bars are: public intoxication, drug paraphernalia, and theft from people at shows. The building itself has a concierge desk and a controlled access garage. Our read: this is a trade. You get to walk to live music most nights, and the block stays busy after dark. Park in the garage, leave nothing visible in the car, and use normal downtown awareness when the shows let out.
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 September 22, 2026. We pull them again every month.
113 crashes in the past 12 months, including 3 serious injuries. Most happen on I-35 and the I-35 frontage roads.
Our take: pedestrians have been seriously hurt here in the past 12 months. Cross at signals and treat the busy streets with respect, especially at night.
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.
Living here flips the Austin commute problem. You leave downtown against the morning traffic, so a Tuesday 8:30 drive runs about 19 minutes to the Domain and 21 to the Tesla factory, close to the off peak times above. The airport run is the exception: about 24 minutes at that hour. If you work downtown you walk, and Plaza Saltillo station is 8 minutes on foot for the Red Line. The car becomes a weekend tool.
Issued: Aug 14 2026 · New parking garage and open deck with sprinkler system · Status: Active
Impact: A new parking structure is going up a block north. Expect construction activity near term, then more parking capacity on a block where street spots are scarce.
Issued: Jun 26 2026 · Commercial remodel finish out across building, mechanical, electrical, and plumbing permits · Status: Active
Impact: A commercial space two blocks south is being finished out for a new tenant. One more reason to be on this block, and some weekday work traffic until it opens.
Issued: Mar 12 2026 · Installation of illuminated lit tenant signage · Status: Active
Impact: New lit retail signage went up a block north on East 11th, a small sign that the storefronts on the walk toward Franklin and the food trucks are turning over to new operators.
The blocks around The Waller keep drawing investment. A new parking garage is going up one block north on Curve Street, a commercial building on East 8th is being finished out, and new illuminated retail signage went in on East 11th. Waterloo Park and the Greenway keep expanding to the west. The near term trade is construction activity on those blocks; the longer story is more storefronts and street life on the walk to work.
Restaurants and bars within a 10-minute walk of The Waller. 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.
Coffee by day that turns into cocktails and live music at night, five minutes from the lobby. Easy first stop.
Vietnamese coffee done properly. Small, friendly, and the patio takes dogs.
Specialty coffee and cold press juice in a bright, quiet room. Good for a slower morning.
East side roaster with a roomy patio when you want a pour over away from the crowd. A quick hop, not a stroll.
A little more polished, a little pricier, and worth it when you want your coffee to feel like a treat.
The food truck turned restaurant everyone in the neighborhood ends up at. Bright, easy, and the patio takes dogs.
Downtown's everything restaurant. Big patio, long menu, never a bad call from breakfast on.
The bakery inside The Driskill. Old Austin room, big pastry case, reliable classics.
The corner of the JW Marriott. Big menu, long hours, and it seats a crowd without blinking.
Cheap and cheerful, with a patio and a menu that does not overthink it.
A near perfect rating for a reason. Fresh, easygoing food and a patio you will not want to leave.
Handmade pasta without the steakhouse bill. The value pick of the neighborhood, at lunch or dinner.
A restored old pharmacy with a charming patio and a menu built for a leisurely midday.
Comfort food in a historic building, with a brunch that draws a crowd. Solid at lunch.
The default again for a reason. Fast, dependable, and it handles a client lunch or a solo bite just as well.
A 4.9 across thousands of reviews is not a typo. The big night splurge. Book ahead.
The value dinner of the block. Handmade pasta, a patio, and a bill that will not ruin the week.
Rooftop patio over Congress with food that beats rooftop expectations.
Southern comfort food in a historic room. The kind of dinner nobody in the group complains about.
Food, live music, and a patio in one place when you want dinner to slide into a night out.
Rooftop cocktails a short walk away, and the dog can come. Our first pick when the weather is right.
Close to home with a rooftop and live music most weekends. Easy place to start a night.
Hidden bar that is actually worth the hunt. Small room, short list, strong pours. Go early on weekends.
You slide a bookshelf in a hostel lobby to get in. Sounds like a gimmick, but the bar behind it is the real thing, and some nights there is live jazz.
You are steps from Waterloo Park and the Greenway trail, with Jo's Coffee in your own lobby. The places we keep going back to: Caroline for the default meal, Sapori for handmade pasta without the steakhouse bill, Dean's for the big night, The 13th Floor to start a night out, and Marlow for a rooftop drink. Franklin Barbecue is about a 12 minute walk east on East 11th when you're willing to wait in the line.
The Waller sits in FEMA Flood Zone X, the minimal hazard designation, checked right at the building in August 2026. Waller Creek runs nearby but is channeled and stays inside its own floodplain, short of this block. No flood insurance requirement.
Air quality at the building read moderate on the day we checked, normal for central Austin. Nothing unusual for most people. The seasonal patterns to know: wildfire smoke can drift in around July, and mountain cedar from December to February is the allergy event that actually flattens people here.
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 41, driven by Ozone (O3).
Flood is not an issue here: FEMA Zone X at the building point, minimal hazard, with Waller Creek channeled nearby and kept inside its own floodplain. Air quality read moderate on the day we checked, typical for central Austin. The seasonal patterns to know are wildfire smoke drift around July and mountain cedar from December to February, which is the allergy event that actually flattens people here. The honest unknown is grid history: the tower opened in 2022, so ask in writing what the backup generator covers, which in most towers is elevators and common areas, not your unit.
The exact questions to ask and things to check on your tour. Progress saves automatically. Print or text to yourself when you're done.
Our service is 100% free to you. Your rent doesn't change whether or not you use us. But if you register us as your locator, we become your advocate on rent, fees, renewals, and any lease issues down the road.
The strengths hold up: a 2022 tower with a standout amenity package, a no weight limit pet policy that is genuinely rare downtown, real first year concessions, and a leasing team residents name in review after review. If you want to walk to live music and would use the rooftop and the coworking floor, this building has a lot going for it.
The tradeoffs are the fee stack and the plumbing, and both are covered in detail above. The first year math works if you go in with eyes open. Check your approval odds before you apply, get everything in writing, and ask a current resident about the hot water before you sign.
Tell us your budget and must haves. We'll send a shortlist that includes The Waller plus 2-3 alternatives worth comparing, free.
Yes, and there is no weight limit, which is rare for a downtown tower. Up to 2 pets. Breed restrictions apply (no Pit Bulls, Rottweilers, Dobermans, Chows, Akitas, Malamutes, or wolf hybrids). Budget a $300 fee per pet that is not refundable plus $25 a month pet rent per pet.
Every floor plan carries $204 a month in mandatory fees on top of the advertised rent: concierge, internet, valet trash, package service, pest control, stormwater, a municipality fee, and trash hauling. We checked it on the property's own site, where every floor plan lists a total monthly price exactly $204 above the base rent. Budget the true number.
Specials change often. Text us before you tour and we'll ask the leasing team what is running now, including anything they have not posted online, and which units it applies to.
Garage parking is $150 a month per vehicle. Reserved spots run $225 to $350 a month. Street parking in the Red River district is metered and hard to find during the day, so plan on the garage.
1 bedrooms run from $2,045 to $3,295 depending on floor, view, and size (544–692 sq ft). The $204 monthly fee and metered utilities land on top, so the real number is roughly $300 above the sticker. Pricing changes daily, so text us for the current number on any specific unit.
The Waller does not publish a specific number, but Greystar luxury properties typically require about 3x the monthly rent, and they qualify you on the base rent, not the net effective. For a $2,045 1BR that means $6,135 a month or $73,620 a year in income you can document.
Not published, but based on the property class expect 650 plus for a clean approval, a possible extra deposit from 620 to 649, and a likely denial below 620. Active property debt, an eviction in the past 7 years, or not enough proof of income are the usual hard barriers. The application is $35, so check your odds before you spend it.
Yes, and that is the honest answer. At least 10 reviews from late 2025 into mid 2026 describe water shutoffs, inconsistent or no hot water, and residents getting scalded, plus power, WiFi, and elevator outages. Management has said they are working with mechanical contractors on a long term fix, but residents were still reporting problems in June 2026. Ask current residents on the floor you are considering before you sign.
It can be. The building is in the Red River music district, with Mohawk, Empire, and the Moody Amphitheater right there, and I-35 a block east. The windows are dual pane, which cuts noise but does not block it. Our noise reading scores the venue noise here as far louder than the highway traffic, so higher floors facing east, away from the venues, are the better bet. You trade show nights for a steady I-35 hum.
Apartment communities pay locator agents a small referral fee when we send them a qualified renter who signs a lease. That fee comes from their marketing budget, the same money they'd otherwise spend on ads. You never pay us anything, and using a locator doesn't raise your rent.
The article research dates to late June 2026, the Google rating and review count were rechecked in August 2026, and rent ranges update daily from our pricing data. If something looks off, ask us and we'll check it with leasing before you tour.
Not the right fit? Here's how The Waller stacks up against the closest alternatives nearby.
A newer Warehouse District tower with utilities folded into the rent, so no $204 fee stack. You trade the Red River music walk for a quieter, pricier address.
See 415 Colorado →Across I-35 in East Austin, priced under the neighborhood median with a strong maintenance reputation. Less nightlife at the door, more highway noise on the west side.
See Avenir →Newer construction at 30 to 40 percent less if the downtown address is negotiable. You will drive or rideshare to the things The Waller walks to.
See East Riverside corridor →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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