Free Austin high rise locating from a team that covers 23 towers and nothing else. 3–5 matched buildings with floor-level pricing and live concessions.
23 high rise communities, building-level expertise, zero renter cost. Tell us your budget, bedrooms, move date and district, and we'll send 3–5 matched towers with live concessions.
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A locator will reply within 2 business hours with next steps and your first matches.
Broker of Record · Spirit Real Estate Group · TREC License #562021
12+ years in Austin residential high rises. Our team tours and tracks 23 towers across Rainey Street, Congress Avenue, Seaholm and Brazos, so we can tell you which floor faces the lake, what the net effective rent really is, and how each management company handles renewals before you set foot in a leasing office.
About our brokerage and TREC licenseA listing shows a starting price. The same floorplan can run $4,500 on floor 10 and $8,000+ on floor 22 with a lake view. Portals rarely say which.
At $50–$100 per application, two denials cost more than a tank of gas. Credit minimums run 580–700+ and every tower sets its own.
An offer of 10 weeks free in October can drop to 4 by January. Miss the window and you pay thousands more over the lease.
Three of the 23 Class A+ towers we track, with starting rent and the concession that's live right now. Every building is 10+ residential stories.
80 Rainey St · Privately managed
Holds the highest rent ceiling in Austin at $45,000. A lake-facing 22nd-floor unit can run $8,000+; the same plan on 10 facing the bars runs about $4,500.
Ask About Paseo321 W 6th St · RPM Living
The tallest residential tower we cover. Homes start on floor 22, so even the lowest units sit above most of downtown. Currently in lease-up.
Ask About The Residences at ATX Tower415 Colorado St · RPM Living
The district's new 50-floor tower, still leasing up. Upper-floor units often aren't listed online, and the top of the range reaches $22,510.
Ask About 415 ColoradoAustin's downtown added more residential towers between 2020 and 2025 than in the previous three decades combined. Most of that growth landed in a 2-mile pocket between Congress Avenue and Rainey Street, with Lady Bird Lake to the south and the Texas State Capitol to the north.
Most free apartment locating services in Austin cover every property type in the metro. We cover 23 high rise buildings and nothing else. That focus is the whole point. A generalist covering 500 communities can't tell you that a 22nd-floor lake-facing unit at Paseo runs $8,000+ while the same floorplan on the 10th floor facing the Rainey Street bars runs about $4,500. We can, because we track floor-level pricing in every tower.
Think of us as a high rise apartment finder with a working profile on each building: which management company answers maintenance requests the same day, which garage charges $250 for a reserved space, which concession expires at month end, and which buildings accept a deposit alternative.
Rents shift by floor, exposure and view. At Northshore a renovated penthouse on 38 tops $10,000 while a 1BR on 8 starts under $2,000. We compare like for like.
6–10 weeks free is typical and up to 12 at towers in lease-up (Q2 2026, Matthews). Offers shift monthly, so we confirm before you tour.
Greystar, Hanover, RPM Living, Kairoi, Gables and private managers. We know who responds same day and who takes a week.
Credit minimums run 580–700+ and income 2.5×–3× rent. You apply only where you fit, so application fees aren’t wasted.
Each page lists the qualified buildings, current rents and what we check before recommending a tower. Pick the one closest to your search.
The full Class A+ list by district, with what we evaluate before recommending.
Lake-facing stacks, floor premiums and trail access by building.
Six towers on Austin's highest-demand corridor, with floor and noise notes.
One contact for tech and corporate relocators who need a signed lease in 2–3 weeks.
Top-floor and unlisted residences from $10,000 to $45,000 per month.
2024–2026 towers, pre-leasing access and the widest lease-up concessions.
Skyline and Capitol-facing stacks, floor premiums and view permanence.
Big layouts, reserved parking, storage and security for downsizers.
Breed and weight rules, pet fees and dog amenities verified per building.
Amenity decks we've toured, compared on size, crowding and rules.
Starting rents under $2,000 and the concessions that bring net rent lower.
Pre-application matching against each building's screening profile.
Which towers accept which deposit program, and which pairings approve fastest.
Tell us how you live and work. We'll narrow 23 towers to the 3–5 that make sense, at no cost to you.
An example of the depth you get before touring: contract rent, concession, net effective rent, why we picked it and the honest trade-off. Units and prices below are illustrative.
Sample shortlist: tech relocation, Lady Bird Lake focus
1 bedroom · budget $3,500–$4,500/mo · move window 30 days
1BR / 1BA · about 895 sq ft · south-facing toward Lady Bird Lake
Why recommendedSouth-facing lake view from above the tree line and away from the Rainey Street bar side. Direct Butler Trail access.
Known trade-offReserved parking adds roughly $225/mo, and elevators get busy at the 5:30–6:30 PM rush.
1BR + den / 1.5BA · about 980 sq ft · northwest skyline view
Why recommendedA real work-from-home den, homes start on floor 22, and the Whole Foods flagship and Seaholm are a short walk.
Known trade-offNorthwest exposure means hot summer afternoons, and nearby construction runs during business hours.
Net effective rent = total rent over the lease minus free months, divided by lease months. See how net effective rent works.
Walkability, noise, parking and commute vary block to block. Rainey Street is lively and lake-side. Congress Avenue and Republic Square sit on the downtown spine with Capitol views. Seaholm and the Second Street District are calmer. East Downtown has the biggest layouts.
Austin's highest-demand residential corridor, on the north shore of Lady Bird Lake.
Downtown's civic and commercial spine, from the Capitol to the river.
A calmer residential pocket by the 2nd Street District, Shoal Creek and the lake.
Brazos Street, Red River music venues and the East 11th arts corridor.
Three towers outside the core: one on the lake's south shore, two up north.
Curated by Bryan Keith Bjerke, Broker of Record. Walk Score figures from our district profiles; rents and concessions updated as they change.
Three common situations and how a building specialist changes the outcome.
“I had 10 days to sign before starting in Austin. They sent four buildings that fit my commute, steered me off a unit over a loading dock, and I signed at Paseo with 2.5 months free.”
“After 24 years in Westlake we wanted space and a reserved spot. They found a 3-bedroom at Hanover Brazos with tandem parking that we never saw online.”
“They knew which building would accept my company's relocation guarantee before I applied. That saved me two application fees.”
Downtown is absorbing faster than the suburbs, downtown rents are holding while the metro slides, and concession windows are wide. That mix favors renters who know which building is offering what.
Source: Matthews Real Estate Investment Services, Q2 2026. Metro population ~2.47 million (Austin–Round Rock MSA, U.S. Census Bureau). Updated quarterly.
Straight answers on cost, process, screening, timing and coverage.
Yes. Renters pay $0. When you lease at a participating community and list us as your locator, the community pays Spirit Real Estate Group a referral fee. Your rent and lease terms are the same as if you walked in yourself.
You share your move date, bedrooms, budget and district preference. We send 3–5 matched buildings with floor-level pricing and live concessions, schedule tours, help you apply where you fit and coordinate move-in. One contact handles every step.
Within 2 business hours. Matches arrive within 24 hours, and same-day tours are scheduled when available.
Portals show 50 results with no context. We've toured all 23 towers and track floor-level pricing, view direction, management responsiveness and concessions that change monthly. We also see upper-floor inventory that often never hits portals.
23 luxury high rises in five districts: Rainey Street & Lady Bird Lake, Congress Avenue & Republic Square, West Downtown & Seaholm, East Downtown & Brazos, and a few towers beyond downtown such as The Bowen and Solaris House. High rise means 10+ stories, plus select 7–9 story buildings with high rise finishes.
6–10 weeks free is typical, and up to 12 weeks at new towers still leasing up (Q2 2026, Matthews). Offers shift monthly. A building at 10 weeks in October may drop to 4 by January, so we confirm what's live before you tour.
Minimums run from 580 to 700+ depending on the building, with income of 2.5×–3× monthly rent and a 2–5 year rental history lookback. We match you to buildings that fit before you apply.
No. Our form asks about building preferences, budget, timeline and lifestyle. Screening is discussed after matching, not before.
Often, yes. Most Austin towers accept at least one deposit alternative: Jetty, Obligo, TheGuarantors or Rhino. We know which programs each building takes and which pairings approve fastest.
Yes. We run video tours of the actual unit, verify floor and view, handle remote applications and confirm concessions in writing. It's common for relocators with a 2–3 week deadline.
From $10,000/mo up to $45,000 at Paseo (80 Rainey St). The Modern Austin Residences lists 5BR units at $25,000. Upper-floor units at new towers are often unlisted.
Start 30–60 days before your move date. Relocators on a 2–3 week deadline can still sign in time, and pre-leasing towers can be reserved 60+ days out.
Tell us your building preferences. We'll match you to 3–5 Austin high rises within 24 hours.
Prefer to talk now? Direct line: (512) 555-0190 · Response within 2 business hours · $0 to renters
Moving within Texas? Our brokerage runs high rise locating in Dallas and Houston too.
