# Austin New Apartment Concessions | Lease-Up Deals

> Up to 12 weeks free at lease-up, tightening as occupancy climbs, with The Travis, 415 Colorado and ATX Tower as examples.

URL: https://austinhighriseapartments.com/guide/lease-up-concessions-new-towers/
Last-Modified: 2026-10-20
Tags: austin new apartment concessions

## Why new towers give away the most free rent

A new tower opens with hundreds of empty units and a lender expecting occupancy to climb on schedule. The fastest lever is free rent. That’s why the widest concessions in Austin are almost always at buildings in lease-up. In Q2 2026, Matthews Real Estate Investment Services reported **6–10 weeks free as typical** across Austin and **up to 12 weeks at towers still leasing up**. The towers on our 

new construction

[/new-construction-high-rise-apartments/ →](/new-construction-high-rise-apartments/)

 list are where those deals live.

## The concession curve

![Line chart of concessions falling as occupancy rises](/images/content/line-chart-of-apartment-concessions-falling-as-bui.webp)

The pattern is consistent:

1.  **Pre-leasing and early lease-up:** widest offers, sometimes with waived fees on top.
2.  **Mid lease-up:** offers hold as floors are released in stages, often adjusted monthly.
3.  **Approaching stabilization:** offers shrink, sometimes abruptly.
4.  **Stabilized:** concessions drop to whatever the market requires.

A building offering 10 weeks in October may drop to 4 by January once it hits its target. The pre-leasing towers, **The Travis, 415 Colorado and The Residences at ATX Tower**, tend to run the widest windows during lease-up and then tighten as occupancy climbs.

## Current examples

| Tower | Status | Current concession |
| --- | --- | --- |
| The Travis | 2026 delivery, leasing up | 2 months free |
| 415 Colorado | 2025, leasing up | 2 months free |
| The Residences at ATX Tower | 2025, leasing up | 2.5 months free |
| Paseo | 2025 | 2.5 months free |
| Solaris House | 2024 | 3 months free |

Offers change monthly. We confirm what’s live before you tour.

## Turning weeks free into a real number

Compare offers by **net effective rent**: total rent over the lease, minus free months, divided by the number of months.

-   $3,000 a month, 2 months free on 12 months: $30,000 ÷ 12 = **$2,500 net**
-   $3,000 a month, 2.5 months free on 14 months: $34,500 ÷ 14 = **about $2,464 net**

Read 

net effective rent explained

[/guide/net-effective-rent-explained/ →](/guide/net-effective-rent-explained/)

 for upfront vs. prorated concessions.

![Leasing agent handing over keys and a concession rider](/images/content/leasing-agent-handing-over-keys-and-a-concession-r.webp)

> **The renewal reality**
> 
> Concessions rarely renew. If your net rent is $2,500 on a $3,000 unit, expect renewal to start near $3,000. Budget for year two now.

## How to time it

-   **Watch occupancy, not the calendar.** The biggest drop comes when a tower nears its target, not on a fixed date.
-   **Stack the seasons.** Lease-up plus the November to February slowdown is the strongest combination.
-   **Get it in writing.** The concession belongs in the rider with your unit number.
-   **Read the clawback.** Bigger concessions often come with stricter repayment if you break the lease.

## How to read a lease-up offer

Not all “2 months free” offers are the same. Before comparing towers, check these five details:

1.  **Lease length required.** Is it 12 months, or 14 or 15? Longer leases spread the free rent further, which changes the net effective rent.
2.  **Upfront or prorated.** Upfront means your first months are free. Prorated means a discount every month. Same total, different cash flow.
3.  **Which units qualify.** Some offers apply only to select floorplans or move-in dates.
4.  **Fee waivers.** Admin or amenity fees are sometimes waived during lease-up. Ask.
5.  **Clawback.** If you break the lease, how much of the free rent do you repay?

### A side-by-side example

|  | Tower A | Tower B |
| --- | --- | --- |
| Gross rent | $3,200 | $3,400 |
| Concession | 1.5 months free, 12-month lease | 2.5 months free, 14-month lease |
| Total paid | $33,600 | $39,100 |
| Net effective | $2,800 | about $2,793 |

Tower B has the higher sticker price and the longer lease, yet nets out slightly lower per month. But if you might leave at month 12, Tower A is the safer choice. That’s why we look at your plans, not just the math.

### When a smaller concession is the better deal

A stabilized building with a shorter or no concession can still win if its gross rent is lower, its renewal history is gentler, or the unit is a better fit. The concession is a tiebreaker, not the whole decision. Our 

new construction vs. established high rise

[/guide/new-construction-vs-established-high-rise/ →](/guide/new-construction-vs-established-high-rise/)

 guide covers the rest of the comparison.

## Will the window stay open?

Probably not for long. Austin’s construction pipeline has shrunk to 14,610 units from 32,089 completions at the 2024 peak, and vacancy has fallen to 12.29% from 15.78% (Matthews, Q2 2026). Fewer new towers means fewer lease-up deals ahead. See 

Austin’s supply pipeline

[/guide/austin-apartment-supply-pipeline/ →](/guide/austin-apartment-supply-pipeline/)

.

Quick Answers

## Questions renters ask

When are concessions biggest at new towers? +

Early in lease-up, when the building has the most units to fill. They tighten as occupancy climbs.

How long do lease-up deals last? +

Until the building approaches its occupancy target. Offers shift monthly and can change mid-month.

Do concessions renew? +

Rarely. Plan for renewal near the gross rent rather than your net effective rent.

Are lease-up concessions bigger in winter? +

Often. The slower November to February season stacks on top of lease-up pressure.

Keep Reading

## Related guides

All guides

[/guide/ →](/guide/)

Decision guide

### Is Now the Time to Lease New Construction? Reading Austin's Supply Pipeline

Q2 2026: vacancy 12.29%, 6,306 units absorbed, the pipeline down from the 2024 peak, downtown rents +0.1% (Matthews). What it means for renters.

[Is Now the Time to Lease New Construction? Reading Austin's Supply Pipeline →](/guide/austin-apartment-supply-pipeline/)

Explainer

### Moving Into a Tower Still Finishing Amenities: Risks and Protections

Unfinished amenities, construction noise, early maintenance issues, and lease language that protects early residents.

[Moving Into a Tower Still Finishing Amenities: Risks and Protections →](/guide/moving-into-unfinished-tower/)

Decision guide

### New Construction Move-In Guide: What to Expect in 2025–2026

Freight elevator booking, punch-list walkthrough, utilities setup and delivery schedules for The Travis, 415 Colorado and ATX Tower.

[New Construction Move-In Guide: What to Expect in 2025–2026 →](/guide/new-construction-move-in-guide/)

Decision guide

### New Construction vs. Established High Rise in Austin

Concessions and finishes vs. track record, renovated alternatives like Ashton (2023) and Northshore (2022), and management history.

[New Construction vs. Established High Rise in Austin →](/guide/new-construction-vs-established-high-rise/)

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Qualified buildings, current rents and what we check before recommending a tower.

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[/new-construction-high-rise-apartments/ →](/new-construction-high-rise-apartments/)

 

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