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.
By the Austin High Rise Apartment Team · · 6 min read
The choice in one sentence
New towers give you the newest finishes and the widest concessions. Established and renovated towers give you a track record and often a lower starting rent. Which matters more depends on you. Here’s how we weigh it for renters comparing new construction with proven buildings.
Side by side
| New construction (2024–2026) | Established / renovated | |
|---|---|---|
| Finishes | Newest packages, smart-home tech | Older, or renovated to near-new |
| Concessions | Widest during lease-up | Varies; renovated towers can match |
| Starting rent | Higher | Often lower |
| Amenities | Newest, may open in phases | Fully open, sometimes dated |
| Construction noise | Possible early on | Rare |
| Maintenance | Shakedown period | Known systems, known history |
| Management track record | Limited at that building | Years of resident history |
| Unit selection | Full stack, upper floors in stages | What’s available |
The renovated middle ground
Two towers in our inventory show why “older” doesn’t mean “worse”:
- Ashton Austin (101 Colorado St): built 2009, renovated 2023, 36 floors, layouts up to 3,218 sq ft, $2,979–$14,725, currently 2.5 months free, managed by Greystar.
- Northshore (110 San Antonio St): built 2016, renovated 2022, 38 floors, $1,824–$10,485, currently 2.5 months free, managed by Greystar.
Both offer updated finishes and concessions matching the new towers, with a longer operating history. For why new towers open with the widest deals in the first place, see lease-up concessions at new Austin towers.
Older, unrenovated towers like Skyhouse Austin (2013) and Gables Park Tower (2014) often have the most predictable pricing and lower rent ceilings, though without advertised concessions at last check.
When new construction wins
- You want first-generation finishes and the latest tech
- You want first pick of a specific floor or view
- You can live with a few months of construction and phased amenities
- The lease-up concession is unusually deep
When an established tower wins
- You work from home and need daytime quiet
- You want every amenity open on day one
- Management responsiveness matters most to you
- A renovated tower matches the concession at a lower starting rent
Check the management team, not just the building
At a new tower, look at how the same management company runs its other buildings. Read who manages Austin’s high rises.
Total cost over two years
The first-year deal is only half the comparison. Here’s how two towers can look over a two-year stay:
| New tower in lease-up | Established tower | |
|---|---|---|
| Year 1 gross rent | $3,400 | $3,000 |
| Year 1 concession | 2 months free | 1 month free |
| Year 1 net effective | about $2,833 | $2,750 |
| Year 2 renewal (illustrative) | Starts near gross, $3,400+ | Starts near gross, $3,000+ |
| Two-year average | Higher | Lower |
The numbers are illustrative, but the pattern is real: a big lease-up concession can look better in year one and cost more over two years if the gross rent is higher. If you plan to stay, weigh the gross rent and the building’s renewal history as heavily as the concession.
Questions that tip the decision
- Will you stay more than a year? Favor lower gross rent and gentle renewals.
- Do you need quiet daytime hours? Favor established or renovated towers.
- Do you want first pick of floors and views? Favor new towers in lease-up.
- Is management track record important to you? Favor established towers with a history you can check.
We send at least one renovated or established alternative with every new-construction shortlist, priced the same way, so the trade-off is clear.
How we compare them for you
Every shortlist we send for a new-construction search includes at least one established or renovated alternative, priced by net effective rent, with notes on noise, amenities and management. That way you’re choosing with real numbers, not assumptions about new vs. old.