Lakeline Station Apartments Review: Foundation Communities’ LIHTC Community Near the MetroRail (2026)

We read through 47 Google reviews and broke down the pricing, fees, and screening at Lakeline Station. The split is unusually clean: this community works if you qualify under the LIHTC income caps and want a well maintained, transit adjacent apartment at well below market rate. It doesn’t work at all if your household income exceeds the program thresholds.

That’s different from what we usually see. At most communities in our service area, screening comes down to credit scores and income minimums. Here, the ceiling matters more than the floor. We track pricing and screening across 60+ communities in the Cedar Park area, and Lakeline Station occupies a category that only a handful of properties share: newer construction, a mission driven management company, and rents that come in well below what the market rate communities around it charge for comparable square footage.

This review covers how that works in practice, what the actual costs look like, who qualifies, and what Foundation Communities does differently than a typical property management company.

Quick Facts

Two things jump out when we compare these numbers to the rest of the corridor. The property covers cable, gas, trash, and water, so your rent is close to your actual monthly cost. That almost never happens at market rate communities in the Lakeline area. Application fees run $30 per adult, which is still lower than the $50 to $75 most market rate communities in this corridor charge.

Best For / Skip If

Best For

You qualify under the 60% AMI income cap and want newer construction at below market pricing. A 1BR at Lakeline Station starts at $1,085. The Loretta, Foundation Communities’ other property next door (built 2023), starts around $955. AMLI Lakeline, a market rate Class A community 0.4 miles away, starts around $1,135 but goes up to $2,620 and doesn’t include utilities. For qualifying renters, the savings add up fast.

You commute via CapMetro’s MetroRail. Lakeline Station sits right next to the Lakeline MetroRail stop. That’s a direct rail line into downtown Austin. If your work is along the rail corridor, this is one of the few income restricted communities in our service area where you can skip the car for your daily commute.

You need a 3BR at or below $1,500. Three bedroom apartments under $1,500 in the Lakeline corridor are rare outside of tax credit communities. Lakeline Station offers 1,302 square foot 3BRs at $1,465 to $1,500 with washer/dryer connections included.

Skip If

Your household income exceeds 60% of area median income. This is a hard line. LIHTC compliance doesn’t allow exceptions. If your income is over the cap, you won’t be approved no matter how strong the rest of your application is.

You need a pet over 35 lbs. The weight limit is firm at 35 pounds, and breed restrictions apply. That rules out most medium and large dog breeds.

You want a full amenity package. Lakeline Station has a basketball court, a clubhouse, a playground, and a picnic area. It does not have a pool, a full fitness center, or a dog park. If those matter to you, the Lakeline corridor has several communities with bigger amenity packages at higher price points.

Not sure if Lakeline Station fits your situation?

Tell us a bit about what you’re looking for and any screening concerns, and we’ll let you know whether this community is a realistic fit before you spend money on an application. No cost, no pressure.

Location Deep Dive

What’s Actually Nearby

Lakeline Station sits on Rutledge Spur just west of FM 620 in the 78717 ZIP code. This is the Lakeline Station corridor, one of the densest apartment clusters in our service area. The Lakeline MetroRail station is within walking distance. And the intersection of FM 620, US-183, and the 45 Toll are all a few minutes by car, which puts you on three major routes without fighting your way through residential streets.

Groceries are close. The H-E-B plus! on US-183 (at 14028 N Highway 183) is about a mile away, and Randalls is in the same area near Lakeline Mall Drive. Lakeline Mall itself is roughly half a mile away, with Target, Dick’s Sporting Goods, and Moviehouse & Eatery among the mix.

Torchy’s Tacos and Pluckers Wing Bar are both within a couple of miles near the FM 620 and US-183 intersection. Cedro Scratch Italian is close to the Lakeline Mall area. You’ll need a car for most errands, but the MetroRail access is a real advantage that most communities in this corridor can’t match.

The Commute Math

The MetroRail option is what makes this location stand out from most communities we cover. A single MetroRail ride costs $3.50 (commuter fare), and CapMetro’s fare capping system caps monthly spending at $46.50. If you work near a rail stop downtown or at the Kramer or Crestview stations, the combination of low rent and rail access is a pairing that very few communities in the Cedar Park area can offer.

School Zone Clarity

Lakeline Station is zoned to Round Rock Independent School District, not Leander ISD.

That’s a common source of confusion in this corridor, and we see renters make this assumption regularly. The specific schools are Forest North Elementary, Deerpark Middle School, and Westwood High School. Westwood is one of the higher rated high schools in RRISD. But families should verify current attendance zones directly with Round Rock ISD before signing a lease, as boundary adjustments do happen.

Pricing and True Cost

Floor Plans

*With current 1 month free special on a 12 month lease (verified Spring 2026). All units include washer/dryer connections.

Net Effective Rent Calculation

Using the 1BR at $1,085 as the example:

Base monthly rent: $1,085 Lease term: 12 months Concession: 1 month free

$1,085 × 11 paying months = $11,935 $11,935 ÷ 12 total months = $994.58 net effective per month

That works out to about $90 in monthly savings spread across the lease. And because Lakeline Station covers cable, gas, trash, and water, there are no mandatory monthly fees stacking on top of that number. When we compare true monthly costs across communities in this corridor, that utility inclusion is a bigger deal than it looks on paper.

All the Fees

We don’t see this fee structure often. Most market rate communities in the Lakeline area charge $50 to $150 in mandatory monthly fees on top of rent: valet trash, pest control, water/sewer, amenity fees. At Lakeline Station, the rent you see is close to the rent you pay. No admin fee either, which is uncommon. And security deposits of $150 to $250 are some of the lowest we track in our service area, where $300 to $500 is more typical.

True Monthly Cost Example

A renter qualifying for a 1BR at $1,085 with the current 1 month free concession:

Net effective rent: $995 Mandatory monthly fees: $0 True monthly cost: $995

If you have a pet, add the one time $300 deposit at move in. There’s no monthly pet rent.

Total move in cost: First month’s rent ($1,085) + security deposit ($150) + pet deposit if applicable ($300) = $1,235 to $1,535

To put that in context, we’ve seen Class A communities in this corridor where the security deposit alone is higher than Lakeline Station’s entire move in total.

Pricing and specials change. What’s listed above was accurate as of Spring 2026. We track this community’s pricing regularly. Contact us for the most current numbers.

Want to know what specials are actually available right now?

We can check current availability and pricing at Lakeline Station and similar communities in the Lakeline corridor before you visit. Our service is free to renters.

Screening Criteria

The Dual Threshold System

Lakeline Station operates under the Low Income Housing Tax Credit (LIHTC) program, and that changes how qualification works compared to a market rate property. Most of the communities we work with have one income threshold: you need to earn enough. Here, you need to clear two thresholds.

Income floor (minimum): Your verifiable monthly income must be at least 2.5x the monthly rent. For disability income, retirement, SSI, or SSDI recipients, the requirement drops to 2x. Section 8 voucher holders must have income of at least 2.5x their portion of rent.

Income ceiling (maximum): Your household income must fall at or below 60% of area median income. Based on the property’s current tenant selection criteria (revised April 2024), the 60% AMI caps are:

Some units are designated at 30% or 50% AMI with lower income caps and lower rents. Which unit you’re offered depends on what’s available when you apply. These limits are updated annually by TDHCA, typically each spring. We always recommend verifying the current numbers with Foundation Communities before applying, since the thresholds can shift year to year.

Income Requirement Table

If your income comes from disability or retirement benefits, the math is a bit different. The requirement drops to 2x rent instead of 2.5x. For a 1BR, that means $2,170/month ($26,040/year).

Credit Expectations

Lakeline Station doesn’t publish a hard credit score minimum, which is different from most communities we work with. Instead, Foundation Communities reviews specific items on your credit report. Bankruptcy or court judgments less than 3 years old will flag your application. Same for collections over $1,500 that are less than a year old, or more than 3 total collections. If 40% or more of your accounts are past due (medical excluded), that’s a flag too. Tax liens over $5,000 within 3 years and foreclosures over $100,000 within 1 year round out the list.

If your credit has any of these items, Foundation Communities will offer the option of paying an additional security deposit equal to your unit’s base deposit ($150 to $250). If you decline, the application is denied. That’s still more flexible than what we see at most market rate communities in this corridor, where a hard 620 or 650 credit score minimum means you either clear the bar or you don’t.

What Gets You Denied

Foundation Communities updated their screening criteria in January 2025 with a detailed offense chart. We’ve reviewed the full document. Most felonies require 5 years clear. Class A misdemeanors require 3 years. Class B misdemeanors are generally not considered. Lifetime denials apply to intentional homicide, manslaughter, kidnapping, forcible and non-forcible sex offenses, arson, and methamphetamine manufacturing. Three or more felony convictions within 5 years is also an automatic denial.

Rental history matters here too. Unpaid debts to any previous landlord, prior eviction with remaining balances, skip/left without notice, and negative history at any Foundation Communities property will all result in denial.

Application Process

1. Contact the leasing office (Mon through Sat, 8:30am to 5:30pm) or submit interest through Foundation Communities’ website
2. Complete the application with income documentation (two months of pay stubs or verification of benefits)
3. Screening includes income verification, credit check, criminal history, and rental history
4. Processing typically takes a few business days
5. If approved, sign a 6 or 12 month initial lease and pay the security deposit

Cosigners are not accepted. If no units are available, you may be placed on the wait list (maximum 30 participants).

Not sure whether you’ll qualify? We can help you figure out whether the LIHTC income thresholds and screening criteria at Lakeline Station work for your situation before you apply. No cost to you. We also know which other income restricted communities in the Cedar Park area have current openings.

Resident Reviews Decoded

Listing sites show you a 3.7 rating and leave it at that. We read through 47 Google reviews to find the patterns that actually matter. Individual complaints aren’t that useful on their own. Repeated themes are.

Review Pattern Analysis

What Residents Consistently Praise

Staff responsiveness comes up across multiple review periods. Pedro, the maintenance technician, gets called out by name as someone who fixes things well and quickly. Same day or next day turnaround on requests. One resident who’s lived there since 2017 specifically mentioned the improvement under current management, which tells us the trajectory here is positive even if the overall star rating doesn’t look like it.

The community resources set Lakeline Station apart from every market rate property in the Lakeline corridor. Foundation Communities runs a food pantry on site (2nd and 4th Monday of each month) and operates a Community Learning Center with afterschool programs, computer access, and ESL classes. Multiple reviewers mention these resources as a reason they chose and stayed at this property. That’s the Foundation Communities model: housing plus support services under one roof.

What Residents Consistently Criticize

Security is the most persistent concern in the reviews. Three reviewers mention car break ins or theft, and one reported an attempted apartment break in. We see car break in complaints across apartment communities in this corridor, so this isn’t unique to Lakeline Station. But the surface parking lot without gated access makes it a more visible issue here than at gated communities nearby.

Dog waste in common areas and elevator hallways comes up repeatedly. With a 128 unit community that allows pets, this is a management enforcement issue. The 35 pound weight limit keeps the dogs smaller, but doesn’t keep owners responsible.

Office availability was a clear pain point in older reviews, with residents reporting difficulty reaching anyone by phone or finding the office open. Based on more recent reviews, this seems to have improved under the current management team.

Management Response Patterns

Foundation Communities does respond to Google reviews, though not to every one. The responses tend to be template replies rather than detailed, personalized answers. Given that Foundation Communities manages over 2,800 housing units across the Austin area, the limited response volume isn’t surprising. From our perspective, what matters more is how they handle issues in person, and the review trend there is positive under current management.

The Uncomfortable Truth

This is the part of the review that listing sites will never write. We’re not trying to talk you out of this community. We’re making sure you know what you’re signing up for. If these trade offs don’t bother you, this property might be a strong fit. If they do, we can point you to alternatives.

The Amenity Package Is Bare Bones

Lakeline Station has a basketball court, a playground, a clubhouse, and a picnic area. There’s no pool. No fitness center. No dog park. The property next door (The Loretta, also Foundation Communities) and the market rate communities within a half mile offer quite a bit more. If you’re used to a pool in July or a gym you don’t have to drive to, the tradeoff is real. Lakeline Park is about a mile away with trail access and green space, but it doesn’t replace what you’d get at a Class A community’s amenity deck.

The Wait List Is Real

Foundation Communities maintains a wait list capped at 30 participants. When the property is full (and at 88% occupancy as of this writing, it reaches capacity regularly), you may not be able to move in on your timeline. LIHTC properties don’t turn over the way market rate communities do. Residents stay longer when rents are below market. So if you need to move within 30 days, have a backup plan.

The Pet Policy Is Restrictive

Thirty five pounds is a hard cap. Many common breeds (labs, golden retrievers, German shepherds, huskies) are excluded by weight alone, and breed restrictions apply on top of that. If your pet is your deciding factor, our housing guide covers communities with more flexible pet policies in the Lakeline and Brushy Creek corridors.

Questions before you apply?

We can walk you through how this community compares to other income restricted and market rate options in the area. Our service is free and there’s no obligation.

FAQ

Is Lakeline Station income restricted?

Yes. All units are income restricted under the LIHTC program, with designations at 30%, 50%, and 60% of area median income depending on the unit. Income limits are set by HUD and adjusted each year based on household size. Which unit you can qualify for depends on which AMI designation has an opening when you apply.

Does Lakeline Station accept Section 8 vouchers?

Yes. Foundation Communities accepts Section 8 Housing Choice Vouchers. Voucher holders must have verifiable income of at least 2.5x their portion of rent.

What school district is Lakeline Station in?

Round Rock ISD. The assigned schools are Forest North Elementary, Deerpark Middle School, and Westwood High School. Verify current zones with RRISD before signing a lease.

Is there a wait list?

Possibly. Foundation Communities maintains a wait list of up to 30 participants when no units are available. Priority is given to households in the Children’s Home Initiative program. Call 512-615-4750 to check current availability, or reach out to us and we can check for you.

Does Lakeline Station have in unit laundry?

Units have full size washer/dryer connections, but the machines are not included. The community also has shared laundry rooms on site.

What utilities are included in rent?

Cable, gas, trash, and water are paid by the property. Residents are responsible for electricity and internet.

Can I have a pet at Lakeline Station?

Yes, with limits. Maximum 2 pets, 35 pound weight cap, breed restrictions apply. Pet deposit is $300 per pet. No monthly pet rent.

What’s the minimum lease term?

Initial leases are 6 or 12 months. The current 1 month free concession applies to a 12 month term.

How close is the MetroRail?

The Lakeline MetroRail station is within walking distance. Service runs to downtown Austin with stops at the Domain, Kramer, Crestview, and other stations along the way.

The Bottom Line

At $1.13 to $1.40 per square foot, Lakeline Station undercuts comparable market rate units in the corridor by a wide margin (most run $1.50 to $2.00 or higher). Add in security deposits of $150 to $250, a $0 admin fee, and utilities included in rent, and you’re looking at one of the most straightforward cost structures in our service area. Foundation Communities’ nonprofit model is a big part of why.

The trade off is straightforward too: you’re giving up the amenity package and pet flexibility you’d get at market rate communities in exchange for much lower costs and a management company that operates as a nonprofit, not a revenue optimizer.

This property makes sense if you qualify under the 60% AMI income cap, you want newer construction at well below market rate, you value transit access (MetroRail is steps away), or you need community resources like the on site learning center and food pantry.

This property doesn’t make sense if your income exceeds the LIHTC thresholds, you have a pet over 35 pounds, you want pool and fitness center access at your community, or you need to move in within 30 days and can’t risk a wait list.

For qualifying renters, we consider Lakeline Station one of the strongest value options in the Lakeline corridor. The combination of Foundation Communities’ mission driven management, included utilities, and proximity to MetroRail is not something you’ll find at any market rate community nearby.

Need Help Deciding?

Work With Us

The Cedar Park Apartment Team is a group of licensed Texas Realtors under Spirit Real Estate Group (Broker License #562021). We know the income restricted and market rate communities across the Cedar Park, Leander, and Lakeline corridors. We can help you figure out whether Lakeline Station’s income requirements work for your situation, or point you toward other communities that fit. Our service is free to renters. Call us at 512-520-0311 or fill out our quick form at CedarParkApartments.com.

Going Solo

If you prefer to apply on your own, contact Lakeline Station’s leasing office directly at 512-615-4750 or email LSManager@foundcom.org. Office hours are Monday through Saturday, 8:30am to 5:30pm. Tell them the Cedar Park Apartment Team referred you.