Sycamore Springs Apartments Review: 4.4 Stars on a 1996 Build, 518 Units, and What the Reviews Actually Say
A 4.4 Google rating with 156 reviews. Built in 1996. Those two facts don’t usually go together.
The average B+ community in our service area carries a 3.8. Most properties from the mid ’90s sit below that. Sycamore Springs runs a full half star above its class average. Not because the building is new or flashy. Because the Cushman & Wakefield team running the property shows up in the reviews by name, year after year.
We track ratings and review trends across 60+ communities in the Cedar Park and North Austin area, and we’ve worked with renters moving into this property for years. It comes up regularly when someone needs a 2BR under $1,600 in the Round Rock ISD attendance zone, or when a Section 8 voucher holder needs a well managed community that actually accepts vouchers. Those combinations are getting harder to find. For a broader look at communities in this price range, see our affordable apartments guide.
This review breaks down the actual monthly cost after fees, the screening process, what hundreds of reviewers across six platforms have to say, and the uncomfortable truths that no listing site publishes.
Quick Facts
| Detail | Info |
|---|---|
| Address | 9801 W Parmer Ln, Austin, TX 78717 |
| Year Built | 1996 (renovated 2019) |
| Total Units | 518 |
| Management | Cushman & Wakefield |
| Rent Range | $1,142 to $2,048 |
| Bed/Bath | 1 to 3 BR / 1 to 2 BA |
| Sq Ft | 692 to 1,362 |
| Income Requirement | 3x monthly rent |
| Current Special | 1.5 months free + up to 6 weeks free (varies by floor plan) |
| Application Fee | $75 (non refundable) |
| Admin Fee | $200 (non refundable) |
| Security Deposit | $200 to $400 (based on screening and bedroom count) |
| Pet Policy | Dogs and cats allowed, max 2 per unit, breed restrictions apply |
| Google Rating | 4.4 stars (156 reviews) |
| Yelp Rating | 3.5 stars (77 reviews) |
| RentCafe Rating | 4.5 (71 reviews) |
| Section 8 | Yes |
| W/D | In unit |
The concession here deserves a closer look. Listing sites advertise “up to 6 weeks free,” but the full package on some floor plans runs as high as 1.5 months plus 6 weeks. That’s aggressive for a B+ community in this corridor, and it tells us Cushman & Wakefield is working to fill units in a competitive market. Renters benefit from that pressure. Check our best rental deals page for other communities running concessions right now. We’ll break down the net effective math below.
Best For / Skip If
Best if you:
- Need a 1BR under $1,100/month net effective in the Parmer Lane corridor. After the concession, a 692 sqft 1BR drops below $1,050 on a 12 month lease. That’s tough to match in this ZIP code for a renovated unit with in unit washer and dryer.
- Hold a Section 8 voucher. Sycamore Springs is one of roughly 15 communities in our service area that accepts vouchers, and it’s the highest rated among them at 4.4 Google stars.
- Want more space without the new construction price tag. At 1,054 to 1,165 square feet, the 2BR plans here run 15 to 20% larger than what most nearby Class A communities offer, and the rent comes in $300+ less per month than newer builds in the same ZIP code.
- Want to be in the Round Rock ISD attendance zone without paying Round Rock prices. Elsa England Elementary (GreatSchools 10/10) is 1.3 miles from the property.
- Work from home and need a quiet daytime environment. Multiple reviewers call out how quiet the complex is during the day. The 30 acre footprint spreads density out more than most communities this size.
Skip if you:
- Need newer construction with modern sound insulation. 1996 wood frame construction means noise transfer between floors. Upstairs neighbors and thin walls come up again and again across review platforms.
- Have a large or restricted breed dog. Breed restrictions apply and the community caps pets at two per household. Pet fees run $500 non refundable plus $20 per pet per month.
- Rely on public transit or walkability for daily errands. Walk Score is 24 (car dependent). The Lakeline MetroRail station is about a mile away, but day to day grocery runs still require a car.
- Want a community where the exterior matches the interior renovations. The units look good after the 2019 renovation. The parking lots, building exteriors, and pool areas still show their age.
- Have pest sensitivity. Scorpions, roaches, and rodents in walls are mentioned in reviews. Pest control response is generally prompt, but the underlying issue is baked into the 1996 construction.
Want to Know If You’d Qualify at Sycamore Springs?
We pre screen renters before you spend $75 on an application. Our service is free, and we can tell you whether your income, credit, and rental history line up with what this property requires. Call or text us at 512-520-0311 or start your search here.
Location Deep Dive
What’s Actually Nearby
Sycamore Springs sits on the south side of W Parmer Lane in the 78717 ZIP code, right where the Cedar Park service area meets North Austin. We tell renters considering this property to plan on driving for almost everything. Walk Score is 24, and that matches reality.
The immediate surroundings are thin on dining, but there are options. Mama Betty’s Tex Mex Cantina and a Taco Bell are about a tenth of a mile from the entrance. Suprabhat (Indian vegetarian) and Cuppa Austin Coffee sit about half a mile south. For groceries, Dana Bazaar Indian Supermarket is 0.9 miles away, and the Lakeline H-E-B Plus! at 14028 N US 183 is about 1.5 miles south. H Mart, Sam’s Club, and Walmart Supercenter cluster around 1.7 miles away near 183 and Lakeline Mall Drive. Lakeline Mall itself? Less than two miles out.
Brushy Creek Lake Park is the closest green space worth mentioning for trails and water access. The Alamo Drafthouse at Lakeline is a short drive for movies. For more communities in this part of the 78717, see our Avery Ranch and Lake Creek corridor review.
Commute Math
| Destination | Off Peak | Rush Hour |
|---|---|---|
| The Domain / Apple Campus | 12 min | 20 to 30 min |
| Downtown Austin | 25 min | 40 to 55 min |
| Round Rock (Dell / Emerson) | 15 min | 20 to 25 min |
| Cedar Park (Whitestone area) | 10 min | 12 to 15 min |
| Austin Bergstrom Airport | 35 min | 50 to 65 min |
| Lakeline MetroRail Station | 3 min | 3 to 5 min |
For a full commute breakdown from this area to every major Austin employer, see our commute guide.
The Lakeline MetroRail station is about a mile from the property. We’ve had renters who commute downtown use the Red Line from here, though it does require a short drive or bike ride to the station. For a full breakdown of how the MetroRail works for renters in this area, see our MetroRail transit guide. The 183 North Express Lanes (opened January to February 2026) also help with southbound commutes toward the Domain during peak hours.
Neighborhood Vibe
This stretch of Parmer is car focused and commercial. It’s not charming. Strip centers, fast food, a Taco Bell right at the entrance. But the 30 acres inside the gates feel different. Mature trees and a greenbelt buffer on the north side create a park like setting that’s unusual for a community at this price point.
Once you’re inside, the acreage earns its reputation.
The area is zoned to Round Rock ISD, not Leander ISD. That’s a detail worth confirming before you sign, because school zone boundaries in this part of the corridor can shift by street. Elsa England Elementary carries a 10/10 GreatSchools rating and sits 1.3 miles from the property, but verify your specific attendance zone through RRISD’s boundary tool.
Pricing and True Cost
Floor Plans
| Floor Plan | Bed/Bath | Sq Ft | Base Rent | $/SqFt |
|---|---|---|---|---|
| A1 | 1/1 | 692 | $1,142 to $1,242 | $1.65 to $1.79 |
| A3 | 1/1 | 793 | $1,185 to $1,265 | $1.49 to $1.60 |
| A2 | 1/1 | 788 | $1,269 to $1,309 | $1.61 to $1.66 |
| A4 | 2/1 | 912 | $1,452 | $1.59 |
| B1 | 2/2 | 1,054 | $1,447 to $1,611 | $1.37 to $1.53 |
| B2 | 2/2 | 1,062 | $1,607 to $1,655 | $1.51 to $1.56 |
| B3 | 2/2 | 1,165 | $1,618 to $1,643 | $1.39 to $1.41 |
| B3G (garage) | 2/2 | 1,165 | $1,758 | $1.51 |
| C1 | 3/2 | 1,362 | $2,048 | $1.50 |
As of early June 2026, there are 38 available units across most floor plans. That’s a lot of inventory for a 518 unit community, and it explains why the concession is as aggressive as it is.
Net Effective Rent Calculation
We’ll use the most common scenario: the A1 floor plan (1BR/1BA, 692 sqft) at $1,182 base rent with 6 weeks free on a 12 month lease.
- Base rent: $1,182/month
- Lease term: 12 months
- Concession: 6 weeks free (42 days)
- Calculation: $1,182 × 0.8849 (6 week free multiplier on a 365 day lease) = $1,046/month net effective
- Monthly savings: $136/month compared to the listed rent
On some floor plans, the full concession runs to 1.5 months plus 6 weeks free. On that same $1,182 unit, the math would drop the net effective to around $898/month. Ask the leasing office which plans qualify for the full package.
Only base rent gets discounted during free months. Mandatory fees are charged every month of the lease. Keep that in mind when comparing this to other communities advertising “months free.”
Fee Breakdown
Required monthly fees (everyone pays):
| Fee | Amount |
|---|---|
| Pest Control | $5/month |
| Valet Trash | $25/month |
| Trash/Recycling | $9/month |
| Water | Varies |
| Sewer | Varies |
| Utility Admin | Varies |
Move in fees:
| Fee | Amount |
|---|---|
| Application | $75 per applicant (non refundable) |
| Admin Fee | $200 (non refundable) |
| Security Deposit (1BR) | $200 (refundable, based on screening) |
| Security Deposit (2BR) | $300 (refundable, based on screening) |
| Security Deposit (3BR) | $400 (refundable, based on screening) |
Optional fees:
| Fee | Amount |
|---|---|
| Pet Fee | $500 non refundable (one or two pets) |
| Pet Rent | $20/pet/month |
| Garage | $150/month |
| Detached Garage | $120/month |
| Carport | $45/month |
True Monthly Cost Scenario
To put this in real numbers, take a renter in the A1 1BR at $1,182 base rent with 6 weeks free on a 12 month lease:
- Net effective base rent: $1,046
- Pest control: $5
- Valet trash: $25
- Trash/recycling: $9
- Estimated water/sewer/utility admin: $45
- Total estimated monthly cost: $1,130
Add one dog and that’s $20 more in pet rent. Add a carport and you’re at another $45. Total: $1,195. Still below $1,200 for a renovated 1BR with in unit washer and dryer in the 78717 ZIP.
Ready to Tour Sycamore Springs?
We coordinate tours, negotiate on your behalf, and our service is completely free. The community pays us from their existing marketing budget. Call or text 512-520-0311.
Screening Criteria
Income Requirements
Sycamore Springs requires 3x monthly rent in gross household income. We’ve broken that out across the floor plan range:
| Monthly Rent | Monthly Income Needed | Annual Income | Hourly Wage (40 hrs) |
|---|---|---|---|
| $1,142 (A1 low) | $3,426 | $41,112 | $19.77 |
| $1,452 (A4) | $4,356 | $52,272 | $25.13 |
| $1,618 (B3 low) | $4,854 | $58,248 | $28.00 |
| $2,048 (C1) | $6,144 | $73,728 | $35.45 |
The 3x multiplier is standard for this market. Not lenient, but not restrictive either. If you’re applying with a combined household income, both earners count toward the total.
Credit Expectations
The property doesn’t publish a hard credit score minimum on their listing platforms. In our experience with Cushman & Wakefield properties in this corridor, here’s what to expect:
- 650+: Smooth approval at standard deposit
- 580 to 649: Likely approved with a higher deposit or conditions
- Below 580: Higher denial risk. Third party deposit alternatives or a guarantor may be options worth discussing with the leasing team before you apply.
Because Sycamore Springs accepts Section 8, the screening process has some flexibility built in for voucher holders. If you’re a voucher holder, contact us before applying. We can walk you through the specific requirements and save you time.
Application Process
- Submit your application online ($75 per applicant, non refundable)
- Screening covers credit, income verification, rental history, and background
- Approval or denial typically within 48 to 72 hours
- If approved: sign the lease and pay the admin fee ($200) plus deposit ($200 to $400)
What we do here: We pre screen your profile against this property’s known criteria before you apply. If your credit or income is borderline, we’ll tell you up front rather than letting you spend $75 to find out. And if Sycamore Springs isn’t the right fit, we’ll point you toward communities in this corridor with lower thresholds or second chance leasing options.
Resident Reviews Decoded
We pulled reviews from Google (156 reviews, 4.4 stars), ApartmentRatings (133 reviews), Yelp (77 reviews, 3.5 stars), RentCafe (71 reviews, 4.5), and Facebook (8 reviews, 90% recommend). Here’s where the patterns land.
Review Pattern Analysis
| Theme | Frequency | Trend | Sources |
|---|---|---|---|
| Responsive maintenance | High (mentioned in 30+ reviews) | Steady positive | Google, AR, RentCafe |
| Friendly office staff | High (named staff across platforms) | Improving post renovation | All platforms |
| Quiet, peaceful grounds | Moderate (20+ mentions) | Steady | Google, AR, RentCafe |
| Thin walls / noise transfer | Moderate (15+ mentions) | Steady (structural) | AR, Yelp |
| Pest issues (roaches, scorpions, rodents) | Moderate (12+ mentions) | Steady (structural) | AR, Yelp, Google |
| Parking congestion evenings | Low to moderate | Steady | Yelp, AR |
| Dog waste enforcement | Low to moderate | Steady | Yelp, Google |
Named staff praised across multiple platforms: Randy (maintenance), Bernadette (leasing), Patty C. (property manager), and Tiffany (office). When specific staff members show up by name across different review sites over multiple years, that tells us something about consistency. It’s one of the strongest indicators we look at when evaluating a community.
The maintenance story is the headline. Across nearly every platform, the maintenance team gets positive mentions for speed, professionalism, and follow through. For a 1996 community with 518 units, a maintenance team that shows up quickly and finishes the job is the difference between “value play” and “cheap apartment.” This team earns the rating.
Management response pattern: Patty C., the property manager, responds to reviews on ApartmentRatings with personalized replies. She references specific concerns and provides her direct email (sycamorespringsmgr@cushwake.com). These aren’t template responses. That level of engagement from management is uncommon.
The Yelp gap: Yelp sits at 3.5 stars while Google and RentCafe show 4.4 and 4.5. Why? The Yelp reviews skew older (pre renovation) and include more complaints about the previous management era under Pinnacle. Recent Yelp entries are more positive, but the overall score hasn’t caught up yet.
The Uncomfortable Truth
No listing site will write this section.
The 1996 Construction Is Real
The renovated interiors look good. Quartz countertops, plank flooring, stainless appliances. But the building envelope is 30 years old. Sprinkler pipes aren’t insulated. During the February 2021 winter storm, multiple buildings sustained water damage from burst pipes affecting units on several floors. Squirrels and mice have been reported living in walls and ceilings. The exterior walkways, parking lot surfaces, and pool areas show wear.
You’re leasing a renovated apartment inside a building that hasn’t been rebuilt from the outside. Know that going in.
The Pet Fee Math Adds Up Fast
The property accepts pets, and there are two dog parks on the grounds. But the cost is worth running through. A $500 non refundable pet fee (the same whether you have one pet or two) plus $20/month per pet means a single dog costs $740 in the first year and $240 every year after that. Two pets push the monthly cost to $40 and the first year total to $980. If you’re choosing this property for the pricing, those pet fees eat into the savings.
Parking Gets Tight After 6 PM
With 518 units on 30 acres, the parking ratio works fine during the day. After 6 PM, multiple reviewers report difficulty finding spots, especially in certain building clusters. Covered parking (carport $45, garage $120 to $150) guarantees you a spot, but that’s another monthly line item. Two cars and no garage? Expect to walk.
Want Help Weighing the Trade Offs?
Every property has them. We help renters figure out which ones they can live with and which ones they can’t. That’s the whole point of working with a locator. Call or text 512-520-0311 or start your free search.
Frequently Asked Questions
Does Sycamore Springs accept Section 8 vouchers?
Yes. It’s one of approximately 15 communities in our service area that accepts Housing Choice Vouchers. For a full list, see our low income and voucher guide. Contact the leasing office at (512) 218-8500 to confirm current availability for voucher holders.
What school district is Sycamore Springs in?
Round Rock ISD. Not Leander ISD. Nearby schools include Elsa England Elementary (GreatSchools 10/10, 1.3 miles), Hornsby Dunlap Elementary (3/10, 0.8 miles), and Forest North Elementary (4/10, 1.2 miles). For more on how school zones work in this area, see our school zone guide. Verify your specific attendance zone through RRISD before signing.
Is Sycamore Springs pet friendly?
Yes. Dogs and cats are allowed, max two pets per household, breed restrictions apply. The pet fee is $500 (non refundable) plus $20 per pet per month. Two dedicated dog parks are on the property.
Does Sycamore Springs have in unit washer and dryer?
Renovated units include in unit washer and dryer. Some unrenovated units have hookups only. Ask the leasing office which unit types include the appliances versus just the hookups.
How far is Sycamore Springs from the Domain?
About 6 miles, or 12 minutes off peak. During rush hour, expect 20 to 30 minutes via 183 or the 183 North Express Lanes.
What is the lease term at Sycamore Springs?
Lease terms range from 3 to 13 months. The current concession (up to 6 weeks free) typically requires a 12 month lease. Shorter terms are available at higher monthly rates.
Is there a gate at Sycamore Springs?
Yes, controlled access. Some reviews note the gates have had intermittent mechanical issues in the past, but the gated perimeter is there.
What are the mandatory monthly fees at Sycamore Springs?
Pest control ($5), valet trash ($25), and trash/recycling ($9) are required. Water, sewer, and utility admin fees vary by unit and usage.
The Bottom Line
Sycamore Springs carries a 4.4 Google rating across 156 reviews and offers 1BRs with a net effective rent below $1,050. The Cushman & Wakefield team here gets praised by name across multiple review platforms, which is rare for any community and nearly unheard of for a B+ built in 1996. It’s the highest rated property in its class in our service area, beating the average by half a star. The 2019 renovation brought the interiors up to date, and the 30 acres of mature landscaping give it a feel that most communities at this price point can’t touch.
The trade off is straightforward: you’re living inside renovated walls wrapped in a 30 year old building. Pest issues, thin walls, aging exterior, and an evening parking crunch are real and documented across hundreds of reviews.
This property makes sense if you want a well managed B+ community with a track record backed by hundreds of reviews, you’re a Section 8 voucher holder looking for the highest rated option in the corridor, you work from home and want quiet daytime space, or you need to be in the Round Rock ISD attendance zone without paying new construction prices.
This property doesn’t make sense if you’re sensitive to noise between units, you need the exterior to match the interior, you depend on walkability for daily errands, or pest encounters are a dealbreaker regardless of how fast management responds.
The verdict: Sycamore Springs earns its rating. The management and maintenance team are genuinely good, the pricing is aggressive, and the concessions make a strong value even stronger. The age of the building is the cost of that value. If you can live with that equation, this is one of the better deals in the corridor right now.
Need Help?
Work with us: The Cedar Park Apartment Team is a group of licensed Texas Realtors who specialize in this market. We’ll pre screen your application, negotiate on your behalf, and coordinate your tour. Our service is free to you. Call or text 512-520-0311 or start your search here.
Going solo? If you’d rather handle it on your own, tell the leasing office that the Cedar Park Apartment Team referred you. You’ll get the same pricing either way, and it helps us keep producing free resources like this review.
Visit the property at 9801 W Parmer Ln, Austin, TX 78717 or check current availability on Apartments.com.