Austin Apartment Reviews Guide
Menu
Request a quote Call

Folio Apartments

Updated 2026-07-17 · 2,441 reviewed · 401 listed · Scored from 264 Google reviews · How we rank ›

3.3(264) 54 composite score See reviews on Google ✓ Google-verified Publishes prices
Student HousingAffordable & Section 8 Housing
Folio Apartments
Services
Student Housing, Affordable & Section 8 Housing
Reviews
264

The honest read

Folio presents a tale of two experiences: leasing staff are friendly during sign-up, but management becomes dismissive and unresponsive once residents move in. Common frustrations include noise complaints ignored, security issues unaddressed (break-ins, fence gaps), soundproofing so poor upper-floor residents sound like they are stomping directly overhead, inadequate air conditioning that drives summer electric bills up, and billing disputes handled through third-party vendors that create confusion and late-fee traps. Some residents praise individual staff members like Christina May, but structural problems with maintenance response times, pest control no-shows, and deposit withholding persist for years. The complex appears built cheaply and managed by Greystar with a pattern of friendly-before-signing, dismissive-after-signing treatment.

Recent shift: Sentiment has deteriorated markedly over the past 18 months; earlier five-star reviews (4-5 months ago) praised maintenance and quiet, but the last 12 months are dominated by complaints about unresponsiveness, billing fraud, security, and declining upkeep. A long-term resident (since 2021) notes the complex has "steadily gone downhill" with amenities removed and hallways neglected.

Praised for
  • friendly leasing staff (some named individuals)
  • well-maintained common areas (when attended to)
  • good location near Domain and freeways
  • responsive maintenance on rare occasions
Watch-outs
  • unresponsive management and maintenance after lease signing
  • poor soundproofing between units
  • inadequate climate control
  • security breaches and lack of safety response
  • deceptive deposit and billing practices
  • dishonest pest control and maintenance reporting
  • declining amenities and upkeep
  • poor communication and boundary violations
poor-communicationunresponsive-maintenancenoisy-neighborspoor-soundproofingpackage-theftslow-maintenance
Think twice if: Move elsewhere if you value responsive maintenance, security, quiet living, or fair billing practices; this complex struggles in all four areas.

What this place gets right

  • location near Domain and freeways
  • multiple pools and fitness amenities
  • gated community

Worth knowing

  • Managed by Greystar (residents report they use lawyers on retainer and corporate backing)
  • Christina May named as exceptional leasing staff member
  • Third-party vendor Loft Living handles payment portal; e-check removed selectively from some resident accounts without notice
  • Fetch mandatory package service ($20/month) with ongoing lost package reports
  • Recent roofing contractor left debris and nails on resident patios
  • AC unit cools living room only; bedrooms run 5-10 degrees hotter
  • Complaint patterns documented for years: noise dismissals, deposit disputes, pest control no-shows

Reviews by category

Student Housing
Poor soundproofing and noisy-neighbor complaints dominate; location near Domain convenient but living conditions undermine value.
Affordable & Section 8 Housing
Advertised as affordable but residents report cheap construction, climate inefficiency, deceptive billing, and deposit withholding that negates value.

How it stacks up

  • Rated 3.3 against a 3.97 average across the 209 student housing businesses listed here.
  • Has more Google reviews than 80% of the businesses in this directory.

How we scored this

How We Score
Star rating 0
Review volume 100
Review recency 100
Review sentiment 29
Profile completeness 100
Verification 30

Rating breakdown

5
121
4
25
3
14
2
15
1
89

Quick answers

What is the pet policy?
Non-refundable pet fee of $400 per pet plus $20 monthly pet rent, according to their website.
Are sound issues a problem at Folio?
Multiple residents report poor soundproofing; lower floors hear footsteps and bass from units above as if they are in the room with you, especially at night.
How responsive is maintenance?
Residents consistently report delayed responses to serious issues like security breaches, flooding, and appliance failures; some wait weeks with no acknowledgment.
Request a quote

Similar apartment complexes nearby

The Barstow
63

The Barstow

3.7(422)✓ Google-verified

Staff at the front desk and leasing office earn consistent praise for responsiveness and kindness; Marco, Jaslyn, Katherine, and Carolina are named often. Maintenance teams repair work orders on time. Apartments are described as clean, modern, and comfortable, with good amenities like the pool. One senior resident's recent complaint details critical failures: a broken central AC left unfixed for weeks, carpet damage from a leaking portable unit, and undisclosed monthly fees contradicting the signed lease. Management allegedly lacked transparency on billing and failed to help the tenant navigate technology. The complaint cites Texas Property Code violations and threatened escalation to city code enforcement.

Affordable & Section 8 HousingStudent Housing
View profile
The Fielder
70

The Fielder

3.8(252)✓ Google-verified

Staff members like Jose, Kim, and Becca stand out for answering questions clearly and handling lease paperwork without the runaround. Maintenance crew keeps grounds neat and responds quickly. Pet owners value the no-breed restrictions. One tenant reported being charged valet trash fees that don't exist and felt blindsided by extra charges not shown in the lease. Phone lines go unanswered sometimes. Most newcomers say it beats their last place, though early impressions carry more weight than long-term tests.

Student Housing
View profile
Madison Northridge
68

Madison Northridge

4.0(242)✓ Google-verified

Renee and Martin in the office and maintenance earn consistent praise for fast, responsive help during tours, applications, and move-in. The location near The Domain, Walnut Creek Park, and North Austin shopping makes it a solid starter spot for new residents, many reporting feeling safe and enjoying quiet neighbors. Maintenance repair quality is the trade-off. Several long-term residents cite recurring AC failures, plumbing leaks that go unfixed for months, and sloppy debris left after work orders. Photos online do not always match unit condition. Rent around $1,200 for a one-bedroom places affordability alongside these issues. Parking and pet policies (Paw Spa on-site) are mentioned positively by their website, though towing appears strict.

Student Housing
View profile

Own this business? Get featured

Own or market a business here? Ask about featured placement and advertising on this directory. Your message goes straight to the directory team.

Last updated 2026-07-17