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700 River St · Rainey Street District · 43 floors

700 River

A 43 story tower at Rainey Street and River Street, at the south end of the Rainey Street District by Lady Bird Lake. Leasing began in September 2024. It has 377 homes, a spa and pool deck on top of the garage, and a sky lounge on the 43rd floor.

Live prices, checked November 4, 2026

$2,516lowest rent today
81homes available
Nowsoonest move-in

Special: Up to 10 weeks free on some homes

Pick My Tour TimeSee what's open
700 River at sunset, the glass tower in the middle with a brown parking podium and open columns at its amenity floor

Image from the property

The glass front doors at night, with the lobby lit up inside

Image from the property

The long pool on the amenity deck, with lounge chairs and a cabana between the towers

Image from the property

Edge of the pool looking out over Lady Bird Lake and South Austin

Image from the property

Lounge chairs at the edge of the pool, with the lake and downtown towers at sunset

Image from the property

Covered terrace above the lake with the downtown skyline at sunset

Image from the property

Fire pit and sofas on the terrace at dusk, with the lake beyond

Image from the property

Outdoor lounge with sofas and planters among the towers

Image from the property

Outdoor kitchen with grills beside a sofa and low tables

Image from the property

Wood slat cabana with padded loungers

Image from the property

Clubroom with a big sectional, a stool bench and doors to the terrace

Image from the property

Clubroom with a long dining table, green chairs by a fireplace and a bar

Image from the property

Lounge with a curved sofa and small tables by tall windows

Image from the property

Game room with a pool table and a golf simulator

Image from the property

Library lounge with shelves and tables in front of tall windows

Image from the property

Fitness center with weight machines and treadmills along the windows

Image from the property

Lobby with a fireplace, lounge chairs and the elevator hall behind

Image from the property

Lobby with a stone front desk and a green wall

Image from the property

Living room with a sectional sofa, open to the kitchen, with a wall of windows

Image from the property

Kitchen with white cabinets, an island and a round wooden dining table

Image from the property

Bedroom with floor to ceiling windows looking over Lady Bird Lake

Image from the property

Kitchen with light wood cabinets, an island and a small dining table

Image from the property

Bedroom with a window wall facing nearby towers

Image from the property

Bathroom with a double vanity and a tub with a glass shower

Image from the property

What's open right now

81 homes listed today, cheapest first. Each price is the home's lowest rent on a 12 to 15 month lease.

Building the tower…

Tap a lit home to see it. Drag sideways to turn, pinch to zoom.

81 available homes from $2,516

Size

Move in

Floors

Special today

“Receive up to TEN WEEKS FREE\ base rent on select floor plans if you lease within 24 hours of your tour”

Only some homes or leases get it, so prices below leave it out. We can ask which homes qualify.

From the property's own website, read November 4, 2026.

  • StudioReady Dec 28

    $2,516 a month

    • 464 sq ft
    • Floor 16
    • Looks north at the Rainey Street District and downtown
  • StudioReady Nov 6

    $2,671 a month

    • 464 sq ft
    • Floor 19
    • Looks north at the Rainey Street District and downtown
  • 1 bedroomReady Nov 26

    $3,240 a month

    • 701 sq ft
    • Floor 18
    • Looks north at the Rainey Street District and downtown
  • 1 bedroomReady Nov 24

    $3,260 a month

    • 701 sq ft
    • Floor 20
    • Looks north at the Rainey Street District and downtown
  • 1 bedroomReady now

    $3,595 a month

    • 701 sq ft
    • Floor 31
    • Looks north at the Rainey Street District and downtown
  • 1 bedroomReady Jan 18

    $3,700 a month

    • 767 sq ft
    • Floor 26
    • Looks north at the Rainey Street District and downtown
  • 1 bedroomReady Nov 30

    $3,735 a month

    • 774 sq ft
    • Floor 16
    • Looks north at the Rainey Street District and downtown
  • 1 bedroomReady Dec 9

    $3,755 a month

    • 774 sq ft
    • Floor 18
    • Looks north at the Rainey Street District and downtown
  • 1 bedroomReady Jan 7

    $3,771 a month

    • 885 sq ft
    • Floor 24
    • Looks south at Lady Bird Lake and south Austin
  • 1 bedroomReady Nov 6

    $3,840 a month

    • 774 sq ft
    • Floor 19
    • Looks north at the Rainey Street District and downtown
  • 1 bedroomReady now

    $3,863 a month

    • 701 sq ft
    • Floor 37
    • Looks north at the Rainey Street District and downtown
  • 1 bedroomReady Nov 5

    $3,881 a month

    • 892 sq ft
    • Floor 23
    • Looks south at Lady Bird Lake and south Austin
  • 1 bedroomReady now

    $3,881 a month

    • 892 sq ft
    • Floor 26
    • Looks south at Lady Bird Lake and south Austin
  • 1 bedroomReady Jan 9

    $3,891 a month

    • 882 sq ft
    • Floor 33
    • Looks south at Lady Bird Lake and south Austin
  • 1 bedroomReady now

    $3,895 a month

    • 701 sq ft
    • Floor 38
    • Looks north at the Rainey Street District and downtown
  • 1 bedroomReady Dec 26

    $3,922 a month

    • 701 sq ft
    • Floor 36
    • Looks north at the Rainey Street District and downtown
  • 1 bedroomReady now

    $3,986 a month

    • 914 sq ft
    • Floor 23
    • Looks south at Lady Bird Lake and south Austin
  • 1 bedroomReady Nov 7

    $3,986 a month

    • 914 sq ft
    • Floor 26
    • Looks south at Lady Bird Lake and south Austin
  • 1 bedroomReady Nov 10

    $4,031 a month

    • 892 sq ft
    • Floor 28
    • Looks south at Lady Bird Lake and south Austin
  • 1 bedroomReady now

    $4,036 a month

    • 914 sq ft
    • Floor 28
    • Looks south at Lady Bird Lake and south Austin
  • 1 bedroomReady Nov 21

    $4,060 a month

    • 774 sq ft
    • Floor 32
    • Looks north at the Rainey Street District and downtown
  • 1 bedroomReady Dec 16

    $4,081 a month

    • 892 sq ft
    • Floor 30
    • Looks south at Lady Bird Lake and south Austin
  • 1 bedroomReady Jan 12

    $4,110 a month

    • 774 sq ft
    • Floor 31
    • Looks north at the Rainey Street District and downtown
  • 1 bedroomReady now

    $4,186 a month

    • 914 sq ft
    • Floor 34
    • Looks south at Lady Bird Lake and south Austin
  • 1 bedroomReady now

    $4,269 a month

    • 774 sq ft
    • Floor 36
    • Looks north at the Rainey Street District and downtown
  • 1 bedroomReady now

    $4,318 a month

    • 774 sq ft
    • Floor 35
    • Looks north at the Rainey Street District and downtown
  • 1 bedroomReady now

    $4,331 a month

    • 892 sq ft
    • Floor 36
    • Looks south at Lady Bird Lake and south Austin
  • 1 bedroomReady now

    $4,381 a month

    • 892 sq ft
    • Floor 35
    • Looks south at Lady Bird Lake and south Austin
  • 1 bedroomReady now

    $4,431 a month

    • 892 sq ft
    • Floor 37
    • Looks south at Lady Bird Lake and south Austin
  • 1 bedroomReady Jan 3

    $4,471 a month

    • 885 sq ft
    • Floor 37
    • Looks south at Lady Bird Lake and south Austin
  • 1 bedroomReady now

    $4,486 a month

    • 914 sq ft
    • Floor 38
    • Looks south at Lady Bird Lake and south Austin
  • 1 bedroomReady Dec 7

    $4,666 a month

    • 1,095 sq ft
    • Floor 15
    • Looks south at Lady Bird Lake and south Austin
  • 1 bedroomReady now

    $4,700 a month

    • 1,049 sq ft
    • Floor 14
    • Looks south at Lady Bird Lake and south Austin
  • 1 bedroomReady now

    $4,756 a month

    • 929 sq ft
    • Floor 16
    • Corner home: looks east and north
  • 1 bedroomReady now

    $4,760 a month

    • 1,049 sq ft
    • Floor 20
    • Looks south at Lady Bird Lake and south Austin
  • 1 bedroomReady now

    $4,776 a month

    • 929 sq ft
    • Floor 18
    • Corner home: looks east and north
  • 1 bedroomReady now

    $4,795 a month

    • 1,049 sq ft
    • Floor 22
    • Looks south at Lady Bird Lake and south Austin
  • 1 bedroomReady now

    $4,825 a month

    • 1,049 sq ft
    • Floor 19
    • Looks south at Lady Bird Lake and south Austin
  • 1 bedroomReady now

    $4,845 a month

    • 1,049 sq ft
    • Floor 24
    • Looks south at Lady Bird Lake and south Austin
  • 1 bedroomReady now

    $4,881 a month

    • 929 sq ft
    • Floor 21
    • Corner home: looks east and north
  • 1 bedroomReady Dec 17

    $4,981 a month

    • 929 sq ft
    • Floor 28
    • Corner home: looks east and north
  • 1 bedroomReady Jan 5

    $4,991 a month

    • 1,095 sq ft
    • Floor 20
    • Looks south at Lady Bird Lake and south Austin
  • 1 bedroomReady Dec 15

    $4,995 a month

    • 1,049 sq ft
    • Floor 27
    • Looks south at Lady Bird Lake and south Austin
  • 1 bedroomReady now

    $5,031 a month

    • 929 sq ft
    • Floor 27
    • Corner home: looks east and north
  • 1 bedroomReady now

    $5,056 a month

    • 1,095 sq ft
    • Floor 19
    • Looks south at Lady Bird Lake and south Austin
  • 1 bedroomReady now

    $5,076 a month

    • 1,095 sq ft
    • Floor 21
    • Looks south at Lady Bird Lake and south Austin
  • 1 bedroomReady Dec 7

    $5,076 a month

    • 1,095 sq ft
    • Floor 24
    • Looks south at Lady Bird Lake and south Austin
  • 1 bedroomReady Nov 10

    $5,176 a month

    • 1,095 sq ft
    • Floor 25
    • Looks south at Lady Bird Lake and south Austin
  • 1 bedroomReady now

    $5,245 a month

    • 1,049 sq ft
    • Floor 33
    • Looks south at Lady Bird Lake and south Austin
  • 1 bedroomReady now

    $5,326 a month

    • 1,095 sq ft
    • Floor 31
    • Looks south at Lady Bird Lake and south Austin
  • 1 bedroomReady now

    $5,495 a month

    • 1,049 sq ft
    • Floor 35
    • Looks south at Lady Bird Lake and south Austin
  • 1 bedroomReady now

    $5,620 a month

    • 1,103 sq ft
    • Floor 36
    • Looks south at Lady Bird Lake and south Austin
  • 1 bedroomReady now

    $5,770 a month

    • 1,103 sq ft
    • Floor 39
    • Looks south at Lady Bird Lake and south Austin
  • 2 bedroomReady Dec 3

    $5,083 a month

    • 1,169 sq ft
    • Floor 27
    • Corner home: looks east and south
  • 2 bedroomReady Nov 23

    $5,183 a month

    • 1,169 sq ft
    • Floor 31
    • Corner home: looks east and south
  • 2 bedroomReady Jan 29

    $5,483 a month

    • 1,169 sq ft
    • Floor 35
    • Corner home: looks east and south
  • 2 bedroomReady now

    $6,118 a month

    • 1,257 sq ft
    • Floor 17
    • Corner home: looks north and west
  • 2 bedroomReady now

    $7,483 a month

    • 1,405 sq ft
    • Floor 36
    • Corner home: looks east and north
  • 2 bedroomReady now

    $7,533 a month

    • 1,405 sq ft
    • Floor 38
    • Corner home: looks north and east
  • 2 bedroomReady now

    $7,583 a month

    • 1,405 sq ft
    • Floor 37
    • Corner home: looks north and east
  • 2 bedroomReady now

    $7,633 a month

    • 1,405 sq ft
    • Floor 39
    • Corner home: looks north and east
  • 2 bedroomReady now

    $9,170 a month

    • 1,539 sq ft
    • Floor 19
    • Corner home: looks west and south
  • 2 bedroomReady Nov 6

    $9,238 a month

    • 1,552 sq ft
    • Floor 38
    • Looks north at the Rainey Street District and downtown
  • 2 bedroomReady now

    $9,288 a month

    • 1,552 sq ft
    • Floor 37
    • Looks north at the Rainey Street District and downtown
  • 2 bedroomReady Nov 12

    $9,338 a month

    • 1,552 sq ft
    • Floor 39
    • Looks north at the Rainey Street District and downtown
  • 2 bedroomReady now

    $9,990 a month

    • 1,574 sq ft
    • Floor 41
    • Looks north at the Rainey Street District and downtown
  • 2 bedroomReady Jan 21

    $12,810 a month

    • 1,945 sq ft
    • Floor 40
    • Corner home: looks north and east
  • 2 bedroomReady now

    $12,860 a month

    • 1,945 sq ft
    • Floor 42
    • Corner home: looks north and east
  • 2 bedroomReady now

    $16,110 a month

    • 2,409 sq ft
    • Floor 40
    • Corner home: looks south and west
  • 2 bedroomReady Dec 7

    $16,160 a month

    • 2,409 sq ft
    • Floor 42
    • Corner home: looks south and west
  • 3 bedroomReady Nov 6

    $7,869 a month

    • 1,724 sq ft
    • Floor 25
    • Corner home: looks north and west
  • 3 bedroomReady now

    $7,919 a month

    • 1,724 sq ft
    • Floor 27
    • Corner home: looks north and west
  • 3 bedroomReady now

    $8,154 a month

    • 1,724 sq ft
    • Floor 26
    • Corner home: looks north and west
  • 3 bedroomReady now

    $8,204 a month

    • 1,724 sq ft
    • Floor 28
    • Corner home: looks north and west
  • 3 bedroomReady Dec 7

    $8,254 a month

    • 1,724 sq ft
    • Floor 30
    • Corner home: looks north and west
  • 3 bedroomReady Nov 25

    $8,304 a month

    • 1,724 sq ft
    • Floor 29
    • Corner home: looks north and west
  • 3 bedroomReady now

    $8,654 a month

    • 1,724 sq ft
    • Floor 38
    • Corner home: looks north and west
  • 3 bedroomReady now

    $8,704 a month

    • 1,724 sq ft
    • Floor 37
    • Corner home: looks north and west
  • 3 bedroomReady now

    $8,754 a month

    • 1,724 sq ft
    • Floor 39
    • Corner home: looks north and west
  • 3 bedroomReady now

    $16,406 a month

    • 2,618 sq ft
    • Floor 40
    • Looks south at Lady Bird Lake and south Austin
  • 3 bedroomReady now

    $19,356 a month

    • 2,711 sq ft
    • Floor 43
    • Corner home: looks north and east and west

Is it a good price?

  • A studio starts at $2,516. Most studios nearby rent for about $1,527, so that's $989 more.
  • A 1 bedroom starts at $3,240. Most 1 bedrooms nearby rent for about $1,962, so that's $1,278 more.
  • A 2 bedroom starts at $5,083. Most 2 bedrooms nearby rent for about $2,761, so that's $2,322 more.
  • Every size here costs more than similar homes nearby. The studio comes closest.
See the price numbers
SizeFromSq ftPer sq ftWith the specialNearby, typicalOpen
Studio $2,516 464 $5.42 some homes only $1,527 2
1 bedroom $3,240 701 to 1103 $4.62 some homes only $1,962 51
2 bedroom $5,083 1169 to 2409 $4.35 some homes only $2,761 17
3 bedroom $7,869 1724 to 2711 $4.56 some homes only $3,850 11

Special today: “Receive up to TEN WEEKS FREE\ base rent on select floor plans if you lease within 24 hours of your tour”. Checked November 4, 2026. "Nearby, typical" is the median within 0.75 to 1 miles.

Price per square foot, 1 bedroom, against the four closest towers

  • SkyHouse Austin$3.22
  • 700 River$4.62
  • The Modern Austin Residences$4.90
  • The Travis$4.95
  • Paseo$5.32

What you'll pay each month

Every home here pays $257.52 a month in fees on top of rent. Totals are for the lowest priced home of each size.

Studio

  • Rent$2,516
  • Fees every home pays+$257.52
  • Each month$2,774

1 bedroom

  • Rent$3,240
  • Fees every home pays+$257.52
  • Each month$3,498

2 bedroom

  • Rent$5,083
  • Fees every home pays+$257.52
  • Each month$5,341

3 bedroom

  • Rent$7,869
  • Fees every home pays+$257.52
  • Each month$8,127

On top of that: parking from $175 a month if you have a car, and renters insurance. Utilities depend on how much you use; the building guesses about $159 a month.

See every fee

Every month

  • Community amenity fee$175 to $300
  • Internet$50
  • Boiler management$13.75
  • Pest control$7
  • Pest control admin$1.15
  • Trash admin$3
  • Gas admin$3
  • Stormwater/drainage admin$3
  • Drainage fee$1.62
  • Total$257.52

Billed by use

  • Electric (submetered; estimated $25.16)
  • Gas (split evenly per home; estimated $5.82)
  • Water and sewer (submetered; estimated $68.43), plus a submeter admin fee (estimated $2.31)
  • Trash hauling (split evenly per home; estimated $59.82)

Renters liability insurance is required per leaseholder: a third party policy (the guide estimates $18.75 a month, varying with coverage) or the property's liability and contents program at $14.50 a month. Going without costs $10.75 per occurrence.

Parking

  • Parking$175 to $350
  • Parking - Garage$400 to $550
  • EV charging$0 to $30

To apply and move in

  • Application fee (per applicant)$250
  • Refundable deposit$500 to $1,500

Lease terms to know

  • Breaking the lease early costs 200% of base rent, plus an 85% of base rent reletting fee.
  • Rent paid late carries a 9.99% of base rent fee.
  • Moving to another home in the building costs $2,000.
  • Some fees may not apply to homes in the affordable program.

From the property's own fee sheet, issued October 25, 2026: the property's fee page, read October 26, 2026.

Your number, all in

$3,673a monthHome 1805, the lowest priced 1 bedroom available today: asking rent, $258 in required monthly fees and one parking space. Change the home, lease, cars and pets below.

Asking rent
$3,240
Required monthly fees, lowest
$258
Parking, 1 car
$175
Each month, all in
$3,673

A special comes off only when it reaches this home on this lease, worked out the daily way most leasing offices use for specials. A part the property posts no amount for shows as not posted, never as $0. Utilities are billed by use and not included. Open the full cost calculator

Price watch

Since October 26, 2026, 13 available homes here lowered the asking rent (a typical drop was $180) and 1 raised it (a typical rise was $77).

Median 1 bed asking rent
$3,240$3,831$4,421Oct 26Oct 30Nov 4$4,381$3,240

Median of the available homes: $4,421 on Oct 26, $4,381 on Nov 4, lowest $4,331, highest $4,421. Lowest priced available home: $3,240 on Oct 26, $3,240 on Nov 4, lowest $3,240, highest $3,240.

  • Median of the available homes
  • Lowest priced available home

The solid line is the middle of the asking rents for that size; the dashed line is the lowest priced one, where the cost card starts. From the tower's own listings. We started keeping this record on October 26, 2026 and have 9 days so far. Tap a home above to see its own price history.

What a higher floor costs

For the same 1 bedroom floor plan, each floor up adds about $30 a month. From floor 14 to 38, that's about $720.

−$489$0+$660Floor 14Floor 26Floor 38Home 1805, floor 18, $3,240, plan A1Home 2005, floor 20, $3,260, plan A1Home 3105, floor 31, $3,595, plan A1Home 3703, floor 37, $3,863, plan A1Home 3803, floor 38, $3,895, plan A1Home 3603, floor 36, $3,922, plan A1Home 1611, floor 16, $3,735, plan A3Home 1811, floor 18, $3,755, plan A3Home 1911, floor 19, $3,840, plan A3Home 3211, floor 32, $4,060, plan A3Home 3111, floor 31, $4,110, plan A3Home 3611, floor 36, $4,269, plan A3Home 3511, floor 35, $4,318, plan A3Home 2314, floor 23, $3,881, plan A6Home 2614, floor 26, $3,881, plan A6Home 2814, floor 28, $4,031, plan A6Home 3014, floor 30, $4,081, plan A6Home 3614, floor 36, $4,331, plan A6Home 3514, floor 35, $4,381, plan A6Home 3714, floor 37, $4,431, plan A6Home 2312, floor 23, $3,986, plan A4Home 2612, floor 26, $3,986, plan A4Home 2812, floor 28, $4,036, plan A4Home 3412, floor 34, $4,186, plan A4Home 3812, floor 38, $4,486, plan A4Home 1510, floor 15, $4,666, plan A11Home 2010, floor 20, $4,991, plan A11Home 1910, floor 19, $5,056, plan A11Home 2110, floor 21, $5,076, plan A11Home 2410, floor 24, $5,076, plan A11Home 2510, floor 25, $5,176, plan A11Home 3110, floor 31, $5,326, plan A11Home 1408, floor 14, $4,700, plan A13Home 2008, floor 20, $4,760, plan A13Home 2208, floor 22, $4,795, plan A13Home 1908, floor 19, $4,825, plan A13Home 2408, floor 24, $4,845, plan A13Home 2708, floor 27, $4,995, plan A13Home 3308, floor 33, $5,245, plan A13Home 3508, floor 35, $5,495, plan A13Home 1601, floor 16, $4,756, plan A9Home 1801, floor 18, $4,776, plan A9Home 2101, floor 21, $4,881, plan A9Home 2801, floor 28, $4,981, plan A9Home 2701, floor 27, $5,031, plan A9

45 available homes from floor 14 to 38, each against the middle of its own floor plan, from −$489 to +$660.

Each dot is an available home: how far its asking rent sits above or below the middle of its own floor plan. The dashed line shows the typical extra rent for each floor up.

From 45 available homes across 7 floor plans, compared within each plan so a bigger home never reads as a higher floor. Asking rents, November 4, 2026.

Pick your view

What each side looks at, how much sun it gets and what it costs.

North side

You look up Rainey Street at the district's towers, with downtown behind them. The Rainey Street bars are this way, and residents on this side report bass at night.

Sunlight
In July, direct sun can reach it from sunrise to 11:30 am. None in January.
Price
About the same as the other sides, for the same size home.
Open now
36 homes, from $2,516 (Studio)

East side

You look east to I-35, about a block away, and East Austin beyond it. This is the side closest to the highway work that residents say runs late at night.

Sunlight
In July, direct sun can reach it from sunrise to 1:30 pm. In January, from sunrise to 1 pm.
Price
About 6% more than the other sides, for the same size home.
Open now
9 homes, from $4,756 (1 bed)

South side

You look across Lady Bird Lake to south Austin. Most homes in the tower face this way or north.

Sunlight
In July, direct sun can reach it from 12:30 pm to 6 pm. In January, from 8 am to sunset.
Price
About 4% less than the other sides, for the same size home.
Open now
35 homes, from $3,771 (1 bed)

West side

You look over the Mexican American Cultural Center and across Rainey Street, then up Lady Bird Lake to the bridges. The downtown towers are to the right. The cultural center is low, so it doesn't block the view.

Sunlight
In July, direct sun can reach it from 2 pm to sunset. In January, from 2:30 pm to sunset. Late day summer sun makes this the warmer side, so plan on shades.
Price
Too few available homes on this side to compare.
Open now
1 home, from $9,170 (2 bed)

From the property's floor plans, read October 26, 2026. North is up.

Sun by the hour

When direct sun can reach each side, through a July day and a January day.

6 am9 am12 pm3 pm6 pm9 pmNorthJulyJanuaryEastJulyJanuarySouthJulyJanuaryWestJulyJanuary

North: 4.5 hours of direct sun in July, none in January. East: 7.0 hours of direct sun in July, 5.5 in January. South: 5.5 hours of direct sun in July, 9.5 in January. West: 6.5 hours of direct sun in July, 3.5 in January.

Direct sun in JulyDirect sun in JanuaryDaylight

Worked out from where the sun sits over Austin on July 15 and January 15 and the way each wall faces. A neighboring tower can shade a wall for part of that time.

See every available home on its floor

Height here doesn't set the price as much as you'd expect. The same plan can cost more on a lower floor than a higher one, so compare homes, not plans.

Color by
Floor 15Floor 20Floor 25Floor 30Floor 35Floor 40 $2,000$4,000$6,000$8,000$10,000$12,000 Home 1408, floor 14: 1 bedroom, plan A13, 1049 sq ft, $4,700 on 15 months, available November 4, 2026Home 1510, floor 15: 1 bedroom, plan A11, 1095 sq ft, $4,666 on 14 months, available December 7, 2026Home 1601, floor 16: 1 bedroom, plan A9, 929 sq ft, $4,756 on 15 months, available November 4, 2026Home 1611, floor 16: 1 bedroom, plan A3, 774 sq ft, $3,735 on 13 months, available November 30, 2026Home 1613, floor 16: Studio, plan S2, 464 sq ft, $2,516 on 13 months, available December 28, 2026Home 1715, floor 17: 2 bedroom, plan B2, 1257 sq ft, $6,118 on 15 months, available November 4, 2026Home 1801, floor 18: 1 bedroom, plan A9, 929 sq ft, $4,776 on 15 months, available November 4, 2026Home 1805, floor 18: 1 bedroom, plan A1, 701 sq ft, $3,240 on 13 months, available November 26, 2026Home 1811, floor 18: 1 bedroom, plan A3, 774 sq ft, $3,755 on 14 months, available December 9, 2026Home 1908, floor 19: 1 bedroom, plan A13, 1049 sq ft, $4,825 on 15 months, available November 4, 2026Home 1910, floor 19: 1 bedroom, plan A11, 1095 sq ft, $5,056 on 15 months, available November 4, 2026Home 1911, floor 19: 1 bedroom, plan A3, 774 sq ft, $3,840 on 15 months, available November 6, 2026Home 1913, floor 19: Studio, plan S2, 464 sq ft, $2,671 on 12 months, available November 6, 2026Home 1916, floor 19: 2 bedroom, plan B5, 1539 sq ft, $9,170 on 15 months, available November 4, 2026Home 2005, floor 20: 1 bedroom, plan A1, 701 sq ft, $3,260 on 13 months, available November 24, 2026Home 2008, floor 20: 1 bedroom, plan A13, 1049 sq ft, $4,760 on 15 months, available November 4, 2026Home 2010, floor 20: 1 bedroom, plan A11, 1095 sq ft, $4,991 on 13 months, available January 5, 2027Home 2101, floor 21: 1 bedroom, plan A9, 929 sq ft, $4,881 on 15 months, available November 4, 2026Home 2110, floor 21: 1 bedroom, plan A11, 1095 sq ft, $5,076 on 15 months, available November 4, 2026Home 2208, floor 22: 1 bedroom, plan A13, 1049 sq ft, $4,795 on 15 months, available November 4, 2026Home 2312, floor 23: 1 bedroom, plan A4, 914 sq ft, $3,986 on 15 months, available November 4, 2026Home 2314, floor 23: 1 bedroom, plan A6, 892 sq ft, $3,881 on 15 months, available November 5, 2026Home 2406, floor 24: 1 bedroom, plan A5, 885 sq ft, $3,771 on 13 months, available January 7, 2027Home 2408, floor 24: 1 bedroom, plan A13, 1049 sq ft, $4,845 on 15 months, available November 4, 2026Home 2410, floor 24: 1 bedroom, plan A11, 1095 sq ft, $5,076 on 14 months, available December 7, 2026Home 2510, floor 25: 1 bedroom, plan A11, 1095 sq ft, $5,176 on 15 months, available November 10, 2026Home 2515, floor 25: 3 bedroom, plan C1, 1724 sq ft, $7,869 on 12 months, available November 6, 2026Home 2609, floor 26: 1 bedroom, plan A2, 767 sq ft, $3,700 on 13 months, available January 18, 2027Home 2612, floor 26: 1 bedroom, plan A4, 914 sq ft, $3,986 on 15 months, available November 7, 2026Home 2614, floor 26: 1 bedroom, plan A6, 892 sq ft, $3,881 on 15 months, available November 4, 2026Home 2615, floor 26: 3 bedroom, plan C1, 1724 sq ft, $8,154 on 12 months, available November 4, 2026Home 2701, floor 27: 1 bedroom, plan A9, 929 sq ft, $5,031 on 15 months, available November 4, 2026Home 2702, floor 27: 2 bedroom, plan B1, 1169 sq ft, $5,083 on 14 months, available December 3, 2026Home 2708, floor 27: 1 bedroom, plan A13, 1049 sq ft, $4,995 on 14 months, available December 15, 2026Home 2715, floor 27: 3 bedroom, plan C1, 1724 sq ft, $7,919 on 12 months, available November 4, 2026Home 2801, floor 28: 1 bedroom, plan A9, 929 sq ft, $4,981 on 14 months, available December 17, 2026Home 2812, floor 28: 1 bedroom, plan A4, 914 sq ft, $4,036 on 15 months, available November 4, 2026Home 2814, floor 28: 1 bedroom, plan A6, 892 sq ft, $4,031 on 15 months, available November 10, 2026Home 2815, floor 28: 3 bedroom, plan C1, 1724 sq ft, $8,204 on 12 months, available November 4, 2026Home 2915, floor 29: 3 bedroom, plan C1, 1724 sq ft, $8,304 on 12 months, available November 25, 2026Home 3014, floor 30: 1 bedroom, plan A6, 892 sq ft, $4,081 on 14 months, available December 16, 2026Home 3015, floor 30: 3 bedroom, plan C1, 1724 sq ft, $8,254 on 14 months, available December 7, 2026Home 3102, floor 31: 2 bedroom, plan B1, 1169 sq ft, $5,183 on 15 months, available November 23, 2026Home 3105, floor 31: 1 bedroom, plan A1, 701 sq ft, $3,595 on 15 months, available November 4, 2026Home 3110, floor 31: 1 bedroom, plan A11, 1095 sq ft, $5,326 on 15 months, available November 4, 2026Home 3111, floor 31: 1 bedroom, plan A3, 774 sq ft, $4,110 on 13 months, available January 12, 2027Home 3211, floor 32: 1 bedroom, plan A3, 774 sq ft, $4,060 on 13 months, available November 21, 2026Home 3304, floor 33: 1 bedroom, plan A7, 882 sq ft, $3,891 on 13 months, available January 9, 2027Home 3308, floor 33: 1 bedroom, plan A13, 1049 sq ft, $5,245 on 15 months, available November 4, 2026Home 3412, floor 34: 1 bedroom, plan A4, 914 sq ft, $4,186 on 15 months, available November 4, 2026Home 3502, floor 35: 2 bedroom, plan B1, 1169 sq ft, $5,483 on 13 months, available January 29, 2027Home 3508, floor 35: 1 bedroom, plan A13, 1049 sq ft, $5,495 on 15 months, available November 4, 2026Home 3511, floor 35: 1 bedroom, plan A3, 774 sq ft, $4,318 on 15 months, available November 4, 2026Home 3514, floor 35: 1 bedroom, plan A6, 892 sq ft, $4,381 on 15 months, available November 4, 2026Home 3601, floor 36: 2 bedroom, plan B4, 1405 sq ft, $7,483 on 15 months, available November 4, 2026Home 3603, floor 36: 1 bedroom, plan A1, 701 sq ft, $3,922 on 15 months, available December 26, 2026Home 3610, floor 36: 1 bedroom, plan A12, 1103 sq ft, $5,620 on 15 months, available November 4, 2026Home 3611, floor 36: 1 bedroom, plan A3, 774 sq ft, $4,269 on 15 months, available November 4, 2026Home 3614, floor 36: 1 bedroom, plan A6, 892 sq ft, $4,331 on 15 months, available November 4, 2026Home 3701, floor 37: 2 bedroom, plan B4, 1405 sq ft, $7,583 on 15 months, available November 4, 2026Home 3703, floor 37: 1 bedroom, plan A1, 701 sq ft, $3,863 on 15 months, available November 4, 2026Home 3706, floor 37: 1 bedroom, plan A5, 885 sq ft, $4,471 on 13 months, available January 3, 2027Home 3711, floor 37: 2 bedroom, plan B6, 1552 sq ft, $9,288 on 15 months, available November 4, 2026Home 3714, floor 37: 1 bedroom, plan A6, 892 sq ft, $4,431 on 15 months, available November 4, 2026Home 3715, floor 37: 3 bedroom, plan C1, 1724 sq ft, $8,704 on 12 months, available November 4, 2026Home 3801, floor 38: 2 bedroom, plan B4, 1405 sq ft, $7,533 on 15 months, available November 4, 2026Home 3803, floor 38: 1 bedroom, plan A1, 701 sq ft, $3,895 on 15 months, available November 4, 2026Home 3811, floor 38: 2 bedroom, plan B6, 1552 sq ft, $9,238 on 15 months, available November 6, 2026Home 3812, floor 38: 1 bedroom, plan A4, 914 sq ft, $4,486 on 15 months, available November 4, 2026Home 3815, floor 38: 3 bedroom, plan C1, 1724 sq ft, $8,654 on 12 months, available November 4, 2026Home 3901, floor 39: 2 bedroom, plan B4, 1405 sq ft, $7,633 on 15 months, available November 4, 2026Home 3910, floor 39: 1 bedroom, plan A12, 1103 sq ft, $5,770 on 15 months, available November 4, 2026Home 3911, floor 39: 2 bedroom, plan B6, 1552 sq ft, $9,338 on 15 months, available November 12, 2026Home 3915, floor 39: 3 bedroom, plan C1, 1724 sq ft, $8,754 on 12 months, available November 4, 2026Home 4001, floor 40: 2 bedroom, plan B2P, 1945 sq ft, $12,810 on 13 months, available January 21, 2027Home 4004, floor 40: 3 bedroom, plan C2P, 2618 sq ft, $16,406 on 12 months, available November 4, 2026Home 4006, floor 40: 2 bedroom, plan B4P, 2409 sq ft, $16,110 on 15 months, available November 4, 2026Home 4105, floor 41: 2 bedroom, plan B1P, 1574 sq ft, $9,990 on 15 months, available November 4, 2026Home 4201, floor 42: 2 bedroom, plan B2P, 1945 sq ft, $12,860 on 15 months, available November 4, 2026Home 4206, floor 42: 2 bedroom, plan B4P, 2409 sq ft, $16,160 on 14 months, available December 7, 2026Home 4301, floor 43: 3 bedroom, plan C3P, 2711 sq ft, $19,356 on 12 months, available November 4, 2026
Studio1 bed2 bed3 bedNorth (the Rainey Street District and downtown)East (I-35 and East Austin)South (Lady Bird Lake and south Austin)West (Lady Bird Lake and the downtown skyline)One dot per available home. A home over $12,000 sits at the right edge. Tap one to see it.

81 available homes, November 4, 2026. Lowest rent on a 12 to 15 month lease, before the special.

Is it right for you?

700 River is one of the newest towers on Rainey Street, with a full spa, a pool deck and a 43rd floor sky lounge. Residents praise its front desk team again and again. The downsides are noise from Rainey Street bars and overnight I-35 work, and elevator outages. Fixed fees add $258 to $383 a month on top of high rent.

A good fit if

  • You want the lake and the hike and bike trail by the front door, with Rainey Street's bars and restaurants just to the north
  • You'd use a spa with sauna, steam and cold plunges, plus a heated and chilled pool, a golf simulator and a coworking floor
  • You care about service: the front desk team is praised in 85 of the reviews we read

Maybe not if

  • You're a light sleeper: residents report bar bass and overnight I-35 work, even on floors 28 to 31
  • You need every elevator working: residents reported one car out for weeks in mid 2025 and again from late October 2025
  • You want parking included with rent: spaces cost $175 to $350 a month, and residents say there's no guest parking

What people who live here say

Every written review we found on six sites.

4.5on Google, from 224 ratings
87%of the 235 reviews we read gave 4 or 5 stars. Four short bursts of 5 star Google reviews praising one or two staff members make up 64 of them. Another 75 reviews came from people who toured, visited, delivered or wrote before the building opened.

What people like

  • Leasing staff90 of 98 reviews that mention it are happy
  • Concierge, front desk and security staff85 of 89 reviews that mention it are happy
  • Building, units and finishes73 of 80 reviews that mention it are happy

What people complain about

  • Property management and communication18 of 37 reviews that mention it are unhappy
  • Price, renewals and fees10 of 11 reviews that mention it are unhappy
  • Noise (Rainey Street bars, I-35 and nearby construction)9 of 13 reviews that mention it are unhappy
“The 43rd floor coworking space and deck is awesome.”
Google, October 3, 2026, 4 stars
“The construction noise is unbearable.”
Google, November 13, 2025, 2 stars
“you currently do not need a fob to access the residential floors from the parking garage or even the lobby”
Google, September 14, 2026, 3 stars

Has it gotten better or worse?

20245.020 reviews
20254.5104 reviews
20264.4111 reviews

Years with five or more rated reviews.

See all the review data
237reviews we read in full, 2024 to 2026
205of the 235 with a star rating rated 4 or 5 stars. Four short bursts of 5 star Google reviews praising one or two staff members make up 64 of them. Another 75 reviews came from people who toured, visited, delivered or wrote before the building opened.
4.5on Google across 224 ratings
12345 202420252026 Google, 2026-10-03: 4 starsGoogle, 2026-10-01: 5 starsGoogle, 2026-10-01: 5 starsGoogle, 2026-10-01: 5 starsGoogle, 2026-09-30: 5 starsGoogle, 2026-09-30: 5 starsGoogle, 2026-09-25: 5 starsGoogle, 2026-09-25: 5 starsGoogle, 2026-09-25: 5 starsGoogle, 2026-09-25: 5 starsGoogle, 2026-09-25: 5 starsGoogle, 2026-09-24: 5 starsGoogle, 2026-09-24: 5 starsGoogle, 2026-09-24: 5 starsGoogle, 2026-09-24: 5 starsGoogle, 2026-09-24: 5 starsGoogle, 2026-09-24: 5 starsGoogle, 2026-09-14: 3 starsGoogle, 2026-09-11: 5 starsGoogle, 2026-09-11: 5 starsGoogle, 2026-09-11: 1 starsGoogle, 2026-09-08: 5 starsGoogle, 2026-09-04: 5 starsGoogle, 2026-09-03: 5 starsGoogle, 2026-09-02: 5 starsGoogle, 2026-08-29: 5 starsGoogle, 2026-08-29: 5 starsGoogle, 2026-08-27: 5 starsGoogle, 2026-08-26: 4 starsGoogle, 2026-08-26: 5 starsGoogle, 2026-08-25: 5 starsGoogle, 2026-08-24: 5 starsGoogle, 2026-08-24: 5 starsGoogle, 2026-08-20: 5 starsGoogle, 2026-08-15: 5 starsGoogle, 2026-08-14: 1 starsGoogle, 2026-08-14: 5 starsGoogle, 2026-08-14: 5 starsGoogle, 2026-08-13: 5 starsGoogle, 2026-08-07: 5 starsGoogle, 2026-08-06: 5 starsGoogle, 2026-08-01: 5 starsGoogle, 2026-07-30: 5 starsGoogle, 2026-07-02: 1 starsGoogle, 2026-06-30: 5 starsGoogle, 2026-06-29: 5 starsGoogle, 2026-06-23: 5 starsGoogle, 2026-06-23: 2 starsGoogle, 2026-06-19: 5 starsGoogle, 2026-06-14: 1 starsGoogle, 2026-06-08: 5 starsGoogle, 2026-06-05: 5 starsGoogle, 2026-06-05: 5 starsGoogle, 2026-06-02: 5 starsGoogle, 2026-05-27: 5 starsGoogle, 2026-05-24: 5 starsGoogle, 2026-05-24: 5 starsGoogle, 2026-05-23: 5 starsGoogle, 2026-05-23: 5 starsGoogle, 2026-05-23: 5 starsGoogle, 2026-05-23: 5 starsGoogle, 2026-05-19: 5 starsGoogle, 2026-05-19: 5 starsGoogle, 2026-05-19: 5 starsGoogle, 2026-05-19: 5 starsGoogle, 2026-05-19: 5 starsGoogle, 2026-05-13: 1 starsGoogle, 2026-05-07: 1 starsGoogle, 2026-04-01: 5 starsGoogle, 2026-03-31: 1 starsGoogle, 2026-03-19: 1 starsGoogle, 2026-03-19: 1 starsGoogle, 2026-03-11: 4 starsGoogle, 2026-03-03: 5 starsGoogle, 2026-02-24: 5 starsGoogle, 2026-02-23: 5 starsGoogle, 2026-02-19: 2 starsGoogle, 2026-02-17: 5 starsGoogle, 2026-02-12: 5 starsGoogle, 2026-02-11: 2 starsGoogle, 2026-02-11: 5 starsGoogle, 2026-02-09: 5 starsGoogle, 2026-02-08: 5 starsGoogle, 2026-02-07: 5 starsGoogle, 2026-02-07: 5 starsGoogle, 2026-02-06: 5 starsGoogle, 2026-02-06: 5 starsGoogle, 2026-02-06: 5 starsGoogle, 2026-02-06: 5 starsGoogle, 2026-02-05: 5 starsGoogle, 2026-02-05: 5 starsGoogle, 2026-02-05: 5 starsGoogle, 2026-02-05: 5 starsGoogle, 2026-02-05: 5 starsGoogle, 2026-02-05: 5 starsGoogle, 2026-02-05: 5 starsGoogle, 2026-02-05: 5 starsGoogle, 2026-02-02: 5 starsGoogle, 2026-02-02: 5 starsGoogle, 2026-02-02: 5 starsGoogle, 2025-12-28: 1 starsGoogle, 2025-12-18: 5 starsGoogle, 2025-12-16: 5 starsGoogle, 2025-12-16: 1 starsGoogle, 2025-12-16: 5 starsGoogle, 2025-12-16: 3 starsGoogle, 2025-11-19: 1 starsGoogle, 2025-11-14: 1 starsGoogle, 2025-11-13: 2 starsGoogle, 2025-11-13: 1 starsGoogle, 2025-11-07: 1 starsGoogle, 2025-10-29: 5 starsGoogle, 2025-10-27: 5 starsGoogle, 2025-10-23: 5 starsGoogle, 2025-10-21: 5 starsGoogle, 2025-10-20: 5 starsGoogle, 2025-10-20: 5 starsGoogle, 2025-10-13: 1 starsGoogle, 2025-10-08: 5 starsGoogle, 2025-10-07: 1 starsGoogle, 2025-09-21: 5 starsGoogle, 2025-09-20: 5 starsGoogle, 2025-09-18: 5 starsGoogle, 2025-09-16: 1 starsGoogle, 2025-09-12: 5 starsGoogle, 2025-09-07: 5 starsGoogle, 2025-08-29: 5 starsGoogle, 2025-08-18: 5 starsGoogle, 2025-08-11: 2 starsGoogle, 2025-08-05: 5 starsGoogle, 2025-07-29: 5 starsGoogle, 2025-07-22: 5 starsGoogle, 2025-07-03: 5 starsGoogle, 2025-06-29: 5 starsGoogle, 2025-06-16: 5 starsGoogle, 2025-06-16: 5 starsGoogle, 2025-06-12: 5 starsGoogle, 2025-06-03: 5 starsGoogle, 2025-05-30: 5 starsGoogle, 2025-05-23: 5 starsGoogle, 2025-05-17: 5 starsGoogle, 2025-05-08: 5 starsGoogle, 2025-05-02: 5 starsGoogle, 2025-05-02: 5 starsGoogle, 2025-04-29: 5 starsGoogle, 2025-04-18: 5 starsGoogle, 2025-04-15: 5 starsGoogle, 2025-04-12: 5 starsGoogle, 2025-04-09: 5 starsGoogle, 2025-04-08: 5 starsGoogle, 2025-04-07: 5 starsGoogle, 2025-04-07: 5 starsGoogle, 2025-04-07: 5 starsGoogle, 2025-04-07: 5 starsGoogle, 2025-04-05: 5 starsGoogle, 2025-04-04: 5 starsGoogle, 2025-04-02: 5 starsGoogle, 2025-04-02: 5 starsGoogle, 2025-04-02: 5 starsGoogle, 2025-03-31: 3 starsGoogle, 2025-03-30: 5 starsGoogle, 2025-03-28: 5 starsGoogle, 2025-03-27: 5 starsGoogle, 2025-03-27: 5 starsGoogle, 2025-03-27: 5 starsGoogle, 2025-03-27: 5 starsGoogle, 2025-03-24: 5 starsGoogle, 2025-03-21: 5 starsGoogle, 2025-03-19: 5 starsGoogle, 2025-03-01: 5 starsGoogle, 2025-02-27: 5 starsGoogle, 2025-02-23: 5 starsGoogle, 2025-02-23: 5 starsGoogle, 2025-02-13: 5 starsGoogle, 2025-02-12: 5 starsGoogle, 2025-02-09: 5 starsGoogle, 2025-02-09: 5 starsGoogle, 2025-02-07: 5 starsGoogle, 2025-02-05: 5 starsGoogle, 2025-02-05: 5 starsGoogle, 2025-02-04: 5 starsGoogle, 2025-02-02: 5 starsGoogle, 2025-02-02: 5 starsGoogle, 2025-01-29: 5 starsGoogle, 2025-01-28: 5 starsGoogle, 2025-01-24: 5 starsGoogle, 2025-01-23: 5 starsGoogle, 2025-01-22: 5 starsGoogle, 2025-01-05: 5 starsGoogle, 2024-12-27: 5 starsGoogle, 2024-12-10: 5 starsGoogle, 2024-11-18: 5 starsGoogle, 2024-11-04: 5 starsGoogle, 2024-10-04: 5 starsGoogle, 2024-10-03: 5 starsGoogle, 2024-10-03: 5 starsGoogle, 2024-10-01: 5 starsGoogle, 2024-10-01: 5 starsGoogle, 2024-09-27: 5 starsGoogle, 2024-09-15: 5 starsGoogle, 2024-09-11: 5 starsGoogle, 2024-09-11: 5 starsGoogle, 2024-09-06: 5 starsGoogle, 2024-09-05: 5 starsGoogle, 2024-09-04: 5 starsYelp, 2025-11-13: 1 starsYelp, 2025-06-17: 5 starsYelp, 2025-04-10: 5 starsYelp, 2025-03-14: 5 starsApartmentRatings, 2026-08-08: 4.7 starsApartmentRatings, 2026-05-25: 1 starsApartmentRatings, 2026-03-25: 4.7 starsApartmentRatings, 2026-02-10: 4.7 starsApartmentRatings, 2025-10-24: 5 starsApartmentRatings, 2025-09-10: 5 starsApartmentRatings, 2025-08-22: 4.8 starsApartmentRatings, 2025-05-10: 4.8 starsApartmentRatings, 2025-01-30: 5 starsApartmentRatings, 2025-01-25: 5 starsApartmentRatings, 2024-11-15: 5 starsApartmentRatings, 2024-11-13: 5 starsApartmentRatings, 2024-10-25: 5 starsApartments.com, 2026-08-31: 2 starsApartments.com, 2026-07-21: 5 starsApartments.com, 2026-06-30: 2 starsApartments.com, 2026-06-22: 5 starsApartments.com, 2026-04-30: 4 starsApartments.com, 2026-04-30: 5 starsApartments.com, 2026-04-30: 5 starsApartments.com, 2025-05-27: 5 starsApartments.com, 2025-05-21: 5 starsApartments.com, 2025-05-20: 5 starsApartments.com, 2025-05-19: 5 starsApartments.com, 2025-05-19: 5 starsRentCafe, 2024-12-01: 4 stars
Every written review we found with a date and star rating, by date and rating.

What the reviews are about

Light part: the share that praise it.

  • Concierge, front desk and security staff89
  • Leasing staff98
  • Staff in general12
  • Property management and communication37
  • Maintenance36
  • Amenities and their upkeep65
  • Building, units and finishes80
  • Cleanliness14
  • Noise (Rainey Street bars, I-35 and nearby construction)13
  • Elevators7
  • Parking, garage and EV charging9
  • Security and access12

Ratings where they're posted

SiteRatingCount
Google4.5224
Yelp4.19
ApartmentRatings4.613
Apartments.com4.722
RentCafe41

What's nearby

Walking minutes from the front door. The lake is at the end of the block, and the Rainey Street bars and restaurants start just to the north.

  1. 1 minRoyal Blue Grocery groceries
  2. 1 minWOOF Pet Care vet
  3. 2 minHalf Step drinks
  4. 11 minMoonshine Grill dinner
  5. 12 minCorinne Austin breakfast
  6. 12 minWaller Beach at Town Lake Metropolitan Park park
  7. 20 minStella Dallas Austin shopping
See more places, drive times and the map

Groceries

  1. 1minRoyal Blue Grocery4.3 starsA small market a minute away for basics. For a full grocery run, Whole Foods and Target are each about 15 minutes on foot.
  2. 15minTarget Grocery4.3 stars
  3. 15minWhole Foods Market4.3 stars

Coffee

  1. 19minCosmic Saltillo4.5 stars · Patio, Live music
  2. 20minMudhouse Cafe4.9 stars · Patio, Dog friendly
  3. 24minHalcyon4.3 stars · Patio, Live music
  4. 25minCaroline4.8 stars · Patio, Cocktails

Breakfast

  1. 12minCorinne Austin4.8 stars · Patio, Cocktails
  2. 11minMoonshine Grill4.6 stars · Patio, Cocktails
  3. 14minFat Rabbit Social House4.4 stars · Patio, Live music
  4. 16minCorner Restaurant4.8 stars · Patio, Cocktails

Lunch

  1. 5minGeraldine's4.7 stars · Patio, Live music
  2. 5minAnthem4.6 stars · Patio, Cocktails
  3. 14minGus’s World Famous Fried Chicken4.6 stars
  4. 16minDean's Italian Steakhouse4.9 stars · Patio, Cocktails

Dinner

  1. 21minRed Ash4.7 stars · Cocktails, Groups

Drinks

  1. 2minHalf Step4.6 stars · Patio, Live music
  2. 16minEdge Rooftop4.9 stars · Patio, Live music
  3. 20minElephant Room4.6 stars · Live music, Cocktails
  4. 21minBar Mischief4.8 stars · Cocktails, Groups

Parks

  1. 12minWaller Beach at Town Lake Metropolitan Park4.6 stars · Dog friendly
  2. 25minEdward Rendon Sr. Park at Festival Beach in Town Lake Metropolitan Park4.6 stars · Dog friendly

Gyms and studios

  1. 21minStudio Three Austin4.7 stars

Pet care

  1. 1minWOOF Pet Care4.4 starsWOOF runs the building's doggy daycare, grooming and boarding.

Shopping

  1. 20minStella Dallas Austin4.0 stars
  2. 20minHemline Austin4.8 stars
  3. 24min2nd Street District4.4 stars

Dry cleaning

  1. 22minEcoClean Green Dry Cleaner & Laundry5.0 stars

Pharmacy

  1. 23minCVS Pharmacy4.2 stars

Walking routes from the front door, computed the day of the pull (October 26, 2026). Ratings from Google Maps.

Drive times

Drive toDistanceMidday8:30 AM
The Domain12.7 mi20 min22 min
Tesla Gigafactory12.6 mi21 min21 min
Airport (AUS)11.6 mi24 min23 min
UT Austin2.6 mi9 min10 min
Downtown (Congress & 6th)1.3 mi7 min10 min

Drive times for Tuesday departures at 1 PM and 8:30 AM.

Walk the block in Street View

Time your commute from here

Your trip to work and back from this tower, for the day and times you pick, with Google traffic estimates.

Compare drive times from every tower

Good to know before you sign

Elevators

Every review that brings up the elevators is a complaint. Residents wrote that elevator B was out for weeks in mid 2025 and elevator D from late October 2025, with long waits and crowded cars. The latest such review is from February 2026.

Front desk and access

In September 2026 a resident of one year wrote that the front desk was often unstaffed. The same review said no fob was needed to reach the home floors from the garage or the lobby. Ask how access works today when you tour.

Charges and renewals

Some residents wrote about surprise charges of more than $1,000 on their accounts (March 2026). Others described a deposit refund still missing weeks after move out (May 2026) and a renewal offer up about 120% (December 2025). Read every line of the lease and the fee guide.

Noise: busy

The street scores 64 out of 100 (higher is quieter), mostly from traffic. Residents describe overnight I-35 construction next to the tower from late October 2025, and bass from the Rainey Street bars reaching high floors.

Flood risk: low

FEMA puts this address outside its high risk flood area. Renters insurance doesn't cover floods, cars in the garage included.

Construction nearby

The city issued 60 building permits within a third of a mile in the last year.

Police reports

In the last 12 months, 421 reports came in for this small area around the building. Of those, 71 were against a person. The average for an area this size nearby is 89.

Keep our help free: on your first visit, tell leasing you're working with Austin High Rise Apartments. On your application, pick "Locator" under "How did you hear about us?" and write our name.

Big event weeks nearby

SXSW. SXSW Conferences and Festivals run March 15 to 21, 2027, with SXSW EDU from March 13. The conference centers on the Austin Convention Center and its showcases fill venues across downtown, so expect crowds, full restaurants and slower rides that week. A move in or tour that week takes more planning. This tower is under a mile from the Austin Convention Center.

Dates checked November 2, 2026: SXSW's 2027 dates announcement

See the police reports by month
3424243448353037415433

Reports per month in the building's census block group, Nov 2025 to Sep 2026. May to Sep ran 19% above Nov to Mar.

Reports, last 12 months
421
Against a person
71 vs 89 average for a block group in police sector GE
Property
350 vs 375 sector average
Most common
theft (41), criminal trespass (31), burglary of vehicle (29), family disturbance (24)

Austin Police Department reports, City of Austin open data. Counts cover the area, not the building alone.

Inside the building, floor by floor

  1. Floor 43Sky lounge and terrace · Coworking spaceResidents like the deck up here and say it's rarely crowded. The floor plan map skips 13, so this floor is labeled 44 there.
  2. Top floorsPenthousesCeilings of 12 feet or more, terraces of 7 to 12 feet, a home office and a wet bar.
  3. Above the deckHomes377 homes in all, from studios to three bedrooms. Homes start here.
  4. Top of the garageHeated and chilled pool, cabanas and grills · Spa with sauna, steam and cold plunges · Gym and yoga studioThe pool deck sits on top of the parking garage; the property doesn't publish its floor number. Residents say the pool is packed on weekends and the steam room and a cold plunge have been out for long stretches.
  5. GarageReserved parking · EV charging · Bike storageTen levels of parking, per the general contractor. Spaces cost extra.
  6. StreetLobby with 24 hour concierge · Package room · ShopsThe front desk team is the most praised thing in the reviews: 85 of 89 reviews that mention it are positive.

Other towers close by

Price per square foot of the cheapest home of each size, today.

TowerFloorsBuiltStudio1 bed2 bedSpecial
700 River 432024 $5.42$4.62$4.35 Up to 10 weeks free
SkyHouse Austin0.06 mi 232013 $2.53$3.22$2.85 none
Paseo0.11 mi 482025 $6.71$5.32$4.97 10 weeks free
The Modern Austin Residences0.18 mi 562025 none listed$4.90$4.97 none
The Travis0.20 mi 502026 $4.93$4.95$4.28 4 to 8 weeks free
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Questions people ask about 700 River

What fees come on top of rent at 700 River?

The property's fee guide issued October 25, 2026 lists a community amenity fee of $175 to $300 a month, set by the floor plan. Add $50 a month for internet and $32.52 in smaller monthly fees, so $257.52 to $382.52 a month in all. Electric, gas, water and trash are billed on top (the guide's estimates add up to about $159 a month). Renters insurance is required. The application fee is $250 per applicant, and the deposit runs $500 to $1,500. Breaking a lease early costs 200% of base rent plus an 85% reletting fee.

How loud is it at 700 River?

Residents say the walls block neighbor noise well; the complaints are about outside noise. From late October 2025, residents described I-35 construction beside the tower with drilling until 2 or 3 am. Some residents expect the work to run to 2028 or 2029. The highway is state owned, so city noise rules don't apply (KUT). Residents report bass from the Rainey Street bars as high as floors 28 to 31. Ask which way a home faces, and visit at night before you sign.

Does 700 River allow pets?

Yes, cats and dogs, up to 2 per home. The fee guide lists a $300 pet fee and $30 a month pet rent per pet. A pet management fee adds $25 to $30 a year. Listings the property supplies name restricted breeds, including pit bull terriers, Rottweilers, Dobermans, chows, akitas and malamutes, and any mix. There's a private dog run, a pet spa, and daycare, grooming and boarding on site.

How does parking work?

Parking isn't included with rent. The fee guide lists garage spaces at $175 to $350 a month and larger spaces in the garage at $400 to $550 a month. EV charging is billed per session. In 2025 and 2026 reviews, residents said there's no guest parking and the garage is tight. Spaces are hard to find after 6 pm, and some EV chargers didn't work.

Is internet included?

Internet is a required $50 a month from WhiteSky, the building's only provider. Residents reported outages of more than 24 hours several times in November 2025 and a 4 day outage in August 2026. One resident said management fixed that one and owned up to it. If you work from home, ask about a backup plan.

Does 700 River have income restricted homes?

Yes. Some studios are in an income restricted program. They are listed as the S1 Affordable floor plan (467 sq ft) with the note "Income Restrictions Apply". The rents and available homes on this page are market homes.

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