If you have heard the phrase "SMART Housing" thrown around in UT Austin housing groups and had no idea what it meant, you are not alone. It sounds complicated, but the short version is this: SMART Housing is a City of Austin program that lets qualifying students live in full-service apartments near UT Austin at a significantly reduced rent.
The even better news? A lot more students qualify than you would expect. If you receive need-based financial aid, work a part-time job to cover your rent, or your parents' income falls below a certain threshold, there is a real chance you qualify and are leaving money on the table.
This guide breaks it all down so you can figure out in five minutes whether SMART Housing is an option for you. If you already know you qualify, jump straight to the section on the SMART Housing program at Texan 26.
Quick Answer: SMART Housing (Safe, Mixed-Income, Accessible, Reasonably-priced, Transit-Oriented) is a City of Austin affordability program requiring participating apartment communities to offer reduced rent to qualifying students. You qualify if you receive UT need-based financial aid, or if your household income is at or below 60% of Austin's 2026 area median income of $134,400, which equals about $56,460 for a single-person household.
SMART is an acronym created by the City of Austin to describe the standards every participating property must meet. It stands for:
That last point matters a lot in West Campus. Properties in the area, including Texan 26, sit within blocks of CapMetro bus stops and UT campus shuttle routes. You can check out the neighborhood surrounding Texan 26 to see just how connected the location is. The program was designed specifically to keep housing near UT Austin accessible for students who are paying for school out of pocket, relying on loans and aid, or working while earning their degree.
There are two separate pathways to qualify, and you only need to meet one of them.
If UT Austin has determined you have financial need and awarded you need-based aid, you may qualify automatically. The types of aid that typically count include grants, need-based scholarships, and certain loan packages tied to demonstrated financial need. You would verify this through your UT Austin financial aid summary in the student portal.
This is the most straightforward path. If you filled out your FAFSA and received aid beyond merit-only scholarships, there is a good chance you qualify.
If you do not receive need-based financial aid, you can still qualify based on income. The City of Austin sets income limits annually using the area's Median Family Income (MFI). According to the City of Austin's official 2026 income and rent limits, the area median income for the Austin-Round Rock area is $134,400 for 2026.
To qualify through the income path, your household income must fall at or below 60% of that figure. For a single-person household, that means an annual income at or below approximately $56,460 for 2026. For students who are self-supporting, that threshold is realistic. If you are working part-time while in school, paying your own way, or living on loan disbursements, your income may well qualify. The income figure is based on whoever is paying for the housing, not necessarily the student alone.
Acceptable documents to verify income include:
A common misconception is that SMART Housing means lower-quality apartments or properties set aside specifically for low-income residents. That is not how the program works.
SMART Housing units are in the same buildings, on the same floors, and with the same amenities as standard-rate units. You get the same apartment. You pay a reduced rate for your bedroom because the city requires participating properties to allocate a portion of their units or beds to qualifying residents at capped rent prices.
At Texan 26, SMART Housing units are available within standard 3-bedroom floor plans. Qualified residents enjoy the same access to The Perks at Texan 26, including in-unit washer and dryer, covered parking options, valet trash service, and a location four blocks from UT Austin campus. The only difference is the rate you pay for your bedroom.
This is also why SMART Housing at West Campus apartments fills up fast. You get a full-amenity building at a reduced price. Units are limited, and once they fill, they fill.
Availability varies by property. At Texan 26, there are 20 SMART Housing beds available for Fall 2026. These are offered within 3-bedroom floor plans on a first-come, first-served basis to qualifying applicants.
That is a limited number relative to demand. Students who wait until spring or summer often find that SMART Housing beds are already gone. If you think you might qualify, reaching out now rather than waiting is the better move.
Yes, and this is one of the more practical features of how SMART Housing works at many West Campus properties.
In many cases, the discount applies per bed, not per unit. That means a qualifying student can pay the SMART rate for their bedroom while roommates who do not qualify pay the standard rate for theirs. You and your friend group do not all need to qualify together. Eligibility is handled individually per bedroom.
This makes SMART Housing a realistic option even if you are signing a lease with two or three friends who do not qualify. You pay your reduced rate, they pay the standard rate, and everyone lives together. You can browse floor plans from 2 to 7 bedrooms to see the range of group configurations available at Texan 26.
The application process at Texan 26 is straightforward. Here is how it works:
Because SMART Housing beds are limited to 20 for Fall 2026, starting the process early gives you the best chance of securing a spot.
Not every West Campus apartment participates in SMART Housing. Participation requires the property to have met specific city standards during development, including accessibility requirements, proximity to transit, and a commitment to providing a percentage of units at restricted rents.
The City of Austin tracks participating properties through its Affordable Housing Online Search Tool, which lists income-restricted units across Austin. You can also find general affordable housing resources through UT Austin's Off-Campus Living Resources page, which is maintained by the university for students searching for cost-managed housing options near campus. Properties in the West Campus area that participate include Texan 26 and a limited number of other communities. Availability changes year to year, so confirming directly with a leasing team is always the right first step.
Not qualifying for SMART Housing does not mean West Campus is out of reach. Texan 26 offers standard leasing with current specials for Fall 2026, including $600 off September rent, a $600 gift card, or September rent free.
One cost-saving strategy worth knowing: larger floor plans often have a lower per-person cost, especially for groups. A 5-bedroom unit split five ways can come out to less per person per month than a 2-bedroom split between two. If you have a friend group, running the math on a larger floor plan is a smart move before ruling out West Campus based on budget alone.
SMART Housing is one of the most underutilized resources for UT Austin students who qualify. Hundreds of students each semester are unaware they could be living in a full-amenity West Campus apartment at a reduced rate. Learn More About SMART Housing at Texan 26.
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