# West Campus rent did not rise at one rate

Archived offers, property financials and the discount that reverses one apparent rent cut

2014–2024 is the requested ten-year core. Later observations extend through October 30, 2026; offers for the 2027–28 academic year remain explicitly labeled as future offers.

The recoverable record shows uneven increases, periods of falling advertised prices, and major differences between a headline monthly rate and the price a student could actually be offered. It does not yet support a defensible, neighborhood-wide, constant-quality rent increase since 2014.

This investigation rebuilt price observations from official archived floor-plan pages, archived pricing APIs, contemporary university promotions and SEC filings, then checked them against the supplied current housing directory. The strongest finding is unusually concrete: for one 2400 Nueces apartment, omitting an archived promotion changes the apparent year-to-year movement from a 2.5% increase to a 20.8% decrease. Neither figure alone establishes what every tenant paid. [4–6]

The organizing idea is that rent is the price of a dated contract for a bundle of services. A physical room does not carry one timeless price: its offer depends on the lease year, signing date, occupancy, included services and concessions. That structure explains why a neighborhood average, an archived listing and a landlord’s reported revenue can move differently without any of them being fabricated.

The resulting data package is an auditable reconstruction with gaps, rather than a completed census of every West Campus building and lease. Missing prices, uncertain lease years and unresolved matches remain missing or flagged. No historical rent has been filled in with an estimated value.

## What the long-term quotes actually show

Several physical floor plans can be followed across the period. The table reports changes in published amounts, with the breaks in comparability kept visible. Its percentages must not be averaged into a neighborhood rent index: the current Quarters-family figures include a published leasing-price total whose base-rent and fee components were not separately recovered. Furnishing and renovation changes also matter. The latest Quarters/1883 figures were retrieved from official indexed pages with explicit 2027–28 terms; they are not guaranteed live availability. [2–3,21–24,29–32]

At 2400 Nueces, the October 2014 official page offered a furnished four-bedroom, four-bathroom layout of 1,388 square feet starting at $899 per person per installment. The contemporary November page showed $910 and marked that option unavailable. The current 12-payment 2026–27 rate is $1,141. The change is 26.9% using October or 25.4% using November. A single choice of archival date moves the answer before any economic explanation begins. [2–3,34]

For the requested ten-year core, the published 2024–25 12-payment rate for that layout was $1,065. Compared with the two 2014 captures, the quoted increase is 17.0–18.5%. These are starting-price comparisons across different contract and service regimes, not an estimate of what the same tenant paid for an identical bundle. The university-era annual tables supply better term information than the earlier commercial marketing pages. [35]

### Changes in published amounts; not a constant-cost rent index

| Building / layout | Early published quote | Latest published amount | Change in quoted amount | Comparability limits |
| --- | --- | --- | --- | --- |
| 2400 Nueces, furnished 4×4 (1,388 sq ft) | $899; Oct. 9, 2014 | $1,141; 2026–27, 12 payments | +26.9% | Lease year unconfirmed in 2014; utility cap then versus all utilities now; optional premiums and furnishings differ. |
| 1883 at Cameron, B1 (836 sq ft) | $915; 2014-11-12 | $1325; 2027-28 | +44.8% | Historic per-bedroom rent versus current Total Monthly Leasing Price; fee split, occupancy allocation and upgrades not fully reconciled. |
| Quarters Sterling House, B1 (836 sq ft) | $915; 2014-11-03 | $1419; 2027-28 | +55.1% | Historic per-bedroom rent versus current Total Monthly Leasing Price; fee split, occupancy allocation and upgrades not fully reconciled. |
| Quarters Nueces House, B1 (772 sq ft) | $940; 2014-11-08 | $1459; 2027-28 | +55.2% | Historic per-bedroom rent versus current Total Monthly Leasing Price; fee split, occupancy allocation and upgrades not fully reconciled. |
| Quarters Grayson House, C3 (1134 sq ft) | $935; 2015-11-12 | $1329; 2027-28 | +42.1% | Historic per-bedroom rent versus current Total Monthly Leasing Price; fee split, occupancy allocation and upgrades not fully reconciled. |


## The archived discount that changes the sign

UT’s 2020–21 rate table lists $1,231 for a furnished room in a four-bedroom, four-bathroom apartment. Its contemporaneous footnote says a $280 promotion discount was available. A separately archived property page describes the discount as monthly, per person, for August 2020 through July 2021. Subtraction yields an advertised promotional installment of $951. [4–5]

The following year’s base rate was $975. Comparing only the two base prices produces a 20.8% decline. Comparing the advertised promotional offer with the next base price produces a 2.5% increase. The later January 2022 version of UT’s page reproduces the old $1,231 table without its promotion footnote. A researcher who collected that retrospective table alone would miss the discount. [4–6]

The $951 figure is a calculation from an observed base price and an observed offer. It is not a signed lease or proof that all residents received the discount. Its significance is methodological: pricing context can disappear even when the old rate table survives. A useful history therefore needs the contemporaneous home page, specials page and fee schedule as well as the floor-plan table.

### The same transition has opposite signs when the promotion is restored

| Published offer | Dollars per person per installment |
| --- | --- |
| 2020–21 posted base | 1231 |
| 2020–21 advertised promotion | 951 |
| 2021–22 posted base | 975 |


Furnished 4×4 at 2400 Nueces. $951 = $1,231 − $280. Advertised offer, not observed tenant payments. Base/base: −20.8%; promotion/next base: +2.5%. Sources 4–6.

## One owner, three different financial histories

American Campus Communities’ annual filings provide a second record: issuer-reported average monthly base rental revenue per occupied bed. The measure reflects the occupants and contracts producing revenue; it is distinct from a currently advertised starting price. The three selected apartment portfolios existed throughout 2014–2021 with stable reported bed capacity. Dorm-style properties whose rent includes meals were excluded from this comparison. [7–8]

26 West increased from $839 to $1,045 per occupied bed, or 24.6%. The Block’s eight-building portfolio moved from $884 to $871, down 1.5%. Texan & Vintage increased from $824 to $1,014, or 23.1%. Holding the three portfolios’ 2014 bed-capacity weights fixed, the combined measure rose 10.0%; U.S. consumer prices rose 14.5%. On that specific calculation the real increase was negative 3.9%. [7–9]

This is not an occupied-bed-weighted market average: fixed capacity weights deliberately prevent changing property weights from driving the comparison. Changes in occupied room mix, concessions and leases remain inside each property’s reported revenue measure. The pandemic endpoint also matters. The combined nominal measure had reached 15.6% above its 2014 level in 2019, then declined. The chart preserves those intervening years rather than selecting only the endpoint. [7–9]

These histories weaken the idea that a common owner automatically produces uniform rent growth. They do not establish the effect of ownership or software. A pricing system can recommend different changes at different buildings, and demand can change unevenly even when management is shared. The annual series also predates Blackstone’s August 9, 2022 acquisition of ACC, so it cannot measure the effect of that acquisition. Joining it to today’s advertised offers would introduce a change of measurement at the ownership event. [39]

### Issuer-reported base rental revenue per occupied bed

| Property or portfolio | 2014 ($/occupied bed) | 2021 ($/occupied bed) | Nominal change (%) | CPI-adjusted change (%) |
| --- | --- | --- | --- | --- |
| 26 West | 839 | 1045 | 24.55 | 8.82 |
| The Block (8-building portfolio) | 884 | 871 | -1.47 | -13.92 |
| Texan & Vintage (2-property portfolio) | 824 | 1014 | 23.06 | 7.51 |


### Three ACC portfolios followed different paths

| Year | Property or benchmark | Index (2014 = 100) | Revenue ($/occupied bed) |
| --- | --- | --- | --- |
| 2014 | 26 West | 100 | 839 |
| 2015 | 26 West | 105.72 | 887 |
| 2016 | 26 West | 111.80 | 938 |
| 2017 | 26 West | 117.28 | 984 |
| 2018 | 26 West | 120.86 | 1014 |
| 2019 | 26 West | 123.12 | 1033 |
| 2020 | 26 West | 123.84 | 1039 |
| 2021 | 26 West | 124.55 | 1045 |
| 2014 | The Block (8-building portfolio) | 100 | 884 |
| 2015 | The Block (8-building portfolio) | 102.15 | 903 |
| 2016 | The Block (8-building portfolio) | 106.33 | 940 |
| 2017 | The Block (8-building portfolio) | 108.48 | 959 |
| 2018 | The Block (8-building portfolio) | 111.54 | 986 |
| 2019 | The Block (8-building portfolio) | 110.29 | 975 |
| 2020 | The Block (8-building portfolio) | 106.90 | 945 |
| 2021 | The Block (8-building portfolio) | 98.53 | 871 |
| 2014 | Texan & Vintage (2-property portfolio) | 100 | 824 |
| 2015 | Texan & Vintage (2-property portfolio) | 104.73 | 863 |
| 2016 | Texan & Vintage (2-property portfolio) | 108.98 | 898 |
| 2017 | Texan & Vintage (2-property portfolio) | 112.62 | 928 |
| 2018 | Texan & Vintage (2-property portfolio) | 116.26 | 958 |
| 2019 | Texan & Vintage (2-property portfolio) | 119.05 | 981 |
| 2020 | Texan & Vintage (2-property portfolio) | 120.51 | 993 |
| 2021 | Texan & Vintage (2-property portfolio) | 123.06 | 1014 |
| 2014 | U.S. consumer prices | 100 | Not established |
| 2015 | U.S. consumer prices | 100.12 | Not established |
| 2016 | U.S. consumer prices | 101.38 | Not established |
| 2017 | U.S. consumer prices | 103.54 | Not established |
| 2018 | U.S. consumer prices | 106.07 | Not established |
| 2019 | U.S. consumer prices | 107.99 | Not established |
| 2020 | U.S. consumer prices | 109.32 | Not established |
| 2021 | U.S. consumer prices | 114.46 | Not established |


Issuer-reported average monthly base rental revenue per occupied bed, not matched floor-plan rent. Food-service properties excluded. U.S. CPI-U annual averages. Sources 7–9; every intermediate filing is retained in the dataset.

## The older Quarters buildings did not move in lockstep

The archive search initially appeared to lose Quarters pricing after 2013. The missing history was on another host: quartersoncampus2.businesscatalyst.com. Following the archived redirect recovered a series of pre-leasing captures for Cameron, Montgomery, Sterling, Nueces, Grayson and Karnes, with gaps. This matters because a building’s website identity is not its physical identity.

Cameron’s B1 two-bedroom layout, listed at 836 square feet, was $915 per bedroom in November 2014, $961 in November 2015, $1,005 in December 2016, $1,030 in November 2017 and $875 in November 2018. The last change is a 15.0% decrease in the displayed quote. The November 2019 entry was a $1,050–$1,060 range. Lease years are not printed consistently, so these are capture-date observations. [10–11; additional exact archive links in the data]

Cameron and Montgomery posted the same five matched point-price changes in the 2017-to-2018 comparison, including B1 at negative 15.0%. None of those rows carried a SMART label anywhere in its recovered history; that absence does not independently establish eligibility. Distinct titles, URLs and file hashes establish that these were separate building pages, not a replay redirect. They remain two buildings in one leasing network, not independent experiments. Sterling’s changes were mixed. The matched multibed rows at Nueces and Grayson rose; Karnes had no matching 2017 window. The pattern does not support a claim that every older building experienced the same increase or the same decline.

There are traps inside the apparent matches. Some plans switch into SMART eligibility; some current quotes describe shared occupancy where older rows merely say per bedroom; one Karnes B1 listing changes its published square footage. Those joins were excluded from clean comparisons. Cameron and Montgomery also survive under the 1883 name, but neither appears in the supplied current directory. Omitting them because their old names vanished would create a false disappearance.

## A recent same-building comparison also contains declines

The December 23, 2023 archive retained 26 West’s pricing API, including explicit Fall 2024 full-term labels. The live official API on October 30, 2026 contains Fall 2027 full-term offers. Twelve floor-plan labels without SMART designations have the same published drawing filenames across these observations. Nine starting prices are lower and three are higher. These are named-plan offers, with room-variant minima and fees still outside the comparison. [18–19]

For both 4 Bed–4 Bath A and B, the displayed minimum moves from $1,349 to $1,249, a 7.4% decline. The 2 Bed–1 Bath A minimum moves from $1,494 to $1,384, down 7.4%. Conversely, the 1 Bed–1 Bath B minimum increases from $2,139 to $2,259, up 5.6%. The comparison uses different capture months within the pre-leasing window, and some old offers were waitlisted. Excluding old waitlisted plans leaves six declines and three increases. [18–19]

The direction also depends on which lease year is selected. In one API response, the same named layout can have an offer for the already-started school year, next year, spring or summer. A scrape date alone cannot identify the product. Provider floor-plan IDs changed across the inspected historical and current catalogs; keeping the raw IDs is useful, but treating them as permanent physical identifiers produced zero 2021-to-2027 matches. Drawing and contract crosswalks have to be explicit.

### Nine of twelve matched 26 West starting quotes are lower

| Floor plan | Change (%) | Fall 2024 quote ($) | Fall 2027 quote ($) | Earlier availability | Later availability |
| --- | --- | --- | --- | --- | --- |
| 1 Bed - 1 Bath A | 3.20 | 2189 | 2259 | Limited Availability | Limited Availability |
| 1 Bed - 1 Bath B | 5.61 | 2139 | 2259 | Limited Availability | Limited Availability |
| 2 Bed - 1 Bath A | -7.36 | 1494 | 1384 | Limited Availability | Available |
| 2 Bed - 1 Bath B | -7.75 | 1484 | 1369 | Limited Availability | Available |
| 2 Bed - 2 Bath C | -5.05 | 1584 | 1504 | Waitlist | Limited Availability |
| 2 Bed - 2 Bath Corner A | -2.47 | 1619 | 1579 | Limited Availability | Limited Availability |
| 2 Bed - 2 Bath Corner B | -3.94 | 1649 | 1584 | Limited Availability | Available |
| 2 Bed - 2 Bath D | -5.49 | 1639 | 1549 | Waitlist | Limited Availability |
| 2 Bed - 2 Bath w/Study | 0.63 | 1594 | 1604 | Limited Availability | Available |
| 4 Bed - 2 Bath | -6.67 | 1274 | 1189 | Waitlist | Available |
| 4 Bed - 4 Bath A | -7.41 | 1349 | 1249 | Limited Availability | Available |
| 4 Bed - 4 Bath B | -7.41 | 1349 | 1249 | Limited Availability | Available |


Fall 2024 full-term quotes captured Dec. 23, 2023 versus Fall 2027 full-term quotes captured Oct. 30, 2026. Same named layouts and drawing filenames, excluding SMART-labeled plans; fees, concessions, room-variant mix and signing dates not held constant. Three old quotes were waitlisted. Sources 18–19.

## Why the published accounts seem to disagree

The 2019 Bloomberg/Type Investigations article connected student-housing investment with rising West Campus household rents. It reported a roughly 37% increase in median gross rent between 2009 and 2017. The City’s March 2024 UNO case study, using CoStar rent per bed and inflation adjustment, reported $1,479 in 2004 Q3 versus $1,275 in 2023 Q3, about 13.8% lower in real terms. The City report also repeated a 2022 Daily Texan comparison of 15% West Campus rent growth in 2020–2022 against 27% across the metro; later coverage repeats that source chain. These are not independent measurements of one constant product. [12–14]

A 2019 City memo offers another useful check: student-apartment rent per unit rose 24% from 2013 to 2018, compared with 25% for conventional apartments. The memo also reports a very different size mix, with three-or-more-bedroom units far more common in student apartments. A $4,000 four-bedroom apartment and a $1,500 one-bedroom apartment cannot be read as prices paid by one student. [15]

For a consistent citywide context series, the ACS one-year median gross rent for Austin was $1,084 in 2014, $1,426 in 2021 and $1,770 in 2024. The published 90% margins of error are $17, $25 and $25 respectively. That is 31.5% growth over 2014–2021 and 63.3% over 2014–2024, against 32.5% general CPI inflation over the full decade. This is a changing stock of whole housing units, including utilities, not a matched per-bedroom asking-rent index. It supplies context, not a like-for-like performance ranking against the building series. [9,36–38]

Reddit contains useful leads, such as reported renewal quotes, room sharing and surprise charges. It is not a random sample of executed leases. Listing-site averages may mix whole apartments, beds, restricted rooms, outdated advertisements and future lease terms. Contemporary reporting had already made individual same-room comparisons, including the 2024 Wall Street Journal account of Crest at Pearl. The contribution here is a recoverable observation ledger with explicit joins and breaks, not a claim that no one previously examined student rents. [33]

## More supply can restrain rent even while average advertised prices rise

The useful economic question is how a comparable room’s price differs from what it would have been without the added housing. A rising neighborhood average does not answer it. New buildings change the mix of apartments being averaged, and residents can move closer to campus from elsewhere in Austin. A neighborhood can attract more students and contain more expensive new units while older comparable units face weaker pricing pressure.

UT’s official fall enrollment series rises from 51,313 in 2014 to 53,864 in 2024, about 5.0%. That is not a measure of West Campus demand: it does not say where students lived, how many wanted a private room, or how many moved in from other neighborhoods. Acquisition is also not construction; counting a university’s purchase of an existing residence as new neighborhood beds would inflate supply. [27–28]

Research from the Upjohn Institute found lower nearby rents following large market-rate apartment additions in low-income areas in its studied cities. That provides a plausible mechanism, not a transferable West Campus effect size. The local archive panel has not yet been linked to a complete, verified year-by-year series of net new beds and a credible comparison group. The evidence therefore does not identify how many dollars of West Campus rent new construction prevented. [20]

The City’s own inventory must be cleaned before that test. Its UNO case study acknowledges that one cumulative production figure mixes bedroom and dwelling-unit records. The recovered affordable-housing inventory is useful as a property roster; affordability dates are not necessarily opening dates. No mixed unit/bed total is used here as annual supply. [12,25]

## Fees and pricing systems: plausible mechanisms, incomplete local history

A current fee schedule shows why base rent cannot be the final measure. Moontower’s published calculator for its 2027–28 annual offer contains $25 for a green fee, $10 for trash and $15 for Fetch per installment. It also includes $8.95 credit reporting and $13.50 damage-waiver monthly charges when applicable under the contract, plus $249 of application and administrative charges. The first three amounts alone add $50 per installment. Treating every conditional or waivable item as universally mandatory would overstate the burden. [17]

The archived Quarters material separately prices parking, and old 2400 Nueces pages include application, service and insurance requirements. These facts establish a fee layer. They do not establish how much of neighborhood-wide rent growth migrated into fees, because a consistent historical schedule of mandatory charges is missing.

Likewise, a common application portal does not establish use of a common rent-recommendation algorithm. Correlated price changes could reflect the academic calendar, demand, vacancies, shared management or software. Establishing an ownership or software effect would require dated ownership and management records, independently verified adoption dates, comparable offers before and after adoption, and evidence on recommendation inputs or actual pricing decisions. No building is classified as a user of a particular pricing algorithm merely because its website uses a familiar leasing platform.

## The measurement that should replace a single neighborhood average

The unit of evidence is an offer for a specific room configuration, contract and observation date. Three kinds of evidence should remain separate: the posted base installment; the required contract cost after documented, applicable concessions; and financial outcomes from leases. Public web archives mainly recover the first two. Tenant payment records show cash paid; issuer filings and loan rent rolls provide distinct measures of earned revenue or contracted rent.

For a contract with N base installments, the required-cost calculation is N times the base installment, plus unavoidable recurring and one-time charges, minus documented applicable concessions. Refundable deposits should be reported as cash needed up front, not automatically as expenses. Optional parking, meals and insurance alternatives belong in labeled scenarios. To compare different occupancy periods, divide by contracted days and report the annualized equivalent alongside the actual dollars owed; do not silently turn ten academic-year payments into twelve months of occupancy.

A repeat-plan base index would compare the same building, geometry, private/shared occupancy, bathroom allocation, furnishing status and eligibility at a fixed lead time before move-in. It should publish how many matches survive each year. A separate required-cost index would add fees and concessions. A third measure, the number of genuinely available private beds below an inflation-adjusted threshold, would test whether the affordable end of the market is disappearing. Listing rows cannot provide that bed count without stock and availability data.

The supply test would follow older matched plans before and after nearby openings, use verified net bed additions, and compare similar locations farther away or exposed later. Campus distance, contract timing, renovations, owner changes and pandemic disruptions need explicit treatment. New construction is not randomly located, and spillovers can contaminate a nearby control group. Shared-owner residual price movements can be measured after those controls, but that calculation alone cannot prove coordinated conduct.

## What is established, and what would change the conclusion

Established: historical prices can be recovered; the same operator’s buildings sometimes moved differently; a documented concession reverses the sign of one apparent year-to-year price change; the current directory mixes markets and terms and omits surviving renamed buildings; and a few long-term published-amount comparisons show substantial increases while specific shorter periods show declines.

Not established: one exact West Campus rent-growth percentage since 2014, the causal effect of tower construction, a neighborhood fee-growth estimate, current bed-weighted ownership concentration, or the effect of a particular pricing algorithm. None is filled in from a listing-site average or a national allegation.

A representative set of signed leases and contemporaneous fee schedules could overturn the advertised-offer pattern. Verified net openings plus a credible comparison group could establish whether supply restrained older-building rents. Dated ownership and software records could support or reject the concentration hypothesis. Until those joins are completed, the strongest defensible conclusion is heterogeneity: the market’s history depends on which physical room, contract, signing date and cost definition is being followed.

## Methods and comparability

Geography: the directory’s West Campus tag is a starting filter, not a verified census boundary. The 161 entries cover a larger UT housing market; 79 are tagged West Campus. Some entries represent networks rather than single buildings. Cameron and Montgomery/1883 are demonstrably missing. Historical buildings and aliases are retained even when absent from the endpoint. [1,21]

Time: a capture timestamp, advertised lease year and lease occupancy dates are separate fields. October–January captures are preferred, but off-window evidence is retained and labeled. A preserved 2020 page displaying 2019 rates does not become a 2020 lease observation. Future 2027–28 offers are not treated as rent already paid in 2026.

Archival integrity: raw HTML or API JSON, request URLs, replay response URLs, timestamps and SHA-256 hashes are retained where fetched. A captured HTML shell without its dynamic pricing response is not a zero-price observation. Separately captured images can replay from a later date; those asset timestamps must remain visible. Castilian’s linked 2014 graphics replay from 2015, so they are not used as clean 2014 rate evidence.

Joins: source identifiers are preserved but not assumed permanent. Matching additionally checks building identity, named layout, bedroom/bathroom counts, area, occupancy, furnishing and SMART restrictions. Similar plan names alone are insufficient. Candidate matches remain candidates when service, fee or occupancy scope is unresolved.

Inflation and benchmarks: U.S. CPI-U is a general purchasing-power benchmark, not an Austin rent index. ACS B25064 reports median gross rent for whole renter-occupied housing units and includes utility costs under its survey definition. The 2014 and 2024 five-year products cover different multi-year windows. Old tracts 6.03 and 6.04 split into 6.05/6.06 and 6.07/6.08; medians are not added or averaged to manufacture a neighborhood median. [9,26,36–38]

Coverage: counts refer to source observations, not unique rooms or independent tenant contracts. Repeated captures, term variants, restricted offers and waitlisted prices are retained with labels. The reconstruction contains 316 2400 Nueces rate observations, 806 Quarters-family historical observations (687 numeric), 1,502 archived ACC API rows, 1,217 newly retrieved ACC API rows and 86 older ACC HTML quotes. These ledgers overlap in economic scope and must not be added into a count of distinct rooms.

Endpoint coverage: the supplied directory has numeric prices for 39 of its 79 West Campus-tagged records. Its 2,163 priced West Campus plan options include 1,007 under The Block; averaging those rows would heavily weight one network. Of the priced options, 1,419 are labeled 2027–28, 731 are labeled 2026–27 and 13 have unconfirmed lease years. [1]

Archive coverage audit: the 79 current records map to 65 distinct selected pricing paths because cooperative houses share rate pages. Of 34 completed or reused path indexes, 19 contain 2014–2024 captures and 15 do not. The remaining 31 queries were rate-limited and remain unassessed. These are monthly-collapsed successful-response indexes for selected current paths, not verified price observations or an exhaustive search of legacy domains. The package includes a 79-record coverage ledger and annual status rows. There is no complete annual, bed-weighted, constant-contract series for all West Campus buildings in this release.

## Sources

[1] [UT Austin Housing Cost Explorer: public data snapshot, retrieved October 30, 2026](https://sulayman-bowles.tech/housing/data.json)

[2] [2400 Nueces official floor plans, archived October 9, 2014](https://web.archive.org/web/20141009083341/http://www.2400nuecesapartments.com:80/index.php/prop/floor_plans)

[3] [UT: 2400 Nueces current rates, including 2025–26 and 2026–27](https://housing.utexas.edu/housing/2400-nueces-apartments/2400-nueces-rates)

[4] [UT rates and billing, October 24, 2020: base rate and promotion footnote](https://web.archive.org/web/20201024035653/https://housing.utexas.edu/future/rates-billing)

[5] [UT 2400 Nueces property page, October 20, 2020: monthly discount and applicable period](https://web.archive.org/web/20201020080216/https://housing.utexas.edu/halls/2400-nueces-apartment-complex)

[6] [UT retrospective rate tables, archived January 18, 2022](https://web.archive.org/web/20220118003333/https://housing.utexas.edu/housing/2400-nueces-apartments/2400-nueces-rates)

[7] [American Campus Communities 2014 Form 10-K, Item 2](https://www.sec.gov/Archives/edgar/data/1283630/000128363015000003/acc2014123110k.htm)

[8] [American Campus Communities 2021 Form 10-K, Item 2](https://www.sec.gov/Archives/edgar/data/1283630/000128363022000031/acc-20211231.htm)

[9] [BLS: U.S. CPI-U annual and monthly historical table](https://www.bls.gov/regions/northeast/data/consumerpriceindex_us_table.htm)

[10] [Quarters Cameron pricing, archived 2017-11-22](https://web.archive.org/web/20171122185019/http://quartersoncampus2.businesscatalyst.com:80/plans---pricing.html)

[11] [Quarters Cameron pricing, archived 2018-11-12](https://web.archive.org/web/20181112205228/http://quartersoncampus2.businesscatalyst.com:80/plans---pricing.html)

[12] [City of Austin: University Neighborhood Overlay, A Local Case Study, March 2024](https://publicinput.com/Customer/File/Full/dd6f15f6-ec17-454b-b705-648f3fd3e502)

[13] [Type Investigations/Bloomberg: If the Tuition Doesn’t Get You, the Cost of Student Housing Will, 2019](https://typeinvestigations.org/investigation/2019/08/13/if-the-tuition-doesnt-get-you-the-cost-of-student-housing-will/)

[14] [Daily Texan coverage, April 24, 2025, preserved by UTexas.Rent](https://utexas.rent/from-houses-to-high-rises-how-zoning-regulations-density-bonus-programs-aim-to-reimagine-west-campus-living/)

[15] [City of Austin: student housing effects memo, 2019](https://www.austintexas.gov/sites/default/files/files/Housing/Memo%20on%20Student%20Effect.pdf)

[16] [SEC: UBS 2019-C16 term sheet, SkyLoft rent roll and appraisal comparables](https://www.sec.gov/Archives/edgar/data/1769322/000153949719000463/n1550_x5-ts.htm)

[17] [Moontower: official lease-price calculator](https://moontoweratx.com/price-calculator/)

[18] [26 West: official pricing API, retrieved October 30, 2026](https://www.americancampus.com/api/lightning/floorplans/687)

[19] [26 West: archived pricing API, December 23, 2023](https://web.archive.org/web/20231223183703/https://www.americancampus.com/api/lightning/floorplans/687)

[20] [Upjohn Institute: local effects of new market-rate apartment buildings](https://www.upjohn.org/research-highlights/new-apartment-buildings-low-income-areas-decrease-nearby-rents)

[21] [1883 at Cameron: current official floor-plan offers](https://www.1883atx.com/austin/1883-at-cameron/student/)

[22] [Quarters Sterling: current official floor-plan offers](https://sterlinghouse.prospectportal.com/austin/sterling/student/)

[23] [Quarters Nueces: current official floor-plan offers](https://www.quartersoncampus.com/nueceshouse/austin/nueces/student/)

[24] [Quarters Grayson: current official floor-plan offers](https://www.quartersoncampus.com/graysonhouse/austin/grayson/student/)

[25] [City of Austin: University Neighborhood Overlay program definitions](https://www.austintexas.gov/planning/university-neighborhood-overlay-program)

[26] [U.S. Census Bureau: ACS summary files and documentation](https://www.census.gov/programs-surveys/acs/data/summary-file.html)

[27] [UT Austin catalog: statistical summaries](https://catalog.utexas.edu/general-information/appendices/statistical-summaries/)

[28] [UT Austin: Fall 2024 enrollment release, September 19, 2024](https://news.utexas.edu/2024/09/19/ut-continues-to-achieve-all-time-highs-in-applications-enrollment-and-graduation-rates/)

[29] [Quarters Cameron B1 baseline, November 12, 2014](https://web.archive.org/web/20141112011710/http://quartersoncampus2.businesscatalyst.com:80/plans---pricing.html)

[30] [Quarters Sterling B1 baseline, November 3, 2014](https://web.archive.org/web/20141103194226/http://quartersoncampus2.businesscatalyst.com:80/plans---pricing2.html)

[31] [Quarters Nueces B1 baseline, November 8, 2014](https://web.archive.org/web/20141108151958/http://quartersoncampus2.businesscatalyst.com:80/plans---pricing3.html)

[32] [Quarters Grayson C3 baseline, November 12, 2015](https://web.archive.org/web/20151112101439/http://quartersoncampus2.businesscatalyst.com:80/plans---pricing4.html)

[33] [Wall Street Journal: Windowless Rooms and Town-Gown Battles, March 25, 2024](https://www.wsj.com/real-estate/windowless-rooms-and-town-gown-battles-how-student-housing-got-expensive-5b5413ad)

[34] [2400 Nueces floor plans, November 23, 2014](https://web.archive.org/web/20141123090421/http://www.2400nuecesapartments.com:80/floor-plans)

[35] [UT 2400 Nueces rates, October 14, 2024](https://web.archive.org/web/20241014164910/https://housing.utexas.edu/housing/2400-nueces-apartments/2400-nueces-rates)

[36] [Census: 2024 ACS one-year median gross rent, Austin city](https://data.census.gov/table/ACSDT1Y2024.B25064?g=160XX00US4805000)

[37] [Census: 2021 ACS one-year median gross rent, Austin city](https://data.census.gov/table/ACSDT1Y2021.B25064?g=160XX00US4805000)

[38] [Census: 2014 ACS one-year median gross rent, Austin city](https://data.census.gov/table/ACSDT1Y2014.B25064?g=160XX00US4805000)

[39] [Blackstone: completion of American Campus Communities acquisition, August 9, 2022](https://www.blackstone.com/news/press/blackstone-funds-complete-13-billion-acquisition-of-american-campus-communities/)