Net effective rent, explained

A $1,800 asking rent with two months free on a 14-month lease is not $1,800 every month. Net effective rent spreads concessions across the lease term so you can compare offers fairly.

Always confirm whether the special applies to base rent only, whether fees are waived, and what happens at renewal when the concession is gone.

The rent calculator on this site includes net-effective helpers so you can sanity-check Houston, Austin, and Dallas specials before you text Tyler Lejeune a shortlist.

Cards still show starting rents from Fancy. Live specials change — verify the current offer when you inquire on a code.