“Move-in special” gets used a lot in apartment listings, and it doesn’t always mean the same thing. Before you get excited about a deal, it helps to know exactly what you’re looking at — and what questions to ask before you sign anything.
What the most common move-in specials actually are
First month free (or reduced). This is the most common one. The property charges you a reduced amount — sometimes $0, sometimes half-rent — for your first month. The catch: your ongoing rent is whatever the standard rate is. Make sure the lease clearly spells out your monthly rent after the special period ends.
Reduced security deposit. Instead of a full month’s deposit, some communities offer a reduced deposit to get you in the door faster. This is especially useful when you’re moving on a tight timeline and can’t front a large lump sum. The deposit terms — and what can be deducted from it — should still be spelled out in your lease just like any other deposit.
Waived application fee. Application fees in Memphis typically run $30-$75 per person. Some move-in specials waive this entirely. It’s a smaller dollar amount, but if you’re applying at multiple properties, it adds up.
No admin fee. Some properties charge a one-time admin or lease processing fee on top of the deposit. When it’s waived, that can save you $50-$200 depending on the property.
Look-and-lease specials. These are time-limited: apply (and usually put down a deposit) on the same day as your tour and get a price break. They’re real discounts, but they’re designed to get you to commit quickly. Don’t let the pressure of a “today only” special push you into a unit you’re not sure about.
When specials tend to show up
Move-in specials are more common when vacancy rates are higher. For Memphis apartments, that often means late fall and winter — December through February — when fewer people are actively moving. Summer is peak season; specials are rarer then because demand is higher.
Properties that have specific units sitting empty longer than expected will also run specials to fill them. If a unit has been on the market for 60+ days, it’s worth asking if there’s any flexibility on the move-in costs even if nothing is advertised.
How to find out if a special is real
Before you get too excited, ask these questions:
- “What is my rent after the special period?” (Make sure the base rent isn’t inflated to offset the first-month reduction.)
- “Is the special reflected in the lease, or is it a separate addendum?” (Get it in writing either way — verbal promises don’t hold up.)
- “Is this unit priced the same as comparable units in the building?” (A “deal” that’s priced higher than a unit without a special isn’t really a deal.)
- “What’s the move-in date requirement?” (Some specials require you to move in within a set window — 7-14 days — that might not work with your timeline.)
What to ask when you contact Apartments Near Me
When you call or stop by any of our communities, just ask: “Do you have any move-in specials right now?” Our leasing staff will tell you what’s available for the current month. If there’s nothing running, ask if anything is coming up — sometimes specials are planned a few weeks out for units coming online.
Current availability and any specials vary by property — Cottonwood, Thompson Heights, Thompson Court, Stonebrook, The Villages, Summit Park, and Winbranch each have different unit types and pricing. The best way to find out what’s available at the location that works for you is to contact that property directly or visit apartmentsnearme.biz to browse current listings. Not sure which community fits your needs? Here’s a breakdown of each Apartments Near Me property to help you decide before you call.
