How much does it cost to rent at The Villas at Waterside?

Rent at The Villas at Waterside in Lenexa, KS ranges from $1,392 to $2,100 per month as of September 25, 2026.

What is the average studio rent at The Villas at Waterside?

The average studio apartment at The Villas at Waterside costs $1,418/month, starting from $1,392.

What is the average 1 bed rent at The Villas at Waterside?

The average 1 bed apartment at The Villas at Waterside costs $1,591/month, starting from $1,580.

What is the average 2 bed rent at The Villas at Waterside?

The average 2 bed apartment at The Villas at Waterside costs $1,979/month, starting from $1,878.

Is The Villas at Waterside a good apartment complex?

The Villas at Waterside has a 3.6-star rating on Google based on 69 reviews.

Updated September 25, 2026 at 3:15 p.m. CT

The Villas at Waterside

11501 W 81st St, Lenexa, KS 66214, USA

3.6 (69 reviews) Official Website

Live pricing, refreshed September 25, 2026 at 3:15 p.m. CT

Units Listed

$1,392

Starting at

$1,727

Average

$2,100

Highest

$1.91

Per Sq Ft

How does this compare? View Sunset Hill rent trends

Beds

Pricing by Bedroom

Studio

$1,418

from $1,392 · 4 units

~604 sqft avg

1 Bed

$1,591

from $1,580 · 2 units

~744 sqft avg

2 Bed

$1,979

from $1,878 · 6 units

~1,157 sqft avg

Rent Distribution

Price by Bedroom

Price Breakdown

Rent by Unit

Price vs. Square Footage

Price History

Timeframe

Property Price Trend

Units with Price Changes (33)

Largest 8 movers of 33

Last 15 days

Estimated Building Revenue

How is this calculated?

Rental revenue model

We follow each unit's listing activity at this building every day. When a unit stops being listed, we assume it leased at its last listed rent, adjusted for any advertised move-in special. Revenue is the sum of those assumed lease rents across the building's occupied units.

Building size: modeled from how many distinct units we have observed over time
Occupancy: building size minus currently listed units
Rents: observed lease-offs first, current asking rents as fallback

These are research estimates, not financial statements from the operator. Confidence: moderate (building size is modeled).

Est. Monthly Revenue

$523K

$6.3M annual run rate

Modeled estimate

Est. Occupancy

96%

of about 300 units (modeled from leasing activity)

Effective Rent on New Leases

$1,816

vs $1,727 current asking

Recent Lease Activity

65 units tracked; 53 assumed leased, 12 listed now

See which units leased, when they left the market, and the rent they leased at.

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Property Intelligence

How is this calculated?

Negotiation Leverage Score (0-100)

Based on 5 observable signals from the property's listing data:

+30 pts: 15+ units currently listed
+25 pts: Active move-in specials
+20 pts: Deep discounts (>$150/mo off)
+15 pts: 5+ distinct floor plans
+10 pts: 25+ units listed

All signals come directly from the property's own listings. Occupancy and building size appear only in the Estimated Building Revenue section, and only when the building size is stated by the property or our unit-level observation history is deep enough to model it.

Listed Units

Moderate availability

7 floor plans

Move-in Specials

No active promotions

Negotiation Leverage

Limited leverage

High demand property with less room to negotiate on price.

Price vs. Lenexa, KS

Similar

Archway Homes, Inc.

$1,250 WaterSide Residences on Quivira

$1,385

The Villas at Waterside

$1,392

Lenox West

$1,408 WaterCrest At City Center

$1,494 Aventura Falcon Valley

$1,500 The Peak At Sonoma

$1,648

Comparing this building against 6 similar Lenexa, KS apartments by price. Click any bar to view that building.

See rent trends on the Lenexa, KS map Explore Lenexa, KS on the interactive map

Available Units

Sort

12 units

Studio / 1 Bath E1

$1,392/mo

568 ft² · $2.45/ft² · #9

Down $6 since Sep 25 (was $1,398)

Studio / 1 Bath E1

$1,399/mo

568 ft² · $2.46/ft² · #10

Down $6 since Sep 25 (was $1,405)

Studio / 1 Bath E2

$1,415/mo

640 ft² · $2.21/ft² · #12

Down $6 since Sep 25 (was $1,421)

Studio / 1 Bath E2

$1,465/mo

640 ft² · $2.29/ft² · #11

Down $6 since Sep 25 (was $1,471)

1 Bed / 1 Bath A1

$1,580/mo

743 ft² · $2.13/ft² · #1

Up $5 since Sep 25 (was $1,575)

1 Bed / 1 Bath A1

$1,602/mo

744 ft² · $2.15/ft² · #2

Up $27 since Sep 25 (was $1,575)

2 Bed / 2 Bath B1

$1,878/mo

1,115 ft² · $1.68/ft² · #5

Down $59 since Sep 25 (was $1,937)

2 Bed / 2 Bath B1

$1,928/mo

1,119 ft² · $1.72/ft² · #3

Up $57 since Sep 25 (was $1,871)

2 Bed / 2 Bath B1

$1,928/mo

1,136 ft² · $1.70/ft² · #4

Up $7 since Sep 25 (was $1,921)

2 Bed / 2 Bath B2

$1,953/mo

1,130 ft² · $1.73/ft² · #6

Down $9 since Sep 25 (was $1,962)

Unit	Floor Plan	Bed/Bath	Sqft	↑ Price	$/Sqft	Available	Details
9	E1	Studio / 1ba	568	$1,392	$2.45	--	Down $6 since Sep 25
10	E1	Studio / 1ba	568	$1,399	$2.46	--	Down $6 since Sep 25
12	E2	Studio / 1ba	640	$1,415	$2.21	--	Down $6 since Sep 25
11	E2	Studio / 1ba	640	$1,465	$2.29	--	Down $6 since Sep 25
1	A1	1bd / 1ba	743	$1,580	$2.13	--	Up $5 since Sep 25
2	A1	1bd / 1ba	744	$1,602	$2.15	--	Up $27 since Sep 25
5	B1	2bd / 2ba	1,115	$1,878	$1.68	--	Down $59 since Sep 25
3	B1	2bd / 2ba	1,119	$1,928	$1.72	--	Up $57 since Sep 25
4	B1	2bd / 2ba	1,136	$1,928	$1.70	--	Up $7 since Sep 25
6	B2	2bd / 2ba	1,130	$1,953	$1.73	--	Down $9 since Sep 25
8	B5	2bd / 2ba	1,235	$2,084	$1.69	--	Up $7 since Sep 25
7	B4	2bd / 2ba	1,206	$2,100	$1.74	--	Down $11 since Sep 25

Garages and parking

Parking, wellness and pet policy details for this building are available to Pro members: garage type and any monthly fee, bike storage, EV charging, amenities such as a sauna or cold plunge, and stated pet rent and weight limits.

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Train activity

Trains close by

Freight line 2,171 ft away · 18 trains/day

9 daytime, 9 overnight
No road crossing within earshot. Horns unlikely.
Operator: BNSF

Why this matters →

City Club

Resident Notes & Access Codes

Real tips from people who lived at this property: what leasing and daily living are actually like, plus the gate, parking, and entry codes you only learn once you move in. See all Lenexa, KS notes

No resident notes for this property yet.