You’re probably scouring the web because you saw the pool photos. Or maybe you just need to know if the walk to the University of Oregon campus is actually as short as the map says it is. Honestly, 13th and Olive apartments are one of those places in Eugene that everyone has an opinion on, but few people actually describe accurately. It’s a massive complex. It's loud. It’s vibrant. It’s basically a small city within a city, tucked right into the heart of downtown Eugene.
Most people just see the sleek facade and think "luxury student housing." But there is a lot more to it than just some granite countertops and a fitness center.
Living here is a specific kind of experience. If you’re looking for a quiet, secluded cabin in the woods where you can hear a pin drop at 2:00 PM on a Tuesday, you’re looking in the wrong place. But if you want to be exactly where everything happens, this is it. 13th and Olive sits at a weirdly perfect intersection of student life and the actual, non-university world of Eugene.
What 13th and Olive Apartments Actually Look Like Inside
Let’s talk about the units. They aren't all carbon copies of each other, which is kinda surprising for a complex this big. You’ve got options ranging from cozy two-bedroom setups to massive four-bedroom flats where you’re basically living with a small army.
The kitchens? Pretty solid. Most have stainless steel appliances and islands that end up being the graveyard for half-finished textbooks and empty pizza boxes. They’re designed for people who are busy. You get hardwood-style flooring—which, let's be real, is way easier to clean after a party than beige carpet—and large windows that let in that grey, moody Oregon light.
One thing people often miss is the furniture situation. 13th and Olive is generally fully furnished. This is a massive win if you don't own a truck or a couch. But, it also means you’re living with the same IKEA-chic aesthetic as everyone else in the building. It’s functional. It’s clean. It works.
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The bedroom setups are usually "bed-to-bath" parity. This is the holy grail of shared living. You have your own bathroom. No fighting over the shower at 8:00 AM before a mid-term. That alone justifies a lot of the rent price for most people.
The Location Factor: Is It Really That Close?
If you go to UO, the walk is about ten to fifteen minutes. Maybe twelve if you’re power-walking because you’re late for a lecture at Lillis. It’s not "on-campus" per se, but it's close enough that you’ll never need to worry about the nightmare that is campus parking.
But here is the real kicker: the proximity to downtown. You are steps away from Voodoo Doughnut, Sizzle Pie, and the Saturday Market. You’re also right near the LTD bus station. That means if you don't have a car, you aren't trapped. You can get anywhere in the Lane County area pretty easily from here.
Living at 13th and Olive apartments means you’re in the middle of the "urban" part of Eugene. You’ll hear the bus brakes. You’ll see the crowds on game days. It’s high energy. Some people love that buzz; others find it a bit much after a semester. It’s a trade-off. Convenience versus quiet.
Let’s Talk About the Amenities (Beyond the Pool)
Everyone talks about the pool. Yes, it’s a resort-style pool. Yes, it’s great for about three weeks in September and maybe two weeks in May when Eugene actually decides to be sunny. But what about the rest of the year?
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- The Fitness Center: It’s actually decent. You don’t need a gym membership elsewhere. It has enough racks and cardio machines that you aren't waiting in line for an hour.
- Study Lounges: These are underrated. When your roommates are being too loud or you just need to get out of your room, these spaces are life-savers. They have high-speed Wi-Fi and enough outlets to power a small spaceship.
- The Courtyards: There are multiple courtyards with fire pits. It’s a very "Oregon" vibe—sitting outside in a hoodie in October, staring at a fire.
The Rent Reality Check
13th and Olive isn't the cheapest place in town. You know that. I know that. You are paying for the location and the fact that all your utilities—usually including high-speed internet—are bundled into one neat little payment. For a lot of students and young professionals, the "all-inclusive" aspect is the biggest draw. You don't have to call EWEB to set up electricity. You don't have to argue with Comcast. You just pay the rent and everything works.
However, keep an eye on the fees. Like any large corporate-managed complex, there are often application fees, administrative fees, and parking fees. If you want a spot in the garage, expect to pay a premium. Street parking in downtown Eugene is basically a contact sport, so most residents just bite the bullet and pay for the garage.
Common Misconceptions and Frustrations
You’ll see reviews online. Some people love it; some people hate it. Why the gap?
Usually, it comes down to expectations. People who expect a "luxury hotel" experience sometimes get frustrated with the reality of high-density living. When you have hundreds of people in their early 20s living in one block, things happen. Elevators might go down for a day. Someone might leave a mess in the hallway. It’s part of the deal.
Management at 13th and Olive has changed over the years, which is common in the student housing industry. The current team is generally responsive to maintenance requests—which is the most important part—but don’t expect them to be your best friend. They are running a massive operation. If your sink leaks, they’ll fix it. Just make sure you put the request in through the portal immediately.
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Security and Safety
Safety is a common question. Being downtown means you’re in a public area. The building has electronic key-fob access and a gated garage. There’s usually on-site staff or security patrols at night. It’s as safe as any major city center can be, but you still have to use common sense. Don't let people "piggyback" into the building behind you. Lock your door. Basic stuff.
What Most People Get Wrong About the Social Scene
There’s this myth that 13th and Olive is just one giant party 24/7. That’s not really true.
Because the complex is so big, it’s actually quite easy to stay anonymous if you want to. You can go from your car to your apartment without talking to a single soul. On the flip side, if you want to meet people, the courtyards and the pool are natural hubs. It’s what you make of it. You’ll find grad students in one corner of the building hunker down over thesis papers, while a few floors away, people are getting ready for a Friday night out.
It’s diverse in that sense. You aren't forced into a specific social mold.
Actionable Steps for Prospective Residents
If you’re seriously considering signing a lease at 13th and Olive apartments, don’t just look at the floor plans online. Here is how you actually vet the place:
- Tour the actual unit type, not just the model. Models are always perfect. Ask to see a floor plan that matches the one you'll actually be living in so you can gauge the natural light and the view. Some rooms face the courtyard (quieter); some face the street (noisier but better views).
- Ask about the current internet speeds. If you’re a gamer or you work from home, this is non-negotiable. Ask if they’ve had any recent upgrades to the fiber network.
- Check the walk yourself. Park nearby and walk from the apartment to your most frequent destination (like the Knight Library or your office). Do it at 10:00 AM and see how it feels.
- Read the lease carefully regarding "re-letting." Student housing leases are notorious for being iron-clad. If you need to move out early, you usually have to find someone to take over your lease. Know the costs associated with that before you sign.
- Look for move-in specials. Because it’s such a large building, they often have "look and lease" specials or waived security deposits if they have specific units they need to fill. Always ask: "Are there any current promotions for this floor plan?"
Living at 13th and Olive is a definitive Eugene experience. It puts you in the center of the action, removes the headache of utility management, and gives you a level of privacy that dorms simply can't match. It’s about weighing the convenience of the location against the busyness of a high-density urban environment. If you want to be five minutes from a latte and ten minutes from your 9:00 AM class, there aren't many places that do it better.