# Rent Increase After a Concession Ends: The Year-Two Jump > Why renewal is priced from base rent, not the special. At 8.7 weeks free, year two runs about 20% higher. See 0% and +3% scenarios. URL: https://newsanantonioapartments.com/guides/year-two-rent-jump/ Last-Modified: 2026-10-25 Author: New San Antonio Apartment Team Tags: rent increase after concession ends, apartment renewal increase, year two rent new apartment ## What happens to your rent after a lease-up special ends? It usually goes back to base rent, plus fees, plus any renewal increase. The free weeks were spread across year one, so year one felt cheaper than the lease’s base rent. At renewal, that discount is gone. On our board, at the median special of 8.7 weeks on Oct 25, 2026, year two ran about 20% higher than year one’s true monthly. Every San Antonio apartment special [/specials/ →](/specials/) on our site shows year two right beside it for this reason. ![Renewal letter envelope on a kitchen counter in soft morning light](/images/content/renewal-letter-envelope-on-a-new-apartment-kitchen.webp) This isn’t a trick, and it isn’t a reason to skip a deep special. It’s how specials work. The goal is to see month 13 before you sign month 1. > **The renewal baseline** > > Renewal is usually priced from base rent, not net effective. Ask the leasing office what base rent your renewal will start from. ## A worked example Here’s our labeled illustration, values as of Oct 25, 2026, at Prose On The Range in Far Northwest: | Number | Amount | | --- | --- | | Base rent | $1,215.00 | | Special | 10 weeks free on a 12-month lease | | Net effective | $981.35 | | Required fees | $52.38 | | True monthly, year one | $1,033.73 | | Year two at 0% (base + fees) | $1,267.38 | | Jump | $233.65 (about 23%) | The building didn’t raise anything in this example. Year two is simply base rent plus the same fees. The jump is the special going away. ## Year two at 0% and +3% Renewal offers vary, so we show two scenarios beside every special. Using the same example: - **0% change:** $1,215 x 1.00 + $52.38 = **$1,267.38** - **+3% change:** $1,215 x 1.03 + $52.38 = **$1,303.83** At +3%, year two would be $270.10 above year one’s true monthly. That’s the range to plan for. You can run your own numbers in the Special Decoder on our tools page [/tools/ →](/tools/) . ![Notebook with two rent columns beside a calculator on an oak table](/images/content/notebook-with-two-handwritten-rent-columns-labeled.webp) ## Why deeper specials mean bigger jumps The deeper the special, the lower year one’s net effective, and the bigger the gap back to base. A rough rule: each week free on a 12-month lease lowers net effective by about 1.9% of base rent. So 8.7 weeks lowers it by about 16.7%, and getting back to base takes about a 20% increase. At 10 weeks, it’s closer to 23%. A lower base rent with a smaller special works the other way. Year one saves less, but year two starts lower too. Our guide on weeks free vs lower base rent [/guides/weeks-free-vs-lower-base-rent/ →](/guides/weeks-free-vs-lower-base-rent/) compares the two over 24 months. ## How to plan for year two 1. **Budget for year two before you sign.** If year two at +3% doesn’t fit, look for a lower base or a smaller unit. 2. **Compare 24-month totals.** Year one plus year two in one number. 3. **Consider a longer term.** A 15-month lease can shift your renewal season and sometimes carries more weeks free. See 12-month vs 15-month leases [/guides/12-vs-15-month-lease/ →](/guides/12-vs-15-month-lease/) . 4. **Note the notice window.** Most leases require written notice before the term ends if you plan to move. 5. **Use the Renewal Check.** We check in at month 10. ## What the month-10 Renewal Check covers About two months before your lease ends, we look at your renewal offer next to current specials at comparable new buildings nearby. If staying is the better deal, you’ll know. If moving is, we’ll show you the numbers, including move-in cash and the cost of a new deposit. Some renters use the comparison to ask their community for a better renewal. Communities don’t have to match, but many will talk. ## What to say at renewal When your renewal offer arrives, you have three choices: accept it, ask for a better offer, or move. A short, polite request often works best: - Mention how long you’ve lived there and that you’d like to stay. - Note current specials at comparable new buildings nearby, with dates. - Ask whether the community can offer a lower renewal rate, a shorter or longer term, or a one-time credit. Communities don’t have to say yes, but in a market with lots of new supply, many will discuss it. Our Renewal Check gives you the comparison numbers so the conversation is grounded in facts. ## When moving makes more sense Sometimes a fresh special at a new building beats any renewal offer, even after moving costs. Add up move-in cash at the new building, including application and admin fees, deposits, and utility setup, and compare it with the year-two savings. If the new building still comes out ahead over the next 12 months, moving can be worth it. We’ll show you the numbers both ways. ## The bottom line A special is real savings in year one. The year-two price is real cost after that. When you can see both, you can choose the deal that fits the whole time you plan to stay. Send us your list, and we’ll show year two at 0% and +3% for every building, confirmed with each leasing office the same day. Learn more about San Antonio Apartment Specials Specials confirmed within 7 days, each shown with base rent, true monthly, and year two. Open Specials [/specials/ →](/specials/) ![](/images/squares/sunlit-limestone-facade-of-a-new-san-antonio-apart.webp) Written by · Reviewed by · Updated October 25, 2026 New San Antonio Apartment Team [/about/#new-san-antonio-apartment-team →](/about/#new-san-antonio-apartment-team) Licensed apartment team, Spirit Real Estate Group, LLC The New San Antonio Apartment Team tracks ground-up new apartments across Bexar, Comal, Guadalupe, and Kendall counties and prices every special in plain numbers. The team is brokered by Spirit Real Estate Group, LLC, TREC #562021, and is free to renters. Brokered by Spirit Real Estate Group, LLC, TREC #562021 Questions ## Questions about this guide ### Why does rent go up so much at renewal? Renewal is usually priced from base rent, and the free weeks don't carry over. Year one's lower net effective was the special spread across the term. ### Can I negotiate my renewal? Sometimes. We run a Renewal Check at month 10 that compares your offer with current specials nearby, so you know your options before you answer. ### Can you guarantee a price or approval? No. The community sets both pricing and approval. We pull prices every morning and confirm the numbers with the leasing office before you sign. Still have a question? Send it with your shortlist request [/contact/ →](/contact/) and we'll answer the same day. ![](/images/misc/row-of-brand-new-limestone-and-slate-blue-apartmen.webp) Next step ## Want the real monthly price for every building on your list? Send the 60-second form. We make the calls, confirm the unit, the special, and the fee sheet, and send your shortlist the same day. Get my shortlist [/contact/ →](/contact/) See the New Build Board [/new-construction-apartments/ →](/new-construction-apartments/) 512-000-000 [tel:+1512000000 →](tel:+1512000000) We don't guarantee pricing or approval. The community sets both, and we confirm them before you sign.