When to Sign a UW-Madison Off-Campus Lease (and What the Frances Costs)

Lease signing for UW-Madison off-campus housing opens in October for units that do not become available until the following August. UW's Campus Area Housing office points renters to the October through January window as the period with the widest selection, and some campus-area landlords set renewal deadlines for current tenants as early as the first week of October.

Last reviewed: September 2026. Pricing reflects the most recently available data and should be verified directly with the property manager.

The Actual UW-Madison Leasing Calendar

October to January: peak selection. This is when the largest share of campus-area inventory is advertised for the following academic year. If you want a choice between buildings rather than whatever is left, this is the window.

Early October: renewal deadlines. Current tenants in many buildings must decide whether to re-sign. Units they release hit the market immediately after, which is why inventory appears in waves rather than all at once.

February to May: thinner inventory, less pressure. You can still sign, and you will face less competition, but the selection narrows considerably. Buildings with the best location-to-price ratio are usually gone.

March to May: the sublet window. Summer sublets and mid-year vacancies surface here. Useful if your timeline shifted or you are arriving mid-year.

The compressed calendar is the part that catches first-year students off guard. You are asked to commit to a lease roughly ten months before you move in, often before you know who your roommates will be or which part of campus your classes are in.

What Signing Early Actually Costs You

Signing in October buys selection. It also commits you to a 12-month lease before you know your spring schedule, your roommate situation, or whether you want to be on the Frances Street corridor at all.

Two things worth doing before you sign anything in October. Walk the route from the building to your most frequent classroom building at the time of day you will actually walk it. And read the sublet clause, because a lease signed in October that you cannot sublet is the expensive version of a mistake.

Do not sign a lease you have not read in full. It is legally binding, and for most students it is the first entry on their rental history.

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A Below-Market Example: the Frances Apartments

The rest of this page works through one specific building on the corridor, the Frances Apartments at 215 N Frances St, as a concrete reference point for what campus-area rent, utilities, and tradeoffs actually look like.

What Is the Frances Apartments in Madison?

the Frances Apartments is a 140-unit furnished apartment building at 215 N Frances St, Madison, WI 53703. Built in 1969 and managed by Mullins Apartments, the Frances offers one-bedroom and two-bedroom units in one of the closest residential addresses to UW-Madison and the Kohl Center. Heat and water are included in the rent at the Frances, which means tenants pay a flat monthly amount without separate utility billing for those services.

the Frances Apartments in Madison sits directly across from the Kohl Center on N. Frances Street, placing it within a few blocks of State Street, Memorial Union, and the core UW-Madison campus. The Mullins Apartments rental office is located at 401 N. Carroll St, Madison, WI 53703, and can be reached at (608) 257-2127. For renters researching the N. Frances Street corridor in Madison, WI, this resource covers current rent ranges, what is included in the lease, building amenities, walkability scores, market context, and honest tradeoffs that other sites do not address.

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Where Is the Frances Apartments Located in Madison?

the Frances Apartments at 215 N Frances St sits at the intersection of N. Frances Street and W. Dayton Street in Madison, WI, directly across from the Kohl Center. The UW-Madison campus is within a short walk. State Street, Madison's pedestrian-friendly corridor of restaurants, coffee shops, and retail, runs a few blocks to the east, connecting the campus to Capitol Square.

The location puts daily needs within walking distance. Grocery options, pharmacies, and dining are concentrated along University Avenue and State Street. Memorial Union and its lakeside terrace are a short walk east. The Capitol Square farmers' market operates on Saturday mornings, roughly a 10-minute walk from the Frances Apartments in Madison.

What Are the Walk Score and Transit Scores at 215 N Frances St?

the Frances Apartments at 215 N Frances St earns a Walk Score of 93 (Walker's Paradise), a Transit Score of 56 (Good Transit), and a Bike Score of 98 (Biker's Paradise). These scores confirm what the location already suggests: most daily errands, campus commutes, and downtown trips can be handled on foot or by bike from the Frances in Madison.

The Madison Metro bus network serves the area directly. Routes 80, 81, 82, and 84 cover the UW-Madison campus zone, with stops accessible from 215 N Frances St. Off-street parking is available at the Frances Apartments but requires a separate agreement and is not included in rent. For renters who want to go car-free or car-light, the combination of campus proximity, State Street access, and Metro bus coverage makes the Frances in Madison workable without a vehicle for most daily routines. For more on reducing transportation costs while renting, see brightplace's guide to your true monthly cost.

What Are the Rent Prices at the Frances Apartments in Madison?

One-bedroom units at the Frances Apartments in Madison are listed from $930 to $1,025 per month (as of Q3 2026). Two-bedroom units at the Frances are listed at $1,310 per month for a 393-square-foot layout (as of Q3 2026). Heat and water are included in the rent at the Frances, meaning tenants pay a flat monthly amount without separate billing for those utilities.

All units at the Frances Apartments are furnished. A furnished apartment comes with furniture already in place, typically including beds, seating, and a dining table, which reduces move-in costs for renters who do not own furniture. Pets are not allowed at the Frances. The building has an elevator, on-site laundry, secured entry with an intercom system, controlled access, 24-hour maintenance, and cable-ready wiring. Air conditioning is included.

Off-street parking at the Frances Apartments in Madison is available through a separate parking agreement, meaning it costs extra and is not part of the base rent. Renters who need parking should ask Mullins Apartments about current monthly rates when inquiring about availability.

Unit-level pricing on third-party sites may reflect rates from prior lease cycles. The figures cited here are the most recently available, but should be verified directly with Mullins Apartments at (608) 257-2127 before any leasing decision. If you are comparing rent across multiple buildings, brightplace's breakdown of what income-restricted means can help you understand alternative pricing structures.

How Do Frances Apartment Rents Compare to the Madison Market?

the Frances Apartments offers rents well below Madison, WI citywide medians. Madison's average one-bedroom rent is approximately $1,545 to $1,694 per month (as of Q3 2026, per available market data from RentCafe, ApartmentAdvisor, and Zumper). The Frances's one-bedroom range of $930 to $1,025 per month falls roughly 35 to 45% below those figures, depending on which market benchmark and unit price are compared.

For two-bedroom units, Madison's citywide average runs approximately $1,750 to $1,922 per month (as of Q3 2026, per Zillow and ApartmentAdvisor data). The Frances two-bedroom at $1,310 per month is approximately 25 to 32% below that range.

What explains the gap: the Frances Apartments was built in 1969. Finishes and unit footprints reflect that era. The two-bedroom at 393 square feet is compact by current standards. Renters gain a below-market price point and included utilities at the Frances in exchange for a smaller, older unit without modern finishes. For renters whose priority is location near UW-Madison and State Street rather than updated interiors, that tradeoff can work. To understand how included utilities like heat and water affect your actual housing cost, see brightplace's guide to your true monthly cost.

brightplace tracks rent across Madison neighborhoods. Find apartments in Madison at brightplace.ai.

What Amenities and Lease Terms Does the Frances Offer?

the Frances Apartments in Madison, WI includes the following in the lease: heat and water are covered in rent. Units are furnished. The building has an elevator and on-site laundry. Entry is secured with an intercom and controlled-access system. Maintenance is available 24 hours. Units are cable-ready and air-conditioned.

Mullins Apartments, the property manager responsible for leasing, maintenance, and tenant relations at the building, handles all management for the Frances Apartments. Their office at 401 N. Carroll St can be reached at (608) 257-2127.

Lease terms at properties managed by Mullins Apartments in Madison typically run on an annual cycle aligned with the academic year, which is standard for buildings near UW-Madison. Most units turn over in the summer. Specific lease length and start dates should be confirmed directly with the manager. For renters weighing lease length options, brightplace's comparison of month-to-month vs. 12-month leases covers what to consider. If you are moving in mid-cycle, understanding prorated rent is also useful.

How Does the Frances Compare to Other Apartments Near the Kohl Center?

the Frances Apartments in Madison competes with several other furnished buildings along the N. Frances Street corridor and near the Kohl Center. Properties like Lark at Kohl (102 N Bedford St) and Hub Madison (437 N Frances St) offer newer construction with in-unit laundry, fitness centers, and modern finishes, but at significantly higher price points.

The key difference is cost. The Frances's one-bedroom rents of $930 to $1,025 per month (as of Q3 2026) with heat and water included are roughly half what newer buildings in the same area charge. For renters who prioritize affordability and proximity to UW-Madison over amenity packages, the Frances remains a strong option. For renters who need more space, pet-friendly policies, or updated interiors, the newer buildings may justify their higher price. If credit is a concern during your application process, brightplace's resource on how to get an apartment with bad credit covers practical strategies.

Who Is the Frances a Good Fit For (and Who Should Look Elsewhere)?

the Frances Apartments in Madison works well for a specific renter profile. If you prioritize walkability to UW-Madison and State Street, want utilities included in your rent, prefer a furnished unit, and your budget for a one-bedroom is under $1,100 per month (as of Q3 2026), the Frances checks those boxes.

The honest tradeoffs at the Frances Apartments: the building was built in 1969. Expect older finishes and compact layouts. There is no fitness center, no rooftop space, and no in-unit laundry. Pets are not allowed at the Frances. Parking costs extra. The 393-square-foot two-bedroom is small by any standard. And availability is tight: most units on third-party sites are marked "rented," which means openings fill quickly in this corridor near the Kohl Center.

If you need a pet-friendly building, modern finishes, or more square footage, the Frances Apartments is probably not the right fit. But for a budget-conscious renter who values location above amenity packages, the Frances remains one of the more affordable addresses this close to UW-Madison. Before touring any apartment, review brightplace's list of questions to ask when touring an apartment to make sure you cover the essentials. For renters thinking about whether to bring a car, brightplace's resource on rent affordability at $18 an hour puts total housing costs in perspective.

How Can You Check Availability at the Frances Apartments?

The 2026-2027 cycle is fully leased at the Frances, which is normal for this corridor rather than a reason to write the building off. The relevant cycle for anyone reading this in the October to January window is 2027-2028, and those units are released as current tenants pass their renewal deadlines in early October.

Do not rely on third-party pages for availability at the Frances Apartments. Contact Mullins Apartments directly at (608) 257-2127. Units at 215 N Frances St in Madison turn over on a lease-cycle basis and fill quickly given the location. Calling the property manager is the most reliable way to learn about upcoming openings for the next academic year.

For a broader view of what is available in the campus area, brightplace's guide to how to rent an apartment walks through the full process. And if you are looking at options across different price points near campus, brightplace covers cheap one-bedroom apartments with context on what those lower rents typically include.

Searching near campus or downtown Madison? brightplace shows current available apartments across the city with pricing context. See what is available at brightplace.ai.

Frequently Asked Questions About UW-Madison Leases and the Frances

When should I sign an off-campus lease at UW-Madison?

October through January is the window with the widest selection for the following August. Many campus-area landlords set renewal deadlines for current tenants in early October, and the units those tenants release come to market right after. You can still sign in February through May with less competition, but the best-located buildings are usually gone by then.

How far in advance do UW-Madison students sign leases?

Roughly ten months. Leases signed in October typically start the following August. This compressed calendar means most students commit before they know their spring schedule or their roommate arrangements, which is why reading the sublet clause before signing matters more here than in most markets.

Where exactly are the Frances Apartments located in Madison?

the Frances Apartments is at 215 N Frances St, Madison, WI 53703. The building sits directly across from the Kohl Center at the corner of N. Frances Street and W. Dayton Street. State Street and the main UW-Madison campus are within a few blocks' walking distance. Capitol Square is roughly 10 minutes on foot from the Frances.

What are the rent ranges at the Frances Apartments in Madison?

One-bedroom apartments at the Frances range from $930 to $1,025 per month. Two-bedroom units are listed at $1,310 per month (as of Q3 2026). Heat and water are included in the rent. These figures may reflect prior lease cycles, so contact Mullins Apartments at (608) 257-2127 for current pricing and availability at the Frances in Madison.

What utilities are included at the Frances Apartments?

Heat and water are included in the monthly rent at the Frances Apartments in Madison. Tenants pay a flat rent without separate utility billing for those services. Electricity, internet, and cable are likely separate costs. Confirm the full utility breakdown with Mullins Apartments before signing a lease at the Frances.

Is parking included at the Frances Apartments?

No. Off-street parking at the Frances Apartments in Madison is available but requires a separate parking agreement. It is not included in the base rent. Ask Mullins Apartments about the current monthly parking cost and availability when you contact them about units at 215 N Frances St.

Are pets allowed at the Frances Apartments in Madison?

No. the Frances Apartments does not allow pets. This policy covers both cats and dogs. If pet-friendliness is a requirement, the Frances will not work for you. Confirm directly with Mullins Apartments in case this policy has changed since the most recent available data.

How close is the Frances Apartments to UW-Madison?

the Frances Apartments at 215 N Frances St is within walking distance of the UW-Madison campus. The Kohl Center is directly across the street from the Frances. State Street, the main pedestrian corridor connecting campus to Capitol Square, is a few blocks east. Most campus buildings are reachable on foot within 10 to 15 minutes.

What is the Walk Score for the Frances Apartments Madison?

the Frances Apartments at 215 N Frances St has a Walk Score of 93 (Walker's Paradise), a Transit Score of 56 (Good Transit), and a Bike Score of 98 (Biker's Paradise). These scores reflect the building's central location near UW-Madison, State Street, and the Kohl Center in Madison, WI.

Is UW-Madison housing first come, first served?

UW-Madison on-campus housing uses its own application and selection process managed by University Housing, separate from private off-campus buildings like the Frances. Private properties like the Frances Apartments operate on their own leasing timelines and are not part of the university housing system. Contact each property directly for their application process.

How do I check availability at the Frances Apartments?

Contact Mullins Apartments directly at (608) 257-2127. Third-party sites frequently show all units at the Frances Apartments as rented, which may not reflect real-time openings. The property manager is the most reliable source for current availability at 215 N Frances St in Madison, WI.

What is the phone number for the Frances Apartments Madison?

the Frances Apartments is managed by Mullins Apartments. The direct phone number is (608) 257-2127. This is the contact for all leasing inquiries, maintenance requests, and availability questions for the Frances at 215 N Frances St, Madison, WI 53703. The Mullins office is at 401 N. Carroll St.

Are the Frances Apartments furnished?

Yes. All one-bedroom and two-bedroom units at the Frances Apartments in Madison are furnished. A furnished unit typically includes beds, seating, and a dining table. This reduces move-in costs for renters who do not own furniture. Confirm the exact furnishing list with Mullins Apartments before signing a lease at the Frances.

How much below market rate is the Frances Apartments in Madison?

the Frances Apartments rents run approximately 35 to 45% below Madison's citywide one-bedroom average of $1,545 to $1,694 per month (as of Q3 2026). The two-bedroom at $1,310 per month is roughly 25 to 32% below Madison's two-bedroom average. The lower price reflects the building's 1969 construction, compact layouts, and older finishes compared to newer buildings in the area.

How this article was made: brightplace used AI tools to help research, draft and update this article.