NMLS#: 2653540 (Company) · 513013 (Adam Styer)
A Cedar Park mortgage lender is a licensed professional — or, in Adam Styer's case, an independent broker — who originates, qualifies, and closes home loans for buyers purchasing property within Cedar Park's Williamson County and Travis County limits, with access to programs ranging from FHA and conventional to VA, jumbo, and DSCR investor financing across every Cedar Park neighborhood and school district attendance zone.
Why Does the Leander ISD Attendance Zone Change Your Cedar Park Mortgage Math?
Leander ISD's academic reputation — a 93/100 TEA rating in 2024, with Cedar Park High School and Vista Ridge High School both earning 8/10 on GreatSchools — creates a consistent, measurable price premium inside the attendance zone. Homes in LISD-zoned Cedar Park neighborhoods command roughly 8–12% more per square foot than comparable homes outside the zone, according to local appraisal comps. That premium compounds your mortgage math in three ways:
1. Higher purchase price = larger loan. At Cedar Park's ~$490,000 median, you're financing significantly more than you would in a non-LISD suburb at the same income level. A conventional 5% down payment on a $490,000 home is $24,500 — manageable, but the loan amount ($465,500) is close to the conforming limit, leaving little runway before you tip into jumbo territory in a bidding situation.
2. The LISD tax levy adds directly to your monthly escrow. Leander ISD's $1.0869 per $100 levy (M&O $0.7569 + I&S $0.33) contributes the largest single component to Cedar Park's 1.86% combined rate. At $490,000 assessed value, LISD alone adds ~$532/month to your escrow. This is money you're paying whether you have children in the schools or not, and it counts against your DTI ratio at underwriting.
3. Attendance zone boundaries matter more than the city limit. A handful of Cedar Park neighborhoods — most notably Crestline at Brushy Creek by Toll Brothers, and some Brushy Creek addresses along the east side — fall within Round Rock ISD, not LISD. RRISD carries a lower combined tax rate (~1.68%), which meaningfully increases purchasing power at the same income. Before writing an offer, verify the exact attendance zone at LISD's boundary tool or RRISD's boundary tool — a $150–$200/month difference in escrow can shift which loan program is optimal.
For a detailed breakdown of how FHA loan guidelines interact with Cedar Park's price tiers and tax overlay, see FHA loan requirements for Cedar Park first-time buyers in Williamson County.
Cedar Park Market Snapshot: May 2026
Cedar Park's spring 2026 market is softening from the 2022 peak but holding above pre-pandemic levels. Here's the current picture, sourced from Austin Board of Realtors and Williamson County Appraisal District data, May 2026:
Median Sale Price
~$490,000
Down approximately 8% year-over-year from the spring 2025 median. Entry tier in Brushy Creek and Block House Creek: $340K–$460K. Mid-tier in Buttercup Creek, Cypress Creek: $440K–$650K. Upper tier in Ranch at Brushy Creek and Twin Creeks: $650K–$1.1M+. Toll Brothers' Crestline at Brushy Creek: from mid-$900Ks.
Days on Market (Avg.)
42–48 days
Homes priced correctly under $460K still move in 2–3 weeks. Homes above $700K are sitting 60–90+ days in many cases. Seller concessions — closing cost credits, rate buydowns — are realistic across Cedar Park's current inventory. Ask before you make an offer.
Active Listings
~520–560 homes
Inventory is up significantly from 2022 lows, giving buyers negotiating leverage not seen in years. Multiple-offer situations still occur in well-priced entry-tier homes under $440K, particularly in LISD attendance zones.
Combined Property Tax Rate
~1.86% (LISD zone)
Williamson County: $0.413776/$100 • City of Cedar Park: $0.36/$100 • LISD: $1.0869/$100. On a $490,000 home: ~$9,114/yr (~$760/mo in escrow). Effective rate after homestead exemption averages ~1.52%. RRISD-zoned Cedar Park addresses run ~1.68%.
30-Year Fixed Rate (May 2026)
6.75%–7.125% (conventional, well-qualified borrower, 20% down) • FHA rates typically 0.125–0.25% below conventional for same credit profile • VA rates 0.25–0.5% below conventional with no PMI • Jumbo rates within 0.25–0.375% of conventional for strong-credit borrowers. Month-over-month: rates have been range-bound, with brief dips on weak economic data. No dramatic move expected without a Fed policy shift. Current Cedar Park mortgage rates updated daily →
What Do Brushy Creek, Buttercup Creek, and Twin Creeks Actually Cost to Finance?
Cedar Park's neighborhoods span a $760,000 price range from the entry tier to the luxury end. Here's what each community means for your loan program, down payment, and monthly payment in 2026:
Brushy Creek (78613) — Entry Tier
Cedar Park's most accessible neighborhood straddles the city's eastern edge near Brushy Creek Lake Park and the extensive Brushy Creek trail system. Resale homes range $350,000–$480,000 depending on vintage (1990s–2000s builds), size, and proximity to the park. Typical loan profile: FHA at 3.5% down (3.5% on $400K = $14,000) or conventional at 5%. No HOA in most Brushy Creek sections — an advantage for buyers running tight DTI. LISD attendance zone throughout most of Brushy Creek; verify east-side parcels at the boundary tool. Flood zone note: Brushy Creek Lake and its tributaries create FEMA Zone AE flood plain in some sections — confirm flood zone status on any Brushy Creek address and factor in flood insurance cost (~$800–$1,200/yr) if applicable.
Buttercup Creek (78613) — Established Move-Up
Built primarily in the 1980s through early 2000s, Buttercup Creek is one of Cedar Park's most desirable established communities — mature trees, larger lots than newer subdivisions, quiet streets, and easy access to 183A. Resale prices run $420,000–$650,000. Most buyers here are move-up purchasers bringing equity from a prior home sale, using conventional financing with 10–20% down. The neighborhood's lot sizes (typically 7,000–9,000 sqft) appraise well because comps are plentiful and stable. No active HOA in most Buttercup Creek sections. Zoned to Cedar Park High School (8/10 GreatSchools), in the LISD attendance zone.
Cypress Creek (78613) — Family-Oriented Mid-Tier
Cypress Creek is a quieter, family-oriented community on Cedar Park's northwest side, adjacent to Cypress Creek Road and feeding Cypress Creek Elementary in LISD. Homes run $390,000–$570,000 with a mix of 1990s and 2000s builds. Typical loan profile: conventional at 5–10% down. The neighborhood sits within Williamson County, so WCAD is the relevant appraisal authority. HOA varies by subdivision within the Cypress Creek area — confirm active HOA and dues before writing an offer, as HOA payments count toward DTI. Inventory in Cypress Creek tends to move faster than the broader Cedar Park market because the price range and school district combination is the sweet spot for relocating families.
Ranch at Brushy Creek (78613) — Master-Planned Move-Up
A master-planned community developed by Scott Felder, Wilshire, and other builders along Brushy Creek Lake Park, with direct trail access and strong Leander ISD schools. Resale ranges $500,000–$850,000. At the upper end ($832,750+), buyers cross into jumbo territory. Typical loan profile: conventional with 10–15% down for homes below the conforming limit; jumbo with 15–20% down and 6 months PITI reserves for upper-tier homes. HOA is active in Ranch at Brushy Creek — dues vary by section, typically $300–$600/year, and cover trail and park maintenance. One of the more popular Cedar Park communities for technology-sector relocations from California and the Pacific Northwest, where buyers arrive with substantial equity from prior sales. For Cedar Park's substantial Apple, Indeed, and tech-contractor population, 1099-only mortgage programs offer Non-QM qualifying paths that don't reduce loan amounts to Schedule C net income.
Twin Creeks (78613) — Golf Community / Jumbo Territory
Cedar Park's prestige community, built around an 18-hole Fred Couples-designed golf course. Resale prices start in the low $700,000s and run past $1.1M. Virtually all Twin Creeks purchases require jumbo financing (above the $832,750 conforming limit). Typical buyer profile: 20–25% down, 760+ credit score, documented reserves of 12 months PITI, and strong asset statements. Jumbo rates in 2026 are competitive — typically within 0.25–0.375% of conventional rates for this profile — but the reserve and documentation bar is meaningfully higher. HOA is active in Twin Creeks (community amenities including golf club, pool, tennis); confirm monthly dues, initiation fees, and any golf membership structure before underwriting. Zoned to Cedar Park High School in LISD.
A Real Cedar Park Closing Story
In late 2025, a family relocating from Dallas — we'll call them the B. family — was under contract on a Buttercup Creek resale at $462,000. Their bank pre-approval was based on a 30-year rate that would have put their principal, interest, and escrow at $3,441/month — right at the top of their comfort zone. Before waiving the financing contingency, they contacted Adam Styer, NMLS #513013. By running the scenario across six wholesale lenders simultaneously, Adam sourced a rate 0.25% lower than the bank's offer, reducing their monthly payment by $72 — roughly $25,900 over the 30-year loan. The family used the savings difference to negotiate a closing cost credit from the seller instead of a price reduction, netting both a lower rate and reduced cash to close. The deal closed in 26 days.
How Does Cedar Park's 1.86% Property Tax Rate Shrink Your Purchasing Power?
Cedar Park's combined nominal property tax rate of approximately 1.86% (Williamson County: $0.413776 + City of Cedar Park: $0.36 + LISD: $1.0869) is the largest monthly cost variable most buyers underestimate in their pre-approval budget. Here's the real-number breakdown at Cedar Park's median price with 10% down:
- Purchase price: $490,000 • Down payment (10%): $49,000 • Loan amount: $441,000
- Principal + interest at 6.875% 30-yr fixed: ~$2,897/month
- Property tax escrow (1.86% nominal / 12): ~$760/month
- Homeowner's insurance (est.): ~$175/month
- Total PITI (no PMI with 10% down conventional): ~$3,832/month
- PMI note: Conventional with <20% down adds PMI — typically $100–$180/month at this loan amount; drops off when LTV reaches 80%.
That $3,832/month PITI requires gross monthly income of approximately $8,516 at a 45% DTI (a common conventional ceiling), or roughly $102,200/year. If your household income is below that and Cedar Park is your target market, Texas down payment assistance programs for Williamson County buyers may help bridge the gap — both TSAHC and TDHCA operate programs in Cedar Park with income and purchase price limits.
One planning note: the homestead exemption (file with WCAD after your first January 1 as owner) reduces your assessed value by $100,000 for school district purposes, which lowers your effective tax rate closer to 1.52%. That savings (~$89/month on a $490K home) doesn't show up until the second year — your first-year escrow is calculated on the full assessed value.
Can Down Payment Assistance Programs Work in Leander ISD Attendance Zones?
Yes — two primary programs operate in Cedar Park. Both are administered at the state level and apply to Williamson County addresses, which includes all of Cedar Park's LISD and RRISD attendance zones:
TSAHC (Texas State Affordable Housing Corporation)
TSAHC's Home Sweet Texas program provides a grant of 3–5% of the loan amount for down payment and closing costs assistance. This is a grant — it does not need to be repaid. Income limits apply (varies by county and household size; Williamson County limits are updated annually). Mortgage Credit Certificate (MCC) can be layered on top for additional federal tax savings. Works with conventional, FHA, VA, and USDA loans. Available for first-time buyers and for buyers who haven't owned a primary residence in the past 3 years.
TDHCA (Texas Dept. of Housing and Community Affairs)
TDHCA's My First Texas Home and Texas Mortgage Credit Certificate programs offer below-market interest rates plus down payment assistance loans (not grants — a second lien). Income and purchase price limits apply. Works in Cedar Park for qualifying first-time buyers in LISD and RRISD attendance zones. The second lien structure means slightly more complex underwriting, but the rate reduction can offset the added complexity for buyers who qualify.
The practical Cedar Park application: on a $420,000 Brushy Creek purchase using TSAHC's 5% grant with an FHA loan, a buyer receives ~$14,700 toward the 3.5% FHA down payment ($14,700) and closing costs — effectively covering the entire cash requirement at close. Income limits for Williamson County currently run approximately $97,000–$104,000/year depending on household size. Ask Adam Styer whether you qualify before assuming you don't — eligibility is often more flexible than buyers expect.
Which Loan Programs Fit Cedar Park's Price Tiers — Conventional, FHA, VA, and Jumbo?
Cedar Park's $340K–$1.1M+ price spread means no single loan program is right for every buyer. Here's how to match the program to the neighborhood and price tier:
Conventional (3–20% Down)
Best fit for: Brushy Creek, Buttercup Creek, Cypress Creek, lower Ranch at Brushy Creek — any purchase at or below $832,750. Strong credit (700+) and W-2 income typically qualify for the most competitive conventional rates. Conventional at 3% down is available for first-time buyers; 5% is more common. PMI drops off at 80% LTV.
FHA (3.5% Down)
Best fit for: Brushy Creek entry tier and Block House Creek, $350K–$470K range. FHA is more forgiving on credit scores (580+ qualifies for 3.5% down) and DTI ratios. MIP (mortgage insurance) runs for the life of the loan with less than 10% down — refinancing to conventional at 80% LTV removes it. Ideal for buyers with 600–679 credit scores or higher debt loads.
VA Loans (0% Down)
Best fit for: eligible veterans and active-duty buying anywhere in Cedar Park. Zero down payment, no PMI, capped closing costs, and rates typically 0.25–0.5% below comparable conventional. Cedar Park's LISD and RRISD school ratings draw military families from Joint Base San Antonio and out-of-state postings regularly. VA pre-approval takes 24–48 hours with Adam. For a complete guide, see VA loan eligibility and zero-down financing for veterans in the Austin suburbs.
Jumbo (Above $832,750)
Best fit for: Twin Creeks, upper Ranch at Brushy Creek, Crestline at Brushy Creek Juniper Collection. Requires stronger reserves (6–12 months PITI) and typically 10–20% down. Rates in 2026 are competitive — within 0.25–0.375% of conforming for qualified borrowers. For a full overview, see how jumbo loan requirements apply above the $832,750 conforming limit in Williamson County.
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Cedar Park Homebuyer FAQ
Yes — indirectly. The LISD demand premium pushes Cedar Park prices higher than comparable non-LISD suburbs, which changes where you land relative to program limits and down payment thresholds:
- At the $490K Cedar Park median with 10% down, you're within conventional conforming territory ($832,750 limit) — no jumbo required.
- Buyers in Ranch at Brushy Creek or Twin Creeks above $832,750 move into jumbo, which has different reserve and documentation requirements.
- First-time buyers in Brushy Creek entry tier ($350K–$460K) are well suited for FHA at 3.5% down.
- Crestline at Brushy Creek (RRISD zone) carries a lower ~1.68% combined tax rate — slightly more purchasing power at the same income compared to LISD-zoned addresses.
At Cedar Park's ~$490,000 median, the 1.86% rate generates ~$760/month in escrow. For comparison:
- Round Rock (1.68%): ~$686/month at the same price — $74/month less.
- Travis County suburban addresses (1.9–2.1%): ~$776–$858/month at the same price — more than Cedar Park.
- Pflugerville (2.0–2.2%): typically higher escrow per dollar of purchase price.
At a 45% DTI cap on a conventional loan, every $100 in additional monthly escrow reduces the loan amount you can qualify for by roughly $15,000–$18,000. Budget ~$760–$800/month in escrow at Cedar Park's median and verify the specific parcel's tax account at WCAD before writing an offer.
It depends on the program and price tier:
- Brushy Creek ($350K–$480K): FHA at 3.5% = $12,250–$16,800; conventional at 3% = $10,500–$14,400.
- Ranch at Brushy Creek ($500K–$832K): conventional at 5% = $25,000–$41,600; VA eligible buyers = $0 down up to the conforming limit.
- Upper Ranch at Brushy Creek above $832,750: jumbo typically requires 10–20% down + 6–12 months PITI in reserves.
- With TSAHC assistance: eligible first-time buyers may receive a grant covering 3–5% of the loan amount, potentially reducing cash-to-close to near zero in the Brushy Creek entry tier.
Twin Creeks: yes, in most cases. Resale prices run $700K–$1.1M+; buyers below $832,750 can use conventional, above that threshold jumbo applies. Crestline at Brushy Creek: the smaller Cypress Collection plans may fall under the conforming limit at base price, but upgrades and lot premiums frequently push the final contract into jumbo. The Juniper Collection regularly crosses $832,750.
What jumbo means in 2026:
- Rates: within 0.25–0.375% of conventional for strong-credit borrowers (760+).
- Reserves: most lenders require 6–12 months full PITI in verified liquid assets after closing.
- Down payment: typically 10–20% depending on loan amount and borrower profile.
- Crestline ISD note: RRISD-zoned, not LISD — verify the attendance zone at the RRISD boundary tool before signing.
Cedar Park prices are down ~8% YoY from the 2022 peak. That creates specific appraisal risk when comps from 6–12 months ago were higher. Here's how to manage it:
- Request a comp analysis for sales within 0.5 miles and 90 days — not 6 months. Stale comps inflate seller expectations and create appraisal gaps.
- If offering above list or in a bidding situation, consider an appraisal gap coverage clause in your contract if you want to compete without risking the transaction.
- VA buyers: VA appraisals can be conservative in declining markets. The bracketing approach may not capture a recent bidding situation. Discuss with Adam before submitting a VA offer above list in Cedar Park's current environment.
- FHA buyers: FHA appraisals also flag condition issues. Cedar Park's older Buttercup Creek and Brushy Creek stock from the 1980s–90s may have deferred maintenance that triggers FHA repair conditions — have a home inspector preview before committing.
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