Mortgage Lender Manor TX

If you're buying a home in Manor, TX, Adam Styer | Mortgage Solutions LP (NMLS #513013) gives you access to 40+ wholesale lenders, 24-hour pre-approvals, and an average 21-day close — serving Travis County buyers in ShadowGlen, Whisper Valley, Carillon, Presidential Meadows, Lagos, and Mustang Valley since 2017. The biggest gotcha here isn't the rate sheet — it's the school-district line. ShadowGlen, Carillon, Presidential Meadows, and Lagos sit in Manor ISD; Whisper Valley, despite its Manor mailing address, is zoned to Del Valle ISD. Get that wrong and the property-tax math, the school-rating math, and the resale story all change.

Why Should Manor Buyers Use an Independent Mortgage Broker?

Manor is still the most affordable entry point in Travis County. Median sale price $340,000 in March 2026, down 5.7% YoY with 98 days on market (Redfin) — a buyer's-leverage market for the first time in years. Tesla's Gigafactory sits about 15 minutes south on SH-130, but the local employment story has shifted: Tesla finished 2025 with 16,506 employees after a 22% workforce cut, and another ~22% reduction was announced in early 2026 (KXAN). The growth on the ground is now OPmobility's 350,000-sqft Tesla-supplier plant inside Manor (400+ employees by 2025), the 1.2M-sqft Mustang Crossing industrial park by Ryan Companies + DWS finishing Phase 1 this year, and Manor Crossing retail with H-E-B opened late 2025.

At a $340K median, FHA's $571,550 Travis County 2026 limit (Homebuyer.com) and TSAHC's income ceiling ($167,250 non-targeted, $187,320 targeted — TSAHC) both clear easily — meaning more DPA programs are actually open to Manor buyers than to buyers shopping Cedar Park or Westlake. The trade-off: median effective property tax rate is 1.69% per Ownwell, but homes inside Whisper Valley and newer ShadowGlen sections carry MUD or PID overlays that push effective rates to 2.5%+. Always confirm the full tax bill on a specific address before locking your max payment.

Manor Neighborhoods & Zip Codes

Almost all of Manor's residential growth sits in the 78653 zip — but the school-district line splits the map. Six communities now drive new-construction and resale volume:

• ShadowGlen (78653 — Manor ISD) — Master-planned around ShadowGlen Golf Club at 12801 Lexington Street (7,174-yard 18-hole), a 4-acre water park, and 202 acres of woodland trails along Wilberger Creek. Current builder roster: Meritage Homes (lead the new ~690-home expansion phase, infrastructure fall/winter 2025, model homes spring 2026), Terrata Homes from $439,900, with Perry and Tarrytown-style builders expected as sections open. Round 1's Perry/Terrata $499K-$555K top tier still trading on resale. ShadowGlen Elementary on-site (Manor ISD).
• Whisper Valley (78653 mailing — DEL VALLE ISD) — This community is NOT zoned to Manor ISD. It feeds Gilbert Elementary → Dailey Middle → Del Valle High School today. Del Valle ISD has purchased two sites inside Whisper Valley (78.1 acres for a high school, 71.1 acres for an elementary + middle); the new in-community DVISD high school opens Fall 2026 (Whisper Valley; Spectrum News). 2,066-acre Taurus Investment development with geothermal heating/cooling on a community-wide GeoGrid + rooftop solar on every home. Current builder roster: Pacesetter Homes, Avi Homes, GFO Home, Terrata Homes, CastleRock Communities, AHA Dream Homes, Thurman Homes. The catch: Whisper Valley sits in Austin's ETJ — instead of City of Austin ad valorem, residents pay a PID assessment of $1,480.46–$2,003.66/year by lot size plus the geothermal ESS fee of $55–$70/month (Neuhaus MUD/PID guide; EcoSmart Solution). Pricing low $300s to $500s+; Pacesetter promo running 4.99% rate + closing costs through May 16, 2026.
• Carillon (78653 — Manor ISD) — D.R. Horton community at 13407 Eppright Trace, off US-290 about 18 miles east of downtown. 9 floor plans, 1,574–2,668 sqft, $299,990–$416,990. Up to $25,000 builder flex cash on contracts written March 22 → December 31, 2026 with closing by January 31, 2027. M/I Homes also active inside Carillon. Resort-style amenity center: pool, pickleball/cornhole, clubhouse with gourmet kitchen, 2 outdoor grills, playscape, covered pavilion.
• Presidential Meadows (78653 — Manor ISD) — Established KB Home community off James Garfield Drive, 1,670 single-family homes planned at full build-out (Jome). New construction has wrapped on most early phases; trading mostly on resale now. Presidential Meadows Elementary on-site at 13252 George Bush St.
• Lagos (78653 — Manor ISD) — Lake-themed master-planned at 1104 S. San Marcos with Ashton Woods as primary builder; Pulte, Tri Pointe, and Milestone also active per current rosters. Mid-$300s to high-$400s. Lagos Elementary inside Manor ISD.
• Mustang Valley (78653 — Manor ISD) — KB Home's newest Manor community, 90 single-family homes planned, $299,995–$345,000 starting (grand opening 2024 per BusinessWire). Walking distance to Manor Senior High School — one of the few new-construction options at a true sub-$300K floor price in Travis County.
• Manor acreage (78653) — Outside the master-planned communities, 78653 still has acre-plus inventory. 14815 Johnson Road Trail recently listed at $700,000 on 2.57 acres; 20217 Engelmann Ln at $725,000 on 40 acres (Texas Real Estate Source). Median list for Manor acreage homes is $847,450 — above the 2026 Texas conforming line of $832,750, so plan on a jumbo or high-balance product on the upper end.

Manor Schools — What the Numbers Actually Say

The 78653 zip is split between Manor ISD and Del Valle ISD, and Manor ISD itself runs four high schools, not one. Be honest about the ratings before you fall in love with a house:

• Manor High School (14832 N FM 973, grades 9–12) — the default zoned campus, ~2,422 students, GreatSchools 2/10. ShadowGlen, Carillon, Presidential Meadows, Lagos, Mustang Valley, and Bell Farms all default-feed Manor HS unless a student wins one of the choice-program lotteries.
• Manor New Technology High School — application/lottery campus admitted in spring of 8th grade, GreatSchools 4/10 (better than Manor HS, but still below state average). Project-based learning model.
• Manor Early College High School (MECHS) — separate application/lottery; college-credit pathway via partnership with Austin Community College.
• Manor Senior High School — junior/senior-only Career & Technical campus, ~1,000–1,200 students. Mustang Valley sits within walking distance.
• Whisper Valley = Del Valle ISD, NOT Manor ISD. Today: Gilbert Elementary → Dailey Middle → Del Valle High School. The new in-community DVISD high school opens for the 2026-27 school year.

On-site Manor ISD elementaries inside the named master-planneds: ShadowGlen Elementary, Presidential Meadows Elementary (13252 George Bush St), and Lagos Elementary. Manor ISD doesn't currently publish a public elementary attendance-zone map ("coming soon" per the district zoning page) — so always confirm the address with the district directly. Voters approved Prop A in November 2024 (locking the $1.0814 rate) but rejected the $385M Bond 2025 in November 2025 (Manor ISD) — meaning bond-funded school construction is on hold for now.

Major Employers Near Manor

The local employment story has shifted hard in 2026 — away from Tesla growth and toward Tesla-supplier and industrial-park inventory:

• Tesla Gigafactory Texas — Year-end 2025 headcount 16,506, down 22% from the 21,191 peak in 2024 (KXAN). An additional ~22% workforce reduction was announced in early 2026 (TechBuzz). Still ~15 min south of Manor via SH-130 — but no longer the demand-side tailwind it was in 2022-2024.
• OPmobility (formerly Plastic Omnium) — 350,000-sqft Tesla-supplier plant inside Manor at Northeast Crossing Building 4, makes high-end bumpers and module assemblies. Inaugurated April 2024; 400+ employees by 2025, 800 announced ceiling (OPmobility press release; Connect CRE). The company's 13th US plant.
• Mustang Crossing — 127-acre, six-building, 1.2M-sqft Class A industrial park at 13754 Gregg Manor Rd by Ryan Companies + DWS Group. Phase 1 (4 buildings, ~$59M) under construction since December 2024, finishing March 2026. Building 1 came online with 291,200 sqft available February 2026 (Urbanize Austin; Commercial Property Executive).
• Manor Crossing retail — 18-acre 150,000-sqft retail center at US-290 + FM 973, completing 2026. H-E-B opened late 2025; tenants include TJ Maxx, Burlington, Planet Fitness, Five Below, Rack Room Shoes, James Avery, McAlister's, Mattress Firm, Tropical Smoothie, and Tomlinson's Feed (KVUE; The Retail Connection) — the long-missing local-amenity stack Manor had been waiting on.
• Samsung Austin Semiconductor — Taylor — $17B fab, ~20 min north up SH-130. Mass production now expected early 2027 (delayed); risk production targeting 2026 on SF2/SF3P at 50,000 wafers/month (Tom's Hardware). ~1,000 SAS employees relocating into Taylor offices over the next two quarters; full build-out target 10,000 jobs across Austin + Taylor (Samsung Semiconductor).
• Manor ISD — 16-campus district, one of Manor's largest public-sector employers. FY 2025-26 tax rate held at $1.0814/$100 (lowest since 2015) after Prop A passed Nov 2024 (Manor ISD).

Manor Property Tax & Closing Costs

The Manor tax stack for FY 2025-26: Manor ISD $1.0814/$100 (Manor ISD), Travis County $0.375845/$100 (Travis County FY26 Taxpayer Impact Statement), plus the City of Manor and Travis County ESD 12. Median effective rate inside 78653 is 1.69% per Ownwell — but the median masks a wide range. Newer Whisper Valley and ShadowGlen sections sit at the 75th–90th percentile (2.24%–2.52% effective) because of MUD or PID overlays:

• Whisper Valley PID assessment: $1,480.46–$2,003.66/year by lot size, replacing City of Austin ad valorem (the development is in Austin's ETJ). EcoSmart Solution (geothermal access) adds $55–$70/month on top (Neuhaus MUD/PID Guide).
• ShadowGlen MUD adds a similar overlay; pull the specific MUD rate on the address before locking your max payment.

Closing-cost example — $340K Manor home, 5% down ($323K loan), no PID overlay:

• Lender fees (origination, underwriting, processing): $1,200–$1,800
• Title insurance + escrow: $1,800–$2,300
• Recording, survey, appraisal: $700–$1,000
• Prepaid homeowner's insurance + per-diem interest: $1,200–$1,800
• 3–4 months property tax escrow at 1.69% effective: $1,400–$1,900
• Total estimate: $6,300–$8,800

FHA buyers using TSAHC or TDHCA DPA can typically cover most of this from grant funds — Manor remains one of the few Austin-metro markets where sub-$5,000-out-of-pocket closings still happen. Inside Whisper Valley, add the PID and ESS to your monthly debt-to-income calculation up front; on a 5%-down conventional, the PID alone can add $123–$167/month to the effective payment a builder lender's quote may not have shown you. For acreage homes crossing $832,750, plan on jumbo or high-balance pricing — typically a 6–12 month PITI reserve requirement.

Whether you're a first-time buyer using DPA to get into Whisper Valley or a Tesla-supplier worker moving up in ShadowGlen, the loan you sign depends on more than the rate sheet — it depends on a real human comparing 40+ wholesale lenders against your specific file. Run a quick rate check or start a pre-approval below.

How Does the Mortgage Pre-Approval Process Work in Manor TX?

Manor has the heaviest builder-incentive activity in 78653 right now — D.R. Horton's Carillon offering up to $25,000 flex cash through end of year, Pacesetter at Whisper Valley running 4.99% rate buydowns, KB Home at Mustang Valley starting in the $290s. A real pre-approval letter — not a builder-lender's "qualifying call" — is what lets you compare those incentives apples-to-apples against an outside lender.