Low Income Apartments in Cedar Park, TX — Tax Credit, Section 8 & 2x Income Options (2026 Guide)

Search “low income apartments Cedar Park” on any listing site and the results are useless. Apartments.com returns 500+ listings. Most are standard market-rate communities with an income filter slapped on top. Not one of them explains the difference between a tax credit community with AMI caps, a market-rate property that accepts Section 8 vouchers, and an apartment that simply qualifies renters at 2x income instead of 3x. Three different situations. Three different application processes. Three different income thresholds.

That distinction matters. A renter earning $45,000/year who walks into the wrong leasing office will waste a $50-$100 application fee discovering they don’t qualify. A renter with a Housing Choice Voucher who applies at a community that technically “accepts” vouchers but hasn’t taken one in two years? Weeks lost.

The Cedar Park Apartment Team is a group of licensed Texas Realtors who track income-restricted communities, voucher acceptance, and qualification thresholds across 60+ communities in the Cedar Park, Leander, Lakeline, Avery Ranch, Brushy Creek, and surrounding areas. The team works directly with the leasing offices at the communities on this page and knows which ones are actively accepting applications, which have waitlists, and which screening thresholds a renter actually needs to clear.

This page covers the 4 tax credit communities in the Cedar Park area, the 5 communities that qualify renters at 2x income (the lowest threshold in the market), and the current landscape for Section 8 voucher holders. Every community is ranked by price per square foot with honest assessments from Google review data.

What “Low Income” Actually Means in Cedar Park’s Apartment Market

Three Categories Exist Here, and Most Listing Sites Lump Them Together

Tax credit communities (LIHTC) are income-restricted by federal law. Renters must earn below a set threshold tied to Williamson County’s Area Median Income (AMI) to qualify. Four communities in the Cedar Park area operate under this program. Rents are capped below market rate, the communities accept Section 8 vouchers, and income verification happens at application and renewal. These aren’t rundown properties. Two were built by Foundation Communities, a nonprofit operator with a statewide reputation for quality income-restricted housing. One is a 2023 build with Class A finishes.

Section 8 Housing Choice Voucher acceptance is a separate question from tax credit status. Roughly 15 communities in the Cedar Park area accept vouchers, but Texas has no source-of-income protection law. Texas Local Government Code §250.007 specifically prevents cities from requiring landlords to accept vouchers. That means acceptance is voluntary and can change. Confirm current acceptance directly with the leasing office or through the Cedar Park Apartment Team before applying. It’s the only reliable way to avoid wasted time.

All housing authority waitlists are currently closed. HACA’s Housing Choice Voucher waitlist last opened in September 2018. TDHCA’s waitlist last opened in May 2022. Estimated wait times when lists reopen run 3-7+ years.

2x income communities are market-rate apartments with a lower qualification threshold. Most Cedar Park communities require gross monthly income of 2.5x to 3x the monthly rent. Five communities set that bar at 2x. At a $1,000/month rent, the difference between 2x and 3x is the difference between needing $24,000/year and $36,000/year. That $12,000 gap determines whether a single-income household qualifies or doesn’t.

Income Limits for Tax Credit Communities

Income limits are based on household size. If annual gross household income falls under these amounts, a renter may qualify for Cedar Park’s four tax credit communities:

Income limits based on Williamson County AMI thresholds for 60% AMI tier. Some communities offer units at 30% or 50% AMI with lower limits. Verify current limits with the Texas Department of Housing and Community Affairs Income and Rent Tool or through the Cedar Park Apartment Team.

Which Program Fits? A Quick Guide

Three paths. Which one applies depends on the renter’s situation right now.

“I have a Section 8 Housing Choice Voucher.” Seven communities on this page accept vouchers: Cypress Creek at Lakeline ($765+), Mariposa at Cedar Park ($795+, senior 55+), Tuckaway ($900+), The Loretta ($955+), Lakeline Station ($1,085+), Crystal Falls Crossing ($1,150+), and MAA Brushy Creek ($1,012+). Three more are profiled on the affordable apartments page. Confirm current acceptance with the leasing office before applying. Acceptance changes.

“I don’t have a voucher, but my household income is under $57,800 (single) or $82,600 (family of 4).” Four tax credit communities cap rents below market rate for income-qualifying renters: Cypress Creek at Lakeline, Mariposa at Cedar Park (55+ only), The Loretta, and Lakeline Station. Income is verified at application and recertified every year at renewal. Waitlists are possible. Foundation Communities properties (The Loretta and Lakeline Station) are the strongest options in terms of management quality.

“My income is above AMI caps, but I can’t qualify at the standard 3x income requirement.” Five communities screen at 2x income: Tuckaway ($900+), Bexley at Silverado ($989+), MAA Brushy Creek ($1,012+), Bexley at Whitestone ($1,014+), and Bexley at Lakeline ($1,099+). No income cap, no voucher needed. Standard rental application with proof of income at 2x the monthly rent.

Low Income Apartments Ranked by Value: Price Per Square Foot

How do the tax credit communities and 2x income communities actually stack up? This table ranks all 9 profiled communities by price per square foot at entry level, from lowest to highest.

Data from Cedar Park Apartment Team community tracking, Spring 2026. Screening criteria and concessions change frequently. Verify current pricing and availability directly with any community before applying.

Two patterns jump out. Tax credit communities hold four of the five lowest $/sqft spots. That’s the LIHTC program doing exactly what it was built to do. But here’s the tension: the best-reviewed communities on this list aren’t the cheapest. MAA Brushy Creek (4.0 stars, 143 reviews) and Bexley at Whitestone (4.0 stars, 119 reviews) are both market-rate 2x income properties. The management quality at those two outpaces what most of the tax credit communities deliver.

Contact the Cedar Park Apartment Team

Find Your Fit: Low Income Apartments by Priority

By Lowest Annual Income Needed to Qualify

The income multiple a community uses determines whether a renter qualifies. And the gap between 2x and 3x shifts the math more than most renters realize. A lower rent at a higher multiple can actually require more annual income than a higher rent at a lower multiple.

Screening criteria vary by community and change over time. Tax credit communities have AMI caps in addition to income multiples. Verify current requirements directly with any community or through the Cedar Park Apartment Team before applying.

Tuckaway qualifies at 2x income, which means the $900 entry rent requires just $21,600/year. That’s the lowest income threshold of any community on this page. Cypress Creek at Lakeline has a lower rent ($765) but screens at 2.5x, requiring $22,950/year. The difference between the two is $1,350 in annual income.

By Section 8 Voucher Acceptance

Eight of the nine communities on this page accept Housing Choice Vouchers. The only exceptions are the three Bexley properties (Whitestone, Silverado, and the Bexley at Lakeline mentioned in the additional communities section below).

Voucher holders should confirm current acceptance directly with the leasing office. Acceptance policies can change with management turnover or occupancy shifts. The Cedar Park Apartment Team tracks which communities are actively processing vouchers and which have paused.

For additional Section 8 options profiled on the affordable apartments page: Bridge at Volente ($983, 2.5x, B-), Bridge at Arella Lakeline ($1,120, 2.5x, A), and Lakeline ($907, 2.5x, B+).

By Largest Floor Plans

Cypress Creek at Lakeline is the only community on this page with 4-bedroom units. For renters with larger households who need a 4BR at LIHTC pricing, it’s the only option in the Cedar Park area.

By Pet Policy

MAA Brushy Creek is the only community on this page with zero breed restrictions. Renters with Pit Bulls, Rottweilers, German Shepherds, or other commonly restricted breeds have one option at the 2x income threshold: MAA.

The 9 Communities Worth a Closer Look

The profiles below run from lowest price per square foot to highest. That order tracks how much space each dollar buys. For renters at this price tier, that’s usually the question that matters most.

Cypress Creek at Lakeline: Lowest Entry Rent in Cedar Park, Mid-Renovation

• Built 2003 / Renovating 2025 · Class B- · Cypress Creek Apt Homes · 236 units
• 1–4BR · 708–1,366 sqft
• $765–$1,550/mo · $1.08–$1.13/sqft
• Concession: Reduced rates on all floor plans (verify current offers)
• Income: 2.5x · Tax credit (LIHTC) · Section 8 accepted · W/D in select units

At $765/month for a 1BR, Cypress Creek at Lakeline has the lowest entry rent of any community in Cedar Park. That pricing exists because of the LIHTC program: rents are capped based on Williamson County AMI thresholds, not market demand. The 4-bedroom floor plans at 1,366 sqft are the only LIHTC 4BR option in the service area. For households that need bedrooms, this is where the math works.

The 2025 renovation is the headline right now. Updated interiors, new fixtures, and fresh common areas are rolling through the property building by building. Renters touring today should ask which buildings are complete and request a renovated unit specifically. The difference between a renovated and unrenovated unit at a 2003 property is significant.

Resident feedback paints a clear picture. At 3.2 stars across 68 Google reviews, management responsiveness has been the persistent weak point here. Maintenance delays. Communication gaps. Pest complaints. The renovation should improve the physical product, but whether the operational side catches up is anybody’s guess. Document everything at move-in. Photos of every wall, every fixture, every appliance.

S Lakeline Blvd location in Cedar Park proper, near Lakeline Mall and H-E-B. Leander ISD attendance zones. CapMetro’s MetroRail Lakeline Station is approximately 1 mile south.

Mariposa at Cedar Park: The Only Senior LIHTC Community in Cedar Park

• Built 2004 / Renovated 2022 · Class A · Bonner Carrington · 180 units
• 1–2BR · 709–946 sqft
• $795–$995/mo · $1.05–$1.12/sqft
• Concession: 2 months free
• Income: Senior 55+ · Tax credit (LIHTC, 60% AMI) · Section 8 accepted · In-unit W/D

Mariposa is the only community in Cedar Park that combines senior age restriction (55+), LIHTC income caps, and Section 8 acceptance. At $795/month for a 1BR, the rent runs 40-50% below what market-rate communities charge for comparable square footage in this corridor. The 2022 renovation updated unit interiors across the property.

Residents like it here. A 4.2-star Google rating across 34 reviews makes Mariposa the highest-rated tax credit community on this page. The putting green, community garden, full-size pool, and regular resident events all get mentioned. Bonner Carrington runs the property. They specialize in senior LIHTC communities across Texas, and that focused expertise shows in the day-to-day. The resident programming alone sets Mariposa apart from market-rate senior options charging three to four times the rent.

To qualify, renters need to meet both the age requirement (55+) and the income thresholds listed earlier on this page. With 180 units and nothing else like it in the area, waitlists are likely.

Whitestone Blvd location in Cedar Park proper, within walking distance of Walgreens and the Whitestone Blvd retail strip. Leander ISD zoning applies, though school zoning is less relevant for most senior renters.

Tuckaway: Newest Construction at the Lowest Income Threshold

• Built 2017 · Class A- · Pedcor Companies · 256 units
• 1–3BR · 740–1,270 sqft
• $900–$1,785/mo · $1.22–$1.41/sqft
• Concession: 1 month free + waived application fee
• Income: 2x · Section 8 accepted · In-unit W/D

Tuckaway is the newest community in Cedar Park with a 2x income threshold. Built 2017. The finishes reflect that era: energy-efficient appliances, in-unit washers and dryers, a gated entrance, playground, bark park, and fitness center. At $900/month for a 1BR with a 2x income requirement, qualification starts at just $21,600/year in gross household income. No other community on this page combines that low an income threshold with construction from the last decade.

A 3.1-star Google rating with 54 reviews makes this the lowest-rated community on this page. That’s a management problem, not a construction problem. Pedcor Companies, the operator, receives consistent criticism for slow maintenance response, poor communication from the leasing office, and pest issues. Multiple reviews describe work orders that sit open for weeks. Solid physical product. Weak operational side.

One practical note: the waived application fee removes a barrier. At communities where application fees run $50-$100 and aren’t refundable, that waiver has real value for renters applying to multiple properties.

Bagdad Rd location in Cedar Park proper, west of downtown. H-E-B at 1890 Ranch is a short drive south. Zoned to Leander ISD.

The Loretta: New Construction From a Nonprofit Operator Near Transit

• Built 2023 · Class A · Foundation Communities · 137 units
• 1–3BR · 700–1,304 sqft
• $955–$1,555/mo · $1.19–$1.36/sqft
• Concession: 1 month free + waived application fee
• Income: 2.5x · Tax credit (LIHTC, 30/50/60% AMI tiers) · Section 8 accepted · In-unit W/D

The Loretta is the newest tax credit community in the Cedar Park area and it doesn’t look like what most renters picture when they hear “income-restricted housing.” Built in 2023 by Foundation Communities, a nonprofit developer with a statewide reputation, the construction includes Class A finishes, energy-efficient building standards, and in-unit washers and dryers across all floor plans. Fourteen units are set aside for at-risk or formerly homeless families at 30% AMI. The rest screen at 50% and 60% AMI tiers.

Foundation Communities operates both The Loretta and Lakeline Station next door. The difference between a nonprofit operator and a for-profit management company shows up in the details: resident services programming, partnerships with local social service agencies, and a leasing team that understands LIHTC documentation requirements because that’s all they do. The application fee is waived entirely.

Only 18 Google reviews exist so far, which makes sense for a 2023 opening. Early feedback runs positive on unit quality but flags limited parking and a bare-bones amenity package. No pool, no fitness center in the traditional sense. For renters who qualify at 50-60% AMI, The Loretta delivers 2023 construction quality at rents that communities built the same year charge twice as much for. (For a broader comparison of Class A communities, see the luxury apartments page.)

Rutledge Spur in the Lakeline Station corridor (Austin address, 78717). MetroRail Lakeline Station is within walking distance. The Domain is one stop south by rail.

Crystal Falls Crossing: Income-Qualified Family Housing in Leander

• Built 1997 / Renovated 2021 · Class B · Texas Housing Foundation · 152 units
• 2–3BR only · 869–1,062 sqft
• $1,150–$1,275/mo · $1.20–$1.32/sqft
• Concession: None listed
• Income: 2.5x · Section 8 accepted · W/D connections

Crystal Falls Crossing is the only community on this page that carries a Leander address, and the only one limited to 2-bedroom and 3-bedroom floor plans. That narrows the audience: households that need multiple bedrooms at income-restricted pricing and can handle the Leander commute.

Texas Housing Foundation, a mission-driven housing operator, manages the property. The 2021 renovation updated unit interiors from the 1997 original construction. At $1,150 for a 2BR at 869 sqft, the $/sqft comes in at $1.32, competitive with market-rate B-class communities that don’t have income restrictions.

Thirty-one Google reviews at 3.4 stars. Not enough to confirm strong patterns, but the negative reviews that do exist point to maintenance response times and leasing office communication. Washer/dryer connections only here. No in-unit machines.

S Bagdad Rd in Leander (78641), near Crystal Falls area trails. H-E-B at Crystal Falls Pkwy handles groceries. Zoned to Leander ISD. Commute to Austin employment centers adds 10-15 minutes compared to the Lakeline corridor.

Lakeline Station: Best-Managed Tax Credit Community in the Area

• Built 2016 · Class B+ · Foundation Communities · 128 units
• 1–3BR · 775–1,302 sqft
• $1,085–$1,465/mo · $1.13–$1.40/sqft
• Concession: 1 month free on a 12-month lease
• Income: 2.5x · Tax credit (LIHTC, 50-60% AMI) · Section 8 accepted · In-unit W/D

Lakeline Station is the community the Cedar Park Apartment Team recommends first when a renter qualifies for LIHTC housing. Foundation Communities, the same nonprofit operator behind The Loretta next door, runs this property with a level of care that most market-rate communities don’t match at any price point.

The numbers back up the recommendation. At 3.7 stars with 42 Google reviews, Lakeline Station has the highest rating of any non-senior tax credit community on this page. Clean common areas, responsive maintenance, and a leasing team that handles LIHTC paperwork without making the process feel like a tax audit. Foundation Communities goes beyond housing at this property: financial coaching, youth programs, community health partnerships.

The 2016 construction holds up well. In-unit washers and dryers, solid floor plan sizes (1BR at 775 sqft, 3BR at 1,302 sqft), and a location on Rutledge Spur that puts MetroRail within walking distance. Income qualification at 50-60% AMI is required, and waitlists are possible.

Rutledge Spur in the Lakeline Station corridor (Austin address, 78717). Adjacent to The Loretta. MetroRail Lakeline Station provides rail access to the Domain (one stop south) and downtown Austin (approximately 30 minutes).

Bexley at Whitestone: Best-Reviewed 2x Income Community

• Built 2014 · Class B+ · Weinstein Properties · 340 units
• 1–3BR · 743–1,382 sqft
• $1,014–$1,844/mo · $1.33–$1.36/sqft
• Concession: None listed
• Income: 2x · In-unit W/D · Dog park

What does a well-run 2x income community actually look like? This. At 4.0 stars with 119 Google reviews, Bexley at Whitestone carries the strongest combination of rating and review volume among the five 2x-threshold communities in the Cedar Park area. Weinstein Properties, a regional operator with deep Texas roots, manages all three Bexley properties in this market. Organized leasing, straightforward screening, maintenance that handles non-emergency requests within a reasonable window.

Here’s what 2x income means in practice: a $1,014/month 1BR requires $24,336/year in gross household income. At the standard 3x, that same rent would demand $36,504/year. For a renter earning $28,000-$35,000, Bexley at Whitestone is accessible where most of the market isn’t.

Floor plans run larger than average for this class: 1BR at 743 sqft, 3BR at 1,382 sqft. The 2014 build is aging respectably. No current concessions are listed, which typically signals stable occupancy. Weinstein is a smaller operator without 24-hour corporate call centers, so after-hours maintenance runs through an answering service. Tour during business hours to meet the on-site team directly.

N Lake Creek Pkwy (Austin address, 78717) near the Brushy Creek corridor. Lake Creek trails provide green space nearby. School zoning in this corridor can fall in either Leander ISD or Round Rock ISD. Verify with the relevant district.

Bexley at Silverado: 2x Income With a Renovation Underway

• Built 2006 / Renovating 2025 · Class A · Weinstein Properties · 300 units
• 1–3BR · 695–1,332 sqft
• $989–$1,899/mo · $1.42–$1.43/sqft
• Concession: 1 month free (2BR) + 2 months free (1BR)
• Income: 2x · In-unit W/D · Dog park

Same management as Whitestone. Same 2x income threshold. Same operational playbook from Weinstein Properties. The difference is timing. Silverado is mid-renovation in 2025, and that creates both opportunity and disruption.

On the upside: renovated units get modern finishes on a 2006 frame, and the 1BR concession (2 months free on a 12-month lease) is the most aggressive of any Bexley property right now. At $989 entry with 2 months free, net effective base rent drops to roughly $824/month at 2x income. That’s Class A finishes at a monthly cost below most B-class communities in the area.

On the other hand: active renovation means construction noise, dust, parking headaches, and a real chance the model unit doesn’t match what gets assigned at move-in. Ask to see the actual unit, not the model. If the assigned unit hasn’t been renovated yet, negotiate for a renovated one or ask when the renovation reaches that building.

Reviews run 3.9 stars across 87 ratings. Slightly below the Whitestone sister property, but most of the negative feedback predates the current renovation.

Parmer Ln in Cedar Park proper (78613). H-E-B at Parmer/Avery Ranch and the Brushy Creek Regional Trail system are nearby. School zoning in this corridor straddles Leander ISD and Round Rock ISD. Properties near Parmer often zone to Round Rock ISD (Westwood HS). Confirm with the district.

MAA Brushy Creek: 2x Income, All Breeds Welcome, Strongest Review Pool

• Built 2003 · Class B · MAA · 312 units
• 1–3BR · 650–1,343 sqft
• $1,012–$1,727/mo · $1.29–$1.56/sqft
• Concession: 2 months free on a 12-month lease
• Income: 2x · In-unit W/D · Dog park · All breeds welcome (no breed restrictions)

Two things set MAA Brushy Creek apart from every other community on this page. The first is the pet policy: all breeds are welcome with no restrictions. For renters with Pit Bulls, Rottweilers, German Shepherds, Dobermans, or any other commonly restricted breed, MAA is the only 2x income community in the Cedar Park area where the dog is not a disqualifier. The $400 deposit and $25/month pet rent apply, but the breed list does not.

The second is track record. 143 Google reviews at 4.0 stars. That’s the deepest review pool on this page, and the volume means the rating is reliable, not just lucky. MAA (Mid-America Apartment Communities) is a publicly traded REIT with corporate-grade operational systems: 24-hour emergency maintenance, standardized work order tracking, and a leasing process that runs on national consistency. At a B-class property, where the gap between well-run and neglected can be dramatic, those systems matter.

Construction from 2003 is the trade-off. Finishes are dated. Parking lots need work. Some units feel their age. But at $1,012 entry with 2 months free on a 12-month lease, the net effective base rent drops to roughly $844/month with in-unit washers and dryers. That combination of price, income threshold, pet policy, and management quality doesn’t exist anywhere else in this market.

W Parmer Ln in Cedar Park (78613), near the Brushy Creek Regional Trail system. Elizabeth Milburn Park (42 acres, pool, BMX track) is approximately 2 miles west. School zoning here generally falls in Leander ISD, but properties east of Parmer Lane near Ranch at Brushy Creek may zone to Round Rock ISD. Verify with the relevant district.

Other Low Income Options in the Cedar Park Area

The nine communities above received the deepest coverage on this page based on program type, income threshold, and value. But they aren’t the only options worth knowing about.

Additional 2x income community:

• Bexley at Lakeline — 3.8 stars, 76 reviews, 2016 A- build, Weinstein Properties, 2x income, S Lakeline Blvd. Studios through 3BR from $1,099. Concession: 1.5 months free on 1BR. The third Weinstein property in this market, with the same 2x threshold and operational consistency. Profiled on the affordable apartments page.

Additional Section 8 communities profiled on other pages:

• Bridge at Volente — B-, $983, 2.5x, S8. Profiled on the affordable apartments page.
• Bridge at Arella Lakeline — A, $1,120, 2.5x, S8. Profiled on the affordable apartments page.
• Lakeline — B+, $907, 2.5x, S8, 4BR units. Profiled on the affordable apartments page.
• 95twenty — A-, $1,083, 3x, S8. 2013 build, Greystar management, 198 reviews.
• Sycamore Springs — B+, $1,074, 3x, S8. 4.4 stars with 156 reviews, Cushman & Wakefield.
• Whitestone Crossing — A, $1,095, 3x, S8. 2020 build with townhome-style layouts. Profiled on the luxury apartments page.
• Bridge at Avery Ranch — A, $919, 3x, S8. 2023 build near Avery Ranch trails.

Senior communities (55+):

Mariposa at Cedar Park (profiled above) is the only senior LIHTC community in the area. Market-rate senior communities include Highland Estates ($2,125+, B+), Affinity Cedar Park ($1,589+, A), and Everleigh Lakeline ($1,552+, A). These are not income-restricted and carry much higher rents.

What Renters Actually Pay: Net Effective Rent After Concessions

The listed rent isn’t what hits a renter’s bank account each month. Net effective rent shows the actual monthly cost after free-rent concessions get spread across the full lease term.

The formula: (Base rent × months the renter pays) ÷ total lease months = net effective monthly base rent.

Mandatory monthly fees (valet trash, pest control, water/sewer) are charged every month of the lease, including the “free” months. Concessions discount base rent only. Fees never get discounted.

Tax credit communities typically have lower mandatory fees than market-rate Class A properties. Estimated fees below reflect the Cedar Park Apartment Team’s observations across this price tier.

Cypress Creek’s “reduced rates” concession varies by floor plan. Verify current offers directly. Estimated fees based on Cedar Park Apartment Team market observations. Actual mandatory fees vary by community and unit type.

Mariposa at Cedar Park delivers the lowest true monthly cost on this page: approximately $703/month at a community with a 4.2-star rating. That’s a 2004 build renovated in 2022, operated by a senior-housing specialist, at pricing no market-rate community can touch. The qualification threshold (55+ and income below 60% AMI) is the gate. For renters who clear it, the value is unmatched in Cedar Park.

How Much Cash Do Renters Need to Move In?

Monthly cost is one question. But for renters on tight budgets, a different number matters more: how much cash is needed on day one? That upfront total determines whether a community is realistic right now or three months from now.

Security deposits at the communities on this page typically run $150-$300, depending on the community and the applicant’s credit profile. Application fees range from $0 (Foundation Communities waives application fees at The Loretta and Lakeline Station, and Tuckaway waives theirs as well) to $50-$75 at market-rate communities. Pet deposits, where applicable, add $200-$400 one-time.

A rough move-in estimate for most communities on this page:

Deposit amounts vary by community, credit profile, and current promotions. Some communities offer reduced deposits during concession periods. Verify move-in costs directly with the leasing office or through the Cedar Park Apartment Team before budgeting.

Renewal Pricing and Annual Recertification

Tax credit communities: Rents are tied to AMI calculations, not market conditions. Renewal increases at LIHTC properties are typically modest and regulated. The bigger consideration is annual income recertification. Every year at renewal, the leasing office verifies that household income still falls below the AMI threshold. If income has increased above the cap, the renter may need to transition to a market-rate unit within the community (if available) or move at the end of the lease term. If income stays within limits, the renter continues at the income-restricted rent. This recertification process is standard at all four tax credit communities on this page.

Market-rate 2x income communities (Bexley properties, MAA Brushy Creek): Standard renewal patterns apply. Expect 4-8% increases from the original base rent at renewal, with the concession disappearing entirely. No income recertification at market-rate communities.

Where These Communities Are: Geographic Breakdown

Nine communities spread across seven corridors. Where a community sits affects commute times, school zoning, and what’s within walking distance for groceries and errands.

Lakeline Station Corridor / Rutledge Spur

The Loretta, Lakeline Station. Foundation Communities operates both properties side by side on Rutledge Spur, and this corridor is the first place the team looks when a renter qualifies for LIHTC housing. Two communities from the same nonprofit operator, both within walking distance of MetroRail. One stop south reaches the Domain. Downtown Austin runs about 30 minutes by rail. Lakeline Mall is roughly a mile south for H-E-B, Chuy’s, and the full retail strip.

S Lakeline Blvd

Cypress Creek at Lakeline. At 236 units, this is the largest LIHTC community in the area, and it sits on S Lakeline Blvd in a solid location. Lakeline Mall, Cedar Park Regional Medical Center, and the Ridgeline retail corridor (Torchy’s Tacos, Jersey Mike’s) are all within 1-2 miles. MetroRail is about a mile south. Leander ISD zoning.

Whitestone Blvd / Downtown Cedar Park

Mariposa at Cedar Park. Whitestone Blvd puts Mariposa in the commercial center of Cedar Park. Walgreens and the Whitestone retail strip are within walking distance. H-E-B at 1890 Ranch is a short drive east on Whitestone. Leander ISD zoning.

Bagdad Rd / West Cedar Park

Tuckaway. West of downtown Cedar Park on Bagdad Rd. A quieter, more residential corridor. H-E-B at 1890 Ranch handles groceries. Less retail density than the Lakeline or Whitestone corridors. Zoned to Leander ISD.

Brushy Creek / Parmer Ln

MAA Brushy Creek, Bexley at Silverado. W Parmer Ln and the Brushy Creek corridor. This is where renters who want trail access and a 2x income threshold land. The 13-mile Brushy Creek Regional Trail runs through the area, and Elizabeth Milburn Park (42 acres, pool, BMX track) is close to both communities. School zoning splits here: west of Parmer generally feeds Leander ISD, east of Parmer (near Ranch at Brushy Creek) often zones to Round Rock ISD and Westwood HS. Always verify with the district.

N Lake Creek Pkwy

Bexley at Whitestone. N Lake Creek Pkwy near the Brushy Creek and Avery Ranch corridors. Lake Creek trails provide green space. The Avery Ranch Golf Club is nearby. School zoning in this area can fall in either Leander ISD or Round Rock ISD. Confirm before signing.

Crystal Falls / Leander

Crystal Falls Crossing. S Bagdad Rd in Leander (78641). Furthest north on this page, and the commute reflects it. Add 10-15 minutes to Austin drive times compared to the Lakeline corridor. The trade-off is consistent Leander ISD zoning without the district-boundary guesswork of Brushy Creek. H-E-B at Crystal Falls Pkwy covers groceries.

By Management Company

At this price tier, management quality matters more than countertop material. A well-run B-class community with responsive maintenance beats a poorly-run A- with granite every time. And the gap between the best and worst operators on this page is wide. Here’s who runs what.

Foundation Communities runs The Loretta and Lakeline Station. This is a nonprofit housing developer and operator, not a standard property management company. Foundation Communities builds income-restricted housing and then manages it long-term with resident services layered on top: financial coaching, youth programs, community health partnerships. The leasing teams at both properties handle LIHTC documentation daily, which means fewer paperwork delays and fewer surprises during the application process. Combined Google rating across the two properties: 3.7 stars. The Cedar Park Apartment Team has the most confidence in Foundation Communities’ operational consistency of any operator on this page.

Weinstein Properties manages all three Bexley communities (Whitestone, Silverado, Lakeline). A regional Texas operator with deep local roots. The 2x income threshold is consistent across all three, and so is the leasing process: organized, straightforward, no surprises. Weinstein is a smaller company without corporate call centers, so after-hours maintenance routes through an answering service. Tour during business hours to meet the on-site team. Combined Google rating across the three properties: 3.8-4.0 stars.

MAA (Mid-America Apartment Communities) at MAA Brushy Creek is a publicly traded REIT and one of the largest apartment operators in the country. Corporate-grade systems mean 24-hour emergency maintenance, standardized work order tracking, and national consistency in the leasing process. The all-breeds pet policy is an MAA corporate decision, not a property-level exception. Google rating: 4.0 stars with 143 reviews.

Bonner Carrington at Mariposa at Cedar Park specializes in senior LIHTC communities across Texas. That specialization shows: resident programming, age-appropriate amenity design, and a leasing team that understands both the 55+ age requirement and the LIHTC income documentation process. Google rating: 4.2 stars (highest on this page).

Pedcor Companies at Tuckaway. The 3.1-star rating across 54 reviews tells the story. Residents cite slow maintenance, poor leasing office communication, and pest complaints. The physical product (2017 build) is solid. The management isn’t keeping up with it. Renters choosing Tuckaway should document unit condition at move-in and put every maintenance request in writing.

Cypress Creek Apartment Homes at Cypress Creek at Lakeline and Texas Housing Foundation at Crystal Falls Crossing are smaller operators managing individual income-qualified communities. Both carry ratings below 3.5 stars. The Cedar Park Apartment Team recommends these communities based on pricing and program availability, with the honest caveat that management quality trails the Foundation Communities and Weinstein properties on this page.

How to Apply: LIHTC, Section 8 & 2x Income

Tax Credit (LIHTC) Applications

LIHTC applications involve more paperwork than a standard rental application, and it helps to show up prepared. Bring recent pay stubs (30-60 days), the most recent tax return, bank statements, and government benefit documentation if applicable. The leasing office checks that total household income falls below the AMI threshold for the unit size. That same verification happens again every year at renewal, so keep those documents organized.

A unit occupied entirely by full-time students is ineligible for LIHTC unless at least one household member meets an exception: receiving TANF assistance, formerly in foster care, enrolled in a job training program, married and filing jointly, or a single parent with dependent children not claimed by a third party. Part-time students are always eligible. This matters for Cedar Park properties near Austin Community College’s Round Rock campus.

Section 8 Voucher Applications

For renters who already have a Housing Choice Voucher in hand, the first call should go to the leasing office. Confirm that the community is actively accepting vouchers right now, which unit types are available, and what documentation the office needs. Fair Market Rent (FMR) limits apply per HUD guidelines. The housing authority handles income verification on their end, but the community still runs its own screening for credit, rental history, and background.

2x Income Applications

Standard rental application process. Bring proof of income (pay stubs, offer letter, or bank statements), government-issued ID, and rental history documentation. The 2x threshold means the leasing office is confirming that gross monthly income is at least double the monthly rent. Credit minimums and rental history requirements still apply and vary by community.

Timing

Timing matters. Apply when the target move-in date is 30-60 days out. LIHTC communities may have waitlists, and getting on one early beats waiting until the need is urgent. Market-rate 2x income communities (the Bexley properties, MAA) turn over faster and usually have units available without a wait. Either way, the Cedar Park Apartment Team can check availability and screening fit before any application fee is on the line.

How the Cedar Park Apartment Team Helps With a Low Income Search

The Cedar Park Apartment Team is a group of licensed Texas Realtors who work the Cedar Park, Leander, Lakeline, Avery Ranch, Brushy Creek, and surrounding apartment market daily. For renters searching at this price tier, the team’s value comes down to three things.

Income qualification matching. Three different income thresholds exist across this tier: AMI caps for tax credit, voucher payment standards for Section 8, and 2x income for market-rate communities. The team matches a renter’s specific income and household size to the communities where qualification is realistic, before any application fee is spent.

Voucher navigation. Fifteen communities in the area accept Section 8 vouchers on paper. The team tracks which ones are actively processing vouchers, which are effectively paused, and which have specific unit-type restrictions that aren’t listed online.

Management quality context. At this price tier, the difference between a Foundation Communities property and a poorly managed LIHTC community is the difference between a stable home and a maintenance headache. The team knows which operators are running clean operations right now and which ones aren’t.

The service costs renters nothing. Apartment communities pay a referral fee from their existing marketing budget when the team places a qualified tenant. Same rent either way.

The Cedar Park Apartment Team operates under Spirit Real Estate Group, LLC (Broker License #562021). Ross Quade, TX License #679806.

Frequently Asked Questions: Low Income Apartments in Cedar Park

What are LIHTC apartments?

LIHTC stands for Low-Income Housing Tax Credit. It’s a federal program that gives tax incentives to developers who build or renovate income-restricted housing. Four communities in the Cedar Park area operate under this program: Cypress Creek at Lakeline, Mariposa at Cedar Park, The Loretta, and Lakeline Station. Rents are capped below market rate, and renters must earn below Williamson County AMI thresholds to qualify. These aren’t rundown properties. The Loretta went up in 2023 with Class A finishes.

What income do I need for a tax credit apartment in Cedar Park?

It depends on household size. A single renter must earn under $57,800/year. A household of four must earn under $82,600/year. These limits are based on 60% of Williamson County’s Area Median Income. Some communities offer units at 30% or 50% AMI with lower income caps. Verify current limits with the community or through the Cedar Park Apartment Team.

Which Cedar Park apartments accept Section 8 vouchers?

Approximately 15 communities in the Cedar Park area accept Housing Choice Vouchers, including all four tax credit communities, MAA Brushy Creek, Tuckaway, Crystal Falls Crossing, Bridge at Volente, Bridge at Arella Lakeline, Lakeline, 95twenty, Sycamore Springs, Whitestone Crossing, and Bridge at Avery Ranch. Acceptance can change. Always confirm directly before applying. (AffordableHousingOnline tracks Cedar Park’s income-restricted inventory for additional reference.)

Is there a waitlist for low income apartments in Cedar Park?

It depends on the community type. Tax credit communities can have waitlists, and Foundation Communities properties (The Loretta and Lakeline Station) tend to maintain lists for their lowest AMI tiers. Market-rate 2x income communities (the Bexley properties, MAA Brushy Creek) typically have units available without a wait. Housing authority voucher waitlists are a different story entirely. They’re currently closed, and when they open, wait times run 3-7+ years.

Can I get a 3 or 4 bedroom low income apartment in Cedar Park?

Four-bedroom units are available at Cypress Creek at Lakeline (LIHTC, up to 1,366 sqft). Three-bedroom units are available at Lakeline Station, The Loretta, MAA Brushy Creek, Bexley at Whitestone, and Bexley at Silverado. Crystal Falls Crossing offers 2-3BR. For 4BR options at market rate with S8 acceptance, Lakeline (profiled on the affordable apartments page) offers 4BR at 1,395 sqft.

What is 60% AMI in Williamson County?

For a single-person household, 60% AMI works out to $57,800/year. A four-person household, $82,600/year. AMI stands for Area Median Income, and HUD recalculates it annually based on what households in Williamson County actually earn. The limits on this page reflect current thresholds. If those numbers feel high compared to what most people think of as “low income,” that’s the Cedar Park market. Median household income here runs around $129,000, which pushes the AMI calculations up.

Do low income apartments in Cedar Park allow pets?

Most do, with restrictions. MAA Brushy Creek is the only community on this page with no breed restrictions. The Bexley properties allow dogs and cats with breed restrictions, a $250 deposit, and $20/month pet rent. Tax credit community pet policies vary. Contact the leasing office to confirm current pet rules, weight limits, and fees before applying.

What credit score do I need for a low income apartment in Cedar Park?

Tax credit communities generally screen at lower credit minimums than market-rate Class A properties. Expect 550-620 as a typical range, depending on the community and management company. The Bexley properties and MAA Brushy Creek screen closer to 580-650. A low credit score with clean rental history reads differently than a mid-range score with a broken lease. The Cedar Park Apartment Team can check screening fit before an application fee is spent.

Can full-time students qualify for LIHTC apartments?

Generally, no. A household made up entirely of full-time students can’t qualify for LIHTC. But exceptions exist: if at least one household member receives TANF assistance, was formerly in foster care, is in a job training program, is married and filing jointly, or is a single parent, the household qualifies. Part-time students are always eligible regardless of other household members.

What happens if my income increases after I move into a tax credit apartment?

This is the question renters worry about most, and the answer is more reassuring than most people expect. Income gets recertified once a year at lease renewal. A raise mid-lease or a second household member picking up work doesn’t trigger anything immediate. No mid-lease eviction. When renewal comes around, if household income has risen above the AMI cap, the renter may need to transition to a market-rate unit in the same community (if one’s available) or move at the end of the lease term. The leasing office can walk through how this works at a specific community.

What’s the difference between Section 8 and tax credit apartments?

Tax credit (LIHTC) communities have income-capped rents set by AMI calculations. Renters pay the listed rent, which is below market rate. Section 8 is a voucher program where the housing authority pays a portion of the rent directly to the landlord, and the renter pays the rest (typically 30% of their adjusted income). A community can be both: all four tax credit communities on this page also accept Section 8 vouchers.

Are there senior low income apartments in Cedar Park?

Mariposa at Cedar Park is the only senior (55+) LIHTC community in the Cedar Park area. Rents start at $795/month with a 4.2-star Google rating. Market-rate senior communities (Highland Estates, Affinity Cedar Park, Everleigh Lakeline) are available but carry much higher rents ($1,552-$3,700+).

Ready to Find the Right Community?

Three income thresholds. Four tax credit communities. Five 2x-income options. A dozen properties that accept vouchers with varying degrees of enthusiasm. Sorting through all of that alone is doable, but it costs time and application fees. The Cedar Park Apartment Team matches income, household size, and voucher status to the communities where a renter will actually get approved.

Call 512-520-0311 or submit the form below with a few details about the move. The team typically responds within one business day with matched community options.