Camden Brushy Creek Review: $181/Month in Mandatory Fees Behind the Listed Rent (2026)

A 1BR at Camden Brushy Creek lists at $979. After mandatory monthly fees for the technology package, valet trash, water, pest control, and other charges totaling $181, that same 1BR costs closer to $1,160. That’s a $181/month spread that won’t show up when you filter by rent on most listing sites. We’ve calculated the full cost at every community in this corridor, and Camden’s gap is one of the widest.

We track pricing across 65+ communities in the Cedar Park area, and Camden Brushy Creek keeps showing up as an outlier in both directions. The management reputation is the strongest in this corridor. At 268 reviews and a 4.3 average, no other Brushy Creek community comes close on volume or consistency. But you’re paying a real premium for that reputation. No concessions, no months free, and $181 in mandatory fees on top of base rent. In a market where most Cedar Park communities are offering 1 to 3 months free, Camden is the community that says “we don’t need to discount.”

We’ll break down what that premium actually buys you, what the 268 residents say about daily life here, and whether the numbers work once you see the full picture.

Quick Facts: Camden Brushy Creek at a Glance

The two things that jump out: no concessions in a market where 1 to 3 months free is standard, and $181/month in fees that don’t appear in the base rent on most listing sites. Both of those shape the real decision here.

Best For / Skip If

This Community Works If You:

• Value management quality over price. Camden Property Trust is a publicly traded REIT with a corporate maintenance and customer service standard. At 268 reviews averaging 4.3 stars, the track record here is the deepest in the Brushy Creek and East Parmer corridor. If your top priority is knowing the leasing office will actually respond and maintenance will show up, that track record is worth paying attention to.
• Have a dog under 75 lbs (not a Pitbull). Three pets allowed per unit, a dedicated dog park on property, and direct access to the Brushy Creek Regional Trail system. For dog owners who want trail access without driving, the location is hard to match in this corridor. (We also put together a guide to Cedar Park’s best dog parks if outdoor access is a priority.)
• Need to qualify at 3x income and want in unit W/D. The 3x multiplier is standard for Cedar Park. Combined with full size washers and dryers in every unit and Leander ISD zoning (Vista Ridge High), it checks the boxes that come up most often when we work with renters searching this area.
• Prefer a proven property over a new build. The 2008 construction with a 2015 renovation means the major systems have been tested. No lease up uncertainty, no construction noise from unfinished phases.

Skip If:

• You need a concession to make the numbers work. Camden doesn’t offer months free. Communities like Vera Cedar Park and Astra Avery Ranch are running 2 to 3 months free right now. Over a 12 month lease, that gap can mean $2,000 to $4,000 in savings.
• You’re noise sensitive and would be on a bottom floor. The 2008 wood frame construction transfers sound between units. Multiple residents over the years have flagged this. If you work from home and need quiet during the day, ask about top floor availability or corner units during your tour.
• You need the lowest possible monthly cost. The $181/month in mandatory fees means the true cost here runs higher than the listed rent. A 1BR that lists at $979 actually costs $1,160. A 2BR at $1,609 actually costs $1,790. If budget is the primary filter, communities like 95twenty or Bexley at Whitestone (which requires only 2x income) will stretch your dollar further.

Ready to See If Camden Brushy Creek Fits Your Situation?

We can walk you through the screening, compare the true monthly cost against similar communities, and tell you what we know about the leasing process here. Start with a quick form or call/text us at 512-520-0311.

Location Deep Dive

What’s Actually Nearby

Camden Brushy Creek sits on Brushy Creek Road, less than a mile east of Highway 183 (Google Maps). Charlotte Cox Elementary is next door. The H-E-B at Cypress Creek and 183 is about 1.5 miles west. The 1890 Ranch Shopping Center (Target, Ross, Torchy’s Tacos, Chili’s) is roughly a 10 minute drive south on 183.

For daily errands, the closest grocery run is H-E-B on Cypress Creek. Randalls on Whitestone is about the same distance in the other direction. There’s a Walgreens at the 183 and Brushy Creek intersection.

The real draw here is trail access. Brushy Creek Regional Trail connects to Brushy Creek Lake Park, which has hiking trails, a splash pad, and kayak access. The Twin Lakes Family YMCA is about two miles north. Forest Oaks Playground is walking distance.

Walk Score is 22. This is a car dependent location. You’re driving to everything except the school and the trails.

Commute Math

The 183 corridor is the lifeline here. Mornings heading south toward the Domain or downtown, expect delays. Evenings heading north back to Cedar Park, the same. If your commute is to the Parmer Lane tech corridor (Apple, Meta, Indeed), this is one of the closer Cedar Park locations at roughly 12 minutes in off peak traffic. (For a full breakdown by employer, see our commute guide.)

Neighborhood Context

The Brushy Creek corridor has a residential, established feel. This isn’t the walkable mixed use environment you’d find closer to the Domain or Lakeline Station. It’s families, dogs, and people who chose Cedar Park specifically for the school district and the outdoor access. The property itself is gated and sits back from the road, which keeps traffic noise minimal. If you’re moving to Cedar Park from outside the area, the Brushy Creek corridor is one of the quieter, more settled sections of the city.

Pricing and True Cost

Floor Plans and Base Rent

Rents are on YieldStar (dynamic pricing), so these numbers shift daily based on occupancy and lease term. At 96% occupancy right now, don’t expect them to drop much.

No Concessions: What That Means in This Market

Camden Brushy Creek doesn’t offer months free. Instead, they offer a 30 day satisfaction guarantee: if you’re not satisfied within 30 days of move-in, Camden will release you from your lease with no penalty.

In the current Cedar Park market, that puts Camden in a category by itself. We’re tracking 1 to 3 months free at most comparable communities right now. At a nearby community offering 2 months free on a 12 month lease, a $1,100 1BR drops to roughly $917/month net effective. At Camden, that same renter pays the full listed rate every month.

Over a 12 month lease, the gap adds up. A renter choosing Camden’s $979 1BR at full price instead of a comparable community offering 2 months free could pay $1,600 to $2,000 more in total lease cost. That’s real money. Camden’s position is that the management quality, maintenance response, and living experience are worth the premium. Whether that trade works for you depends on how you weigh proven management against upfront savings.

Fee Breakdown

Required Fees (Everyone Pays):

Optional Fees:

True Monthly Cost: What You Actually Pay

Here’s a realistic scenario for a renter leasing a 1BR at $1,069 base rent with one dog:

• Base rent: $1,069
• Mandatory monthly fees: $181
• Pet rent (1 dog): $20
• Covered parking: $25
• Total monthly cost: $1,295

That same renter’s upfront move-in costs:

• First month’s rent + fees: $1,295
• Admin fee: $275
• Application fee: $90
• Pet fee: $400
• Total move-in: $2,060

The listed rent on Zillow or Apartments.com shows $1,069. The actual amount you pay monthly is $1,295. That’s a $226/month gap between what you see online and what you pay. Over 12 months, that’s $2,712 in costs that don’t appear in the listing headline. We flag this because it’s the kind of number that changes whether a property fits your budget or not.

Want to Compare the True Cost Against Other Brushy Creek Communities?

We put together full cost comparisons for renters in this corridor every week, including the fee structure at each property. Tell us your budget and what matters most, and we’ll show you how Camden stacks up.

Call/text 512-520-0311.

Screening Criteria

Income Requirement

Camden Brushy Creek requires 3x the monthly base rent in gross income. Here’s what that looks like across floor plans:

The 3x multiplier applies to base rent, not the total with fees. So a household earning $3,000/month could qualify for the $979 1BR even though the actual monthly cost with fees runs $1,160. Keep that gap in mind when you’re budgeting.

If you’re on the edge of qualifying, communities with a 2x income requirement like Bexley at Whitestone open doors that the 3x standard keeps shut. We can run your numbers against both before you spend $90 on an application fee.

Credit and Background Screening

Camden uses Vero, a third party screening company, to verify identity and income for all applicants. The specific credit score minimum isn’t published on their website or listing platforms. Based on the property’s Class A- positioning and Camden’s corporate standards, we’d expect approval to go smoother above 620. Below that, conditional approval with a higher deposit is more likely. Confirm directly with the leasing office before applying.

Common denial triggers at this property class:

• Eviction history within the past 5 years
• Outstanding property debt from a previous lease
• Insufficient income documentation
• Criminal background flags (varies by offense and timeframe)

Application Process

1. Apply online or in person. The $90 application fee is nonrefundable.
2. Vero screens identity, income, credit, and background.
3. Approval, conditional approval (higher deposit), or denial typically within 1 to 3 business days.
4. Once approved, your lease agreement may only be valid for 72 hours per Camden’s policy. Be ready to sign quickly.

What We Can Do Before You Apply

The Cedar Park Apartment Team prescreens your situation against the criteria at each community before you spend money on applications. If Camden’s screening looks tight for your profile, we’ll tell you. If it looks like a fit, we’ll walk you through the process. Either way, you don’t waste $90 finding out the hard way.

Call/text 512-520-0311.

Resident Reviews Decoded

Review Volume and Ratings

Camden Brushy Creek has 268 reviews on Google and Facebook (aggregated via Birdeye), 93 on ApartmentRatings (21 verified), and 52 on Yelp. That’s the highest review volume of any community in this corridor. For comparison, nearby MAA Brushy Creek has 143 Google reviews. With that many people weighing in, the patterns in the feedback tell a clearer story than a handful of reviews ever could.

What Residents Consistently Praise

Gina on the leasing team shows up by name across multiple platforms and multiple years. When residents go out of their way to name someone in a review, that tells you something about the leasing experience. The maintenance team gets similar recognition, with Ranulfo Martinez Mireles called out in recent reviews for quick, professional service.

What Residents Flag as Issues

The noise issue traces directly to the construction era. Wood frame buildings from 2008 don’t have the sound insulation of newer concrete or steel construction. Bottom floor residents hear more than top floor residents. This isn’t a maintenance failure or a management issue. It’s a building material reality that won’t change.

Management Response Pattern

Camden’s team responds to nearly every review on ApartmentRatings within 2 to 3 days. Responses mix personalized language (using the reviewer’s name, referencing specific details) with standard templates. On negative reviews, the team invites residents to discuss concerns directly via email at BrushyCreek@camdenliving.com. They don’t ignore complaints. But when the issue is noise, the response tends to lean on “that’s normal apartment living” framing rather than acknowledging the construction as a factor.

The Uncomfortable Truth

No listing site will write this section.

The $181 Fee Gap Is Bigger Than Most Concessions

Camden Brushy Creek charges $181/month in mandatory fees on top of base rent. Over a 12 month lease, that’s $2,172 in costs that don’t appear in the headline rent. Compare that to a nearby community offering 2 months free: the concession saves roughly $2,000 to $2,200 over the lease term. So Camden’s fee structure effectively cancels out the kind of savings you’d get from a concession elsewhere. We point this out because the listed rent is not the rent you pay. Budget accordingly.

The 2008 Construction Means You’ll Hear Your Neighbors

This isn’t a complaint about a specific unit or a bad neighbor. It’s a structural reality. The 2008 construction transfers sound through walls, floors, and ceilings. Cabinets closing, kids playing, music. If you’ve lived in newer construction with concrete or steel framing, the difference will be noticeable. Residents who mention it aren’t exaggerating. Residents who don’t mention it likely live on top floors or have quiet neighbors. We always recommend asking about unit placement during your tour here.

Move Out Charges Are a Known Pattern

Multiple residents across ApartmentRatings and Google have flagged charges at lease end for carpet cleaning, apartment cleaning, painting, and bathtub reglazing. This appears to be a Camden corporate practice rather than something specific to Brushy Creek. Budget for $300 to $600 or more in move out charges when planning your total cost of living here. Document your unit’s condition at move-in with photos and timestamps. (Our guide to protecting your deposit covers exactly how to do this.)

Have Questions About Whether Camden Brushy Creek Fits Your Budget?

We can run the full cost comparison for you, including the fee structure, against other Brushy Creek corridor communities.

Call/text 512-520-0311.

Frequently Asked Questions

What are the mandatory fees at Camden Brushy Creek?

$181/month on top of base rent. This covers the technology package (Xfinity internet up to 200 Mbps and 140+ cable channels), valet trash, water/sewer, pest control, and additional charges. These fees are required for every resident.

Does Camden Brushy Creek offer move-in specials?

No. Camden doesn’t offer months free or rent concessions. They offer a 30 day satisfaction guarantee instead. If you’re not satisfied within 30 days of move-in, Camden will release you from your lease with no penalty.

What school district is Camden Brushy Creek in?

Leander ISD. The property feeds into Charlotte Cox Elementary, Artie L Henry Middle School, and Vista Ridge High School.

Does Camden Brushy Creek allow large dogs?

Yes. Dogs up to 75 lbs are allowed. The limit is 3 pets per unit. Breed restrictions apply (Pitbulls are not permitted). Pet fee is $400 nonrefundable plus $20/month per pet. Pet screening is required.

What is the income requirement?

3x the monthly base rent in gross income. For the lowest 1BR at $979, you’d need $2,937/month ($35,244/year). The multiplier applies to base rent only, not the total with mandatory fees.

Is Camden Brushy Creek noisy?

It depends on your unit placement and neighbors. The 2008 wood frame construction transfers sound between floors and walls. Residents on bottom floors report hearing more noise from above. Top floor and corner units tend to be quieter.

Can I host on Airbnb at Camden Brushy Creek?

Yes. Camden Brushy Creek is Airbnb friendly. Residents can host up to 90 days per year, subject to local laws and regulations.

How old are the apartments at Camden Brushy Creek?

Built in 2008 with renovations completed in 2015. Units feature granite counters, stainless appliances, wood style flooring, walk in closets, and 9 foot ceilings with crown molding. Full size in unit washer and dryer in every apartment.

The Bottom Line

Camden Brushy Creek earns its 4.3 stars across 268 reviews. The management reputation, maintenance responsiveness, and grounds upkeep are all strong, and the resident feedback backs that up consistently. The property sits at 96% occupancy with no concessions and no apparent difficulty filling units. Camden has earned the right to charge what they charge.

But the cost side is just as clear. You’re paying more here than at comparable communities in the same corridor. The $181/month fee gap, the lack of concessions, and the move out charge pattern mean the total cost of a year at Camden runs $2,000 to $4,000 higher than what you’d pay at a nearby community offering 2 months free with lower mandatory fees.

This property makes sense if:

• Management quality and maintenance response are your top priorities
• You have a dog and want trail access from your front door
• Your income comfortably clears the 3x threshold with room for the $181 in fees
• You’d rather pay for a proven track record than gamble on a new build’s concession

This property doesn’t make sense if:

• You need a concession or lower monthly cost to fit your budget
• Noise sensitivity is a concern and top floor units aren’t available
• You’re comparing total lease cost across communities and need the best deal
• You have a Pitbull or a dog over 75 lbs

The verdict: Camden Brushy Creek is the community you choose when you’ve done the math, you know you’re paying a premium, and you’ve decided the management track record is worth it. For the renters where that equation works, very few Cedar Park communities deliver as consistently.

Need Help Deciding?

Work With Us

The Cedar Park Apartment Team provides free apartment locating for renters across Cedar Park, Brushy Creek, Lakeline, Avery Ranch, and the surrounding area. We’ll compare Camden’s true monthly cost against every comparable community in this corridor, check your screening profile before you apply, and help you decide whether this is the right fit. Licensed Texas Realtors. No cost to you.

Call or text: 512-520-0311

Go Solo

If you’d rather apply directly, visit Camden Brushy Creek’s website or call their leasing office at 512-866-1021. Office hours are Monday through Friday 9 AM to 6 PM and Saturday 10 AM to 5 PM. Closed Sunday.