Cypress Creek at Lakeline: LIHTC 1 to 4BRs from $763, 2.5x Income, Leander ISD (2026 Review)

Cypress Creek at Lakeline requires 2.5x monthly income to qualify. That’s lower than the 3x standard at most Cedar Park communities. But here’s what makes this property different from everything else on our South Lakeline Blvd corridor page: there’s also an income ceiling. Earn too much and you’re disqualified.

We track pricing and screening across 67 communities in the Cedar Park area, and Cypress Creek at Lakeline occupies a category of its own. A 2BR here rents for $1,000. The same floor plan at Brightleaf at Lakeline, half a mile away, starts around $1,200. At Muir Lake, it’s closer to $1,400. That pricing gap isn’t a mistake. It’s by design. LIHTC rents are federally regulated, and they stay below market regardless of what the rest of the corridor does.

The question is whether you qualify, and whether the trade offs that come with a 2003 build at this price point are ones you can live with. That’s what this review covers.

Quick Facts

We pulled review data from Google (4.1 across 17 reviews) and ApartmentRatings (40 reviews), which gives a much fuller picture than either platform alone. The 2025 renovation is currently in progress, so you’ll see a mix of updated and original units at different price points.

Best For / Skip If

Best For

You need the lowest possible rent in Cedar Park and your income falls within LIHTC limits. A 1BR at $763 to $915 or a 2BR at $1,000 doesn’t exist anywhere else on this corridor at market rate. If your household income is under $52,860 for one person or $75,480 for a family of four, this community was built for your budget. We regularly work with renters who are surprised to learn that a property this affordable exists in Leander ISD territory.

You need a 3BR or 4BR at a price that doesn’t require $80,000+ in household income. A 3BR here starts at $1,308. A 4BR starts at $1,709. At most Cedar Park communities, those floor plans begin well north of $1,800 and $2,200. If you need the space and your income qualifies, the options are thin outside of LIHTC properties. We cover other affordable apartments in Cedar Park for comparison, but few have 4BR units.

You hold a Section 8 voucher. Cypress Creek at Lakeline accepts Housing Choice Vouchers. That narrows the Cedar Park field considerably. Our team can help you match voucher amounts to floor plans that qualify. For more on low income options in Cedar Park, we maintain a full guide.

Skip If

Your household income exceeds the LIHTC caps. If one person earns more than $52,860 per year, or a family of four earns more than $75,480, you won’t qualify. This isn’t flexible. The caps are federal.

Updated finishes and newer construction are requirements for you. The 2025 renovation is improving units, but the building went up in 2003. The bones are 23 years old. If you’re comparing this against The Ridge at Lakeline or Brightleaf at Lakeline, both less than a mile away, you’ll notice a generation gap in finishes and common areas.

Noise between units is something you can’t tolerate. This is wood frame construction from the early 2000s. Multiple reviews mention hearing neighbors. If you work from home and take calls regularly, that’s worth factoring into your decision.

Not sure if Cypress Creek at Lakeline fits your situation?

Tell us about your budget, timeline, and any screening concerns, and we’ll let you know whether this community is a realistic fit before you spend $75 on an application. No cost, no pressure. Fill out the form here or call us at 512-520-0311.

Location Deep Dive

What’s Actually Nearby

Cypress Creek at Lakeline sits on the south end of Lakeline Blvd in Cedar Park, just west of the US-183 intersection. We work this corridor regularly, and the immediate area is more functional than walkable. Walk Score lands at 47, which means a car is the default for most errands. That said, you’re closer to daily essentials than a lot of Cedar Park communities.

Your grocery options within a short drive include Randalls and Sprouts Farmers Market (both about half a mile), the H-E-B Plus! on Lakeline Mall Dr (1.2 miles), and H Mart (1.5 miles). For coffee, Summer Moon sits 0.3 miles south. Sunset Bar and Grill and Marco’s Pizza are both within walking distance at 0.3 miles. Gold’s Gym on Cypress Creek Rd is half a mile away if you want more than the on site fitness room (more on that later). Austin Community College’s Cypress Creek campus is a 16 minute walk, and Lakeline Mall is about 2 miles south.

Commute Math

If you commute to the Domain corridor, this is a strong position. Twelve minutes off peak, and even rush hour stays manageable. For downtown, you’re looking at a real commute once traffic picks up. The MetroRail at Lakeline Station is 2.6 miles away if you want a train option into the city.

School Zone

This community feeds into Leander ISD: Naumann Elementary (GreatSchools 7/10), Cedar Park Middle (8/10), and Cedar Park High (7/10). All three are rated above average. For more on how school zones connect to apartment locations, we have a full schools guide.

Neighborhood Context

We track six communities within a mile of each other along South Lakeline Blvd, making it one of the denser apartment corridors in Cedar Park. The area skews residential and suburban. It’s not a destination neighborhood. You won’t find a town center or walkable retail district. But you’re well positioned between the Lakeline Mall area to the south and Cedar Park’s Whitestone Blvd commercial corridor to the north.

One thing we’d flag: road noise along Lakeline Blvd is a real factor. Multiple ApartmentRatings reviews mention it specifically for units facing the boulevard.

Pricing and True Cost

Floor Plans

We want to flag something about these ranges. The wide spread within each floor plan reflects the mix of LIHTC restricted units and market rate units. The lower end of each range is the income restricted price. The higher end is either market rate or a renovated unit. When you contact the leasing office, ask specifically which units are available at restricted pricing and which are at market rate.

No Net Effective Rent Calculation Needed

Unlike most communities we review, there’s no months free concession to calculate here. The “Reduced Rates on All Floorplans” special you’ll see on listing sites refers to the LIHTC regulated pricing itself. The advertised rent IS the reduced rent. No math tricks.

The Fee Surprise: There Isn’t One

This is the part that caught our attention. At most Cedar Park communities, you’ll pay $30 to $75 per month in mandatory fees on top of base rent. Valet trash, pest control, water and sewer charges. Those fees don’t show up in the advertised price, but they show up on your first bill.

At Cypress Creek at Lakeline, we found no mandatory monthly fees beyond base rent across every source we checked. The property pays trash. No valet trash surcharge. No pest control line item. No water and sewer bill. What you see in the rent column is what you actually pay each month.

That’s rare in this market. For context, a renter paying $1,200/month at a competing community with $50/month in mandatory fees is actually paying $1,250. A renter paying $1,000/month here is paying $1,000. The gap is wider than it looks on a listing site.

All The Fees

True Monthly Cost Example

A renter leasing a 2BR Cypress floor plan at LIHTC pricing with one pet and covered parking:

• Base rent: $1,000/mo
• Mandatory monthly fees: $0
• Pet rent: $15/mo
• Covered parking: $35/mo
• True monthly cost: $1,050/mo

Move-in costs:

• Application fee: $75
• Security deposit: ~$400
• Pet deposit: $500
• Pet non-refundable fee: $250
• Approximate move-in total: $1,225 plus first month’s rent

Pricing verified as of June 2026. We track this community’s pricing regularly. Contact us for the most current numbers.

Want to know what’s actually available right now?

Our team checks availability and pricing regularly. We can tell you which units are at LIHTC restricted rates versus market rate before you call the leasing office. Reach out here or call 512-520-0311.

Screening Criteria

Income Requirements: Two Thresholds

We see LIHTC screening trip up renters who are used to market rate applications. The process works differently. You have to clear a floor AND stay below a ceiling.

Floor: Your household gross income must be at least 2.5x the monthly rent.

Ceiling: Your household income cannot exceed LIHTC limits based on household size.

That means a single person leasing a 1BR needs to earn between $27,450 and $52,860 per year. A family of four leasing a 3BR needs household income between $39,240 and $75,480. The window is real, but it’s specific.

Credit Expectations

Cypress Creek at Lakeline does not publish a credit minimum on any platform we checked. LIHTC properties generally screen with more flexibility than corporate managed market rate communities. A credit check is part of the application, but the threshold tends to be lower than the 600+ minimums you’ll see at Class A communities along this corridor. If your credit is a concern, our team can discuss your situation before you spend $75 on the application.

What Gets You Denied

Based on LIHTC program requirements and standard screening at Bonner Carrington properties:

• Household income above the LIHTC caps (automatic disqualification)
• Household income below the 2.5x rent minimum
• Incomplete income documentation (pay stubs, tax returns, or bank statements required)
• Eviction history (lookback period not published; contact leasing office)
• Certain felony convictions
• Owing a balance to a previous apartment community

Application Process

1. Apply with $75 per applicant (non-refundable)
2. Submit income verification (all sources: employment, self-employment, Social Security, pensions, child support, assets)
3. Credit and background screening
4. Income cap verification against household size
5. Approval or denial, typically within a few business days

Not sure whether you’ll qualify? We can check before you apply. We know the screening criteria at this community and can tell you whether it’s realistic for your situation. No cost to you. Call 512-520-0311.

Resident Reviews Decoded

Listing sites show you a 4.1 Google rating and stop there. We read through 17 Google reviews, pulled search data from 40 ApartmentRatings reviews, and checked Yelp (5.0 across 8 reviews) to find the patterns that matter for daily life.

Review Patterns

What Residents Praise

What stood out to us most is how often the community feel comes up. Almost half the reviews mention it. One resident has lived here for nine years and describes a “little village” with neighbors they know. Multiple reviewers mention their kids playing together and forming friendships across buildings. That kind of long term stability is unusual at most apartment communities, where annual turnover runs 40% to 60%.

We also noticed specific staff names showing up across multiple reviews. Amanda gets called out for leasing, Audra W. (current on site manager) is praised for continuing improvements started by a previous manager named Priscilla. The management transition from Priscilla to Audra appears to have gone smoothly, which matters because management changes are where a lot of communities we track lose momentum.

The pool, playground, and community events earn consistent praise across the reviews we analyzed. Several reviewers call out the value directly: “Really good especially being income restricted” is a direct quote from one five star Google review.

What Residents Criticize

The pattern we flagged most across these reviews is maintenance response time. Four or more reviewers across platforms mention delays on non-emergency requests. The quality of work gets decent marks once maintenance shows up, but the wait is a recurring theme that we’d want any prospective renter here to know about.

The fitness room has a specific and unresolved issue. Multiple ApartmentRatings reviews report broken equipment that was attributed to vandalism. One reviewer wrote that quotes for repair had been pending for over a year. Gold’s Gym is half a mile away at $40+ per month if the on site gym matters to your routine.

Two Google reviews flag mold concerns in HVAC vents. One resident (1 star review) described the property allowing residents to live in a “harmful environment” without attempting to fix it. That’s a serious claim from a single reviewer, but HVAC mold in a 2003 build is a structural reality that’s worth asking about during your tour.

One reviewer reported not being able to tour the exact unit before signing the lease, despite vacant units being available. That’s frustrating and worth asking about upfront.

Management Response Patterns

Bonner Carrington responds to every Google review, positive and negative. The responses are consistent but templated. You’ll see phrases like “charming community” recycled across multiple replies. The response time is fast, usually within days. Personalization is low. What this tells us: the management company is paying attention to their online reputation, but the responses don’t suggest deep engagement with individual complaints.

The Uncomfortable Truth

No listing site will write this section.

The Qualification Window Eliminates More People Than You’d Expect

The dual threshold sounds simple: earn at least 2.5x rent but not more than the LIHTC cap. In practice, the window is narrower than it looks. A single person leasing a 1BR at $915 needs to earn between $27,450 and $52,860. That’s a range, but it excludes anyone making $53,000 or more. A couple earning $65,000 combined can’t lease here unless they’re a three person household. If your income changes during the lease, renewal can become complicated because LIHTC requires annual income recertification. Ask the leasing office what happens if your income rises above the cap mid-lease.

The 2003 Construction Shows in Ways That Affect Daily Life

The 2025 renovation is updating interiors, but it can’t change the building’s bones. These are wood frame structures. Walls between units are thinner than what you’ll find at Lakeline Crossing or Lakeline East, both built a decade later. Sound transfer is a documented issue in the reviews. If you work from home, request a unit that doesn’t share walls on both sides. Top floor corner units tend to be quieter, but they go fast.

The Fitness Room Is Not Functional

This isn’t a minor inconvenience. As of the most recent reviews, the fitness center equipment has been broken for over a year. The property cited vandalism and said they were collecting repair quotes, but nothing has been resolved. If a gym matters to your daily routine, plan on a membership at Gold’s Gym on Cypress Creek Rd (0.5 miles, $40+/month) or Crunch Fitness on Whitestone Blvd. Do not count on the on site equipment.

Road Noise Hits Certain Units Hard

Units facing Lakeline Blvd get traffic noise and emergency vehicle sirens. The property’s Sound Score is 78 out of 100 with traffic rated as “Active.” Reviewers who mentioned noise specifically called out Lakeline-facing buildings. Interior units and buildings set back from the road are noticeably quieter. Ask the leasing team about building placement before you commit.

Ready to move forward, or want to explore alternatives?

You’ve seen the full picture on Cypress Creek at Lakeline. If it fits your situation, we can help you with the application process. If you’d rather look at communities without income caps or with newer construction, we can walk you through alternatives on the same corridor and in a similar price range. Tell us what you need. Call 512-520-0311.

Frequently Asked Questions

Does Cypress Creek at Lakeline accept Section 8 vouchers?

Yes. This is a LIHTC property that accepts Housing Choice Vouchers. Contact the leasing office at (737) 383-2312 or our team at 512-520-0311 to discuss voucher amounts and qualifying units.

What school district is Cypress Creek at Lakeline in?

Leander ISD. The community feeds into Naumann Elementary, Cedar Park Middle, and Cedar Park High School. All three rate above average on GreatSchools (7/10, 8/10, and 7/10 respectively).

What is the income requirement at Cypress Creek at Lakeline?

There are two thresholds. Your household income must be at least 2.5x the monthly rent. It also cannot exceed LIHTC limits ($52,860 for one person up to $87,600 for six persons). Both must be met.

Does Cypress Creek at Lakeline allow pets?

Yes. Two pets maximum, 35 lb weight limit per pet, breed restrictions apply (no aggressive breeds). Costs: $500 deposit plus $250 non-refundable fee plus $15/month rent per pet. The weight limit is on the lower end for the Cedar Park market. Check our Cedar Park dog parks guide for nearby outdoor options.

Are utilities included at Cypress Creek at Lakeline?

Trash pickup is included. Residents pay electricity separately. We found no additional monthly utility fees (water, sewer, pest control) charged on top of rent across any source we checked, which is uncommon for this market. Verify current utility billing with the leasing office. Our utility setup guide covers what to expect.

What parking options are available?

Surface lot parking is free. Covered spots are $35/month, reserved spots $35/month, and garage spaces $150/month. ApartmentRatings reviewers note that uncovered spots fill up by evening, while covered spots often sit empty because most residents opt for the free option.

When was Cypress Creek at Lakeline built and last renovated?

Built in 2003. A renovation began in 2025 and is currently in progress. Updated units feature quartz countertops, vinyl flooring, and upgraded appliance packages. Not all units have been renovated yet, so ask which version is available at your price point.

What are the biggest complaints about Cypress Creek at Lakeline?

Across 67 reviews on Google, ApartmentRatings, and Yelp, the most consistent complaints are maintenance response time (4+ mentions), broken fitness equipment (2+ mentions), road noise from Lakeline Blvd units (2+ mentions), and mold concerns in HVAC vents (2 mentions).

The Bottom Line: Is Cypress Creek at Lakeline Worth It?

At $1,000 for a 2BR with no mandatory monthly fees in Leander ISD, the value math at Cypress Creek at Lakeline is hard to argue with. You won’t find a lower cost per square foot on the South Lakeline corridor, and very few Cedar Park communities offer 3BR and 4BR floor plans at this price range. Bonner Carrington’s 2025 renovation is a real investment in the property, and the recent Google reviews are trending positive under Audra’s management.

The trade off is clear. You’re renting a 23 year old building with wood frame construction, a fitness room that doesn’t work, road noise on certain units, and an income qualification process that’s more involved than a standard application. The LIHTC income caps mean you can’t just decide to live here. You have to qualify for it.

This community makes sense if:

• Your household income falls within the LIHTC qualification window
• You prioritize the lowest possible rent over updated finishes
• You need a 3BR or 4BR and your budget can’t absorb market rate pricing
• You hold a Section 8 voucher and need a Cedar Park option in Leander ISD

This community doesn’t make sense if:

• Your income exceeds the LIHTC caps
• You need responsive same day maintenance as a baseline expectation
• Sound insulation between units is non-negotiable for your work situation
• You want the amenity package and finishes of a newer build on this corridor

For renters who qualify, the math works. And in a market where rents have dropped roughly 6% year over year, the LIHTC pricing here creates a floor that market rate communities can’t match. Check your income eligibility first. If you clear the thresholds, this property is worth a serious look.

If you’d like help figuring out whether Cypress Creek at Lakeline is the right fit, or if you’d rather see how it compares against similar communities in the area, reach out to our team. No cost, no obligation. We’ll walk you through your options.

Need Help?

You’ve got everything you need to evaluate Cypress Creek at Lakeline on your own. But if you want professional guidance:

Fill out the form and our team will reach out to answer questions, check your screening situation, share current availability, and coordinate next steps. You’ll talk to a licensed Realtor on our team, not an automated system.

Going solo? When you tour or apply, let the leasing office know the Cedar Park Apartment Team referred you. Feel free to contact us at 512-520-0311 if questions come up during the process.