Latitude at Presidio: 337 Units, 4 Management Companies, and What the Listing Doesn’t Show (2026 Review)

What Four Management Changes Tell You About Latitude at Presidio

When Latitude at Presidio opened in 2018 under NRP Group, the early reviews were positive across the board. Residents praised the finishes, the pool, and a leasing team that showed up. By 2024, the story had shifted. Four management companies in roughly four years created the kind of inconsistency that shows up in billing confusion, rotating staff, and a long term resident who described the trajectory as “a steady downhill slide.”

We track over 60 communities across the Cedar Park and Brushy Creek corridors (TX License #562021, Spirit Real Estate Group). Latitude at Presidio is one we watch closely. Strong bones. Solid location. Competitive pricing. But the management situation has been unstable enough to make the reviews genuinely mixed.

Carter-Haston took over management most recently. The early indicators under AJ, the current Community Manager, are trending positive. But when a property cycles through four companies in four years, the question isn’t whether the current team is nice. It’s whether the foundation underneath them is stable enough to trust with a 12 month commitment. We cover the pricing math, screening criteria, what residents actually say, and whether the current trajectory holds.

Quick Facts: Latitude at Presidio

Two things stand out in this table. The income requirement may be 2.5x instead of the 3x that most Class A communities in this corridor require. For a renter earning $3,500/month, that’s the difference between qualifying here and getting denied. And the mandatory monthly fees ($115 on top of base rent) don’t show up on listing sites, which changes the real cost picture. We’ll break both down below.

Best For / Skip If

This Property Makes Sense If You…

Need a lower income threshold at a Class A community. The property’s published screening listed 2.5x income. If that holds, a $1,088/month 1BR requires $2,720/month gross income ($32,640/year). At a 3x requirement, that same apartment would need $3,264/month ($39,168/year). That half multiplier difference matters for single income renters and households that sit right between the two thresholds. Confirm the current requirement before applying.

Want to be close to Brushy Creek Trail and Parmer Lane without paying 183A corridor prices. Ranch Trails Court puts you within minutes of both, and the net effective rent after the current concession undercuts several newer communities along the toll road.

Value in unit laundry and elevator access. Full size washer/dryer in every unit. Four story buildings with elevators. Building 1’s elevator had an extended outage in 2026, which we cover in the Uncomfortable Truth section, but the feature itself is uncommon in this market. These two things together eliminate a significant chunk of the Cedar Park inventory from your search.

Are comfortable with a property that’s been through management transitions. If you evaluate an apartment by its current trajectory rather than its full history, the recent reviews under Carter-Haston lean positive.

Skip If…

Management stability is a top priority. Four management changes in four years is well above average. If you’ve been burned by management turnover before and need to know the team running the property today will be the team running it in 12 months, that’s a valid concern here.

You need a reliable elevator every day. Building 1’s elevator was out of service for over four months in early to mid 2026. Multiple residents flagged that as a serious daily impact. The issue is reported as resolved, but the duration of the outage raises questions about how infrastructure problems get handled.

You’re sensitive to mandatory add on fees. $115/month in fees that don’t appear on most listing sites ($30 trash, $15 package service, $5 pest, $65 cable/internet) pushes a $1,088 apartment to $1,203 before the concession discount.

Sound transfer between units is a dealbreaker. Multiple reviews mention hearing neighbors through walls and floors. One ApartmentRatings reviewer described hearing “next door neighbors having conversation, coughing, sneezing” through shared walls. This is 2017 wood frame construction with standard insulation. If quiet is your top priority, ask about top floor corner units or plan to visit during evening hours when you can judge for yourself.

Want to Check if You Qualify Before Spending $50 on an Application?

The Cedar Park Apartment Team can prescreen your income, credit, and rental history against Latitude at Presidio’s criteria at no cost. We work with Carter-Haston’s leasing team and know what gets approved here.

Location: What’s Actually Around 3440 Ranch Trails

What’s Nearby

Latitude at Presidio sits off Ranch Trails Court in the Brushy Creek area, part of the Presidio mixed use development. Shops at Presidio is about 0.3 miles south at the corner of Parmer and Ranch Trails. That puts Mandola’s Italian Market, Sap’s Fine Thai Cuisine, Swish Dental, a UPS Store, and Rumble Boxing within a five to six minute walk. You won’t need to drive for a weeknight dinner or a quick errand.

H-E-B on West Parmer Lane is roughly a mile and a half east. For sit down food, Torchy’s Tacos on Whitestone Blvd and Pluckers Wing Bar near Lakeline Mall are both about ten minutes by car. Cedar Park Regional Medical Center is 3.3 miles out. And if you have pets, Parmer Lane Pet Hospital sits two minutes from the front gate, which is closer than most residents realize until they need it.

Brushy Creek Regional Trail access is one of the location’s strongest features. The trail runs 7.75 miles through the corridor and connects to multiple parks. Residents mention it as a consistent positive in their reviews.

Commute Times

The 183A toll road is the main artery here. It gets you to the Domain quickly, but the toll adds up. Our 183A toll road cost breakdown covers what commuters actually spend per month. One former resident specifically noted leaving because the daily drive from north to south was nearly two hours round trip at rush hour after a return to office mandate.

Neighborhood Reality

The Brushy Creek corridor is residential and quiet. You’ll drive to almost everything except the Shops at Presidio immediately south. That said, this part of Cedar Park is more established than the newer construction zones along 183A. The landscaping is mature. The roads aren’t torn up. Leander ISD zoning is stable. The Presidio development gives the immediate area a small village feel with restaurants and services at the corner of Ranch Trails and Parmer, even if the broader neighborhood is still car dependent.

Pricing and True Cost

Floor Plan Pricing

Net Effective Rent: The Math

Current special: 2.5 months free on a 12 month lease.

Here’s how the math works on the most common 1BR (A1, 604 sq ft, $1,088/month base):

• Base rent: $1,088/month
• Lease term: 12 months
• Months free: 2.5
• Calculation: $1,088 × 9.5 paying months ÷ 12 total months = $861/month net effective
• Monthly savings: $227/month compared to base rent

That’s a 20.8% reduction from the listed price, or $2,720 in total concession value across the lease. One thing to keep straight: the concession applies only to base rent. You still pay the mandatory monthly fees every single month, concession or not.

Fee Breakdown

Required Monthly Fees (everyone pays these):

One Time Fees:

Optional Fees:

What You Actually Pay Monthly

Scenario: 1BR renter, no pets, open parking

After the concession expires and rent resets to base, that same apartment costs $1,088 + $115 = $1,203/month. That’s a $227/month jump when the lease renews without a new concession. Make sure you budget for what the rent looks like in Year 2, not just Year 1. For a broader picture of what housing costs look like across the area, our Cedar Park cost of living breakdown covers rent, utilities, and daily expenses side by side.

Ready to Compare Pricing Across the Brushy Creek Corridor?

We track real time pricing and concessions at every community in this area. If you want to see how Latitude at Presidio stacks up against similar options, we can pull a side by side comparison for your budget and floor plan needs. Our current best rental deals page tracks which communities are offering the most aggressive concessions right now. No cost, no obligation.

Screening Criteria: Will You Get Approved?

Income Requirements

Latitude at Presidio’s published FAQ (prior to a recent website migration) listed the income requirement as 2.5x the monthly rent in gross income. Our internal tracking data lists 3x for this property. The 2.5x figure came directly from the property’s own screening page, so we’re using it here. That said, we’d recommend confirming the current threshold with the leasing office before applying. If it’s 2.5x, that’s below the 3x standard at most Class A communities in Cedar Park, and it changes who gets approved.

At 2.5x, a renter earning $3,000/month can qualify for a $1,200/month apartment here. At 3x, that same renter tops out at $1,000/month. That gap opens real options in a market where median renter household income in Cedar Park sits around $67,700. If you’re on the borderline, confirming the exact multiplier before applying is worth the phone call.

Credit and Background

The property runs a third party credit screening. No specific minimum score is published on their website. What we know from working this market: Carter-Haston properties in this class generally expect credit in the 600+ range for standard approval. Below that, you’re looking at either a denial or a higher security deposit.

Proof of income accepted: Two most recent pay stubs, two months of bank statements, a current offer letter, or a current W2.

Roommate policy: If one applicant qualifies but the other doesn’t, the nonqualifying applicant will not be approved to live on site. Both names on the lease must pass screening independently.

Denial Triggers

Based on what we’ve seen at Class A properties in this corridor and what the property has published:

• Insufficient income documentation
• Active eviction or recent eviction history
• Outstanding property debt from a prior apartment
• Background check flags (varies by severity and recency)
• Roommate who fails screening independently

Application Process

1. Submit application online with $50 fee per applicant (nonrefundable)
2. Provide income documentation
3. Third party credit and background screening
4. Approval or denial (typically within 1 to 3 business days)
5. Sign lease and pay admin fee ($150) plus security deposit

What the Cedar Park Apartment Team Does at This Property

We can prescreen your income, credit range, and rental history against Latitude at Presidio’s criteria before you spend $50 on an application. If something in your profile is likely to trigger a denial, we’ll tell you before you apply and point you toward communities with more flexible screening. If you’re a strong applicant, we’ll help you compare this property against other options in the Brushy Creek corridor and work on getting better terms. Free service. Call or text 512-520-0311.

Resident Reviews Decoded: What 480+ Reviews Actually Say

This property has 330 Google reviews, 149 on ApartmentRatings (130 verified), and 16 on Yelp. We checked Apartments.com, ApartmentList, Facebook, Reddit, Zillow, and ModernMsg too. Reddit and ModernMsg turned up nothing. Facebook’s page exists but the reviews aren’t public. The useful patterns come from Google, ApartmentRatings, and Yelp.

Review Pattern Analysis

One number worth noting: ApartmentRatings breaks out a separate staff satisfaction survey, and it comes in at 3.5 to 3.8 stars. That’s lower than the 4.2 overall rating. The gap suggests that while the property itself is solid, the office experience doesn’t always match. Individual staff members get praised repeatedly (Angela, Viri, Kirra Beck, AJ), but the overall office responsiveness lags behind the facilities.

Staff Names That Keep Coming Up

Angela, Viri, and AJ (Community Manager) appear repeatedly in recent positive reviews. Residents praise Angela’s leasing process and Viri’s responsiveness. AJ responds to most recent reviews on both Google and ApartmentRatings with personalized replies that include a direct email (LCPmanager@carterhaston.com). That said, the overall response rate across all reviews is around 56%, which means roughly half of reviews historically went unanswered under prior management teams. The recent trend under AJ is better than the average suggests.

Earlier eras produced different names: Patrick and Rachel served as Community Managers in prior years, also earning positive mentions. The pattern suggests that the individual staff have generally been well received under every company that’s run the place. The instability hasn’t been in the people. It’s been at the organizational level.

Management Response Pattern

Under AJ and Carter-Haston, review responses are personalized. They acknowledge specific complaints, offer a direct email, and typically reply within about 3.5 days. Prior management eras were less consistent. The overall response rate of 56% is a blended number that mixes AJ’s recent responsiveness with gaps from companies that let reviews sit unanswered for months. Weight the recent pattern more than the historical average if you’re trying to gauge how this team handles problems today.

The Uncomfortable Truth

No listing site will write this section.

Four Management Companies in Four Years

One long term resident reported that Latitude at Presidio has cycled through four different management companies during her four years living there. That tracks with the review history. Different community manager names show up across different eras. Multiple reviews reference confusion during transitions. Billing errors around management changes, inconsistent communication about policy shifts, and the general friction of learning a new system every 12 to 18 months are recurring themes.

Carter-Haston appears to be stabilizing things. But the track record raises a legitimate question about ownership level decision making. The management company answers to someone. And that someone has changed the answer four times.

The Building 1 Elevator Was Down for Over Four Months

Multiple 2026 reviews describe Building 1’s elevator being out of service for four or more months. Residents on upper floors, including some with mobility challenges, had to walk the full length of the building to reach the elevator in a different section. The property’s responses acknowledge the delays and point to complications with parts and scheduling. Four months, though. For an elevator in a four story building where people live on the third and fourth floors. The communication about the timeline drew specific criticism from several residents who said updates were either vague or nonexistent.

$115/Month in Mandatory Fees That Don’t Show on Listing Sites

The base rent on Apartments.com doesn’t include the $30/month trash service, $15/month package concierge, $5/month pest control, or $65/month bulk cable/internet. That’s $115/month, or $1,380/year, that won’t appear until you ask about the full fee schedule. The cable/internet fee is the biggest chunk, and at least one former resident flagged that the included service was slower and more expensive than what they could get on their own. You don’t have the option to decline it. The trash fee has also drawn complaints from residents who take out their own trash but still pay the $30/month for door to door pickup they never use.

Thinking Through These Trade Offs? We Can Help.

If you’re weighing Latitude at Presidio against other Brushy Creek corridor options and want a clear comparison of fees, screening, and concessions, the Cedar Park Apartment Team can run that breakdown for you. Reach out anytime. 512-520-0311.

Frequently Asked Questions

Does Latitude at Presidio accept pets?

Yes. Dogs and cats are welcome, up to two per apartment. Each pet requires a $350 nonrefundable fee and $20/month pet rent. Breed restrictions apply. The property has a dog park on site.

What is the income requirement at Latitude at Presidio?

2.5 times the monthly rent in gross income based on the property’s previously published FAQ. Some tracking sources list 3x. Confirm the current requirement with the leasing office before applying, especially if the difference between 2.5x and 3x determines whether you qualify.

What are the mandatory monthly fees?

$115 per month on top of base rent: $30 trash, $15 package service, $5 pest control, and $65 bulk cable/internet. These are not optional.

Does Latitude at Presidio have in unit laundry?

Yes. Every unit includes a full size washer and dryer.

What school district is Latitude at Presidio in?

Leander ISD. Current zoned schools are Ronald Reagan Elementary, Artie L. Henry Middle School, and Vista Ridge High School (GreatSchools rating: 7/10). LISD rezoned several attendance boundaries for 2024 to 2025, so confirm current assignments directly with the district before making decisions based on school zoning.

Is parking included?

Open surface parking is free. Covered carport spaces run $50/month. Detached garages cost $150/month.

What is the current move in special?

As of Spring 2026, the property is offering 2.5 months free on 12 month leases. On a $1,088/month 1BR, that drops the net effective rent to $861/month. Terms and availability may vary by unit.

Who manages Latitude at Presidio?

Carter-Haston Real Estate Services is the current management company. The property is owned by TerraCap Management. This is the fourth management company in roughly four years.

Is there an elevator?

Yes, the buildings have elevators. However, Building 1’s elevator experienced an extended outage of four or more months in early 2026. The property has stated the repair is complete.

The Bottom Line

Latitude at Presidio is a solid Class A community that’s been through more organizational change than most properties its age. The 4.2 rating across 480+ reviews is respectable, and the recent reviews under Carter-Haston’s management are trending upward. If the 2.5x income requirement we found on their published FAQ is still in effect, that opens qualification for renters who’d be shut out at a 3x property. The current 2.5 months free concession creates genuine savings either way. At net effective pricing, a 1BR here can run under $900/month before fees, which is hard to beat in the Brushy Creek corridor for 2017 construction with in unit laundry and elevator access.

The trade off is trusting that the fourth management company will stick. Four changes in four years isn’t something you see at well run properties. And the Building 1 elevator situation shows that when infrastructure problems come up, they can drag longer than they should. The $115/month in mandatory fees is real money that doesn’t show on listing sites.

This property makes sense if…

• The 2.5x income requirement (if confirmed) puts you in range where 3x properties wouldn’t
• You want Brushy Creek corridor location and Leander ISD zoning at below average pricing
• You evaluate properties on current trajectory rather than full history
• The concession math fits your budget for Year 1 and you can absorb the reset in Year 2

This property doesn’t make sense if…

• Management stability is your top priority
• You can’t tolerate mandatory bulk cable/internet you didn’t choose
• Sound transfer between units is a dealbreaker
• You need guaranteed elevator reliability (especially in Building 1)

Our take: Latitude at Presidio is a property where the math works and the location works. The management history is the wildcard. If Carter-Haston proves to be the stable answer, this becomes one of the better value propositions in the corridor. If the pattern repeats, the next transition will create the same friction the last four did. For now, the momentum is positive.

If you want help comparing this property against The Michael at Presidio next door or other communities in the corridor, we’re here for that. No cost, no pressure.

Need Help Deciding?

Work with us: The Cedar Park Apartment Team handles apartment locating for renters across Cedar Park, Brushy Creek, Lakeline, and Avery Ranch at no cost. We prescreen applications, compare pricing across competing communities, and work on getting better move in terms. Licensed Texas Realtors, Spirit Real Estate Group, Broker License #562021. We do this every day. Call or text 512-520-0311 or

Go solo: If you’d rather handle this on your own, visit Latitude at Presidio’s website to schedule a tour. Tell them the Cedar Park Apartment Team referred you.