MAA Brushy Creek Apartments: An Honest Review by the Cedar Park Apartment Team

Most Cedar Park apartment communities restrict specific dog breeds. Pit Bulls, Rottweilers, Dobermans, German Shepherds, Akitas, Chow Chows. The restricted breed list eliminates more than half the market before you even look at rents or floor plans. MAA Brushy Creek has no breed restrictions and no weight limit. That policy alone puts it in a category with very few other communities in our service area.

We track pricing, screening criteria, and resident feedback across 60+ communities in the Cedar Park area. MAA Brushy Creek comes up consistently for two types of searches: renters with large or restricted breed dogs who can’t find a community that will accept their pet, and renters whose income sits below the standard 3x qualification threshold. But the listing doesn’t tell you the full story. This review does.

Quick Facts: MAA Brushy Creek

Two things worth flagging here. The 2x income requirement is well below the Cedar Park standard of 3x, which makes qualification much easier. And the credit minimum is not publicly stated, which at a Class B managed by a national REIT like MAA usually means the screening runs through an algorithm rather than a hard cutoff.

Best For / Skip If

This Community Makes Sense If You…

• Own a large or restricted breed dog. MAA Brushy Creek accepts all breeds with no weight limits. That’s genuinely rare. The $400 nonrefundable pet fee and $10/month pet rent per pet are reasonable compared to Cedar Park averages. The property also sits directly across from Brushy Creek Regional Trail, which gives you immediate trail access for walks and runs without driving anywhere.
• Need a 2x income qualification instead of 3x. At a base rent of $1,028 for a 1BR, a 2x requirement means you need $2,056/month to qualify. Under the standard 3x, you’d need $3,084. That $1,028/month income gap opens this community to renters who would get denied at most other properties in the corridor.
• Want in unit laundry included in a Class B at this price point. Full size washers and dryers come supplied in every unit. At net effective rents starting around $814/month for a 1BR, that’s uncommon.
• Work from home and want quick access to trails and green space without a long commute to groceries. Brushy Creek park is across the street. The Lakeline H-E-B Plus! at 14028 N US 183 is about 2 miles south. The 183A corridor puts you within 15 minutes of most Cedar Park employers.

Skip This Community If You…

• Need updated finishes. This is a 2003 build and the interiors reflect it. Multiple reviews cite dated cabinets, old appliances, and paint overspray from previous turnovers. If kitchen and bathroom aesthetics matter to you, tour before committing.
• Have a low tolerance for pest issues. Bugs are the most consistent negative theme across the review data. Cockroaches, millipedes, and rollie pollies appear in multiple reviews spanning years. The 2003 construction and proximity to Brushy Creek’s natural area are part of why. The maintenance team addresses pest control requests, but the issue comes back.
• Want a community where the front desk experience is consistently positive. Office staff reviews are split. Some residents praise Rachel (leasing) and Kelsie (manager) by name. Others describe rude interactions and poor communication, including at least four reviews specifically citing front office attitude. It depends on who you interact with and when.
• Are sensitive to noise from major roadways. The property sits on West Parmer Lane, a busy four lane road. Multiple reviews mention road noise.

Ready to See If MAA Brushy Creek Fits Your Situation?

We can check your screening profile against this community’s criteria before you spend $60 on an application. No cost to you.

Call/text us at 512-520-0311.

Location Deep Dive

What’s Actually Nearby

MAA Brushy Creek sits at the eastern edge of Cedar Park on West Parmer Lane, right where the Brushy Creek and East Parmer corridor transitions toward Round Rock. The property’s front entrance faces Parmer Lane directly, with Brushy Creek Regional Trail and park access across the street.

For groceries, most residents we’ve worked with here end up at the Lakeline H-E-B Plus! at 14028 N US 183, about 2 miles south (5 to 7 minutes). Randalls at 1400 Cypress Creek Rd is about 3 miles west if you prefer a smaller store with shorter lines.

Dining takes a bit of a drive. Torchy’s Tacos, Buffalo Wild Wings at 1890 Ranch, and In-N-Out Burger are all along the Whitestone Blvd corridor, about 4 miles west. Pluckers Wing Bar is near Lakeline Mall, roughly 3 miles south. Closer in, Discovery Boulevard has a Chick-fil-A and a few other chains about 1.5 miles west on Parmer.

Brushy Creek Regional Trail runs along the creek for over 6 miles of paved hike and bike trails. If you have a dog (and given this community’s pet policy, you likely do), the trail is the real amenity. No need to load up the car. For dedicated off leash areas nearby, check our guide to Cedar Park dog parks.

The property has a fitness center on site, which is adequate for basic workouts. If you need a full gym, LA Fitness at 825 W Whitestone Blvd (about 4 miles) and Orangetheory Fitness at 5001 183A Toll Rd (about 3.5 miles) are the closest options we typically recommend.

Commute Math

The 183A Express Lanes (opened early 2026) help with the north/south commute. If you work at Apple’s Parmer campus, this is one of the shortest commutes you’ll find from any Cedar Park apartment. Downtown Austin in rush hour is the weak spot, but that’s true for every community in this corridor. For a full breakdown by employer, see our guide to commuting from Cedar Park to every major employer.

Neighborhood Vibe

We tell renters considering this part of the corridor to plan on driving everywhere. Nothing is walkable from the property except the trail across the street. You drive to groceries, restaurants, and errands. The area mixes apartment communities with single family neighborhoods, and once you get off Parmer the overall feel is residential and quiet. Parmer itself carries steady traffic, and the units closest to the road will hear it.

On school districts: MAA Brushy Creek feeds into Leander ISD (Rutledge Elementary, Stiles Middle, Vista Ridge High). The Brushy Creek area is a split market though. Communities east of Parmer Lane sometimes fall into Round Rock ISD, which includes Westwood High School (ranked among the top high schools in Texas). Always verify your specific unit’s attendance zone directly with the district before signing a lease.

Pricing and True Cost

Floor Plans

$/sq ft calculated using base rent low end. Net effective rent shown below uses two scenarios (6 weeks and 10 weeks free) since the concession varies. High end pricing reflects dynamic/premium pricing from MAA’s live system and may not reflect typical lease rates.

A note on those rent ranges: MAA uses dynamic pricing, so the high end numbers ($3,000+) reflect peak demand pricing for specific units on specific move in dates. We see this across all MAA properties. Typical lease rates land much closer to the low end of each range. Always confirm current pricing before applying.

Net Effective Rent: Here’s the Math

Net effective rent is what you actually pay per month after spreading a concession across the full lease term. It’s the number that matters for budgeting.

Example using the Augusta 1BR at $1,028/month base rent:

Scenario A: 10 weeks free (2.5 months) on a 12 month lease (per MAA’s property listing)

• Paying months: 12 minus 2.5 = 9.5 paying months
• Calculation: ($1,028 × 9.5) ÷ 12 = $813.83 net effective rent
• Monthly savings: $214.17/month

Scenario B: 6 weeks free (1.5 months) on a 12 month lease (per Apartments.com as of June 2026)

• Paying months: 12 minus 1.5 = 10.5 paying months
• Calculation: ($1,028 × 10.5) ÷ 12 = $899.50 net effective rent
• Monthly savings: $128.50/month

The difference between these two scenarios is about $85/month, or roughly $1,028 over the lease. We’re seeing the concession listed differently across platforms, which is common when MAA adjusts offers by unit or move in date. Confirm the exact concession for your specific unit before signing. Or contact us at 512-520-0311 and we’ll pull the current numbers for you.

Either way, a net effective of $814 to $900/month for a 732 sq ft 1BR with in unit laundry is competitive with anything in the Brushy Creek corridor. The closest competitor is Latitude at Presidio, a Class A community less than a mile away on Ranch Trails Ct, but at a higher price point and with 3x income screening.

Important caveat: This concession applies to the first lease term only. MAA is a publicly traded REIT, and renewal increases at MAA properties typically run in the range of 5% to 10%. Multiple reviews specifically cite renewal rent increases as a pain point. Budget accordingly for year two.

All the Fees

Required Fees (everyone pays these):

Optional/Situational Fees:

What MAA does not publish anywhere online: We checked MAA’s website, Apartments.com, Zillow, Rent.com, ApartmentGuide, and every other major listing platform. Not one lists the dollar amounts for mandatory monthly fees like trash, pest control, water/sewer, or the Spectrum bulk internet package. They all use the same boilerplate: “Additional fees may apply, such as but not limited to package delivery, trash, water, amenities, etc.” Based on Cedar Park market averages, expect $40 to $65/month in combined utility fees plus the Spectrum bulk package on top of that. Ask the leasing office for the full mandatory fee breakdown in writing before you apply.

True Monthly Cost Scenario

Here’s what a realistic month actually looks like for a renter in the Augusta 1BR:

To move in, plan for first month’s rent, the $160 admin fee, $60 application fee, and a security deposit (MAA won’t tell you the amount until after screening). Add $400 per pet if applicable.

Pricing and specials change. What’s listed above was accurate as of Spring 2026. We track this community’s pricing regularly. Contact us at 512-520-0311 for the most current numbers. For broader context on rent and expenses in this area, see our breakdown of what it actually costs to live in Cedar Park.

Want to Know What Specials Are Actually Available Right Now?

Specials and pricing shift with availability. We can pull the latest numbers and tell you what’s realistic for your move in date.

Call/text us at 512-520-0311.

Screening Criteria: Will You Get Approved?

Income Requirements

MAA Brushy Creek requires 2x monthly rent. That’s one of the most accessible thresholds in Cedar Park, where 3x is standard. The math difference is real.

Compare that to what you’d need at a 3x property: a $1,028/month rent at 3x requires $3,084/month income ($37,008 annually, $17.79/hour). The 2x requirement at MAA Brushy Creek drops that threshold by over $12,000 in annual income. For renters who earn in the $24,000 to $36,000 range, this is one of the only market rate options in this corridor.

Credit Expectations

MAA doesn’t publish a hard credit score minimum for Brushy Creek. As a large national REIT, MAA typically runs applications through an automated screening system that weighs multiple factors: credit score, rental history, income verification, and background check results. That means there’s no single number that guarantees approval or denial.

Based on what we see across MAA properties:

• 620+ credit: Smooth approval path with standard deposit
• 580 to 619: Possible approval with conditions (higher deposit or additional documentation)
• Below 580: Likely declined unless offset by strong income or cosigner

If your credit is borderline, reach out to us before applying. We can help you assess whether this is a realistic option or whether another community in the area has more flexible criteria. That saves you the $60 application fee if the answer is no.

What Typically Gets You Denied

Based on what we know about MAA’s screening across their Cedar Park properties, here’s what tends to trigger a denial:

• Recent eviction on record (especially within the last 3 to 5 years)
• Outstanding property debt from a previous apartment
• Criminal background issues (MAA uses a corporate screening policy; specifics vary)
• Insufficient income documentation
• Rental history showing lease violations or early terminations

Application Process

1. Apply online through MAA’s website or in person at the leasing office. The $60 application fee is per person and nonrefundable.
2. Screening runs through MAA’s corporate system. Expect results within 1 to 3 business days.
3. Approval or denial. If approved, you’ll get your lease terms. If denied, MAA has to send you an adverse action notice explaining why.
4. Sign the lease and pay move in costs. Admin fee ($160), security deposit (ask for the amount), and any pet fees if applicable.

Not sure whether you’ll qualify? We can check before you apply. We know this community’s screening criteria and can tell you whether your situation is realistic before you spend $60 on an application. No cost to you. Call or text 512-520-0311

Resident Reviews Decoded

Listing sites show you a 4.0 on Google and leave it at that. We read through 144 Google reviews, 524 ApartmentRatings votes, 28 Yelp reviews, 19 Apartments.com reviews, and resident feedback on HAR.com and Point2Homes to find the patterns that actually matter. Individual complaints aren’t that useful on their own. Repeated themes are.

Review Pattern Analysis

What Residents Praise

The maintenance team is the standout. And it’s not close. Andres Jaramillo, Elido Ramirez, and Fran are named repeatedly across both Google and ApartmentRatings. Residents describe same day and next day responses for appliance replacements, plumbing issues, and general repairs. “Maintenance team” is tagged in 18 Google reviews alone. For a 2003 property where things will need fixing, a responsive maintenance crew is the most important variable. This one delivers.

Rachel on the leasing team and Kelsie on management also get positive mentions, though the office experience draws more mixed feedback than maintenance does.

The location also gets consistent credit. Proximity to Brushy Creek park and trails shows up in review after review. Several long term residents (3 to 6 year tenures) cite it as a primary reason for staying, which tells us something about the daily experience that a listing page can’t.

What Residents Criticize

Pest issues are the most persistent complaint. Cockroaches, millipedes, and bugs entering through drains and windows appear across reviews from 2024 through 2026. The property sits right along Brushy Creek’s natural corridor, and the 2003 construction means older seals and entry points. Pest control responds to requests. But the underlying issue keeps coming back. One reviewer cited bugs as their reason for transferring to another community entirely.

Front office interactions are polarizing. Some residents call the staff professional and kind. Others describe being dismissed, talked over, or met with attitude. At least four reviews across platforms specifically describe rudeness from front desk staff. This pattern suggests individual staff variation rather than a management policy problem, but it shows up often enough that you should be aware of it.

Move out charges generate the most emotional negative reviews. Multiple residents describe unexpected carpet replacement costs and disputes over cleaning fees. One reviewer alleged the property charges for carpet replacement regardless of cleaning. This is worth asking about upfront: request the move out cost policy in writing before you sign the lease.

Management Response Assessment

MAA responds to nearly every review on both Google and ApartmentRatings, typically within 1 to 3 days. But the responses are all template based, almost always directing the reviewer to ResidentCare@maac.com. We see this across every MAA property we work with. Don’t expect a direct resolution from a review response. If you have an issue, use the email or speak with the onsite manager directly.

The Uncomfortable Truth

No listing site will write this section.

The 2003 Construction Is Starting to Show

At 23 years old, MAA Brushy Creek is past the point where cosmetic updates cover the age. Reviews mention dated cabinets, paint overspray from rushed unit turnovers, old appliances, and inefficient dryers. The bones are solid (MAA invests in structural maintenance, and the named maintenance crew gets credit for that). But the living experience inside the unit will feel different from a Class A community built in 2017 or later. If you tour a model unit, ask to see an actual available unit. Models don’t always match what you’ll move into.

The Pest Problem Is Structural, Not Seasonal

Bugs aren’t just a warm weather complaint here. Reviews spanning multiple years and both seasons mention cockroaches, millipedes, and rollie pollies entering units through drains and window seals. The property’s proximity to Brushy Creek’s wooded corridor and the age of the building’s weatherproofing combine to create a persistent pest issue. Pest control service gets high marks for response time, but the entries keep happening. If pests are a dealbreaker for you, this is information you need before signing.

Renewal Pricing Can Sting

Several residents specifically mention significant rent increases at renewal, even while comparable units are advertised to new tenants at lower rates with concessions. We see this across every MAA property we track. MAA’s business model relies on new lease concessions to fill units, while renewals price closer to market rate. The concession you get on your first lease won’t carry into year two. Budget for a 5% to 10% bump when your lease comes up, and start the conversation with the leasing office at least 90 days before renewal.

You Have Exactly One Internet Provider (and a Mandatory Bulk Fee)

MAA Brushy Creek is a Spectrum only property with a mandatory “bulk services” package. You can’t choose your own internet provider, and you pay for the bulk package whether you want it or not. Multiple residents across Google, ApartmentRatings, and HAR.com confirm this. One reviewer described paying $40/month more than their previous bill for worse service. If you work from home, test Spectrum’s service quality in your area and ask the leasing office what the bulk package costs before committing.

Real Talk Deserves Real Help

Knowing the downsides doesn’t mean this is a bad community. It means you go in with realistic expectations. We help renters weigh these trade offs against what else is available in the corridor.

Call/text us at 512-520-0311.

FAQ: MAA Brushy Creek

Does MAA Brushy Creek accept Pit Bulls?

Yes. MAA Brushy Creek has no breed restrictions and no weight limits. All dog breeds are welcome with a 2 pet maximum, $400 nonrefundable pet fee per pet, and $10/month pet rent per pet.

What is the income requirement at MAA Brushy Creek?

The income requirement is 2x monthly rent, which is lower than the standard 3x at most Cedar Park communities. A $1,028/month 1BR requires $2,056/month in verifiable income.

Does MAA Brushy Creek have in unit washer and dryer?

Yes. Every unit comes with a full size washer and dryer supplied by the property.

What school district is MAA Brushy Creek in?

MAA Brushy Creek falls within Leander ISD, feeding into Rutledge Elementary, Florence W. Stiles Middle School, and Vista Ridge High School. However, parts of the broader Brushy Creek area fall into Round Rock ISD. Verify your specific unit’s attendance zone with the district before signing.

How much is parking at MAA Brushy Creek?

Surface lot parking is included at no additional charge. Covered and reserved spaces are $35/month each. Garage spaces run $85 to $95/month.

What is the current move in special at MAA Brushy Creek?

As of Spring 2026, MAA Brushy Creek is advertising concessions that vary by unit, ranging from a $150/month rent reduction to up to 10 weeks free on a 12 month lease. The exact offer depends on which unit you lease and your move in date. Contact us at 512-520-0311 to confirm what is available for your situation.

Is MAA Brushy Creek a good value?

At a net effective rent in the range of $814 to $900/month for a 1BR with in unit laundry and a 2x income requirement, it’s one of the better deals in the Brushy Creek corridor. The trade off is 2003 era finishes and the issues documented in this review.

Does MAA Brushy Creek accept Section 8 vouchers?

Based on our tracking data, MAA Brushy Creek is not listed as a Section 8 participating property. If you need housing choice voucher acceptance, check our guide to affordable apartments in Cedar Park.

The Bottom Line

MAA Brushy Creek is a solid Class B community with two things that actually set it apart: an all breeds pet policy that’s rare in this market, and a 2x income requirement that opens doors most Cedar Park properties keep closed. The maintenance team earns its reputation across 144 Google reviews, and the current concession of 6 to 10 weeks free on a 12 month lease makes the net effective rent competitive with anything in this corridor.

The trade off is what you’d expect from a 2003 build under national REIT management: dated finishes, a persistent pest issue, mandatory Spectrum bulk internet with no provider choice, corporate template responses to feedback, and renewal pricing that won’t match the concession that got you in the door.

This community makes sense if:

• You have a restricted breed dog and are tired of getting turned away
• Your income qualifies at 2x but not at 3x, and you need a market rate option
• You value trail access and green space over updated kitchens
• You want in unit laundry at a price point around $900/month net effective or less

This community doesn’t make sense if:

• Updated interiors are a priority for your daily quality of life
• You can’t tolerate recurring pest issues even with responsive pest control
• You need fiber internet or a provider choice beyond Spectrum
• You plan to stay longer than one lease term without a significant budget increase at renewal

For what it is and what it costs, MAA Brushy Creek delivers on the basics. Go in knowing exactly what the 2003 build year means for your unit, and you won’t be surprised.

Need Help Deciding?

Work With Us

Our apartment locating service is free for renters. We can pull current pricing, check your screening profile against MAA Brushy Creek’s criteria, and tell you whether this is a realistic fit before you pay the $60 application fee. If it’s not the right match, we’ll show you what else in the Brushy Creek corridor or the broader Cedar Park market lines up with your budget and priorities.

Call or text us at 512-520-0311

Go Solo

If you prefer to handle it yourself, you can reach the MAA Brushy Creek leasing office directly at 512-489-9692. Office hours are Monday through Friday, 10am to 6pm, Saturday 10am to 5pm, and Sunday closed. Tell them the Cedar Park Apartment Team referred you.