Marquis Lakeline Station Apartments Review: What 292 Reviews, the Full Fee Breakdown, and CWS Management Tell You About Living Here

Marquis Lakeline Station carries a 3.9 on Google across 246 reviews. For a gated, CWS managed community built in 2008 with renovated units, 1BRs starting around $930, and a current concession that drops net effective rent into the mid $700s, those numbers look solid on paper. The catch: recent reviews show a pest complaint pattern that the rating alone won’t tell you, and the true monthly cost after mandatory fees runs higher than the listed rent. This review covers the full picture so you can decide before you spend on an application.

Marquis Lakeline Station: What 246 Google Reviews Actually Tell You

Marquis Lakeline Station has a 3.9 on Google across 246 reviews. That number sounds solid for the Lakeline Station corridor, where most communities land between 3.5 and 4.2. But when you read through the reviews, a pattern shows up: 3 of the most recent 30 Google reviewers mention roaches, scorpions, or bug issues. That’s not a few isolated complaints. It’s a trend that started showing up in late 2024 and has continued into 2026.

We track over 60 communities across the Cedar Park and Lakeline corridors and work with the leasing teams at most of them regularly. Marquis Lakeline Station is one of the older Class A communities in this pocket of 78717, and its 2021 renovation brought updated finishes to many units. The question isn’t whether the renovated units look good. They do. The question is whether the 2008 bones hold up to 18 years of wear, and what the review patterns say about how CWS handles the maintenance side of that equation. That’s what listing sites skip. This review doesn’t.

Quick Facts

The 3.3 on ApartmentRatings with 46 reviews runs lower than the Google score. That’s common across the industry. Residents who leave frustrated are more likely to post on ApartmentRatings than Google. With 246 reviews, Google gives us a bigger, more balanced sample. Credit score minimum? Not publicly listed. We’ll break down what that means in the Screening section.

Best For

If you need a 3BR in a gated community and your budget is around $2,150/month. The 3BR/2BA townhome at 1,645 square feet is one of the larger floor plans in the Lakeline Station corridor. Finding a three bedroom at this price point in a gated, CWS managed community with in unit washer/dryer is harder than it sounds. Most competing communities with 3BR options in this area start closer to $2,400 or higher.

If you’re trying to get into a Class A community at a Class B price. With the current concession (50% off rent for 4 months), a 1BR net effective drops into the $770 to $850 range. That puts this community in direct competition with older Class B properties along Parmer Lane, except you’re getting 2021 renovated finishes, a gated community, and CWS management.

If you need to be near Lakeline Mall, FM 620, and the MetroRail station. The property sits right on FM 620, a short drive from Lakeline Mall and the Lakeline MetroRail Station. Renters who commute downtown via rail can get to the station in under 5 minutes by car.

If you have pets and need flexible weight limits. A 175 pound weight limit with two pets allowed is more generous than what most communities in this corridor offer. Many cap at 75 or 100 pounds.

Skip If

If pest issues are a dealbreaker for you. Recent reviews mention roaches and scorpions with enough frequency to call it a pattern. The property sits on FM 620 near wooded areas, and 2008 wood frame construction is more susceptible to pest intrusion than newer concrete builds. CWS does provide pest treatment, but if you’ve dealt with bug issues before and don’t want to risk it, you should know that going in.

If you need a playground or dedicated kids’ area. Multiple reviewers note the absence of a children’s play area. There’s a dog park and a pool, but no playground on site. Lakeline Park is nearby, but it’s not walkable from the property.

If you’re sensitive to renewal pricing. Several long term residents report frustration with renewal rates being higher than what new residents pay for the same floor plan. One reviewer mentioned a gap of $300 to $400 per month between their renewal offer and current market pricing for vacant units. CWS has responded publicly that market fluctuations drive this. Ask about renewal pricing expectations before you sign.

If you want low monthly bills beyond rent. CWS charges $38 to $40/month in mandatory fees (valet trash, amenity fee, pest control, admin processing) on top of base rent. Water is billed separately based on usage. Electricity and gas go through your own utility accounts. Residents report that total monthly costs run $200 to $400 above the listed rent depending on the season.

Want to know if Marquis Lakeline Station fits your situation?

Tell us your budget, timeline, and what matters most. We’ll give you an honest take on whether this community makes sense for you, or point you toward alternatives in the same corridor.

Location: What’s Actually Nearby

Marquis Lakeline Station sits on the east side of FM 620, just south of the FM 620/45 Toll intersection in the 78717 zip code. This is the Lakeline Station corridor, one of the densest apartment clusters in our service area.

What’s within a few minutes’ drive: Walmart Supercenter, Chick-fil-A, and Sam’s Club are all within 3 minutes heading south on FM 620. Lakeline Mall is about 2 miles south, with Target, Dick’s Sporting Goods, and a full food court. H-E-B at Avery Ranch is roughly 4 minutes north. For dining, Pluckers Wing Bar, Chuy’s, and Panda Express sit along the FM 620 and Lakeline Mall Drive corridor. There’s a Starbucks inside the Target at Lakeline. If you cook at home, the Walmart and H-E-B cover groceries within a five minute drive in either direction.

The Lakeline MetroRail Station is about 1.3 miles away, which makes this one of the closer apartment communities to rail access in the Cedar Park area. The Red Line (Route 550) runs from Lakeline to Downtown Station near 4th and Neches in Austin.

Commute Times

The FM 620 reality: It’s a busy road. Morning rush heading south toward MoPac or 183 backs up, and evening return traffic stacks at the 45 Toll interchange. Budget an extra 10 to 15 minutes during peak hours compared to the off peak times above. Remote workers and Domain commuters won’t feel it. Downtown Austin commuters will. Factor in the 40+ minute reality during rush hour.

The school district here is Round Rock ISD. Not Leander ISD. That catches a lot of renters off guard. Anderson Mill Elementary, Noel Grisham Middle School, and McNeil High School serve this address. Verify attendance zones through Round Rock ISD directly if school choice is driving your apartment decision.

Pricing and True Cost

Floor Plans

*Net effective based on 50% off rent for 4 months on a 12 month lease. Pricing as of Spring 2026.

Net Effective Rent: The Math

The current special is 50% off rent for 4 months on a 12 month lease. Here’s what that looks like on a 1BR/1BA 1C (860 sq ft) at $1,030/month:

Months 1 through 4: $1,030 × 50% = $515/month Months 5 through 12: $1,030/month at full rate

Total rent over 12 months: ($515 × 4) + ($1,030 × 8) = $2,060 + $8,240 = $10,300 Net effective monthly rent: $10,300 ÷ 12 = $858/month Monthly savings vs. listed rent: $1,030 – $858 = $172/month

That $858 net effective for a renovated 1BR in a gated Class A community is competitive against Class B properties along Parmer Lane that are 10 to 15 years older. The catch: that’s Year 1 pricing. When the lease renews, the concession goes away. Ask the leasing team directly about what renewal pricing has looked like for current residents before you commit.

All the Fees

Required one time fees:

Required monthly fees (charged every month, including concession months):

Optional/conditional fees:

Those mandatory monthly fees ($38 to $40) are charged on top of base rent every month of the lease, including months when your base rent is discounted by the concession. Water is usage based and billed by CWS separately. Electricity and gas are set up through your own utility accounts. One reviewer noted total bills (CWS fees plus all utilities) can add $300 to $400 above base rent, though that includes summer electricity, which runs high in Central Texas.

True Monthly Cost Scenario

A renter leasing the 1BR/1BA 1C at $1,030/month with one pet and surface lot parking:

Net effective rent: $858/month Mandatory monthly fees (valet trash + amenity + pest + admin processing): $40/month Water/sewer (estimated usage): $30 to $50/month Pet rent: $20/month Electricity and gas (resident accounts, estimated): $80 to $150/month Estimated true monthly cost: $1,028 to $1,118/month

Move-in costs with current special: Security deposit ($250) + first month rent at 50% off ($515) = approximately $765 out of pocket. App fee and admin fee are currently waived/credited, which saves $265.

Looking for help calculating total costs at Marquis Lakeline Station?

We’ll run the numbers on any floor plan, factor in fees, and show you how this community’s true cost compares to others in the Lakeline corridor.

Call 512-520-0311 for a free cost comparison.

Screening Criteria: What You Need to Qualify

Income Requirements

Marquis Lakeline Station requires 3x monthly rent in gross income. That’s the standard for Class A communities in the Cedar Park and Lakeline area.

Here’s where it gets tricky: income is calculated against base rent, not net effective. Even with the concession, you need to qualify at the full rent amount. We see applicants trip over this when they budget based on the discounted number.

Credit Expectations

Marquis Lakeline Station does not publicly list a credit score minimum. In our experience working across the Cedar Park market, CWS managed communities in the Class A range typically look for 600+ credit scores. Below 600 may require a higher deposit or cosigner. Below 550 often results in denial at properties in this class.

If your credit is in the 550 to 620 range and you’re considering this community, ask the leasing office about their specific thresholds before you pay the application fee. Better yet, let us prescreen your situation so you don’t spend $65 on an application that won’t go through. The app fee is currently waived, but that special could end at any time.

What Gets an Application Denied

Based on CWS screening patterns at this property class:

• Eviction history within the past 5 years
• Felony conviction (specific lookback period varies)
• Insufficient income documentation
• Rental debt owed to a previous property
• Fraudulent application information

Application Process

1. Apply online or in person. App fee is $65/person (currently waived). Bring proof of income (pay stubs, offer letter, or tax returns), valid ID, and rental history.
2. Screening typically takes 24 to 72 hours. CWS runs credit, criminal background, eviction history, and income verification.
3. Approval or denial. If approved, you’ll get a Welcome Home letter with next steps. If denied, ask for the specific reason in writing.
4. Lease signing and move-in. Sign electronically, set up your resident portal, provide proof of renters insurance and utility accounts, and schedule your move-in date.

What we can help with at this step: We prescreen income and credit situations before application, so you know your approval odds going in. If Marquis Lakeline Station’s thresholds are a stretch, we’ll point you to other communities in this corridor with more flexible screening. Our service is free to renters. Call us at 512-520-0311.

Resident Reviews Decoded

We read through 246 Google reviews, 46 ApartmentRatings reviews, and checked Yelp (29 reviews) to find the patterns that actually matter. Individual complaints aren’t that useful on their own. Repeated themes are.

Review Pattern Analysis

What Residents Consistently Praise

Staff get named here. By name. Etienne shows up repeatedly across 2024 and 2025 Google reviews. Ellie, Josh, and Allison also receive specific mentions. That kind of name recognition across different reviewers and different time periods tells you the front of house experience is consistently strong. Most communities we track in this corridor don’t get that level of individual callouts.

Maintenance response time is the second most common positive theme. Residents describe same day or next day service on work orders. For a 2008 build with 344 units, that turnaround reflects staffing and priorities that are working.

And the floor plans get genuine praise for size. The 1BR layouts range from 733 to 860 square feet, and the 3BR townhome at 1,645 square feet is one of the largest in the corridor. Residents don’t just say “nice apartment.” They mention walk in closets, patio space, and the gas appliance setup.

What Residents Consistently Criticize

Pest complaints are the most concerning pattern in recent reviews. Three reviewers in the past six months mention roaches or scorpions. One resident found scorpions and roaches despite reporting the issue to management. Another describes ongoing bugs and slow management response.

Why does this keep coming up? The root cause is probably the 2008 wood frame construction, proximity to FM 620’s wooded areas, and the building’s age. CWS provides pest treatment, but the frequency of recent mentions suggests the standard schedule may not cover every unit.

No playground. For a 344 unit gated community, that’s unusual. Dog park, pool, outdoor spaces, yes. But nothing for kids. Three reviewers call this out specifically.

Renewal pricing frustration shows up in several reviews from long term residents. One resident living there for two years described renewal offers $300 to $400 higher than what new tenants pay for the same floor plan. CWS’s public response acknowledged that market fluctuations drive pricing differences between new and renewal rates. This is common across the industry, but ask about it before you sign rather than after.

Management Response Patterns

CWS responds to nearly every Google review, positive and negative. Response time runs a few days to a few weeks. Most replies come from “Maggie at CWS Customer Care” and follow the same format: thank the reviewer, acknowledge the concern, invite the resident to reach out.

Here’s what that tells you. A management company that personalizes responses and addresses the specific issue raised? That signals real engagement. But when every response follows the same template regardless of whether the complaint is about roaches or rent increases, it tells a different story. CWS falls in the middle. They show up consistently, which counts for something. But the responses rarely touch the actual concern. A resident reports pest problems and gets back “we strive to make Marquis Lakeline Station a comfortable and enjoyable living environment.” That doesn’t tell you how the problem was resolved.

The Uncomfortable Truth

This is the part of the review that listing sites will never write. We’re not trying to talk you out of this community. We’re making sure you know what you’re signing up for. If these trade offs don’t bother you, this property might be a strong fit. If they do, we can point you to alternatives.

The Pest Pattern Is Real and It’s Recent

This isn’t a one off complaint. Three separate reviewers in the past six months mention roaches or scorpions. The property is 18 years old, wood frame construction, and sits along FM 620 near tree cover. That combination makes it more susceptible to pest intrusion than a 2020 built concrete and steel community.

CWS charges a $5/month pest control fee, but the review pattern suggests some units need more aggressive treatment than what’s covered by that standard service. Ask the leasing office about their pest treatment schedule and what options exist if the standard treatment isn’t enough.

Year 1 Pricing and Year 2 Pricing Are Different Experiences

The current concession is generous. A 1BR at $858/month net effective is hard to beat in this corridor. But that’s Year 1. Multiple residents report that renewal pricing eliminates the concession and often lands higher than what comparable vacant units are listed at. CWS’s public responses confirm that renewal and new lease pricing are driven by different market factors.

What does that mean in practice? Your monthly cost could jump $200 to $400 when the lease renews. Budget accordingly and ask about renewal pricing expectations during your tour.

The Fees Beyond Rent Add Up Fast

CWS charges $38 to $40/month in mandatory fees (valet trash, amenity, pest control, admin processing) on top of base rent. Water is billed separately based on usage. Electricity and gas go through your own utility accounts.

Add it all up and total monthly costs can run $200 to $300 above the advertised base rent in cooler months. Summer is worse. Peak electricity in Central Texas can push that gap to $350 to $400. The distance between “rent is $1,030” and “I’m actually spending $1,300+ per month” catches renters off guard when they don’t ask about it before signing. We’ve listed every verified fee in the Pricing section above so you can calculate your real number before you tour.

Ready to move forward, or want to explore alternatives?

You’ve seen the full picture on Marquis Lakeline Station. If it fits your situation, we can help you get the best available terms. If you’d rather look at similar communities without the pest concern or with lower total monthly costs, we can walk you through alternatives in the same corridor and price range.

Frequently Asked Questions

Is Marquis Lakeline Station in Cedar Park or Austin?

The mailing address is Austin, TX 78717, but the property sits in the Lakeline Station corridor that straddles the Cedar Park and northwest Austin border. The school district is Round Rock ISD, not Leander ISD.

Does Marquis Lakeline Station allow large dogs?

Yes. The weight limit is 175 pounds with a maximum of 2 pets. Breed restrictions apply, and the pet fee is a $350 non-refundable charge plus $20/month pet rent for one pet or $30/month for two.

What is the income requirement at Marquis Lakeline Station?

You need to earn 3x the monthly rent in gross income. For the lowest 1BR at $930, that means $2,790/month or about $33,480 annually.

Does Marquis Lakeline Station have in unit washer and dryer?

Every unit comes with a full size washer and dryer supplied by the property. No shared laundry rooms.

Is Marquis Lakeline Station a gated community?

It is. The property has access gates with controlled entry. A couple of reviewers mention occasional gate malfunctions, but the gating is in place and active.

What school district is Marquis Lakeline Station in?

Round Rock ISD. The zoned schools are Anderson Mill Elementary, Noel Grisham Middle School, and McNeil High School. Verify current attendance zones through Round Rock ISD before making a decision based on school zoning.

How far is Marquis Lakeline Station from the MetroRail?

The Lakeline MetroRail Station is about 1.3 miles from the property. That’s roughly a 3 to 5 minute drive or a manageable bike ride for rail commuters heading downtown.

Is Marquis Lakeline Station pet friendly?

Dogs and cats are both welcome with a 175 pound weight limit and a maximum of 2 pets. The property has a dog park, pet washing station, and dog/walk trail on site. Breed restrictions apply, so ask the leasing office for the restricted breeds list before applying.

The Bottom Line

The Year 1 value here is real. A renovated 1BR in a gated, CWS managed community at an $858 net effective is one of the stronger deals in the Lakeline Station corridor right now. Leasing staff get consistently named and praised. Maintenance is responsive. And the 3BR townhome at 1,645 square feet fills a gap that most competing communities can’t touch.

The main trade off is the 2008 building age showing up in pest complaints, and the reality that Year 2 pricing may look very different from Year 1.

This community makes sense if you’re looking for a 1BR or 3BR in the Lakeline corridor, your credit and income qualify at 3x, you want a gated community with CWS management, and you’re planning for at least one year but going in with clear expectations about renewal pricing.

This community doesn’t make sense if pest issues are a hard no, you’re counting on the concession pricing continuing into Year 2, you need a children’s play area on site, or your total monthly budget can’t absorb $300 to $400 in fees and utilities on top of the advertised rent.

Our honest take: Marquis Lakeline Station is a solid Year 1 value play for renters who qualify. The concession math is real, the management team is engaged, and the floor plans are larger than most of the competition. Go in with your eyes open about the pest risk, the renewal pricing, and the total monthly cost, and you’ll make a well informed decision.

Need Help?

Work with us: The Cedar Park Apartment Team is a free apartment locating service. We don’t charge renters anything. We can prescreen your credit and income before you apply, run the cost comparison against other Lakeline corridor communities, and help you negotiate move-in terms. Call us at 512-520-0311 or fill out our contact form.

Go solo: If you’d rather handle it yourself, contact the Marquis Lakeline Station leasing office directly at (844) 766-7269 or visit marquislakelinestation.com. Tell them the Cedar Park Apartment Team referred you.