Living in Cedar Park 78613 — A Buyer's Guide from Crystal Kilpatrick

Cedar Park sits about 15–20 miles northwest of downtown Austin, primarily in Williamson County with a small portion extending into Travis County. The 78613 ZIP covers most of the City of Cedar Park, bounded roughly by FM 1431 on the north, US 183 on the east, RM 620 on the south, and the Lakeline Boulevard corridor on the southeast. Major neighborhoods inside the ZIP include Buttercup Creek, Cypress Creek, Brushy Creek, Anderson Mill West, Twin Creeks Country Club, and Heritage Park.

Detached single-family is the dominant housing type. Most current inventory was built between the 1980s and the 2010s in master-planned subdivisions, with older Buttercup Creek and Anderson Mill West sections dating to the 1980s and 1990s, and newer construction concentrated in Twin Creeks and the western edge of the city.

• US 183 and the parallel US 183A toll along the eastern edge of the city, with direct connections to MoPac, The Domain, and downtown Austin without crossing through central Austin traffic.
• HEB Center at Cedar Park — a Williamson County-owned arena that hosts the Texas Stars (AHL, Dallas Stars affiliate) and the Austin Spurs (NBA G League, San Antonio Spurs affiliate).
• The Brushy Creek Regional Trail — a Williamson County paved trail system that runs along Brushy Creek and connects multiple parks across Cedar Park, Round Rock, and Brushy Creek.

• US 183 (Research Boulevard) and US 183A toll run parallel through different parts of the city. The older Research Boulevard corridor carries heavier signal-density traffic; 183A is a faster tolled alternate. Pick by origin and destination — they're not interchangeable.
• 78613 is split between two school districts. Most of Cedar Park is Leander ISD; portions of the southern edge fall within Round Rock ISD. Confirm the district and feeder pattern for the specific address — the line affects high school assignment.
• Older subdivisions (Buttercup Creek, Anderson Mill West, Cypress Creek) date from the 1980s and have different lot sizes, deed restrictions, and HOA structures than newer Twin Creeks or Heritage Park sections. Two homes one mile apart can sit inside very different neighborhood frameworks.

78613 falls predominantly within Leander ISD. Elementary schools serving the area include CC Mason, Cypress, Westside, Charlotte Cox, and several others depending on address. Middle school assignments are typically Cedar Park Middle, Artie L. Henry Middle, or Running Brushy Middle. At the high-school level, Cedar Park, Vista Ridge, and Leander High Schools all draw from sections of 78613, with assignment varying by address. A small portion of southern Cedar Park falls within Round Rock ISD instead.

District lines and feeder patterns are revisited periodically. Verify the current district, elementary, middle, and high school assignment for any specific Cedar Park address using Leander ISD's tools — and Round Rock ISD's tools for southern sections — before relying on it for an offer.

US 183 (Research Boulevard) and US 183A toll run through the eastern edge of 78613 and carry most of the downtown commute. Off-peak, downtown Austin is generally 25–30 minutes south via 183 to MoPac. Peak periods extend the inbound commute, particularly at the 183 / 183A interchange and the MoPac transition near The Domain.

Austin-Bergstrom International Airport is typically 35–45 minutes via MoPac to SH 71. SH 45 toll connects east-west between US 183 and I-35 / SH 130, useful for reverse commutes toward Round Rock, Pflugerville, and the eastern metro that avoid central MoPac.

• 1890 Ranch. A retail center along US 183 with restaurants, Cinemark theaters, and Home Depot among its anchor tenants.
• HEB Center at Cedar Park. A Williamson County-owned arena along US 183A toll, home to the Texas Stars (AHL) and the Austin Spurs (NBA G League).
• Downtown Austin. Roughly 25–35 minutes south via US 183 and MoPac, with the central business district, Capitol complex, and Lady Bird Lake hike-and-bike trail.
• Lake Travis & Marble Falls. West via FM 1431 to Lago Vista, Marble Falls, and Lake Travis recreation, generally 30–60 minutes depending on destination.
• Lakeline Mall & The Domain. Lakeline Mall sits at US 183 and Lakeline Boulevard on the Cedar Park / northwest Austin border; The Domain is roughly 15 minutes east via US 183 toll for additional regional retail and dining.

My recent closings in 78613 have come in around $610K and $503K. Both fall inside the typical mid-market Cedar Park range, and the spread reflects the difference between newer-construction or higher-spec homes in Twin Creeks-tier sections and more standard inventory in the older Buttercup Creek and Cypress Creek subdivisions.

When I'm working with buyers in Cedar Park, the first conversation is usually which corridor they're commuting on — US 183 / MoPac to downtown, or US 183A north to Leander and the western metro, or SH 45 east toward Round Rock and Pflugerville. The next is the school district question, because the Leander / Round Rock ISD line cuts across the southern part of the city, and which high school a specific street feeds to changes the calculus for some families. Subdivision age is the third call — a 1985 Buttercup Creek house and a 2015 Twin Creeks house are very different products at very different price points inside the same ZIP.

For buyers who want northwest Austin job access without paying inside-the-city pricing, 78613 is one of the most well-supplied options on the corridor. For sellers, condition and presentation matter more here than in newer markets, because so much of the 78613 inventory is 25–40 years old and buyers are comparing across a wide age range.