Where to Live in
Cedar Park

The 2026 Cedar Park Shortlist

The 2026 Vibe Check

Cedar Park is no longer the "Austin Suburb" you moved to for a bigger backyard and lower taxes. It’s a fortress of its own making. The "Domain-fever" that swept the north quadrant has cooled, but the ground-level shift is permanent. The Lamar Blvd spine, once a drag of strip malls, is now a canyon of five-story mixed-use boxes. If you’re looking for affordability, you missed the window by about three years. We are in the "refinement" era.

The gentrification lines are hardening. East of I-35, pockets like Cherrywood are holding the line on grit, but the tear-downs on E 38th 1/2 are creeping in. West of Mopac, it’s a fortress of old money and new tech cash. The real action, however, is the migration north. The Domain is the new downtown, but the locals are spilling into North Loop (the neighborhood, not the highway) and Brentwood, seeking older bones and actual dive bars. The vibe is "stressed prosperity"—everyone has a high-paying job, a long commute, and a desperate need for a decent espresso. The new hot spot is the Crestview "Brewery District" (a three-block stretch along Burnet Rd), where the light industrial zoning is finally paying off in taprooms that don't feel like corporate banks.

The Shortlist

1. Highland

• The Vibe: Historic Craftsman
• Rent Check: 35% above city avg.
• The Good: This is the gold standard for walkability. You can walk from your porch on E 45th St to Quackenbush Coffee or grab a heavy pour at The Varsity without touching a major arterial. The schools (Highland Elementary) are top-tier, and the tree canopy is dense enough to block out the summer sun.
• The Bad: Parking is a nightmare. If you have two cars and a guest, you’re circling. The homes (mostly 1930s-40s) require constant maintenance; the charm costs cash.
• Best For: The "Old Money" crowd who wants to be central but hates the glass towers of the East Side.
• Insider Tip: Drive down E 43rd St between Red River and Duval. It’s the best architectural row in the city.

2. North Loop

• The Vibe: Hipster Industrial
• Rent Check: 10% above city avg.
• The Good: It’s the last neighborhood inside the core that still feels like Austin used to. You have The Brew & Brew for work, Radio Coffee for the hang, and The ABGB for beer, all within a quarter-mile radius. The walk score is high because everything is crammed into the strip centers along Burnet Rd.
• The Bad: The traffic noise from Burnet is relentless. It’s a cut-through artery, so expect sirens and brake lights at 8 PM on a Tuesday. The crime is mostly property crime (bikes lifted off porches).
• Best For: Tech workers who want to bike to the office but live somewhere with actual character and not just HOA rules.
• Insider Tip: The secret is the Gracywoods pocket north of Koenig Ln. It’s quieter, has actual yards, and is walkable to The Bar at the End of the Universe.

3. Crestview

• The Vibe: Mid-Century Hodgepodge
• Rent Check: City Avg.
• The Good: This is the sleeper hit for families who got priced out of Tarrytown but refuse to move to the suburbs. You get 1,500 sq ft post-war brick homes with actual yards for a price that doesn't require a trust fund. The Crestview Station rail access is a lifeline for commuters.
• The Bad: It feels disjointed. You’ll have a pristine 1960 ranch next to a flipped house next to a sketchy rental. The retail on Burnet is a mess of car dealerships and fast food.
• Best For: Families who want a yard and a commute that doesn't require a helicopter.
• Insider Tip: Ignore the main drag and hit The ABGB (yes, it's technically on the border) or the new row of spots near Anderson Ln.

4. Cherrywood

• The Vibe: Student-Heavy Grunge
• Rent Check: 20% below city avg.
• The Good: It’s cheap, and it’s close to UT and the Hancock Golf Course. If you’re a grad student or a young professional on a strict budget, this is your zone. The bus lines on Manor Rd are frequent.
• The Bad: It’s rough around the edges. Package theft is common, street parking is a war zone, and the noise from parties is constant. It’s gentrifying, but it’s still a "check your surroundings" area at night.
• Best For: Students, service industry workers, and anyone who prioritizes location over luxury.
• Insider Tip: The best food truck in the city, Cuantos Tacos, is parked at The Local Scoop on E 51st St. That’s the center of gravity here.

Strategic Recommendations

For Families:
Look at Crestview or the Allandale border. You want the Crestview Elementary zone if possible. The lots are larger here than in Highland, meaning your kids can actually play in the yard without being three feet from the neighbor's driveway. The "bad" parts of Crestview are still safer and quieter than the "good" parts of Cherrywood.

For Wall St / Tech (The Commuter):
If you work downtown, Highland is the winner if you can afford the entry price. You can walk to the UT shuttle or grab a ride-share in seconds. If you're commuting to The Domain (where most tech is now), North Loop is the sweet spot. You are ten minutes from the office and far enough from the UT chaos.

The Value Play:
Cherrywood. Specifically, the grid east of Chicon. The city is pouring money into infrastructure here, and the "East Side" creep is undeniable. The bungalows here are being bought for the land value. Buy a shackle, gut it, and hold on. The gentrification wave is crashing on these shores next.