Mortgage Broker in Cedar Park, TX

Cedar Park facts and sources

Every fact in this section is tied to a public source listed at the bottom of the page. If you’re making a decision on a specific address, check that address with the source; boundaries and tax lines are set parcel by parcel, not by ZIP code.

• Where it is. Cedar Park sits on Cluck Creek and U.S. Highway 183, about sixteen miles northwest of Austin in southwestern Williamson County (Handbook of Texas).
• How it got its name. The settlement started out as Running Brushy, after a spring at the head of the creek. The railroad renamed it Brueggerhoff in 1882, and in 1887 Emmett Cluck renamed it Cedar Park (Handbook of Texas).
• When it became a city. Cedar Park residents voted to incorporate on February 24, 1973 (Handbook of Texas).
• How fast it grew. Ranch land started turning into housing in the 1960s. The population went from 125 in 1970 to over 3,000 by 1980, 26,049 in 2000 and 77,595 in 2020 (Handbook of Texas). In practical terms, that means most Cedar Park homes were built from the 1980s on, and a buyer can be choosing between a 1980s or 1990s subdivision house and a much newer one on the same afternoon.
• Two counties. Cedar Park lies mainly in Williamson County, with a portion in Travis County (Handbook of Texas). Williamson County homes are appraised by the Williamson Central Appraisal District (WCAD); Travis County homes are appraised by the Travis Central Appraisal District (TCAD). Your title commitment and tax certificate will show which applies.
• Two school districts. There is no Cedar Park ISD. Leander ISD serves most of the city, and Round Rock ISD serves part of it, including some addresses on the southeast side (Round Rock ISD and City of Round Rock; Leander ISD attendance zones). Leander ISD itself cautions buyers to confirm an address with the district rather than rely on a map, so we always ask you to check the specific property.
• MUDs and other special districts. Some Cedar Park-area subdivisions sit inside a municipal utility district or other special taxing district, and others don’t. The appraisal district’s taxing-unit list for the parcel is the place to confirm it.

Neighborhoods we finance every week

We finance homes all over Cedar Park, and the first thing we check on any address is which school district and taxing units it falls in. Leander ISD serves most of the city, and Round Rock ISD serves part of it, including some addresses on the southeast side (City of Round Rock; Leander ISD). Those lines follow parcels, not subdivision names or ZIP codes, so two homes in the same part of town can land in different districts. The City of Cedar Park’s public education map shows the school district boundaries, and we confirm the specific property with the district and the appraisal district before you write an offer.

Schools and home values

There is no Cedar Park ISD. Each address belongs to Leander ISD or Round Rock ISD, and the school district is one of the taxing units on the property tax bill along with the county, the city and any MUD (Williamson Central Appraisal District; Travis Central Appraisal District). Leander ISD asks buyers to confirm an address with the district rather than rely on a map. Because the school district and its tax line both affect the monthly payment, we use the actual parcel’s taxing units in your estimate so the payment fits your budget.

Loan programs that fit Cedar Park

Here’s how the most common Cedar Park situations usually line up with loan types. Every file is different, and program terms vary by lender, so treat this as a starting point for a conversation rather than an answer.

Non-QM loans for Cedar Park borrowers

Cedar Park has a lot of people whose income doesn’t fit a standard W-2 box: contractors, consultants, small-business owners, real estate investors and people who’ve already retired with savings. A bank that only offers agency loans often sends them home with a “no.” A broker can look further. Non-QM loans qualify you on something other than tax-return income:

• Bank statement loans use your business or personal deposits to figure qualifying income.
• P&L loans use a profit-and-loss statement for the business.
• Asset depletion turns eligible savings and investment balances into qualifying income.
• DSCR loans qualify a rental on the property’s rent, not your personal income. See also our Texas DSCR page.
• ITIN mortgages are for borrowers who file taxes with an ITIN.
• Foreign national mortgages are for buyers who live outside the U.S.

Down payment, credit and reserve requirements on these programs vary by lender, which is exactly why shopping more than 50 wholesale lenders helps. If you’re self-employed, start there and we’ll tell you plainly which path fits.

Property taxes in Cedar Park

Property tax is often the line that surprises Cedar Park buyers most, so we build it into your payment estimate early. I won’t quote tax rates on this page because they change every year and differ by parcel. Pull the current rates for the specific address from the appraisal district before you make an offer, and we’ll use those numbers.

Who appraises the home. Williamson County parcels are appraised by WCAD and Travis County parcels by TCAD. The appraisal district’s parcel page lists every taxing unit on the bill: the county, the city, the school district, and any MUD or other special district.

MUD tax. A municipal utility district is a local government that can levy its own property tax to pay for water, sewer and drainage infrastructure. If the parcel is in a MUD, that tax shows up as its own line and can change the monthly payment noticeably. Check the taxing-unit list for the address rather than assuming from the subdivision name.

Homestead exemption. Once the home is your principal residence, you can apply to the appraisal district for the residence homestead exemption. Under Texas Tax Code §11.13(b), school districts must exempt $140,000 of a homestead’s appraised value. Under §11.13(c), owners who are 65 or older or disabled get an additional $60,000 school-district exemption. Other taxing units may offer their own local-option exemptions (Texas Comptroller).

The 10% homestead cap. Under Texas Tax Code §23.23, once a home qualifies as a residence homestead, its appraised value for tax purposes can’t rise more than 10% a year (plus the value of new improvements). The cap starts the year after you qualify, which matters if you buy in a year when values are climbing.

Protest deadline. If you disagree with your appraised value, Texas Tax Code §41.44 sets the protest deadline at May 15 or 30 days after the appraisal district delivers your notice of appraised value, whichever is later. The Comptroller’s protest page explains the process.

What this means for your loan. Lenders qualify you on the full monthly payment, taxes included. A buyer moving from an older home with years of homestead cap built up can be surprised that the new tax bill is based on a fresh value. We run the numbers on the actual parcel so the payment you see before the offer is the payment you live with.

A Cedar Park purchase, start to finish

Here’s how a typical purchase goes with us. Your timeline depends on the contract, the appraisal and how quickly documents come in, so I won’t promise a closing date on a web page.

1. First conversation. You call or text (512) 593-1336, or request a quote online. We talk through price range, down payment, income type and the neighborhoods you like.
2. Documents and credit. We gather what the loan type needs: pay stubs and W-2s for salaried buyers, vesting statements for RSU income, bank statements or a P&L for self-employed buyers, DD-214 or Certificate of Eligibility for VA.
3. Pre-approval. We compare options across more than 50 wholesale lenders and issue a pre-approval that matches the loan you’ll actually use. Listing agents often call the lender before accepting an offer; we answer those calls.
4. Address-level check before the offer. For the house you like, we look at the appraisal district record: county, school district, MUD or special district and HOA. Then we update your payment estimate.
5. Under contract. We lock when you’re ready, order the appraisal and work the file with the title company.
6. Underwriting and conditions. We tell you exactly what the underwriter needs, and why, so nothing sits.
7. Closing. You sign with the title company and get your keys. Then file your homestead exemption with the appraisal district.

Refinancing a Cedar Park home. If you already own here, we look at your current loan, your equity and your goal. That might be a rate-and-term refinance, a cash-out refinance for a remodel or debt payoff, or a HELOC if you’d rather keep your first mortgage in place. We’ll tell you plainly if the math doesn’t work and waiting is the better move.

Questions to settle before an offer

These are the questions that most often change a Cedar Park loan file late in the process. Ask them early.

• What are the HOA dues, and is there a transfer fee? Dues count in your debt-to-income ratio.
• Is the parcel in a MUD or other special district? Check the appraisal district’s taxing-unit list for the address.
• Which county and school district is it in? Confirm with the appraisal district and the school district’s own tool, not the listing.
• How old is the roof? On older homes, roof age can affect insurance and sometimes the appraisal.
• If you have RSUs, how long have they vested and what’s left on the schedule? Bring your vesting history.
• If you’re relocating for a job, do you have the offer letter? Some lenders can use a signed offer letter for a job that hasn’t started yet; the rules vary by lender.
• Are you selling a home first? We’ll talk through a contingent offer or using equity in your current home through a HELOC.

Income types: RSUs and bonuses

If part of your pay comes as restricted stock units (RSUs) or an annual bonus, lenders can often count that income, but how much counts depends on the lender and the program.

In general, underwriters want to see a history of vesting or bonus payments, evidence the income is likely to continue, and a way to value the stock. Some use an average of past vesting; some look at the remaining schedule. Requirements vary by lender, which is one more reason a broker helps: we can match your pay structure to a lender whose guidelines fit it.

RSUs can also help in a second way. Vested shares you’ve sold can go toward the down payment or reserves, as long as the money is documented. Bring your brokerage statements and vesting history to the first call and we’ll show you both options.

What makes CapFi different

• More than 50 wholesale lenders. We shop your file instead of fitting you into one bank’s box.
• Non-QM is a real part of what we do. Bank statement, P&L, asset depletion, DSCR, ITIN and foreign national loans, not just conventional and FHA.
• Locally owned. Our office is in Austin.
• Rated 4.9 on Google (79 reviews).
• You can reach your broker directly at (512) 593-1336, Mon–Sat, 9 AM–7 PM.

If you’re a first-time buyer, ask us about first-time buyer options. Down payment assistance can sometimes help as a supporting piece, through approved participating lenders.

How to get started

1. Call or text (512) 593-1336, or send us a message online.
2. Tell us your plan: price range, timing and the neighborhoods you like.
3. Get pre-approved so your offer is ready when the right house comes up.
4. Shop with confidence while we line up the loan behind the scenes.

Cedar Park mortgage FAQs

Ready to buy in Cedar Park?

Don’t let a stronger-looking offer beat you to the house. Call or text (512) 593-1336, Mon–Sat 9–7, or tap Get Started to begin your pre-approval. We’ll compare more than 50 wholesale lenders and put you in a position to win.

Sources

Sources checked October 23, 2026.

1. Handbook of Texas Online, “Cedar Park, TX” (location, Running Brushy and Brueggerhoff names, 1887 rename, Feb 24, 1973 incorporation, population figures, Williamson and Travis counties, coordinates): https://www.tshaonline.org/handbook/entries/cedar-park-tx
2. City of Round Rock, New Residents (Round Rock ISD serves parts of Cedar Park; MUD definition): https://www.roundrocktexas.gov/city-about-round-rock/new-residents/
3. Round Rock ISD: https://www.roundrockisd.org/
4. Leander ISD (attendance zones and School Zone Finder; district says to verify by address): https://www.leanderisd.org/
5. City of Cedar Park, Cedar Park Atlas education map (school districts): https://cedarparkatlas.com/atlas.aspx?Section=Education
6. Williamson Central Appraisal District (parcel taxing units, homestead filing): https://www.wcad.org/
7. Travis Central Appraisal District: https://traviscad.org/
8. Texas Comptroller, Property Tax Exemptions ($140,000 school homestead, $60,000 65+/disabled, local options): https://comptroller.texas.gov/taxes/property-tax/exemptions/
9. Texas Tax Code §11.13: https://statutes.capitol.texas.gov/Docs/TX/htm/TX.11.htm
10. Texas Tax Code §23.23 (10% homestead cap): https://statutes.capitol.texas.gov/Docs/TX/htm/TX.23.htm
11. Texas Tax Code §41.44 (protest deadline): https://statutes.capitol.texas.gov/Docs/TX/htm/TX.41.htm
12. Texas Comptroller, Appraisal Protests and Appeals: https://comptroller.texas.gov/taxes/property-tax/protests/