Bastrop - Cedar Creek Edition | May 2026

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Bastrop Cedar Creek Edition VOLUME 3, ISSUE 3 MAY 29JUNE 26, 2026

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Bastrop sets new path for growth City leaders repeal and replace the former development code with one ‘for the people’

BY AMANDA CUTSHALL Bastrop residents and developers will see future growth guided by a new set of land-use rules after council members replaced the city’s development code and zoning map April 14. Mayor Pro Tem John Kirkland said the vote for the Bastrop Development Code marked the nal step in the city’s eort to undo the previous development rules known as the Bastrop Building Block, or B3. The biggest structural change with the BDC is the move from the B3’s place types. Those planning categories, such as P1-P5, organized land from rural edges to more urban main street blocks based on building form. The new code instead uses a traditional zoning map with named districts, such as rural residential, single-family residential and mixed-use. INSIDE 12

What to know

A grandfather clause began April 14.

Appeals, administrative relief and variances are available. Aected applicants are encouraged to contact the city.

Homes and businesses under construction rise alongside established areas and open land in Bastrop, where city leaders approved a new development code and zoning map April 14 to set a clearer framework for future growth. (Matthew Brooks/Community Impact)

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About Community Impact

Community Roots: Founded in 2005 by John and Jennifer Garrett, we remain a locally owned business today. Texas-Wide Reach: We deliver trusted news to 65+ communities across the Austin, Bryan-College Station, Houston, and Dallas-Fort Worth metros.

roll call.

Market leaders & metro team

Reporters Brittany Anderson Katlynn Fox Jessica McLaren Bailey Meyers Michael Milliorn Jillian Nachtigal Hannah Norton Daniel Schwalm Hamera Shabbir Brooke Sjoberg Ben Thompson Gracie Warhurst Sienna Wight Graphic Designers Abbey Eckhardt Alissa Foss Minh Nguyen Laura Patino Joseph Veloz Managing Editor Darcy Sprague Product Manager Gloria Amareth Quality Desk Editor Adrian Gandara

Leslie Bradshaw General Manager lbradshaw@ communityimpact.com

Amanda Cutshall Editor acutshall@ communityimpact.com

Travis Baker Austin Market President tbaker@ communityimpact.com

16225 Impact Way, Pugerville, TX 78660 • 5129896808 Careers communityimpact.com/careers Press releases basnews@communityimpact.com Advertising basads@communityimpact.com communityimpact.com/advertising

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BASTROP CEDAR CREEK EDITION

HAWTHORNE ST.

Impacts

GORDON ST.

BUTTONWOOD ST.

FISHERMAN'S PARK

PINEST.

304

150

WALNUTST.

AUSTINST.

969

EMILE ST.

535

MARTIN LUTHER KING DR.

305

MAP NOT TO SCALE

Bastrop-Cedar Creek

will also remain available. • Opening by late spring • 1507 Chestnut St., Bastrop • www.espadasdebrazil.com

111 wildre response and forest management demands in Central Texas. The project is expected to be fully operational by early 2027. • 306 Meduna Road, Smithville • www.tfsweb.tamu.edu 5 McDonald’s Construction began April 6 for the fast food chain, known for menu items, including the Big Mac and Quarter Pounder, and has an existing location at 496 SH 71 E., Bastrop. • Opening mid- to late 2026 • Sendero, 917 SH 71 W., Bastrop • www.mcdonalds.com

Now open

1 Chuy’s The Austin-founded eatery oers Tex-Mex dishes and

111 3 Scooters Coee The drive-thru coee franchise will oer hot and iced drinks, including coee, teas, lemonades and energy drinks. Build-your-own smoothies and blenders will also be available, with add-ins like protein or energy shots, as well as breakfast burritos and sandwiches, baked goods and pet-friendly treats. • Opening in July • Sendero, 900 SH 71 W., Bastrop • www.scooterscoffee.com

house specialties. • Opened May 18 • Sendero, 909 SH 71 W., Bastrop • www.chuys.com

Coming soon

2 Espadas de Brazil Drawing on experience from his Austin food truck, owner Robinson Figueiredo plans to bring a Brazilian steakhouse to the former Stem & Stone space. Espadas de Brazil’s food truck will continue serving diners at The Boring Bodega, 865 FM 1209, Bastrop. Catering services

What’s next PERMITS FILED WITH THE TEXAS

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6 PostalAnnex Registered on May 1, construction on the shipping and business services center is expected to be completed in

A groundbreaking ceremony was held for the $2.5 million project April 29. Ocials said the oce will modernize the agency’s infrastructure to meet growing

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BY AMANDA CUTSHALL

July. PostalAnnex locations typically oer shipping via UPS, FedEx, DHL and USPS, as well as private mailbox rental, notary services and printing. • Burleson Crossing East, 663 SH 71 W., Ste. 111, Bastrop • www.postalannex.com 7 Residence Inn by Marriott Details for the extended-stay hotel were led May 5. The $10 million project will span more than 75,000 square feet and is scheduled to begin July 15 and wrap up by November 2027. Residence Inn marks the third Marriott-branded hotel underway in Bastrop. • 119 SH 304, Bastrop • www.marriott.com/brands/residence-inn.mi

In the news

Now open

9 Bastrop Regional Chamber of Commerce Formerly known as the Bastrop Chamber of Commerce, a rebrand was launched April 14 with a new name and look that nods to its recent ve-star accreditation from the U.S. Chamber of Commerce—an honor held by 154 of more than 7,000 chambers nationwide. • 927 Main St., Bastrop • www.bastropchamber.com 10 Film Alley Bastrop The entertainment venue is joining a company-wide celebration of Schulman Theatres’ centennial. Film Alley Bastrop oers movies, bowling, arcade games, live comedy shows, dining and drinks. Festivities began May 1 with a 100-day giveaway promotion, the launch of a Wednesday lm series featuring classic movies called 100 Years of Reel Classics with $5 tickets and $1 popcorn.

Relocations

11 Aspen Dental The practice oers a variety of oral health services, ranging from dental hygiene and emergency care to oral surgery, implants and more. Aspen Dental also oers an in-house clear aligner called Motto that ocials said is half the price of other brands. • Opened May 5 • Burleson Crossing East, 661 SH 71 W., Ste. 119, Bastrop • www.aspendental.com

8 Bastrop Medicine Shop Owner and pharmacist Omar Fuentes and his team moved from their Main Street location near the post oce at 1110 Main St., Ste. A, Bastrop, to a larger spot just a few blocks east that Fuentes said will allow for more products, services and parking. • Relocated May 18

• 1600 Chestnut St., Bastrop • https://bastrop.¨ilmalley.net

• 1001 Chestnut St., Ste. A, Bastrop • www.bastropmedicineshop.com

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BASTROP CEDAR CREEK EDITION

Government

BY AMANDA CUTSHALL

$155M Bastrop hotel, golf projects move forward Bastrop ocials are taking the next steps on a proposed hotel and convention center and a public golf course following feasibility study presentations to City Council on April 28. Ocials said the projects are intended to help address long-term needs tied to growth, including tourism and recreation. The details Recommendations for the hotel and con- vention center include a 300-room hotel and a 40,000-square-foot convention center at an upcoming development called Bastrop West. A separate study examined a 9-hole, par-3 public golf course in northwest Bastrop. What’s next Council directed sta to explore funding options and return with an update July 28.

Hotel and convention center

More Bastrop government news 3 stories we’re following online

• 300-room hotel • 33 acres

• $150 million • 40K sq. ft. convention center

1 Commissioners OK $10K for new gazebo

Bastrop County Commissioners on May 11 OK’d the reconstruction of the courthouse gazebo, opting to rebuild rather than renovate due to its signicant deterioration. 2 County weighs SH 71 address restructuring Commissioners are weighing whether about 1,700 Bastrop County addresses along SH 71 should be changed to x duplicate and inconsistent ranges and improve emergency response. 3 Mayor sworn in following canvass Bastrop City Council canvassed the May 2 election and swore in Mayor Ishmael Harris on May 12. Harris won the race over Joseph Staneld with 84.57% of the vote.

Scan for more planned Bastrop West projects, including a full-service hospital.

Golf course • About 16 acres • Par 3

• 9 holes • $5 million

CEDAR ST.

FARM ST.

SOURCE: CITY OF BASTROPCOMMUNITY IMPACT

City treated water loss rate outperforms benchmarks Bastrop outperformed local, regional and national rates for treated water loss in 2025. In a nutshell

Bastrop targets lower water loss Council OK’d an updated Water Conservation Plan on April 28, setting 5- and 10-year targets.

What it means Water loss measures the gap between how much water the city pumps and how much is billed or otherwise accounted for. Lower rates mean less water is lost through leaks, meter issues or other unknown causes. Residential water audits can be requested through the Public Works Department, 512-332-8920.

Baseline

2025 rate

6.7%

Public Works Director Curtis Hancock reported during an April 14 council meeting that the city’s rate exceeded expectations at 6.7%—below the city’s target of 9% or less.

2031 target

2036 target

SOURCE: CITY OF BASTROPCOMMUNITY IMPACT

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Education

BY BROOKE SJOBERG

As Bastrop ISD administrators continue crafting a budget proposal for the 2026-27 nancial year, new enrollment projections and information about legislative impacts show what the path forward might look like. Chief Financial Ocer Mike White shared the budget outlook in April board meetings. White said the district is one of 300 in Texas that have lost funds due to a voter- approved increase to the homestead exemption for homeowners age 65 and older lowering the taxable value of a homeowner’s primary residence. He said BISD will receive about $700,000 less than expected in funding to oset losses tied to tax policy changes; however, the budget is expected to be bolstered by funds from a look-back audit of tax revenue and a transfer from a BISD enterprise fund. White oered potential budget options that include a 1% compensation increase at the midpoint, which he said works into a balanced budget alongside state-mandated teacher compensation increases. White said the district is planning its 2026- 27 budget under a “no growth” scenario after an April demographic update from Zonda Education showed an “irregular lull” in student enrollment growth. This includes about a 15% reduction in nonclassroom and nonpayroll departments. ‘Enrollment lull’ shapes budget for Bastrop ISD

By the numbers

Bastrop ISD enrollment projections As of late April, only 80 students had joined the district in the 2025-26 school year.

Student enrollment

Projected enrollment

20K 15K 10K 5K 0

School year

SOURCE: BASTROP ISD, ZONDA EDUCATIONCOMMUNITY IMPACT

Diving deeper

• Increasing paraprofessional minimum pay to $15 per hour, which would cost the district $100,000. Budget conversations will continue as White and his sta prepare the nal proposal, which the board will vote on this summer. The district has a July 1 start to its scal year and must pass a budget for the 2026-27 nancial year by June 30. The board will consider a separate measure to set its tax rate later in the year.

Despite scal challenges, White also shared potential items for the board to consider as discussions continue: • Hiring three additional police oficers and a sergeant to move closer to the state mandate of one armed security oficer per campus, which would cost the district $304,000 • Adjusting the pay scale to increase compensation for teachers with 10 to 20 years of experience to make the district more competitive, which would cost the district $125,000

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BASTROP CEDAR CREEK EDITION

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For over 50 years, Aqua Water Supply Corporation has been the quiet force powering Bastrop County and its neighbors. This member-owned nonprofit serves more than 100,000 residents across a 1,200-square-mile area, supporting everything from agriculture to homes and businesses. Most people think about their water only when they turn on the tap, but there is a complex journey happening behind the scenes to ensure every drop is safe and reliable.

Your water is a snapshot of local geology Your drinking water doesn’t come from a lake or a river; it begins as rainfall that journeys deep underground into the Carrizo-Wilcox Aquifer. As that water travels through layers of soil and rock, it acts as a natural sponge, picking up minerals from the surrounding formations along the way. As a result, groundwater in the region contains calcium and magnesium, which create what many residents recognize as hard water. Bastrop County residents may also see traces of iron or manganese. “What’s important to understand is that these substances are either naturally occurring or intentionally maintained at safe levels to protect public health,” Water Resources Manager Cody Boatright said.

Treatment and testing are a continuous cycle A common misconception is that water is checked only once a year, or when a problem arises. In reality, water utilities operate under strict regulations from the Environmental Protection Agency and the Texas Commission on Environmental Quality. These agencies set detailed requirements for what must be tested and how often those checks must occur. The treatment process itself is customized, as needs vary by well site. Some wells require no extra filtration, while others use specialized media to capture and remove dissolved particles, such as iron and manganese. They also disinfect water throughout the process. “Disinfection works by applying a carefully controlled dose of chlorine to inactivate bacteria, viruses and other pathogens, while maintaining a residual level in the system to help protect water quality as it travels through the distribution system,” Boatright said. Once treated, water is pumped into storage tanks to maintain pressure. Then, it is delivered by gravity through the distribution system to your home. Throughout this journey, monitoring remains a constant process. Some measurements are checked daily, while others are monitored on monthly or quarterly schedules. If any result approaches a regulatory limit, utilities follow established protocols to notify regulators and make operational adjustments immediately. “Testing and oversight are ongoing. It’s not a once-a-year check; it’s a continuous process,” Boatright said.

Water conservation maintains aquifer health The Carrizo-Wilcox Aquifer is a deep groundwater source that resists short- term weather changes, but responsible use is vital for the long term. Using water wisely isn't just about saving money; it helps protect the quality of the groundwater by reducing physical strain on the aquifer. Residents can help safeguard the supply by: • Swapping grass for Texas native or drought-tolerant landscaping • Only watering their lawn in the early morning or late evening to beat evaporation • Fixing household leaks and dripping faucets immediately • Trying rainwater harvesting to supplement their garden's needs By taking these small steps, residents help ensure the region’s water supply remains strong for future generations.

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Real estate

BY AMANDA CUTSHALL

Home Edition

2026

Welcome to Community Impact’s Home Edition. Our annual Home Edition is a Bastrop and Cedar Creek reader favorite, featuring expanded real estate coverage to help you navigate your biggest investment. Whether you are looking to renovate, buy, or track local trends, this edition serves as a trusted resource. We are proud to shine a light on the people and businesses that make our community so special. Thank you to the local advertisers who make this free news possible—please support them as a sign of appreciation. This year’s Home Edition opens the door to Bastrop’s next chapter. As more people put down roots in Bastrop, growth is shaping the city’s housing market, neighborhoods and approach to development. This edition gives readers an inside look at Bastrop’s new development code, local home-related services, real estate trends and more— all showing how Bastrop is making room for growth while holding onto the values and charm that make it feel like home.

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Market snapshot Bastrop oers historic hometown charm while continuing to experience growth inuenced by Austin-area proximity, housing costs and natural amenities such as the Colorado River and state parks.

Bastrop housing highlights

By the numbers

Population 11,156

Median home value (owner-occupied): $339,600 Median gross rent: $1,443

Median household income $81,551

Owner-occupied housing rate: 56.1% Renter-occupied housing rate: 39.5%

Bastrop city limits

People per household 2.23

Households 4,917

Vacant housing rate: 4.4%

304

Changing costs Median home prices in Bastrop ZIP codes 78602 and 78612 increased more than 40% since 2016 as inventory, development and buyer demand reshaped the local housing market.

Did you know? Bastrop homeowners with a mortgage had median monthly owner costs of $2,066 from 2020-24—more than double the $860 median for homeowners without a mortgage.

Getting around Bastrop residents had a mean

commute time of 29.7 minutes from 2020-24, according to U.S. Census Bureau QuickFacts.

SOURCES: AUSTIN BOARD OF REALTORS, EXPLORE BASTROP COUNTY, UNLOCK MLS, U.S. CENSUS BUREAUCOMMUNITY IMPACT

BASTROP CEDAR CREEK EDITION

Bastrop sets new path for growth From the cover

New zoning map

What’s happening

Parks and open spaces

Single-family residential General commercial Rural residential Planned development

Public institutional Mixed-use

City Manager Sylvia Carrillo-Trevino said Bastrop had “come light years in a very short period of time” while creating the new code, which she said was a community eort over the past year. Though she and council members agreed that B3 did some things well, like improving walkability and preserving historic downtown, it proved dicult to use with a one-size- ts-all approach. Bastrop ocials emphasized that the BDC is meant to make it easier for residents and developers to le for and easier to read on the zoning map. Brittany Epling, Bastrop’s senior planner, said the zoning map update does not reclassify individual properties but instead shifts them into newly named districts with updated standards. She said the change is intended to move properties into comparable districts under a framework that is clearer and easier to navigate for residents, businesses and sta.

Industrial

969

COLORADO RIVER

OLD

150

304

SOURCE: CITY OF BASTROPCOMMUNITY IMPACT

BY AMANDA CUTSHALL

Why it matters

What’s new

What’s next

James Cowey, director of Development Services, said the shift moves away from B3’s more complex planning rules toward traditional zoning with commonly known districts, uses and standards. City documents explain that the B3 did not t well with Bastrop’s traditional single-family neighborhoods, and raised broader concerns about impervious cover in ood-prone areas, lot sizes, parking and more. O cials said the BDC responds in part by updating rules for single-family neigh- borhoods to reect Bastrop’s more tradi- tional development patterns, including larger front yards, front-driveway parking and fewer alleys, and by adding a ood- plain overlay that applies extra standards in ood-prone areas.

Carrillo-Trevino said the new code restores the Zoning Board of Adjustment and creates additional administrative relief pathways that were missing under the B3. “But that chapter is over,” she said. “This really is a code for the people, and it’s enforced by the people, and ... we work for the people.” Council member Cynthia Meyer emphasized that a grandfather clause is in eect, and those whose plans may be aected should call the city at 512-332-8842. Council member Kerry Fossler said she and other council members will keep track of variances and use them for future amendments. “Obviously, it might need some tweaks here and there, but we’re nally in a moving forward part of the zoning, the codes and zones, and it is worthy of a celebration,” Bastrop Mayor Ishmael Harris said.

5 key changes under the BDC

New zoning districts and map Simpler development standards New relief and appeal options Updated parking and oodplain rules Reorganized subdivision and tree regulations

SOURCE: CITY OF BASTROPCOMMUNITY IMPACT

“Because the new code is easier to understand, it takes less time and

less money. Redrawing and resubmitting plans under B3 became expensive for everybody.” JAMES “DOC” COWEY, BASTROP DEVELOPMENT SERVICES DIRECTOR

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Real estate

BY AMANDA CUTSHALL

Which paint projects make the biggest dierence for buyers? Interior walls in main living areas and kitchens make a big impact. These give the house its personality. On the exterior, the front door, trim, and any areas with visible wear or peeling paint are key. What paint-related mistakes do sellers make? Overly bold or personalized colors can make it harder for buyers to connect with the space. Another big mistake is leaving behind visible damage like peeling paint, patchy touch-ups, or inconsistent nishes, which can signal poor maintenance. When should homeowners prepare to start painting? Plan painting at least three to four weeks before listing to allow time for prep, application, drying and any needed repairs. Q&A with the owner James Burkhart, owner of Fresh Coat Painters of Bastrop and San Marcos, gives expert advice.

James Burkhart opened Fresh Coat Painters of Bastrop and San Marcos in January.

COURTESY FRESH COAT PAINTERS OF BASTROP AND SAN MARCOS

The business serves the following locations. Coverage area

Fresh Coat Painters brings color to Bastrop County Fresh Coat Painters of Bastrop and San Marcos began serving homeowners and business owners in January with customized interior and exterior painting services. Meet the owner What they oer Burkhart and his team help residential and

Paige

290

Bastrop

commercial property owners refresh high-tra c interior areas, trim, doors, siding and exterior fea- tures that can aect curb appeal—which Burkhart said is huge. Notable quote “I want us to be a part of helping our neighbors invest in their properties,” he said. “Anyone can put paint on a wall, but taking the time to properly prep surfaces and deliver a clean, professional nish is what makes the dierence.”

130

Dale

Red Rock

Maxwell

San Marcos

Owner James Burkhart, who was born in San Marcos and now lives in Bastrop, said both com- munities are personal to him. “I spent a good portion of my youth at my grandparents’ house [in San Marcos],” he said. “Every street I drive down there brings back a memory of being in the car with them.”

Lockhart

Martindale

512-883-2054 www.freshcoatpainters.com

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BASTROP CEDAR CREEK EDITION

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Real estate

BY BRITTANY ANDERSON

Bastrop is home to dozens of Homeowners Associations, which Austin-area HOA management expert Peggi Brannon said play a role in a homeowner’s personal investment by helping their property appreciate. “The benet is that you’ve got a baseline contract with all of your neighbors that we’re all going to maintain the same standard of care, so we can all keep our property values growing and our net worth growing,” Brannon said. “It’s equity.” HOAs often regulate things such as trash can visibility, landscaping and exterior house maintenance, Brannon said. However, most rules are in line with city ordinances. Local expert oers insight into area HOAs

Diving in deeper

for hundreds of millions of dollars.” HOA management companies also don’t hold any decision-making power, Brannon said. Instead, associations are governed by resident-elected board members, and decisions— including violations—are usually made by a majority vote. Board members are also required to follow state law and act in the community’s best inter- est just as any other commercial board would, Brannon said. “What homeowners fail to understand is that once [an HOA is] incorporated into a business, it is a commercial business and you have to operate o of commercial codes and compliance in accordance with the state of Texas,” Brannon said. “Yes, it’s your backyard, but we’re still responsible.”

Several factors that go into determining HOA fees, Brannon said, including what land the neighborhood is built on and the association’s “cost of doing business,” such as pool or land- scaping costs, legal fees for violations, and maintaining infrastructure such as roads within the community. “You’re part of an incorporated business, and because of that, you’re responsible to the insur- ance for the liability and the commercial replace- ment of all the property,” Brannon said. “The reason why the association gets to say what they can and cannot do on a property owner’s prop- erty is because everybody’s property is aected by the way that everybody else’s property looks. If they install something that’s a liability that’s going to cause future damages down the road to other properties, it stops them from being sued

In other news

HOA legislative changes

HOA certicates in nearby counties

Expands protections for the installation of solar energy devices, including solar roof tiles Prohibits nes related to lawn maintenance during water restrictions or drought periods, and for 60 days after Requires electronic ballots, absentee ballots or voting by proxy to be allowed at membership meetings A few HOA governance changes were made during the 2025 Texas Legislative session.

When the Texas Legislature meets every two years, people submit various bill changes and new laws about what HOAs can or cannot do, Brannon said. Some changes in recent years have included lessening restrictions on homeowners’ religious displays, and implementing a policy that prevents HOA board members and Architectural Control Committee members from being married to one another or living in the same household in order to “even out the governance of power.”

According to the Texas Real Estate Commission, information about HOAs, including the names and where homeowners can nd rules, is required to be recorded with the county.

1,131

585

195

Bastrop Caldwell

Hays

Travis Williamson

SOURCE: TEXAS HOA LAWCOMMUNITY IMPACT

SOURCE: TEXAS REAL ESTATE COMMISSIONCOMMUNITY IMPACT

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BASTROP CEDAR CREEK EDITION

Real estate

BY GRACE DICKENS

Central Texas housing market shows growth despite economic uncertainty

Number of closed, pending home sales

Closed home sales

Pending sales

3,411

happened earlier this spring, said Vaike O’Grady, market research adviser at Unlock MLS. Toward the end of February, 30-year xed-rate mortgages dipped below 6% for the rst time since 2022, according to federal mortgage-buying organization Freddie Mac. Additionally, in mid-February, 15-year xed-rate mortgages decreased to 5.35%, the lowest rate since 2024 when it reached 5.16%. “What stands out in April’s data is the shift in buyer psychology and overall market momentum,” O’Grady said in a news release. “Many buyers who had been delaying their home search took advantage of the temporary dip in mortgage rates we saw earlier this year and moved quickly once conditions became more manageable.”

The latest data from Unlock MLS shows signs that the housing market is ticking up in Central Texas, with higher year-over-year home sales and homes selling closer to their original listing price. Representing the Austin-Round Rock-San Marcos metropolitan statistical area, or MSA, the data released May 12 shows residential home sales increased 2% year over year in April for the MSA, reaching 2,648. That’s the highest number of monthly home sales so far this year, up from a 0.5% year-over-year increase in March and decreases in both January and February. Additionally, the number of pending home sales increased 15.4% year over year in April to 3,411. These changes are a response to market shifts that

2,349

2,648

1,566

Jan.

Feb.

March

April

SOURCE: UNLOCK MLSCOMMUNITY IMPACT

Diving in deeper

Looking ahead

Close to list price Data shows that the amount homes sold for compared to their original listing prices, or their close to list price, has increased since January.

Alongside rising year-over-year home sales, data shows that the nal selling price of homes is inching closer to the price homes were originally listed for, known as the average close to list price. While this number slipped down to 91% in January, it has consistently risen since, and is now sitting at 94.8%. Despite the increase, this growth still fell short of the close to list prices seen in 2025 for February-March. The median price for homes sold in April was $440,000, marking a 1.9% decline year over year and the latest entry in a series of declining median prices over the past four months.

Increasing pending and closed sales point to a market where buyers are “stepping into the market with more urgency,” O’Grady said, emphasizing the importance of correctly priced homes in the equation. “Pending sales continue to be one of the clearest indicators of where the market is heading,” O’Grady said. “April’s numbers show that condence is building despite higher borrowing costs and ongoing economic uncertainty.”

2025 2026

100%

90%

80%

70%

Jan.

Feb.

March April

SOURCE: UNLOCK MLSCOMMUNITY IMPACT

Fin You Peacefu Retrea I Bastro. 3950 Hwy 71 East, Bastrop, TX | 512-321-5320 | bastroptexasapartments.com EQUAL HOUSING OPPORTUNITY The Lodge at Lost Pines Apartment Homes

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Real estate

Home prices rose year over year in April for the 78602 area while they fell in the 78612 area, according to Unlock MLS data. Residential market data

Average days on market

Number of homes sold

+11.1%

+134.5%

+40.5%

+30%

April 2025

April 2026

78602

78612

78602

78612

Median home sales price

78602

April

2025

2026

304

78612

$369,207

$386,143

78602

+4.6%

Bastrop-Cedar Creek market data April 2025 2026

$635,000

$585,000

78612

- 7.9%

Closed sales

149 131

New listings

Homes sold by price point in April 2026

Homes under contract Total dollar volume Price per square foot

64 90

78602

78612

Total

3 3

3 7

$24.7M $47.5M

$900,000+

4 4

$222 $218

$700,000-$899,999

$500,000-$699,999

$300,000-$499,999

MARKET DATA PROVIDED BY AUSTIN BOARD OF REALTORS AND UNLOCK MLS 5124547636 WWW.ABOR.COM

<$299,999

N E

Nestled in the Lost Pines by Bastrop, The Colony o ers quick access to Austin with charm of small-town living. Be sure to check out our amenities including pools, pocket parks, fitness centers, and miles of trails. THIS SPRING AT THE COLONY: NEW BUILDERS & MODELS! AMAZING BUILDER SPECIALS! HUGE SELECTION OF AVAILABLE HOMES!

THE AUSTIN ALTERNATIVE COLONYTX.COM FROM THE MID $300s TO $1M+ 10 BUILDERS

BASTROP CEDAR CREEK EDITION

Transportation

BY AMANDA CUTSHALL

Upcoming project

Ongoing project

Old Iron Bridge

T .

Realignment

973

130 TOLL

812

183

150

1 FM 812 enhancements Project: This will widen 9.5 miles of FM 812 to four divided lanes, realign a 1.5-mile stretch between US 183 and FM 973, add a shared-use path and sidewalks, improve drainage and upgrade guardrail and barrier standards on ve bridges. Update: Right-of-way acquisition and utility work are underway • Timeline: TBD • Cost: $145 million • Funding source: Texas State Highway Fund

2 Wilson Street repaving Project: A task order with Bennett Paving includes plans for asphalt repair, milling, overlays, base repair and trac control, with an optional tie-in at Wilson and Buttonwood streets. Update: Bastrop City Council approved the task order at a special-called meeting April 30 • Timeline: TBD • Cost: $462,400 • Funding source: 2026 Street Rehabilitation Fund

3 Old Iron Bridge rehabilitation Project: Work includes adding stairs, a concrete deck, steel truss components, railing and decorative lights to the historic bridge. Update: Bastrop City Council OK’d $552,000 in change orders April 14 for a safer walking surface and a stairway to the riverwalk below • Timeline: August 2025-September 2026 • Cost: $9.6 million • Funding source: certiicates of obligation series 2018, 2023 and 2025

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COMMUNITYIMPACT.COM

Events

BY AMANDA CUTSHALL

Bastrop Splash Bash Individuals can get to know city o©cials and neighbors during the community water battle. The evening will also o¥er waterslides, a dunk tank, bounce houses, yard games, live music and food vendors. • June 12, 5-8 p.m. • Free (admission) • Fisherman’s Park, 1200 Willow St., Bastrop • Facebook: Bastrop Splash Bash

Bastrop Juneteenth 40th anniversary celebration banquet and parade Event options span two days and kick o¥ Friday with a banquet. Celebrations will continue Saturday with a parade along Main Street, followed by a festival with live music, vendors, games and a street dance. • June 19, 10 a.m. (banquet); June 20, parade (7 a.m.), festival (after parade), 7-11 p.m. (dance) • Free (admission) • Downtown Bastrop and Fisherman’s Park, 1200 Willow St., Bastrop • www.bastropjuneteenth.com

Bastrop’s Annual Big Bang Celebration The Fourth of July event includes a Pet & Pedal Parade, a downtown scavenger hunt, live music, lawn games, bounce houses, water slides, an obstacle course, concessions and reworks. Attendees are encouraged to bring their own lawn chairs and blankets. • July 4, 8 a.m.-9:30 p.m. • Free (admission) • Downtown Bastrop and Fisherman’s Park,

1200 Willow St., Bastrop • www.visitbastrop.com

17th Annual Blue Flame Cruisers Car and Motorcycle Show The car and motorcycle show will feature classic vehicles, custom cars, trucks and motorcycles.

Resurrection: Nine Souls a Traveling” will follow. • June 21, 6 p.m. (walk); 7 p.m. (concert) • Free (walk); monetary donation (concert) • Starts at Paul Quinn AME Church, 1108 Walnut St., Bastrop; ends at Calvary Episcopal Church, 603 Spring St., Bastrop • Facebook: Freedom Colonies Museum 57th annual Western Days Elgin’s three-day annual homecoming celebration will include a pageant, golf tournament, pub crawl, parade, vendors, live music and family activities. • June 25-27, times vary • Prices vary by activity • Festival takes place at Elgin Memorial Park, 1127 Main St., Elgin; other locations vary by activity • www.elgintxchamber.com

June

Family Make ‘n Take: Spark Learning Families can explore electricity through interactive activities and simple experiments during the grand opening of the Sparks exhibit, created in partnership with Bluebonnet Electric. The program will introduce children to electrical circuits in a safe, hands-on way. • June 13, 11 a.m.-2 p.m. • Price included with museum admission ($8); free (children ages 12 and younger, museum members, military members and veterans) • Bastrop County Museum & Visitor Center, 904 Main St., Bastrop • www.bastropcountyhistoricalsociety.com

• June 20, 8 a.m.-2 p.m. • $30-$35 (registration) • Bastrop Convention & Exhibit Center, 1408 Chestnut St., Bastrop • www.blueflamecruisers.com

Walk of Love Organized by nonprots Bastrop Heal Alliance and the African-American Cultural Center, the community is invited to wear white for the walk, which begins at Paul Quinn AME Church and ends at Calvary Episcopal Church. A performance of Hannibal Lokumbe’s “Crucixion

CALL ME IF YOU WANT YOUR PROPERTY ON MY LIST OF SOLD PROPERTIES!

Proud to support the neighborhood

SCAN TO SEE PROPERTIES SOLD

Lori Tuggle ChFC® CLU® Agent 815 Highway 71 W Unit D

Bastrop. TX 78602-3591 Bus: 512-581-3939 www.lorituggleagency.com

State Farm Bloomington, IL

www.BastropFarmandHome.com • bastrophomes@gmail.com

BASTROP CEDAR CREEK EDITION

of Bastrop & San Marcos

Locally Owned | Residential & Commercial Painting Interior | Exterior | Cabinets | Staining Protect, refresh, and improve your space today!

Free Estimates | Call: 512-883-7494 | jburkhart@freshcoatpainters.com

BURLESON CROSSING

707 State Hwy 71, Bastrop, TX 78602

(512) 409-3005

FREE MEDIUM SUB WITH THE PURCHASE OF ANY MEDIUM SUB Valid only at the BURLESON CROSSING FIREHOUSE SUBS® restaurant. One per customer. Not combinable with any other coupons or oers. Must surrender card at time of purchase. Void where prohibited or if reproduced, altered, sold or transferred. Tax extra. Substitutions and modifications may be extra. Cash value 1/100¢. Not valid on FirehouseSubs.com, FIREHOUSE SUBS® app, mobile or delivery orders. TM & © 2026 FRG, LLC. All rights reserved.

exp. 6/30/26

+ !Ȓ FREE MEDIUM SUB

Expires 06/ 27/ 2026

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STOP SWEATING YOUR BROWS OFF THIS SUMMER

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$100 OFF POWDER BROWS Call or Text for a Complimentary Consult. SUMMER SPECIAL makeup designed to simplify your routine and keep your brows looking polished all summer long. No more filling in your brows every morning. No more worrying about sweat, swimming, workouts, or the summer heat. Get soft, natural-looking permanent

NICOLE JOHNSON

1002 Chestnut St., Bastrop | (512) 898-9990 hello@sacredfacesalon.com • www.sacredfacesalon.com BASTROP COUNTY’S TRUSTED ADVANCED AESTHETICS STUDIO

BASTROP CEDAR CREEK EDITION

120 years of Roscoe State Bank means 120 years of community, and we're celebrating by giving back all year long. Each month, we're awarding $1,200 to a deserving nonprofit right here in Bastrop County. Some winners have already been randomly selected, but the giving is just getting started. Keep nominating, keep following along, and help us recognize the organizations making a difference in our own backyard. Our anniversary wish? Supporting local charities, but we need your help!

Scan here to nominate a local nonprofit and learn more about our monthly winners.

@MyRoscoeBank

@RoscoeBankTX

Roscoe Bank, a Division of Cornerstone Capital Bank, SSB. Member FDIC. NMLS ID #2258. No purchase or account required to submit a nomination. Visit www.rsb.bank/120th-anniversary-giveback for nonprofit eligibility, how to enter, and full details.

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