Cedar Creek, Texas.

The site is a region, not yet an address. Here is the honest state of the land question — the geography, the county posture, the utilities, and the drive — with the specific parcel still being chosen.

Where Cedar Creek is

Cedar Creek is an unincorporated community in Bastrop County, Texas, sitting near the crossing of SH 21 and FM 535, just south of State Highway 71 — the highway that connects Bastrop with Austin. It had a population of about 3,154 at the 2020 census and lies roughly southeast of Austin, between the city and its airport. The drive to central Austin runs about 20–25 miles, typically half an hour, straight up Hwy 71.

Location, population, and roads: Cedar Creek, Texas (Wikipedia).

That position is the whole reason the region works for this project: it is close enough that a resident can hold an Austin job, an Austin gallery, or an Austin client base, and far enough out that land is affordable and the county posture is friendly to the kind of multi-home cluster the village needs.

The unincorporated advantage

Because the target parcels are in unincorporated Bastrop County rather than inside a city’s limits, there is no municipal zoning code layering restrictions on top of state and county rules. That is genuinely important for a small-home village: much of what makes clustered small homes hard elsewhere is city zoning that mandates minimum house sizes, prohibits multiple dwellings per lot, or bans anything that looks unconventional. The county’s framework is built around land use, septic, and floodplain rather than architectural conformity — a friendlier starting point for an intentional community.

We state this as a posture, not a permit. Nothing here means the village is pre-approved; it means the regulatory path is workable, and we intend to walk it properly.

Septic: the OSSF permit path

Wastewater on unincorporated Bastrop land is handled by an On-Site Sewage Facility — a septic system — permitted through Bastrop County Development Services under authority delegated by the Texas Commission on Environmental Quality. In practice the path is: a licensed site evaluator performs a soil evaluation and percolation test; a design is prepared (by a professional engineer or sanitarian where the tract size or system type requires it); the county reviews and issues a permit before construction; and systems with secondary treatment carry an ongoing maintenance contract. Perc results shape both the septic design and, often, the foundation choice for each pad.

OSSF requirements: Bastrop County On-Site Sewage Facilities; TCEQ OSSF program.

Utilities on the ground

Service	Provider	Notes
Electric	Bluebonnet Electric Cooperative	Member-owned co-op headquartered in Bastrop County, serving Central Texas since 1939; Cedar Creek is in-territory.
Water	Aqua Water Supply Corporation	Non-profit member co-op serving most of Bastrop County; ~1,200 sq mi territory, 30,000+ connections. Backup well planned.
Wastewater	On-Site Sewage Facility (OSSF)	County-permitted septic under TCEQ-delegated rules. Site-specific design.
Internet	Cable + fixed wireless	Gigabit cable plus fixed-wireless options serve much of the corridor; confirmed per parcel.

Electric: Bluebonnet Electric Cooperative; Wikipedia. Water: Aqua Water Supply Corporation. Septic: Bastrop County On-Site Sewage Facilities; TCEQ OSSF program.

The land question, stated honestly

Here is exactly where things stand. The specific build parcel has not been chosen. The partners are scoring candidate parcels in the Cedar Creek area and adjacent Bastrop and Travis County land, weighing acreage, soil and perc suitability, floodplain (targeting Zone X, outside the mapped 100-year floodplain), road access, and price against the utility picture above. One partner is already based in the Cedar Creek area, which is why the region — not a hunch on a map — anchors the search.

Bastrop County unimproved land has been broadly affordable relative to Travis County, which is much of the point; we’re deliberately not publishing a purchase figure as if a deal were closed, because none is. When a parcel is selected, the list hears about it first.