Manor, Texas · Pulte Homes, Tri Pointe Homes, Ashton Woods
Lagos
Lake-front design with on-site elementary -- three builders competing.
Lagos
Pulte Homes, Tri Pointe Homes, Ashton Woods · Manor, TX
Price
$350K – $530K
Size
1,609–2,914
sqft
Beds / Baths
3–5 bed
2–4 bath
Schools
Manor ISD
Current Incentives
Tri Pointe "Hot Deal" pricing active. Pulte price reductions periodically available. Rate buydowns through builder-affiliated lenders.
Builder incentives change monthly. Text me before you visit so I can confirm what's currently stackable — on a $500K new build, combined incentives often reach $15K–$30K.
The short answer
Lagos is a new-construction community by Pulte Homes, Tri Pointe Homes, Ashton Woods in Manor, Texas, with homes from $350K – $530K across 1,609 to 2,914 square feet and 3–5 bed. It is zoned to Manor ISD. The community sits in a special district, so the effective property tax rate is above the county rate. Manor is 25-45 minutes from downtown Austin. Lake-front design with on-site elementary -- three builders competing.
About Lagos
Lagos is Manor's nature-forward master-planned community, designed around a network of lakes and ponds that give the community a character most production subdivisions lack. Three builders -- Pulte, Tri Pointe, and Ashton Woods -- compete here, and the on-site elementary school is a genuine differentiator for families. Tri Pointe runs active "Hot Deal" pricing in the Lagos Reserve section. Modern architecture sets Lagos apart from the standard builder aesthetic.
What I like
- + Lakes and ponds as focal design feature -- real character
- + On-site elementary school within the community
- + Three competing builders -- Pulte, Tri Pointe, Ashton Woods
- + Modern architecture differentiates from standard builder look
- + Tri Pointe active "Hot Deal" pricing in Lagos Reserve section
What to push back on
- · Lagos Reserve amenity center not yet complete
- · Ashton Woods section listed as "coming soon" -- no immediate inventory
- · MUD taxes apply -- verify rate before signing
- · Fewer resort amenities than ShadowGlen (no water park, no golf)
Community Details
- Builder
- Pulte Homes, Tri Pointe Homes, Ashton Woods
- Location
- Manor, TX
- Garage
- 2-car
- Home Types
- Single family
- Amenities
- Lakes and pondsWalking trailsOn-site elementary schoolParksPlaygroundsFuture amenity center
Book a Tour of Lagos (or a Quick Call First)
Builder representation only works if your agent is registered on your first visit. If you walk into the Pulte Homes, Tri Pointe Homes, Ashton Woods sales office alone, you may lose the ability to bring in a buyer's agent at this community. Book a 15-minute call with me first — I'll register you, walk you through current incentives, and we can schedule the tour together.
Schedule a Call About Lagos
Pick a time that works for you. I'll share current Pulte Homes, Tri Pointe Homes, Ashton Woods incentives, my notes on the best lots, and we'll plan your visit so your representation is protected.
Prefer to message first?
Tell me what you're looking for at Lagos and I'll send current inventory, incentives, and my notes on the best lots.
Buying in Manor
- County
- Travis County
- Commute
- Downtown Austin is 25 to 45 minutes via US-290 depending on the hour, and the spread between those two numbers is large. Tesla Gigafactory is roughly 15 minutes, which is the best in the metro. Samsung is about 20 minutes. This is a genuinely good location for the eastern employers and a mediocre one for anything northwest.
- MUD and PID taxes
- This is where the gap between purchase price and effective monthly cost is widest in the Austin metro. The newest Manor communities carry MUD and in some cases PID assessments at the high end of their life cycle, and a Manor home that looks $50,000 cheaper than a Pflugerville equivalent can close most of that gap once the special district is in the escrow payment. Run the effective rate for the specific phase before treating the price as savings.
On your side of the table
What I watch for at a Manor community
- Run the effective tax rate for the exact phase before comparing to Pflugerville. This is the submarket where the price comparison is most misleading.
- Check whether the community carries both a MUD and a PID. Several here do, and the PID can be presented as a monthly dollar figure that reads like an HOA fee.
- Look at what is entitled on the surrounding land. Manor is developing fast and the field behind your lot has a plan attached to it.
- Weigh Manor ISD honestly against your timeline. If your children will be in school here for a decade, the district matters more than the price difference.
- With several builders competing in the same community, get competing offers in writing. This is one of the few submarkets where that genuinely works.
- Drive US-290 at 8am before committing. The 25-minute figure is not a rush-hour number.
Negotiating with Ashton Woods here
Closing-cost credits, studio allowances, and buydowns that vary by community.
- Ask what the studio package costs against choosing items individually. Sometimes the package is genuinely cheaper and sometimes it is bundling things you do not want.
- Compare Ashton Woods and Starlight homes in person before assuming the cheaper brand is the same house.
Lagos, answered
How much do homes cost at Lagos? ▾
Homes at Lagos run $350K – $530K from Pulte Homes, Tri Pointe Homes, Ashton Woods, across 1,609 to 2,914 square feet with 3–5 bed. Builder pricing moves with incentives and inventory, so treat this as the band rather than a current quote, and ask for what is actually on the table for a specific home.
What school district is Lagos in? ▾
Lagos is zoned to Manor ISD. Confirm the attendance zone for the exact address rather than the community, because zones are redrawn as fast-growing districts open new campuses, and in this metro a single community can straddle more than one district.
Does Lagos have MUD or PID taxes? ▾
Lagos sits in a special district, which adds to the property tax rate above the county figure. This is where the gap between purchase price and effective monthly cost is widest in the Austin metro. The newest Manor communities carry MUD and in some cases PID assessments at the high end of their life cycle, and a Manor home that looks $50,000 cheaper than a Pflugerville equivalent can close most of that gap once the special district is in the escrow payment. Run the effective rate for the specific phase before treating the price as savings.
Is Lagos a good place to buy? ▾
Lakes and ponds as focal design feature -- real character On-site elementary school within the community On the other side: Lagos Reserve amenity center not yet complete Ashton Woods section listed as "coming soon" -- no immediate inventory Whether that trade works depends on your commute, your school constraint and how long you expect to stay.
Keep exploring
Community data last updated 2026-04-23. Prices, floor plans, and incentives change frequently — confirm current numbers before making decisions. Photos are property of Pulte Homes, Tri Pointe Homes, Ashton Woods.