Lagos Reserve: Tri Pointe's New Section on the South Edge of Manor

At a glance

Location

South edge of Manor, due east of Austin off 290

Builder

Tri Pointe Homes (self-developed)

Price range

Expected from the high $300s to about $600K (as of Feb 2025, not final)

Schools

Manor ISD, including Manor New Tech High School

Tax rate

About 2.8% effective, including a ~1% PID (as of Feb 2025)

Amenities

Planned pool, pickleball court and playgrounds

Location and what's changing in Manor

Manor is due east of Austin, a straight shot down 290 into North Austin. For the money, it's closer to Austin than basically anywhere else.

Lagos Reserve sits on the very south edge of Manor. When I filmed in February 2025, model homes were just going up and the first inventory homes were expected in the next three to four months.

Manor itself is changing fast. For a long time Walmart was the only grocery store in town. When I filmed, H-E-B had gone vertical, and Chick-fil-A and other restaurants were moving in. It's going to change the way Manor lives.

Schools: barely on the Manor ISD side

Lagos Reserve is zoned Manor ISD, including Manor New Tech High School. But it's barely on the Manor side. Whisper Valley, just to the south, is zoned Del Valle ISD.

If schools matter to you, that line matters. Confirm zoning for the specific address before you buy.

Property taxes and the PID

There's a big caveat here, a big old one.

Lagos Reserve is outside city limits, so the base property tax rate is extremely low. But there's a PID of about 1%. A PID is a bond that pays for the utilities going in. It's usually paid in monthly installments over about 30 years. You can technically pay it off early, but nobody does.

With the PID, the effective tax rate comes out to about 2.8% as of February 2025. That's pretty darn high, and it's probably my only con here.

Homes, pricing and Tri Pointe

Pricing wasn't final when I filmed. As of February 2025, I expected:

• Homes starting in the high $300s
• Up to about $600K for some of the roughly 3,000 sq ft homes

Tri Pointe is well regarded as a premium builder. The design center gives you a lot of choice on flooring, countertops and cabinets.

I'll also share why I trust them. On one of my clients' homes, a stone supplier changed its catalog and the wrong stone showed up. Tri Pointe took it all down and made it right. Stuff like that lets me put kind of a stamp of approval on Tri Pointe.

Amenities

The master plan will eventually have a pool, a pickleball court and playgrounds. When I filmed, these were planned, not built.

What's in the video

• 0:18Intro: first look at Lagos Reserve
• 1:12Construction timeline and location
• 1:44What's changing in Manor (H-E-B, Manor New Tech)
• 2:13South edge of town: Manor ISD vs Del Valle ISD
• 2:47Tax rate and the 1% PID
• 3:02Expected pricing
• 3:44Planned amenities
• 3:55About Tri Pointe and a client story
• 4:59Wrap-up

Common questions