How much does it cost to rent at The District at Cypress Waters?

Rent at The District at Cypress Waters in Irving, TX ranges from $1,079 to $3,046 per month as of November 9, 2026.

What is the average 1 bed rent at The District at Cypress Waters?

The average 1 bed apartment at The District at Cypress Waters costs $1,435/month, starting from $1,079.

What is the average 2 bed rent at The District at Cypress Waters?

The average 2 bed apartment at The District at Cypress Waters costs $2,496/month, starting from $2,142.

What is the average 3 bed rent at The District at Cypress Waters?

The average 3 bed apartment at The District at Cypress Waters costs $2,981/month, starting from $2,846.

Is The District at Cypress Waters a good apartment complex?

The District at Cypress Waters has a 3.8-star rating on Google based on 672 reviews.

Updated today at 8:48 a.m. CT

The District at Cypress Waters

3211 Scotch Creek Rd, Irving, TX 75063, USA

3.8 (672 reviews) Official Website (972) 597-1066

Live pricing, refreshed today at 8:48 a.m. CT

104

Units Listed

$1,079

Starting at

$1,672

Average

$3,046

Highest

$1.94

Per Sq Ft

PRO

Avg Days Listed

How does this compare? View Valley Ranch rent trends

Beds

Pricing by Bedroom

1 Bed

$1,435

from $1,079 · 84 units

~752 sqft avg

2 Bed

$2,496

from $2,142 · 13 units

~1,225 sqft avg

3 Bed

$2,981

from $2,846 · 7 units

~1,511 sqft avg

Specials Available 104 units

6 WEEKS FREE

Rent Distribution

The final bar groups units at that price or more when the range is wide.

Price by Bedroom

Price Breakdown

Rent by Unit

Price vs. Square Footage

Price History

Lines hold the last known price between updates. Diamond markers show changes in quote terms.

Timeframe

Property Price Trend

Units with Price Changes (114)

Largest 8 movers of 114

Last 15 days

Estimated Building Revenue

Observed Lease Revenue

$30K/mo

from 19 tracked leases; not enough coverage yet for a whole-building estimate

Effective Rent on New Leases

$1,571

vs $1,672 current asking ($101 negotiation gap)

Recent Lease Activity

123 units tracked; 19 assumed leased, 104 listed now

See which units leased, when they left the market, and the rent they leased at.

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Property Intelligence

How is this calculated?

Negotiation Leverage Score (0-100)

Based on 5 observable signals from the property's listing data:

+30 pts: 15+ units currently listed
+25 pts: Active move-in specials
+20 pts: Deep discounts (>$150/mo off)
+15 pts: 5+ distinct floor plans
+10 pts: 25+ units listed

All signals come directly from the property's own listings. Occupancy and building size appear only in the Estimated Building Revenue section, and only when the building size is stated by the property or our unit-level observation history is deep enough to model it.

Listed Units

104

Very high availability

16 floor plans

Move-in Specials

104

104 units with active promos

Use competing promos as leverage

Negotiation Leverage

Strong leverage

High availability and active promos suggest this building is eager to fill units.

Price vs. Valley Ranch

Neighborhood

Gardens of Valley Ranch

$911 Grant Valley Ranch

$950 Avalon 8801

$1,022 Santa Fe Ranch Apartments

$1,056 The Oaks at Valley Ranch Apartments

$1,071

The District at Cypress Waters

$1,079

MacArthur Ridge Apartments

$1,109 Vistas at Hackberry Creek

$1,141 The Lyndon

$1,172 The Palmer at Las Colinas

$1,209 Valley Trails Apartments

$1,226

Comparing 11 apartments in Valley Ranch. Click any bar to view that building.

See Valley Ranch rent trends on the Irving, TX map Explore Irving, TX on the interactive map

Available Units

Sort

104 units

Select a unit to see its price history and link to the rental site.

1 Bed / 1 Bath Unit 03-0304

$1,079/mo

584 ft² · $1.85/ft²

Starting base rent

Available: Now

6 WEEKS FREE

Down $13 since Nov 8 (was $1,092)

1 Bed / 1 Bath Unit 16-0303

$1,185/mo

584 ft² · $2.03/ft²

Starting base rent

Available: Nov 11, 2026

6 WEEKS FREE

Down $3 since Nov 8 (was $1,188)

1 Bed / 1 Bath Unit 27-0307

$1,185/mo

584 ft² · $2.03/ft²

Starting base rent

Available: Dec 10, 2026

6 WEEKS FREE

Down $3 since Nov 8 (was $1,188)

1 Bed / 1 Bath Unit 04-0322

$1,204/mo

692 ft² · $1.74/ft²

Starting base rent

Available: Nov 11, 2026

6 WEEKS FREE

Down $3 since Nov 8 (was $1,207)

1 Bed / 1 Bath Unit 27-0306

$1,225/mo

584 ft² · $2.10/ft²

Starting base rent

Available: Dec 10, 2026

6 WEEKS FREE

Down $3 since Nov 8 (was $1,228)

Unit						Listed	Details
03-0304	1bd / 1ba	584	$1,079 Starting base rent	$1.85	Now	Pro	6 WEEKS FREE Down $13 since Nov 8
16-0303	1bd / 1ba	584	$1,185 Starting base rent	$2.03	Nov 11, 2026	Pro	6 WEEKS FREE Down $3 since Nov 8
27-0307	1bd / 1ba	584	$1,185 Starting base rent	$2.03	Dec 10, 2026	Pro	6 WEEKS FREE Down $3 since Nov 8
04-0322	1bd / 1ba	692	$1,204 Starting base rent	$1.74	Nov 11, 2026	Pro	6 WEEKS FREE Down $3 since Nov 8
27-0306	1bd / 1ba	584	$1,225 Starting base rent	$2.10	Dec 10, 2026	Pro	6 WEEKS FREE Down $3 since Nov 8
17-0314	1bd / 1ba	692	$1,227 Starting base rent	$1.77	Nov 11, 2026	Pro	6 WEEKS FREE Down $2 since Nov 8
18-0313	1bd / 1ba	584	$1,230 Starting base rent	$2.11	Jan 12, 2027	Pro	6 WEEKS FREE Down $3 since Nov 8
27-0209	1bd / 1ba	584	$1,230 Starting base rent	$2.11	Mar 10, 2027	Pro	6 WEEKS FREE Down $3 since Nov 8
03-0204	1bd / 1ba	584	$1,245 Starting base rent	$2.13	Now	Pro	6 WEEKS FREE Down $3 since Nov 8
17-0119	1bd / 1ba	692	$1,249 Starting base rent	$1.80	Nov 11, 2026	Pro	6 WEEKS FREE Down $3 since Nov 8
16-0308	1bd / 1ba	584	$1,255 Starting base rent	$2.15	Nov 11, 2026	Pro	6 WEEKS FREE Down $3 since Nov 8
22-0303	1bd / 1ba	733	$1,259 Starting base rent	$1.72	Nov 11, 2026	Pro	6 WEEKS FREE Down $315 since Nov 7
03-0305	1bd / 1ba	584	$1,270 Starting base rent	$2.17	Mar 10, 2027	Pro	6 WEEKS FREE Down $3 since Nov 8
27-0208	1bd / 1ba	584	$1,285 Starting base rent	$2.20	Dec 10, 2026	Pro	6 WEEKS FREE Down $3 since Nov 8
04-0124	1bd / 1ba	692	$1,296 Starting base rent	$1.87	Now	Pro	6 WEEKS FREE Down $5 since Nov 8
04-0224	1bd / 1ba	692	$1,299 Starting base rent	$1.88	Mar 10, 2027	Pro	6 WEEKS FREE Down $12 since Nov 8
16-0202	1bd / 1ba	692	$1,333 Starting base rent	$1.93	Nov 11, 2026	Pro	6 WEEKS FREE Down $3 since Nov 8
06-0201	1bd / 1ba	692	$1,335 Starting base rent	$1.93	Now	Pro	6 WEEKS FREE Down $5 since Nov 8
03-0222	1bd / 1ba	692	$1,338 Starting base rent	$1.93	Feb 10, 2027	Pro	6 WEEKS FREE Down $3 since Nov 8
18-0309	1bd / 1ba	692	$1,353 Starting base rent	$1.96	Feb 10, 2027	Pro	6 WEEKS FREE Down $3 since Nov 8
03-0112	1bd / 1ba	864	$1,362 Starting base rent	$1.58	Now	Pro	6 WEEKS FREE Down $2 since Nov 8
28-0204	1bd / 1ba	692	$1,363 Starting base rent	$1.97	Dec 10, 2026	Pro	6 WEEKS FREE Down $3 since Nov 8
07-0311	1bd / 1ba	864	$1,373 Starting base rent	$1.59	Nov 11, 2026	Pro	6 WEEKS FREE Down $2 since Nov 8
18-0314	1bd / 1ba	864	$1,378 Starting base rent	$1.59	Now	Pro	6 WEEKS FREE Down $4 since Nov 8
17-0203	1bd / 1ba	733	$1,379 Starting base rent	$1.88	Feb 10, 2027	Pro	6 WEEKS FREE Down $3 since Nov 8
03-0201	1bd / 1ba	692	$1,383 Starting base rent	$2.00	Now	Pro	6 WEEKS FREE Down $3 since Nov 8
04-0201	1bd / 1ba	692	$1,383 Starting base rent	$2.00	Now	Pro	6 WEEKS FREE Down $3 since Nov 8
05-0314	1bd / 1ba	692	$1,383 Starting base rent	$2.00	Nov 11, 2026	Pro	6 WEEKS FREE Down $3 since Nov 8
22-0312	1bd / 1ba	733	$1,389 Starting base rent	$1.89	Now	Pro	6 WEEKS FREE Down $3 since Nov 8
17-0309	1bd / 1ba	733	$1,389 Starting base rent	$1.89	Jan 9, 2027	Pro	6 WEEKS FREE Down $3 since Nov 8
17-0202	1bd / 1ba	692	$1,393 Starting base rent	$2.01	Dec 10, 2026	Pro	6 WEEKS FREE Down $3 since Nov 8
04-0301	1bd / 1ba	692	$1,393 Starting base rent	$2.01	Now	Pro	6 WEEKS FREE Down $5 since Nov 8
28-0104	1bd / 1ba	692	$1,398 Starting base rent	$2.02	Feb 10, 2027	Pro	6 WEEKS FREE Down $1 since Nov 8
05-0110	1bd / 1ba	692	$1,399 Starting base rent	$2.02	Dec 10, 2026	Pro	6 WEEKS FREE Down $349 since Nov 7
03-0122	1bd / 1ba	692	$1,399 Starting base rent	$2.02	Mar 10, 2027	Pro	6 WEEKS FREE Down $349 since Nov 7
17-0311	1bd / 1ba	733	$1,399 Starting base rent	$1.91	Dec 10, 2026	Pro	6 WEEKS FREE Down $350 since Nov 7
16-1604	1bd / 1ba	773	$1,400 Starting base rent	$1.81	Now	Pro	6 WEEKS FREE Down $1 since Nov 8
03-0219	1bd / 1ba	864	$1,409 Starting base rent	$1.63	Now	Pro	6 WEEKS FREE Down $2 since Nov 8
04-0112	1bd / 1ba	864	$1,411 Starting base rent	$1.63	Now	Pro	6 WEEKS FREE Down $3 since Nov 8
04-0203	1bd / 1ba	692	$1,413 Starting base rent	$2.04	Now	Pro	6 WEEKS FREE Down $3 since Nov 8
05-0212	1bd / 1ba	692	$1,413 Starting base rent	$2.04	Now	Pro	6 WEEKS FREE Down $3 since Nov 8
06-0103	1bd / 1ba	692	$1,413 Starting base rent	$2.04	Feb 10, 2027	Pro	6 WEEKS FREE Down $3 since Nov 8
28-0213	1bd / 1ba	733	$1,419 Starting base rent	$1.94	Jan 12, 2027	Pro	6 WEEKS FREE Down $3 since Nov 8
16-0201	1bd / 1ba	733	$1,424 Starting base rent	$1.94	Now	Pro	6 WEEKS FREE Down $3 since Nov 8
04-0103	1bd / 1ba	692	$1,428 Starting base rent	$2.06	Nov 11, 2026	Pro	6 WEEKS FREE Down $3 since Nov 8
03-0308	1bd / 1ba	864	$1,428 Starting base rent	$1.65	Now	Pro	6 WEEKS FREE Down $3 since Nov 8
17-0111	1bd / 1ba	733	$1,439 Starting base rent	$1.96	Jan 12, 2027	Pro	6 WEEKS FREE Down $3 since Nov 8
28-0114	1bd / 1ba	692	$1,443 Starting base rent	$2.09	Dec 10, 2026	Pro	6 WEEKS FREE Down $3 since Nov 8
05-0105	1bd / 1ba	692	$1,443 Starting base rent	$2.09	Jan 12, 2027	Pro	6 WEEKS FREE Down $3 since Nov 8
06-0110	1bd / 1ba	692	$1,458 Starting base rent	$2.11	Jan 12, 2027	Pro	6 WEEKS FREE Down $3 since Nov 8
04-0306	1bd / 1ba	864	$1,463 Starting base rent	$1.69	Now	Pro	6 WEEKS FREE Down $3 since Nov 8
03-0102	1bd / 1ba	692	$1,463 Starting base rent	$2.11	Mar 10, 2027	Pro	6 WEEKS FREE Down $3 since Nov 8
17-0208	1bd / 1ba	733	$1,464 Starting base rent	$2.00	Jan 12, 2027	Pro	6 WEEKS FREE Down $3 since Nov 8
23-0118	1bd / 1ba	864	$1,474 Starting base rent	$1.71	Now	Pro	6 WEEKS FREE Down $3 since Nov 8
17-0212	1bd / 1ba	733	$1,479 Starting base rent	$2.02	Feb 10, 2027	Pro	6 WEEKS FREE Down $3 since Nov 8
04-0218	1bd / 1ba	864	$1,490 Starting base rent	$1.72	Dec 10, 2026	Pro	6 WEEKS FREE Down $3 since Nov 8
17-0101	1bd / 1ba	692	$1,498 Starting base rent	$2.16	Nov 11, 2026	Pro	6 WEEKS FREE Down $1 since Nov 8
22-0112	1bd / 1ba	733	$1,512 Starting base rent	$2.06	Now	Pro	6 WEEKS FREE Down $3 since Nov 8
04-0106	1bd / 1ba	864	$1,523 Starting base rent	$1.76	Now	Pro	6 WEEKS FREE Down $3 since Nov 8
05-0311	1bd / 1ba	864	$1,525 Starting base rent	$1.77	Nov 11, 2026	Pro	6 WEEKS FREE Down $3 since Nov 8
06-0308	1bd / 1ba	864	$1,525 Starting base rent	$1.77	Dec 10, 2026	Pro	6 WEEKS FREE Down $3 since Nov 8
04-0308	1bd / 1ba	864	$1,525 Starting base rent	$1.77	Mar 10, 2027	Pro	6 WEEKS FREE Down $3 since Nov 8
14-1405	1bd / 1ba	773	$1,526 Starting base rent	$1.97	Now	Pro	6 WEEKS FREE Down $1 since Nov 8
17-0112	1bd / 1ba	733	$1,529 Starting base rent	$2.09	Now	Pro	6 WEEKS FREE Down $3 since Nov 8
23-0206	1bd / 1ba	864	$1,535 Starting base rent	$1.78	Feb 10, 2027	Pro	6 WEEKS FREE Down $3 since Nov 8
16-1605	1bd / 1ba	773	$1,556 Starting base rent	$2.01	Now	Pro	6 WEEKS FREE Down $1 since Nov 8
06-0111	1bd / 1ba	864	$1,563 Starting base rent	$1.81	Now	Pro	6 WEEKS FREE Down $3 since Nov 8
03-0208	1bd / 1ba	864	$1,570 Starting base rent	$1.82	Now	Pro	6 WEEKS FREE Down $3 since Nov 8
06-0211	1bd / 1ba	864	$1,570 Starting base rent	$1.82	Jan 12, 2027	Pro	6 WEEKS FREE Down $3 since Nov 8
03-0118	1bd / 1ba	864	$1,575 Starting base rent	$1.82	Dec 10, 2026	Pro	6 WEEKS FREE Down $3 since Nov 8
04-0119	1bd / 1ba	864	$1,588 Starting base rent	$1.84	Now	Pro	6 WEEKS FREE Down $5 since Nov 8
18-0315	1bd / 1ba	864	$1,595 Starting base rent	$1.85	Nov 11, 2026	Pro	6 WEEKS FREE Down $3 since Nov 8
16-1606	1bd / 1ba	773	$1,599 Starting base rent	$2.07	Now	Pro	6 WEEKS FREE Down $640 since Nov 7
15-1506	1bd / 1ba	773	$1,599 Starting base rent	$2.07	Jan 12, 2027	Pro	6 WEEKS FREE Down $640 since Nov 7
05-0111	1bd / 1ba	864	$1,615 Starting base rent	$1.87	Now	Pro	6 WEEKS FREE Down $3 since Nov 8
05-0108	1bd / 1ba	864	$1,615 Starting base rent	$1.87	Dec 10, 2026	Pro	6 WEEKS FREE Down $3 since Nov 8
05-0113	1bd / 1ba	864	$1,630 Starting base rent	$1.89	Jan 12, 2027	Pro	6 WEEKS FREE Down $3 since Nov 8
03-0123	1bd / 1ba	864	$1,650 Starting base rent	$1.91	Jan 12, 2027	Pro	6 WEEKS FREE Down $3 since Nov 8
07-0108	1bd / 1ba	864	$1,660 Starting base rent	$1.92	Jan 12, 2027	Pro	6 WEEKS FREE Down $3 since Nov 8
18-0102	1bd / 1ba	864	$1,660 Starting base rent	$1.92	Jan 12, 2027	Pro	6 WEEKS FREE Down $3 since Nov 8
04-0118	1bd / 1ba	864	$1,670 Starting base rent	$1.93	Feb 10, 2027	Pro	6 WEEKS FREE Down $3 since Nov 8
13-1307	1bd / 1ba	773	$1,685 Starting base rent	$2.18	Feb 10, 2027	Pro	6 WEEKS FREE Down $1 since Nov 8
23-0102	1bd / 1ba	864	$1,720 Starting base rent	$1.99	Jan 12, 2027	Pro	6 WEEKS FREE Down $3 since Nov 8
07-0704	1bd / 1.5ba	1,001	$1,743 Starting base rent	$1.74	Now	Pro	6 WEEKS FREE Down $1 since Nov 8
05-0107	2bd / 2ba	1,152	$2,142 Starting base rent	$1.86	Nov 11, 2026	Pro	6 WEEKS FREE Up $1 since Nov 8
23-0215	2bd / 2ba	1,152	$2,274 Starting base rent	$1.97	Now	Pro	6 WEEKS FREE Down $2 since Nov 8
06-0206	2bd / 2ba	1,152	$2,299 Starting base rent	$2.00	Now	Pro	6 WEEKS FREE Up $3 since Nov 4
06-0204	2bd / 2ba	1,152	$2,299 Starting base rent	$2.00	Nov 11, 2026	Pro	6 WEEKS FREE Up $3 since Nov 4
03-0207	2bd / 2ba	1,174	$2,367 Starting base rent	$2.02	Now	Pro	6 WEEKS FREE Up $2 since Nov 8
05-0106	2bd / 2ba	1,152	$2,399 Starting base rent	$2.08	Nov 11, 2026	Pro	6 WEEKS FREE Up $1 since Nov 8
42-9225	2bd / 2.5ba	1,263	$2,471 Starting base rent	$1.96	Now	Pro	6 WEEKS FREE Up $5 since Nov 8
02-0205	2bd / 2.5ba	1,277	$2,635 Starting base rent	$2.06	Jan 12, 2027	Pro	6 WEEKS FREE Up $5 since Nov 8
02-3055	2bd / 2.5ba	1,313	$2,651 Starting base rent	$2.02	Now	Pro	6 WEEKS FREE Down $1 since Nov 8
30-3253	2bd / 2.5ba	1,313	$2,691 Starting base rent	$2.05	Mar 10, 2027	Pro	6 WEEKS FREE Up $2 since Nov 8
23-2306	2bd / 2.5ba	1,277	$2,735 Starting base rent	$2.14	Dec 10, 2026	Pro	6 WEEKS FREE Up $5 since Nov 8
02-0206	2bd / 2.5ba	1,277	$2,735 Starting base rent	$2.14	Feb 10, 2027	Pro	6 WEEKS FREE Up $5 since Nov 8
01-0104	2bd / 2.5ba	1,277	$2,755 Starting base rent	$2.16	Dec 10, 2026	Pro	6 WEEKS FREE Up $5 since Nov 8
45-3347	3bd / 2.5ba	1,511	$2,846 Starting base rent	$1.88	Dec 10, 2026	Pro	6 WEEKS FREE Down $610 since Nov 7
47-3375	3bd / 2.5ba	1,511	$2,916 Starting base rent	$1.93	Dec 10, 2026	Pro	6 WEEKS FREE Down $610 since Nov 7
37-9183	3bd / 2.5ba	1,511	$2,986 Starting base rent	$1.98	Dec 10, 2026	Pro	6 WEEKS FREE Down $610 since Nov 7
43-3327	3bd / 2.5ba	1,511	$2,996 Starting base rent	$1.98	Jan 12, 2027	Pro	6 WEEKS FREE Down $603 since Nov 7
46-3361	3bd / 2.5ba	1,511	$3,036 Starting base rent	$2.01	Nov 11, 2026	Pro	6 WEEKS FREE Down $610 since Nov 7
51-3332	3bd / 2.5ba	1,511	$3,041 Starting base rent	$2.01	Jan 12, 2027	Pro	6 WEEKS FREE Down $610 since Nov 7
21-2102	3bd / 2.5ba	1,511	$3,046 Starting base rent	$2.02	Feb 10, 2027	Pro	6 WEEKS FREE Down $610 since Nov 7

Garages and parking

Parking, wellness and pet policy details for this building are available to Pro members: garage type and any monthly fee, bike storage, EV charging, amenities such as a sauna or cold plunge, and stated pet rent and weight limits.

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Resident Notes & Access Codes

Real tips from people who lived at this property: what leasing and daily living are actually like, plus the gate, parking, and entry codes you only learn once you move in. See all Irving, TX notes

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