Buying a Home in Prosper or Celina, TX: PID and MUD Notices

How fast are Prosper and Celina growing?

Prosper counted 675 people in 1980, 1,018 in 1990, 2,097 in 2000, 9,423 in 2010 and 30,174 in 2020, a rise of 220.2% in the 2010s according to Wikipedia. Celina counted 1,861 in 2000, 6,028 in 2010 and 16,739 in 2020. The Census Bureau estimated Celina grew 24.6% in the year to July 2025, adding 12,710 people, and Wikipedia gives a 2025 estimate of 64,427.

Celina's own planning figure is a projected maximum buildout population of about 378,000. That is a projection, not a forecast of when it arrives. For a buyer it means a lot of construction around you for years. For a seller it means builders may be selling next to your listing.

Which county and school district is a Prosper or Celina home in?

Both towns lie in Collin and Denton counties. The county sets the appraisal district and the county tax unit, so search the exact address on the Collin Central Appraisal District or Denton Central Appraisal District site.

Most of Prosper is in Prosper ISD, which runs Prosper High School, Richland High School, Rock Hill High School (located in Frisco) and Walnut Grove High School, which opened in fall 2023. Glenbrooke and Doe Creek in far west Prosper are in Denton ISD, served by Savannah Elementary, Navo Middle and Ray Braswell High. Celina ISD serves most of Celina, and Prosper ISD serves its southern portions. Collin College opened a Celina campus in fall 2021.

Confirm the district with the enrollment office before an offer. We make no statement about how any district compares with another.

How old are Prosper and Celina homes?

Almost everything here was built in the last twenty years. Prosper's 2020 Census counted 9,869 housing units with 7.8% vacant, and 58.1% of its 9,095 households had children under 18. Celina's 2020 Census counted 5,421 housing units, 86.0% owner-occupied, with a median age of 33.7.

The Census table below gives the median year built and the share built since 2010. For a buyer, newer homes usually mean younger systems but also builder warranties with deadlines, HOA rules and special-district assessments. For a seller, your closest rivals are the same floor plans nearby, plus new builds with incentives.

What is a PID, and what does it mean for a buyer?

A public improvement district levies an assessment on properties inside it to repay bonds that paid for roads, water and similar improvements. It is separate from the regular property tax and runs for a set number of years. The assessment can pass to the next owner.

The City of Celina's own page lists 31 active PIDs, with 2026-27 service plan updates for communities including Mosaic, Cambridge Crossing, Creeks of Legacy and Legacy Hills. Ask for the yearly assessment and its end date before you make an offer, and compare monthly cost with a similar home outside a PID.

When must the PID and MUD notices arrive?

Texas Local Government Code Section 5.014 requires the seller to give the written PID notice before the buyer signs a binding contract. If it is late, the buyer can terminate and recover earnest money before closing, or sue after closing.

A MUD, a utility district for water, sewer or drainage, has its own notice under Water Code Sections 49.452 and 49.4521, in at least 24-point bold type, before signing or attached at signing. The buyer may terminate up to closing if it is missing. A home can sit in both a PID and a MUD, so ask about each. This is general information, not legal advice. Confirm every notice with your agent and the current statute.

What is the commute and daily life like?

Celina is centered mostly on State Highway 289, with downtown west of the highway, and the Dallas North Tollway lies to the west. The towns are far enough north that distance to jobs in Plano, Frisco and Dallas is a real cost, so drive the route you would take at the time you would leave.

Celina hosts Cajun Fest in May, Splash and Blast in July, Beware of the Square in October, Christmas on the Square in November and monthly Friday Night Markets from March to November. About 9,300 Celina homes had fiber internet as of 2021, and Governor Greg Abbott named it the first gigabit city in Texas in May 2022, per Wikipedia. Ask about internet options for your exact address anyway.

Who employs people in Prosper?

The 2023 annual financial report, as cited on Wikipedia, lists Prosper ISD with 3,334 employees, Kroger with 416, Chick-fil-A with 400, the Town of Prosper with 393 and Walmart with 270. Most of Prosper's residents work elsewhere in the metro area, which is our reading, not a statistic.

Wikipedia reports a 2023 median household income of 176,000 dollars for Prosper and notes Windsong Ranch has a man-made crystalline lagoon. Amenities like that usually come with HOA or PID costs, so ask what the neighborhood charges for them.

How does local government affect a homeowner?

Prosper has a council-manager government, incorporated in 1914. Celina is a home rule city incorporated in 1907, governed by a mayor and council elected by residents. The sales tax rate in Celina is 8.25%.

Zoning, permits and builder rules differ by town and by neighborhood. Check the city and the HOA before you plan a pool, addition or rental.

What should you ask before touring a new home here?

Put these questions in writing.

• Is this address in a PID, a MUD or both?
• What is the yearly assessment, and when does it end?
• Where is the signed notice, and when did the buyer get it?
• Which county and which school district serve this exact address?
• What does the builder warranty cover, and for how long?
• What are the HOA dues and what do they pay for?

What should sellers here line up first?

Sellers compete with builders and with identical floor plans.

• The signed PID or MUD notice, ready before the first showing
• Closed sales on your own street, not the citywide median
• The HOA resale certificate and dues schedule
• A view of nearby builder incentives, so your price makes sense next to them
• A lowest acceptable price chosen before the first offer arrives

What did home sales look like in July 2026?

Source: North Texas Real Estate Information System (NTREIS) single-family MLS data for July 2026, prepared by the Texas Real Estate Research Center at Texas A&M University. Closed single-family sales for one month. Small cities have few sales, so figures swing. Builder sales and sales not listed in the NTREIS MLS are not counted. This is background, not a price for any home. We do not predict prices.