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Working as an Agent in Prosper and Celina, TX: PID and MUD Notices
Short answer. Celina had 31 active public improvement districts on the city's own list, and it is the fastest-growing city in the United States among cities over 20,000 people. In new neighborhoods like these, the special-district notice is part of the sale. A late notice can let the buyer walk away.
The growth behind the paperwork
Celina had 16,739 residents in the 2020 Census. The Census Bureau's estimates show it grew 24.6% in the year to July 2025, adding 12,710 people, and nearly quadrupled since 2020. Prosper had 30,174 residents in 2020.
Both towns sit in Collin and Denton counties. Most of Prosper is in Prosper ISD, part of western Prosper is in Denton ISD, and the southern part of Celina is in Prosper ISD.
What a PID is
A public improvement district is created by a city or county. It levies an assessment on the properties inside it to repay bonds that paid for roads, sidewalks, lighting, water and similar improvements. The assessment is separate from the regular property tax and runs for a set number of years.
The City of Celina's own page lists 31 active PIDs with 2026-27 service plan updates. They include Mosaic, Cambridge Crossing, Creeks of Legacy and Legacy Hills.
The PID notice and its timing
Under Texas Local Government Code Section 5.014, the seller must give the buyer a written PID notice before the buyer signs a binding contract.
If the notice is late, the buyer can terminate the contract and recover earnest money before closing. The buyer can also sue after closing. Texas Real Estate Research Center summarizes the details.
The MUD notice is a separate notice
A municipal utility district is a political subdivision that provides water, sewer, drainage or recreation services, often in master-planned communities. Texas Water Code Section 49.452 requires a written notice to the buyer, titled in at least 24-point bold type, before the contract is signed or attached to it at signing.
A missed MUD notice lets the buyer terminate up to the day of closing. If a district has no compliant notice posted, agents turn to the TREC form. Check with the district and your broker.
Two things to do on day one
Neither is hard. Both are the kind of thing school does not teach.
- Ask on every new-construction file: is this address in a PID, a MUD or both?
- Put the notice in the buyer's hands, in writing, before the contract, and keep the signed copy
What the Census says about the homes in Prosper and Celina
| Prosper | Celina | |
|---|---|---|
| Population (5-year estimate) | 37,869 | 34,268 |
| Housing units | 11,921 | 11,152 |
| Homes built since 2010 | 72% | 66% |
| Homes built before 1990 | 1% | 7% |
| Median year built | 2014 | 2015 |
| Owner-occupied homes | 88% | 93% |
| Vacant housing units | 5.7% | 7.4% |
| Median home value | $823,700 | $509,600 |
| Median gross rent | $2,176 | $2,379 |
Source: U.S. Census Bureau, American Community Survey 5-year estimates, 2020 to 2024. These are estimates with margins of error, and 5-year figures lag the newer city estimates quoted elsewhere on this page.
What this suggests
- Prosper: 72% of homes were built since 2010, and the median home dates to 2014. Most of your files will be newer homes: builder contracts, special-district notices and buyers who are new to Texas.
- Prosper: 88% of occupied homes are owner-occupied, so few files involve rentals.
- Prosper: Its median home value is the second highest of the 19 places with a page on this site.
- Celina: 66% of homes were built since 2010, and the median home dates to 2015. Most of your files will be newer homes: builder contracts, special-district notices and buyers who are new to Texas.
- Celina: 93% of occupied homes are owner-occupied, so few files involve rentals.
- Celina: 7.4% of housing units are vacant, more than in most places we cover.
This is our reading of the numbers, not a Census statement. Every neighborhood differs.
Home sales snapshot, July 2026
These are closed sales of single-family homes in the month, from the multiple listing service, with the same month a year earlier for comparison.
| Prosper | Celina | |
|---|---|---|
| Closed sales | 77 | 18 |
| Closed sales, year earlier | 84 | 22 |
| Median price | $890,000 | $537,500 |
| Median price, year earlier | $864,500 | $532,500 |
| Average days on market | 62 | 67 |
| Sold price as share of list price | 92.4% | 93.5% |
| Active listings | 404 | 145 |
| Months of inventory | 6.8 | 7.7 |
- Prosper: Median price was $890,000, up 3% from a year earlier. Homes sold for 92.4% of list price on average after 62 days on market, and 404 homes were listed, about 6.8 months of supply. As a rough rule of thumb, that is a pace that tends to favor buyers.
- Celina: Median price was $537,500, up 1% from a year earlier. Homes sold for 93.5% of list price on average after 67 days on market, and 145 homes were listed, about 7.7 months of supply. As a rough rule of thumb, that is a pace that tends to favor buyers.
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. One month of data. Small cities have few sales, so figures can swing a lot from month to month. Sales by builders and sales not listed in the NTREIS MLS are not counted. Treat this as background, not a price for any particular home, and check current figures before you quote them.
Look-up list for Prosper and Celina files
Search the property address on the appraisal district site to see which county tax roll it sits on. This area crosses county lines, so check each one that applies.
- Collin Central Appraisal District
- Denton Central Appraisal District
- School district: use the district's own address lookup for the exact address
- Special district: ask whether the address sits in a PID or MUD before the contract
Common questions
Is a PID the same as a MUD?
No. A PID is created by a city or county and levies an assessment to repay bonds for improvements. A MUD is a utility district that provides water, sewer, drainage or recreation services. Each has its own notice.
When must the PID notice be given?
Before the buyer signs a binding contract, under Texas Local Government Code Section 5.014.
Is this legal advice?
No. Confirm every notice rule with your broker and the current statute before you rely on it.
Sources
- Texas Real Estate Research Center: Don't Piddle Around with PID Notices
- Texas Real Estate Research Center: Clear as MUD
- Texas Tribune: Census Bureau 2025 city population estimates (May 14, 2026)
- City of Celina: Public Improvement Districts
- Celina, Texas (Wikipedia, citing the U.S. Census Bureau)
- Prosper, Texas (Wikipedia, citing the U.S. Census Bureau)
- U.S. Census Bureau, American Community Survey 5-year estimates, 2020 to 2024 (via Census Reporter)
- 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
Education only. Not legal, tax or financial advice. Population figures are U.S. Census Bureau counts or estimates as reported by the sources above. Confirm licensing and disclosure rules with the Texas Real Estate Commission and your broker.