Houses by Neda Team · North Dallas Buyer Hub
Buying a Home in Celina, TX: Costs, PIDs and Neighborhoods
Quick take. Celina is one of the fastest-growing cities in Texas, full of new master-planned communities and new construction. Prices have come down this year and homes are taking about three months to sell, so buyers have real negotiating power. The surprise buyers miss is that most new Celina communities carry a PID or MUD, which can add $100 to $500 a month.
I’m Neda with Houses by Neda Team. I’ve lived in Frisco for 13 years, and I came to real estate from accounting, so I show buyers the full monthly cost before they fall in love with a house.
What homes cost in Celina
The median sale price in Celina was about $500,000 in September 2026, down about 9% from a year earlier. Homes took a median of 89 days to sell and closed at about 96% of list price (Redfin).
What a $500,000 Celina home really costs each month
Here’s a typical first-time buyer setup: $500,000 home in Celina ISD on the Collin County side, in a PID with a $3,114 yearly assessment, 5% down ($25,000), 30-year fixed at 6.25%.
| Cost | Monthly |
|---|---|
| Principal and interest | $2,925 |
| Property taxes, with homestead exemption | $688 |
| PID assessment | $260 |
| Homeowners insurance (estimate) | $275 |
| PMI (estimate, until you reach 20% equity) | $198 |
| HOA (varies by neighborhood) | $75 |
| Total | $4,421 |
Before your homestead exemption kicks in, taxes run about $839 a month, which brings the total to about $4,572. File your homestead exemption as soon as you move in.
Want this for a specific house? Get your real monthly number.
Celina property taxes, broken down
Celina’s combined rate is about 2.01% on the Collin County side before exemptions, whether the home is in Celina ISD or Prosper ISD, plus any PID or MUD.
| Taxing entity | Rate per $100 (2026) |
|---|---|
| Celina ISD | $1.2088 |
| Prosper ISD (parts of Celina) | $1.2011 |
| City of Celina | $0.571677 |
| Collin County | $0.151414 |
| Collin College (Collin side only) | $0.08122 |
| Denton County (Denton side only) | $0.183394 |
The city lowered its rate for 2026-27. The school district exempts the first $140,000 of a homestead’s value, Collin County takes off 5%, and Collin College takes off 20%. The city doesn’t offer a general percentage homestead exemption.
PIDs and MUDs in Celina
Most of Celina’s new communities have one. Here are 2026-27 amounts for a few:
| Community | District | 2026-27 cost |
|---|---|---|
| Light Farms | Collin County MUD No. 1 | $0.86 per $100 of value |
| Legacy Hills | PID | $1,194 to $1,897 a year |
| Cross Creek Meadows (Area 1) | PID | $2,053 to $3,422 a year |
| Glen Crossing | PID | $2,461 to $3,207 a year before credits |
| Mustang Lakes Annex (Phase 2) | PID | $3,142 to $6,042 a year |
| Ten Mile Creek (Area 1) | PID | $4,317 to $4,797 a year |
PID amounts depend on lot size. Mosaic and Wells South also have PIDs. Learn how MUDs and PIDs work.
Schools
Celina is split between Celina ISD and Prosper ISD. Light Farms, Lilyana, and Mosaic are in Prosper ISD, and Legacy Hills varies by section. Celina ISD has one high school today and a $2.3 billion bond for new campuses, with a second high school expected around 2029-30. Check by exact address. Look up any address at ntxschoolguide.com.
Neighborhoods by budget
- Under $450K: Ten Mile Creek, with new homes from the low $400Ks, and entry sections of Light Farms
- $450K to $750K: Lilyana (Prosper ISD), Mosaic (Prosper ISD), Bluewood, Cross Creek Meadows, Legacy Hills
- $800K and up: Mustang Lakes (median near $960,000) and the upper end of Light Farms
Commute and getting around
Celina is reached by Preston Road, US 380, and the Dallas North Tollway, which is being extended north from US 380 to FM 428 with opening set for late 2027. Frisco is about 20 to 30 minutes, Legacy and Plano about 35 to 50, downtown Dallas about 50 to 65, and DFW Airport about 45 to 60. There’s no rail or bus service.
Celina buyer FAQ
Is Celina a buyer’s market right now? Prices are down about 9% from a year ago and homes are taking around three months to sell, so buyers have room to negotiate, especially on new construction.
What’s the property tax rate in Celina? About 2.01% before exemptions on the Collin County side, plus any PID or MUD.
Do all Celina homes have a PID or MUD? Not all, but most new master-planned communities do. Check the tax certificate and the seller’s PID or MUD notice.
How much do I need to buy a home in Celina? On a $500,000 home with 5% down, plan on about $25,000 down plus closing costs, and roughly $4,400 a month all-in with a typical PID.
Your next step
I’ll run the real monthly cost on any Celina home you’re looking at, taxes, HOA, PMI, and all. Book a 20-minute true cost call or try the calculator.
Disclaimer
Prices, tax rates, and monthly costs on this page are estimates for planning only, not a loan quote or tax advice. Information is deemed reliable but not guaranteed.
Before you buy, you must verify the property taxes directly with the county. Check the tax rates, exemptions, and any MUD, PID, or special district with the Collin Central Appraisal District or the Denton Central Appraisal District, and review the tax certificate from your title company.
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