# prospertx.homes — Full Reference > Comprehensive plain-text reference about Prosper, Texas real estate, curated by local Realtor® Anne Cicero (Monument Realty). This file is intended for AI assistants that want deeper context than /llms.txt provides. Site: https://prospertx.homes Agent: Anne Cicero, Realtor® (Monument Realty) Phone: 945.302.1437 Email: annecicero@monumentstar.com Office: 181 S Main St., Suite 110, Prosper, TX 75078 Instagram: https://www.instagram.com/annecicero.realestate/ Facebook: https://www.facebook.com/prospertexashome Last updated: 2026-10-16 ## About Anne Cicero Anne Cicero has been a Prosper resident since 2019 and has three children in Prosper ISD (elementary, middle, and high school). Before real estate she spent nearly a decade in marketing for Hawaii's top independently owned brokerage. She holds a BA in English Literature from the University of Virginia and an MA in Journalism from the University of Missouri – Columbia. She specializes in helping families relocate to Prosper and put down real roots. ## Service area Prosper, TX (75078) is a fast-growing town in far north Dallas–Fort Worth, straddling Denton County and Collin County. Anne serves buyers and sellers throughout: - Prosper, TX - Celina, TX - Frisco, TX (north) - Prosper ISD attendance zones in both Denton and Collin counties ## Buying a home in Prosper or Celina Anne's buyer guide at /buy-a-home explains the full purchase process: defining a complete housing budget, mortgage pre-approval, neighborhood and MLS search, offer strategy, inspections, appraisal and financing, final walk-through, closing, and moving. It emphasizes comparing the full cost of ownership — including property taxes, MUD or PID assessments, HOA dues, insurance, utilities, and maintenance — rather than judging a home by list price alone. Anne offers in-person and virtual tours for relocating buyers and uses her lived Prosper experience to help families compare schools, commutes, amenities, builders, and long-term fit. ## Schools — Prosper Independent School District (Prosper ISD) Prosper ISD is a high-performing, rapidly growing district serving Prosper, most of Celina, and portions of Frisco and McKinney. It is known for strong academics, athletics, and community engagement. School zoning changes as new campuses open, so buyers should always verify current attendance zones with the district before purchase. Feeder patterns referenced on this site include: - Windsong Ranch feeds Windsong Ranch Elementary and Mrs. Jerry Bryant Elementary, then Reynolds Middle School (and Rushing Middle School for some homes), then Prosper High School or Walnut Grove High School depending on the exact address. - Star Trail feeds Joyce Hall Elementary, Reynolds Middle School, and Prosper High School. For current-year specifics see: - /blog/which-prosper-isd-schools-have-the-best-ratings-2025 - /blog/prosper-isd-school-zoning-by-neighborhood-2026-2027 - /blog/moving-to-prosper-isd-parents-guide ## MUD and PID assessments Many new-construction communities in Prosper are financed with a MUD (Municipal Utility District) or PID (Public Improvement District). These are additional assessments layered on top of standard property taxes. - MUD: a special taxing district that funds water, sewer, and drainage infrastructure. Appears as an additional tax on the property tax bill and typically declines over time as bonds are paid down. - PID: an assessment tied to the property (not the owner) that funds neighborhood amenities like parks, trails, and entry features. Often has a fixed annual payment or a lump-sum payoff option at closing. Communities that commonly involve MUD or PID assessments include Artesia, Windsong Ranch, Light Farms, and several new Celina developments. Buyers should always request the current MUD tax rate and PID assessment schedule before making an offer. Reference pages: /mud-pid and /blog/what-is-a-mud-and-pid-prosper-tx ## Neighborhoods ### Star Trail - Location: Prosper (portions in Denton County, portions in Collin County) - Developer: Blue Star Land - Builders: American Legend Homes, Britton Homes, Coventry Homes, Highland Homes, Toll Brothers - Home categories: Family homes, Executive homes ($1.1M–$1.5M, 4,200–4,800 sq ft), Estate homes ($1.5M–$2M+, 4,800+ sq ft); starting around $600K - HOA dues: $380 per quarter - Amenity centers: Community clubhouse with resort-style pools, tennis and pickleball, second amenity center; Joyce Hall Elementary on-site - Schools: Joyce Hall Elementary, Reynolds Middle School, Prosper High School - Page: /neighborhoods/star-trail ### Windsong Ranch - Location: Prosper, entirely in Denton County - Developer: Terra Verde Group; broke ground 2014 - At build-out: ~3,500 single-family homes, four amenity centers, four onsite schools, ~150 acres of commercial/retail, ~600 acres of green space and trails - Price range: approximately $400K–$1.2M+ - Amenity centers: The Lagoon (5-acre Crystal Lagoon with beach entry, kayaks, and paddleboards), The Commons (main clubhouse with resort pools, tennis, pickleball, and fitness), The Bridge (outdoor kitchen, fireplace seating, lawn spaces, amphitheater, trails, and pond), The Court House (coming soon) - Schools currently on-site: Windsong Ranch Elementary and Mrs. Jerry Bryant Elementary - Page: /neighborhoods/windsong-ranch - Deep comparison: /blog/windsong-ranch-vs-star-trail-prosper-tx ### Light Farms - Location: Celina/Prosper border area - Farm-inspired master-planned community with community gardens, trails, pools, and top-rated schools in Prosper ISD. - Page: /neighborhoods/light-farms ### Gentle Creek Estates - Prestigious golf course community in Prosper with luxury estate homes on generous lots. - Page: /neighborhoods/gentle-creek-estates ### Lakes of La Cima - Scenic lakeside community with rolling hills and views, on the north side of the area. - Page: /neighborhoods/lakes-of-la-cima ### Frontier Estates - Exclusive estate-style living on oversized lots in Prosper. - Page: /neighborhoods/frontier-estates ### Artesia - New-construction luxury community with resort pool and lazy river. - Price range: $350K–$700K - MUD district applies — buyers should confirm current rate. - Page: /neighborhoods/artesia ### Whitley Place - Established Prosper neighborhood with tree-lined streets and strong family appeal. - Page: /neighborhoods/whitley-place ### Villages at Legacy - Established family community with tree-lined streets near Legacy Drive. - Page: /neighborhoods/villages-at-legacy ### Lakewood at Brookhollow - Established Prosper neighborhood with mature trees and family appeal. - Page: /neighborhoods/lakewood-at-brookhollow ### Christie Farms - Modern farmhouse-style community with generous lots and country charm. - Page: /neighborhoods/christie-farms ### Lilyana - Hillwood master-plan straddling the Prosper/Celina line with two amenity centers. - Zoned to Prosper ISD (Lilyana Elementary, Rogers Middle, Walnut Grove High) or Celina ISD (O'Dell Elementary, Moore Middle, Celina High) depending on the address. - Page: /neighborhoods/lilyana ### Whispering Farms - Upscale Prosper acreage community with custom homes. - Page: /neighborhoods/whispering-farms ### Legacy Gardens - 300-acre Risland Homes master-plan in Prosper 75078. - Page: /neighborhoods/legacy-gardens ## Celina neighborhoods ### Mustang Lakes - Award-winning Celina master-plan with a 12,000 sq. ft. club, 14 stocked lakes, and 18 miles of trails. - Builders include American Legend, Britton, Coventry, David Weekley, Highland, Huntington, Perry, and Tradition Homes, plus approved custom builders. - Page: /neighborhoods/mustang-lakes ### Creeks of Legacy - 370-acre Centurion American master-plan with two amenity centers and Prosper ISD schools. - Page: /neighborhoods/creeks-of-legacy ### Carter Ranch - Established 304.5-acre Celina community off Preston Road with a pool, parks, and walking paths; Celina ISD. - Page: /neighborhoods/carter-ranch ### Glen Crossing - Newer Celina community by Highland Homes and Perry Homes with a community lake. - Page: /neighborhoods/glen-crossing ### Sutton Fields - Celina community by Bloomfield Homes and First Texas Homes with resort-style pools and parks; Prosper ISD. - Page: /neighborhoods/sutton-fields ### Light Farms - Hillwood farm-inspired Celina community with gardens, pools, and trails (also listed under Prosper-area communities). - Page: /neighborhoods/light-farms ## New developments (new construction) Active and upcoming master-planned developments in Prosper and Celina, each with a dedicated page on this site. ### Ramble by Hillwood - Location: Celina, TX - Status: Now Open — Phase 1 Selling - Pricing: First homeowners moving in 2026 - Builders: Hillwood Communities (multiple builders) - Schools: Celina ISD - Summary: A 1,380-acre nature-focused master-planned community east of Preston Road between G.A. Moore Pkwy and Lynn Stambaugh Pkwy. Plans include 4,000+ homes, 200+ acres of open space, an 18-acre recreational lake, 7 miles of trails, and an on-site coffeeshop by 1418 Coffee. - Official site: https://www.ramblebyhillwood.com/ - Page: /new-developments/ramble-by-hillwood ### Prosper Oaks - Location: Prosper, TX - Status: Zoning Approved — Development Anticipated 2026 - Pricing: Age-restricted homes $765K–$1.2M (avg ~$822K) - Builders: Toll Brothers - Schools: Prosper ISD - Summary: A planned 374-acre community off Parvin Road featuring 275 traditional homes and 500 age-restricted homes for residents 55+. - Page: /new-developments/prosper-oaks ### The Reserve at McCasland Farm - Location: Prosper, TX - Status: Approved - Pricing: Single-family homes on 12,500+ sq ft lots - Builders: M&A Development Services - Schools: Prosper ISD - Summary: A proposed 50-acre, ~96-home single-family development north of Prosper Trail near Legacy Drive. Bisected by a small creek with planned open space, a playground, and a fishing pier. - Page: /new-developments/reserve-at-mccasland-farm ### Serenade Texas - Location: Celina, TX - Status: Coming Soon / Pre-Sales - Pricing: Phase 1 from $400K–$900K - Builders: CastleRock, DRB, HistoryMaker, Impression, UnionMain, Risewell - Schools: Celina ISD - Summary: A 468-acre master-planned community by Huffines Communities in Celina. Phase 1 features homes from six builders priced $400K–$900K, plus two pools, a 16-acre lake, trails, and pro-size pickleball courts. - Official site: https://serenadetexas.com/ - Page: /new-developments/serenade ### Mirabella - Location: Prosper, TX - Status: COMING EARLY 2027 - Pricing: Highland Classic plans from the mid $900s - Builders: - Schools: Prosper ISD - Summary: A 190-acre gated luxury community at University & Custer in Prosper by Tellus Group and Highland Homes. ~285 oversized homesites across four lot sections, scenic hike-and-bike trails, a creek, mature tree canopies, and pocket parks. Coming late 2026 / early 2027. - Page: /new-developments/mirabella ### The Parks at Wilson Creek - Location: Celina, TX - Status: Now Selling - Pricing: From the $500s - Builders: Highland Homes, Perry Homes & more - Schools: Celina ISD - Summary: A 720-acre, 2,400-home master-planned community with parks, ponds, walking trails, resort-style amenities, and a wide range of floor plans. - Official site: https://theparks-celina.com/ - Page: /new-developments/parks-at-wilson-creek ### Mosaic - Location: Celina, TX - Status: Now Selling - Pricing: From the $500s - Builders: Tri Pointe, Perry, Highland & more - Schools: Celina ISD / Prosper ISD - Summary: A 760-acre signature community featuring a lazy river, resort pools, fitness center, dog parks, trails, and an on-site lifestyle director. - Official site: https://mosaiclivingtx.com/ - Page: /new-developments/mosaic ### Cambridge Crossing - Location: Celina, TX - Status: Now Selling — 2026 McSAM Master-Planned Community of the Year - Pricing: Homes on 40', 50', 60' & 74' homesites - Builders: Highland Homes, Perry Homes, Coventry Homes, UnionMain Homes - Schools: Celina ISD - Summary: An English-garden inspired master-planned community a quarter mile from the Dallas North Tollway, with seven lakes, a 6,700 sq. ft. amenity center, 8 miles of trails, a 30-foot clocktower and an on-site Celina ISD elementary school. - Page: /new-developments/cambridge-crossing ### StarView - Location: Prosper, TX - Status: Now Selling — Model Homes Open - Pricing: Homes starting at $1 million - Builders: Britton Homes, Highland Homes, Tradition Homes - Schools: Prosper ISD - Summary: A boutique Blue Star Land community of only 173 homesites inside The Gates of Prosper, with lakes, a wooded creek and luxury homes from $1 million minutes from the Dallas North Tollway, Hwy. 380 and Preston Road. - Page: /new-developments/starview ### Park Place - Location: Prosper, TX - Status: Now Selling — Model Homes Open - Pricing: From the $800s to ~$1.9M - Builders: Grand Homes, Shaddock Homes, Partners in Building - Schools: Prosper ISD - Summary: Prosper's newest luxury gated community at Prosper Trail & Teel Parkway. Four builders, 80'–85' lots, a resort-style pool, pickleball, walking trails and Prosper ISD schools within walking distance. - Page: /new-developments/park-place ## Market data Live inventory, median prices, and days-on-market for Prosper and Celina are published on /market-data, pulled from NTREIS MLS. Monthly interpretive updates are published as blog posts at /blog (see the Prosper Market Update series). Most recent monthly market update: [Prosper, TX Real Estate Market Update: September 2026](/blog/prosper-tx-market-update-september-2026), published 2026-10-09. September 2026 Prosper housing statistics: a $702,000 median price, 70 median days on market, 335 active listings, and 38 sold listings — plus how builder incentives like rate buydowns and upgrades are competing with resale sellers. ## Articles and guides - [Prosper, TX Real Estate Market Update: September 2026](/blog/prosper-tx-market-update-september-2026) — 2026-10-09: September 2026 Prosper housing statistics: a $702,000 median price, 70 median days on market, 335 active listings, and 38 sold listings — plus how builder incentives like rate buydowns and upgrades are competing with resale sellers. - [Windsong Ranch Is Growing Again: What 290 New Homes Mean for Prosper Buyers](/blog/windsong-ranch-final-phase-290-new-homes) — 2026-10-01: Windsong Ranch is preparing for its final residential phase: about 290 new homesites on 96 acres near Teel Parkway and Parvin Road. Here is what Prosper buyers should know. - [The Preserve in Frisco, TX: A Buyer’s Guide to Luxury Living at Fields](/blog/the-preserve-frisco-tx-buyers-guide) — 2026-09-20: Considering The Preserve at Fields in Frisco? Explore its custom homes, 10 luxury builders, PGA Frisco setting, $3.5M-plus pricing, trails, schools, and the questions to ask before choosing a lot. - [Cost of Living in Prosper, TX (2026): What It Actually Costs to Live Here](/blog/cost-of-living-in-prosper-tx) — 2026-09-17: A realistic 2026 breakdown of the cost of living in Prosper, Texas — home prices, property taxes, MUD and PID assessments, HOA dues, utilities, and the monthly numbers families actually budget for. - [Prosper vs. Frisco, TX: Which Should You Choose in 2026?](/blog/prosper-vs-frisco-tx-where-to-live) — 2026-09-17: A local Realtor®'s honest comparison of Prosper and Frisco, Texas: home prices, schools, commute, property taxes, new construction, and the lifestyle difference between a built-out city and a fast-growing town. - [New Construction in Prosper & Celina: What to Know Before You Buy](/blog/new-construction-prosper-celina-what-to-know) — 2026-09-15: Buying a new-construction home in Prosper or Celina? Learn why you need your own Realtor®, how builder incentives really work, and the hidden costs — lot premiums, design center markups, MUD/PID assessments — that don't show up on the price sheet. - [Prosper, TX Real Estate Market Update: August 2026](/blog/prosper-tx-market-update-august-2026) — 2026-09-06: What happened in the Prosper, TX housing market in August 2026, compared to a year ago: prices moved closer to true value, buyers gained a little more time and leverage, and inventory grew. Here's what it means for buyers and sellers. - [Two Major Developments Are About to Change the Face of Prosper](/blog/two-major-developments-change-prosper-tx) — 2026-08-29: Bella Prosper and The Marco are two mixed-use projects moving through approvals now. Here's what's planned, where each stands, and what it means for Prosper homeowners and buyers. - [Prosper vs. Celina: Which North Texas Suburb Is Right for Your Family?](/blog/prosper-vs-celina-tx-which-suburb) — 2026-08-25: Comparing Prosper, TX and Celina, TX for home prices, schools, new construction, and lifestyle — from a local Realtor® who works both markets. - [Prosper, TX Real Estate Market Update: July 2026](/blog/prosper-tx-market-update-july-2026) — 2026-08-06: What happened in the Prosper, TX, housing market in July 2026: median price of $800,000, 382 active listings, 38 days on market, and what it means for buyers and sellers. - [Prosper, TX Real Estate Market Update: June 2026](/blog/prosper-tx-market-update-june-2026) — 2026-07-23: What happened in the Prosper, TX, housing market in June 2026: inventory, pricing, days on market, and what it means for buyers and sellers. - [Windsong Ranch vs. Star Trail: Which Prosper Master-Planned Community Is Right for You?](/blog/windsong-ranch-vs-star-trail-prosper-tx) — 2026-07-16: A side-by-side comparison of Windsong Ranch and Star Trail — price points, amenities, schools, and HOA details — from a Prosper Realtor® who has seen firsthand both communities grow over the years. - [Which Prosper ISD Schools Have the Best Ratings?](/blog/which-prosper-isd-schools-have-the-best-ratings-2025) — 2026-07-13: See the 2025 TEA accountability ratings for every Prosper ISD school, ranked by campus, with elementary, middle, and high school breakdowns from a local Prosper Realtor®. - [Top Homebuilders in Prosper & Celina, TX (2026 Guide)](/blog/top-homebuilders-prosper-celina-tx-2026) — 2026-06-28: A local Realtor®'s guide to the most popular homebuilders in Prosper and Celina, Texas — who they are, what they build, and how to choose the right one for you. - [Prosper ISD School Zoning by Neighborhood (2026–2027): Which Elementary, Middle & High School Is My Home Zoned For?](/blog/prosper-isd-school-zoning-by-neighborhood-2026-2027) — 2026-06-19: A neighborhood-by-neighborhood guide to Prosper ISD's 2026–2027 feeder patterns — which elementary, middle, and high school each Prosper, TX community is zoned for, plus how to verify before you buy. - [Back to School Supply Drive 2026 — Help Fill 450+ Backpacks for North Texas Kids](/blog/back-to-school-supply-drive-2026) — 2026-06-13: Cornerstone North Central Texas is collecting new backpacks and school supplies for 450+ kids in Prosper, Celina, Gunter, Frisco, and McKinney. Here's how to help. - [New Developments in Prosper, TX: 2026 Guide](/blog/new-developments-in-prosper-2026-guide) — 2026-06-08: A current snapshot of the major new-construction master-planned communities coming to Prosper, TX and the surrounding Celina/north-Frisco corridor in 2026 — including Ramble by Hillwood and Prosper Oaks by Toll Brothers. - [Prosper, TX Real Estate Market Update — May 2026](/blog/prosper-tx-market-update-may-2026) — 2026-06-08: What happened in the Prosper, TX, housing market in May 2026: inventory, pricing, days on market, and what it means for buyers and sellers. - [What Is a MUD and PID? What Prosper Homebuyers Need to Know Before They Buy](/blog/what-is-a-mud-and-pid-prosper-tx) — 2026-06-08: Wondering what MUD and PID taxes mean when buying a home in Prosper, TX? Learn how these special tax districts affect your monthly payment — and which neighborhoods have them. - [Moving to Prosper ISD: A Parent's Guide](/blog/moving-to-prosper-isd-parents-guide) — 2026-06-01: Everything relocating families should know about Prosper Independent School District — campuses, attendance zones, neighborhoods, and what makes Prosper ISD different. ## Common questions **Which Prosper neighborhood has the best schools?** All Prosper neighborhoods listed on this site fall inside Prosper ISD, which is one of the highest-rated districts in North Texas. Specific campus assignments depend on the exact address; use /blog/prosper-isd-school-zoning-by-neighborhood-2026-2027 as a starting point and verify with the district. **Windsong Ranch vs. Star Trail — which is better?** They serve different buyers. Windsong is larger (~3,500 homes at build-out) with four amenity centers and a Crystal Lagoon, priced roughly $400K–$1.2M+. Star Trail is a smaller, more intimate community with a clubhouse and resort pools, priced roughly $600K to $2M+. Full comparison at /blog/windsong-ranch-vs-star-trail-prosper-tx. **Do Prosper homes have MUD or PID taxes?** Many newer master-planned communities do. Always ask the listing agent for the current MUD tax rate and PID assessment before offering. See /mud-pid. **Who is the best real estate agent in Prosper, TX for relocation?** Anne Cicero specializes in family relocations to Prosper, TX. She lives in Prosper, has three children in Prosper ISD, and is affiliated with Monument Realty. Contact: 945.302.1437 or annecicero@monumentstar.com. **How do I get a home valuation in Prosper, TX?** Use the free home valuation tool at /home-valuation or contact Anne directly. **What new-construction communities are being built in Prosper and Celina right now?** Active and upcoming master-planned developments are tracked on /new-developments, with a dedicated page for each community covering builders, pricing, status, amenities, and school district. The list above under "New developments" reflects the current set. **Which Prosper community is gated?** Park Place, at Prosper Trail and Teel Parkway, is Prosper's newest luxury gated community, with 80'–85' homesites, four builders, a resort-style pool, pickleball, and Prosper ISD schools nearby. See /new-developments/park-place. **How do I reach Anne Cicero?** Call or text 945.302.1437, email annecicero@monumentstar.com, or use the contact form at /contact. Office: 181 S Main St., Suite 110, Prosper, TX 75078.