Unbelievable Prices on New Homes in Celina ISD

If you've been looking at new construction homes in Celina ISD, this post is for you. In a recent walk-through I showed a model and several inventory homes in Creek View Meadows (addressed in Pilot Point but served by Celina ISD), and I broke down exactly why right now is an unusually strong time to buy. This article captures everything I covered during that tour: the floor plans, price reductions, incentives builders are offering, tax and HOA realities, pro tips for building vs buying inventory, and a clear example of what your monthly payment might look like. If you're hunting for new construction homes in Celina ISD, read on — this neighborhood and the current incentives deserve a hard look.

Table of Contents

• Quick Overview: Where We Are and Why It Matters
• Model Home Walkthrough — What to Expect in These Plans
• Three Inventory Homes I Toured — Floor Plans, Pricing and Reductions
• Builder and Inventory Incentives — What’s Being Offered and Why They Matter
• Taxes, HOA and the Less-fun but Essential Numbers
• Pro Tips for Buyers Considering New Construction Homes in Celina Isd / Celina Area
• My Take: Who Should Consider These Homes Now?
• How to Move Forward if You’re Interested
• FAQs About New Construction Homes in Celina ISD
• Wrapping Up — Why This Moment Matters
• Final Note

Quick overview: Where we are and why it matters

Location is everything. The neighborhood I toured is Creek View Meadows, technically in Pilot Point, just north of Highway 380. But here's the important distinction: the schools that serve much of this neighborhood are Celina ISD. For many buyers, that ISD affiliation is a major selling point. When you search for new construction homes in Celina ISD online, you’ll find lots of neighborhoods advertised, but in this corner of Denton County the mix of Pilot Point addresses and Celina ISD schools creates a unique offering.

The inventory situation is what really got me excited. Multiple builders — Pacesetter, Highland, Bloomfield, Perry, David Weekley, Chesmar, Trophy, Meritage and others — are sitting on inventory as we head toward year-end. Builders are incentivizing buyers to move quickly. That means price reductions and mortgage-rate incentives that can materially change affordability for buyers targeting new construction homes in Celina ISD.

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Inventory vs Build: Why inventory right now might be the smarter move

Typically I talk with buyers about building from scratch. You can still do that here — but the current price sheets and the inventory incentives make buying a completed or “quick-move-in” home the better play for many buyers right now. Why?

• Inventory homes can typically close much faster than building from the ground up, which is a huge advantage if you want to move before year-end.
• Builders are discounting inventory homes and offering financial incentives (including interest-rate buy-downs or closing cost contributions).
• Choosing inventory avoids the unpredictable timeline and change-order costs that can sometimes come with building.

Model home walkthrough — what to expect in these plans

I started in a Southlake model that includes a rare half-floor option that gives you a dramatic two-story ceiling in the main living space. The floor plan is typically a one-story, but the model added that half second floor — and honestly, that changes the feel of the house entirely.

Highlights of the model:

• Flexible layout with a study off the front entry that could potentially be converted (in some plans) to a tandem garage or extra storage area.
• A unique kitchen island shape (I joked it looked like a pentagon) and separate cooktop — great for people who like a functional kitchen with a bit of design flair.
• Master suite with separate shower and tub options, plus the possibility of converting spaces under the stairs for added storage.

Pro tip I shared on-site: if you do build, let the builder handle additional concrete flatwork (patios, extended pads) because builders typically price concrete at around $10–$12 per square foot, which can be cost-effective. Another benefit? They route your sprinklers and irrigation around that pad up front, so it's installed and planned correctly. If you add concrete later yourself, you'll likely need to re-route sprinklers at additional cost.

Three inventory homes I toured — floor plans, pricing and reductions

All three of the homes I toured were inventory listings, and all have had price reductions. These are real opportunities if you’re searching for new construction homes in Celina ISD or nearby Celina ISD neighborhoods.

Home #1 — Westbury (the big one): ~3,466 sqft, 4 bed / 4 bath

This is one of the largest inventory homes in the neighborhood, a new floor plan from Pacesetter called the Westbury. Key features:

• Approximately 3,466 square feet
• 4 bedrooms and 4 bathrooms
• Two-story living room with transom windows for lots of natural light
• Spacious media room and a step-up media area great for larger TV setups
• Downstairs guest bedroom with a full shower — ideal for in-laws, a nanny suite, or a teenager

Pricing: This home was originally priced above $600k and has been reduced to $559,000, a $42,000 price reduction. That’s a significant adjustment — one of the larger reductions I’ve seen in the neighborhood.

Home #2 — Model replica (Southlake floor plan)

There was another listing replicating the model home with the half-floor option (the second-floor game room and open ceiling). At the time of my tour this one had work being done on the fireplace, but it’s listed in the mid-$500k range (I saw one listed around $524k). This is the middle range of inventory pricing in Creek View Meadows — attractive if you like the model’s look and layout.

Home #3 — The most affordable inventory home (Coppell plan): ~2,200 sqft, 4 bed / 3 bath

This one is the affordable standout: a 4 bed, 3 bath plan just shy of 2,200 square feet. The builder dropped the price by $30,000 and listed it under $450k — specifically at $439,970 at the time I checked the sheet. That puts Celina ISD access within reach for many buyers who thought they’d been priced out. 

Layout highlights for the Coppell:

• Front bedroom off the entry (great for a study or guest room)
• A third bedroom that’s isolated — wonderful for a college student, in-law suite, or a private office
• An elevated living room ceiling and open plan kitchen
• A backyard that’s adequate for play without requiring a commercial mower — typical of 50' lot product

Builder and inventory incentives — what’s being offered and why they matter

This is the part I kept bumping toward during the tour. Builders are actively advertising mortgage incentives and closing benefits to move inventory homes. Pacesetter — and several other builders — have aggressive offers that make buying inventory much more affordable even when property taxes are on the higher side. If you’re looking at new construction homes in Celina ISD or nearby neighborhoods served by Celina ISD, you’ll definitely want to understand these incentives.

Key incentive structures I saw and recommended reviewing with your loan officer:

• Interest-rate offerings: Pacesetter was promoting a 4.99% conventional rate (and a 4.75% FHA option) on inventory homes.
• Closing-cost contributions: Builders are often willing to cover some or all closing costs (you still pay the down payment).
• 2/1 buy-down option: Builders offer a 2-1 buy-down where your rate might be 2.99% year one, 3.99% year two, and then 4.99% for the remaining life of the loan. That can lower initial monthly payments significantly.

These incentives are aggressive and meant to move homes before year-end. They’re not necessarily unprecedented, but they’re more generous than what many buyers have seen in recent months. Think of the rarity like getting the best parking spot at Target and hitting every green light on your drive home — not a miracle, but definitely worth celebrating.

Taxes, HOA and the less-fun but essential numbers

Okay, real talk. The neighborhood’s tax rate is a pain point and something every buyer needs to factor into monthly affordability calculations.

Taxes and HOA details for Creek View Meadows:

• Estimated total tax rate: about 2.85% (I’ve seen it referenced as 2.8% and with the PID it hits 2.85%). This includes city, county, Celina ISD, and a PID portion.
• HOA dues: approximately $850/year. HOA will provide community amenities like a pool and playground as the neighborhood develops.
• Neighborhood scale: planned for roughly 2,000 homes (somewhere around 2,200). That’s a significant — but not huge — community footprint.

Yes, 2.85% is higher than what many buyers want. But that’s where the mortgage-rate incentives help offset the tax burden. Lower rates mean more principal knocked out of your monthly payment rather than everything going to interest and taxes.

Example monthly payment: how the math can work

Numbers I walked through on-site for the affordable inventory home (listed at $439,970 after the $30k reduction):

• Purchase price (example): $439,970
• Down payment: 5% (conventional example)
• Interest rate used in the example: 4.99% (builder subsidized rate)
• Estimated insurance: roughly $1,900/year (varies by carrier and coverage)
• Tax rate used in example: 2.85% (this drives a large monthly tax portion)

Estimated monthly payment: about $3,600 total. That breaks down to roughly $2,200 in principal & interest and nearly $1,000/month in taxes (which feels brutal, I know). Insurance adds on top of that, so you’re in the $3,500–$3,800/month ballpark depending on exact insurance and escrow calculations. A lower starting rate via a buy-down or a better lender offer could reduce that principal & interest portion and make the payment feel more reasonable.

Important: these are ballpark numbers — not a loan commitment. If you’re seriously considering a purchase, you should get a personalized estimate from a lender. If you don’t have a lender, I can connect you to my recommended partner — Jared Wilson at Benchmark, who’s experienced with new construction financing and builder incentives.

Pro tips for buyers considering new construction homes in Celina ISD / Celina area

From my tours and years working new construction in the DFW market, here are some practical tips:

1. Compare inventory vs building costs carefully. Inventory often gives you faster move-in and current incentives, while building gives customization but can take longer and cost more.
2. Let the builder do concrete flatwork while building. Commonly quoted at $10–$12 per square foot, it’s often cheaper and properly integrated with irrigation and slope.
3. Ask about whether the builder will frost or glaze large master bath windows at no additional cost. If they won’t, add glazing to your negotiation list — you don’t want to give the neighbors a morning show.
4. Shop lenders who know how builder incentives work. A good lender will model out 2/1 buy-downs and closing-cost credits so you understand the net effect on monthly payments and cash at closing.
5. Consider long-term resale: Celina ISD school access is a positive, but check commute times, planned amenities, and the overall tax picture for future buyers.

My take: who should consider these homes now?

If you want access to Celina ISD (or are browsing options for new construction homes in Celina ISD and surrounding areas) and you need a move-in-ready house within months rather than a year-plus, inventory homes in Creek View Meadows deserve a strong look. The current price drops and mortgage-rate incentives can materially improve affordability.

That said, if you are ultra-sensitive to property taxes, the 2.85% effective rate may be a deal-breaker for some buyers. For many families, however, the trade-off — strong schools, newer construction and community amenities — will outweigh the tax hit, especially when paired with aggressive lender incentives.

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How to move forward if you’re interested

If you want to explore these inventory homes or other new construction homes in Celina ISD, here’s the playbook I recommend:

1. Decide whether inventory (quick move-in) or building (longer timeline, more customization) fits your timeline and priorities.
2. Get pre-approved with a lender who understands builder incentives and buy-downs. If you want my lender recommendation, reach out.
3. Schedule in-person tours of the inventory homes you like — numbers change, and homes are moving quickly.
4. Negotiate incentives and ask for glazing, irrigation questions, and closing-cost contributions to be put in writing.
5. Factor HOA and tax rates into your total monthly housing budget (not just mortgage principle & interest).

FAQs About New Construction Homes in Celina ISD

Is this neighborhood actually in Celina ISD?

The neighborhood I toured (Creek View Meadows) has addresses in Pilot Point and is served by Celina ISD. The video title referenced Celina ISD, but the inventory I toured provides access to Celina ISD schools. Always verify school assignments directly with the district and through your realtor for the specific lot you are considering.

Are the builder incentives real — like the 4.99% rate and 2/1 buy-down?

Yes — those incentives are real offers that several builders are advertising to move inventory homes through year-end. Options include reduced advertised mortgage rates (e.g., 4.99% conventional), closing-cost contributions, or a 2/1 buy-down (2.99% first year, 3.99% second year, 4.99% thereafter). Exact offers vary by builder and by specific contract; always get the incentive spelled out in writing.

How do taxes affect monthly payments here?

In Creek View Meadows, expect an effective tax rate around 2.85% including the PID. That translates into a large monthly tax escrow portion — often approaching or exceeding $900–$1,000/month on a mid-$400k purchase. For many buyers, the mortgage-rate incentives help offset this, but you must run the numbers with your lender to ensure the payment fits your budget.

What's the difference between inventory and building in this market?

Inventory homes are already constructed or close to completion — they typically close faster and builders are incentivizing buyers to take them. Building is customizable but takes longer and may carry higher out-of-pocket expenses over time. Right now, inventory often represents the better financial opportunity due to price reductions and rate incentives.

How much is the HOA and what amenities are planned?

The HOA is about $850/year and will include amenities like a community pool and playground. The development is planned for roughly 2,000–2,200 homes, so amenities will expand as the neighborhood builds out.

Who can help me run the mortgage math and negotiate with the builder?

You want a lender experienced with new construction incentives. I have a recommended lender partner who works frequently with buyers in these neighborhoods and understands builder credits, buy-downs, and escrow calculations. If you'd like that recommendation or want me to run numbers for a specific inventory listing, contact me directly.

Wrapping up — why this moment matters

Right now, multiple builders are pushing incentives and price reductions on inventory homes in the Pilot Point / Celina ISD area. If you're searching for new construction homes in Celina ISD or the broader north DFW market, Creek View Meadows deserves a look — especially if Celina ISD access is important to you. The combination of reduced prices, aggressive mortgage incentives, and a range of floor plans (from ~2,200 sqft four-bed options to large 3,400+ sqft homes) means there’s something for families across budgets.

If you want to take the next step, here’s how I can help: I help buyers through every step of the new construction purchase process — from finding inventory and modeling incentives to negotiating glazing or additional builder items and coordinating closing. Reach out to me at 469-707-9077  and I’ll connect you with the lender I trust and set up tours of inventory homes that match your wishlist.

Final note

I’ll always tell you the good and the blunt parts. Taxes here are high, but incentives are aggressive. Inventory can get you into Celina ISD with a 4 bed, 3 bath home over 2,000 square feet for under $450k right now — that’s a major headline. If you want help comparing new construction homes in Celina ISD and surrounding neighborhoods, or want the lender who can run the best scenario for you, let’s talk. If you found this useful, drop a quick thumbs up when you come by my channel or reach out — I’m here to help make sure you make a smart move.

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