Celina ISD vs Prosper ISD
Wilson Creek Meadows vs MI Homes Lilyana — Data-driven comparison with every claim linked to official sources you can verify yourself.
Shafen Khan
Your North Texas Real Estate Advisor
TREC #814918 | REKonnection, LLC
TL;DR - The Quick Version
- Lilyana serves BOTH ISDs. Some lots zone to Celina ISD, others to Prosper ISD. Verify the specific lot before assuming which district.
- Both districts are highly rated. Prosper ISD (9/10 GreatSchools) and Celina ISD (8/10) consistently score above Texas state averages.
- Tax rates differ by ISD. Lilyana: 2.065131 (Celina ISD lots) vs 2.084531 (Prosper ISD lots). Wilson Creek Meadows: exclusively Celina ISD.
- Check MUD/PID assessments. Both communities have PIDs. Lilyana's PID can be prepaid or paid over 28 years.
- Get independent inspections. Builder code inspections verify minimum standards only. HUD recommends pre-drywall + 11-month walk-throughs.
- Compare at least 3 lenders. Builder incentives may not offset higher rates. Use the Loan Estimate for apples-to-apples comparison.
School District Comparison
Both districts are highly rated. Here's how they compare.
| Factor | Celina ISD | Prosper ISD |
|---|---|---|
| TEA accountability rating, 2024–25 | B 87 out of 100 | A 91 out of 100 |
| Enrollment | 6,354 students | 33,651 students |
| Campuses | 8 — 5 elementary, 1 middle, 1 high | 32 — 19 elementary, 5 middle, 4 high |
| District tax rate, FY 2025–26 | $1.2089 | $1.2141 |
| City or town tax rate, FY 2025–26 | $0.576401 (City of Celina) | $0.505 (Town of Prosper) |
| District + city combined | $1.785301 | $1.719100 |
| District website | celinaisd.com | prosper-isd.net |
| Attendance boundary lookup | Attendance zones | Boundaries |
What the numbers actually say
The district with the higher school tax rate is the cheaper one overall. Prosper ISD taxes at $1.2141 against Celina ISD's $1.2089, so on the school line alone Prosper looks more expensive. But the Town of Prosper levies $0.505 where the City of Celina levies $0.576401. Combined, Prosper comes in at $1.7191 and Celina at $1.785301, a difference of $0.066201 per $100. On a $600,000 assessed value that is $397 a year, in Prosper's favour, which is the opposite of what the school rates alone suggest.
These two rates are not the whole bill. They exclude county, college and hospital district levies, and they exclude any MUD or PID assessment. In master planned communities a MUD or PID can add materially more than the gap above, and it varies by section within the same neighbourhood. Check the specific parcel with the appraisal district before you rely on any of this.
Scale is the other real difference. Prosper ISD runs 33,651 students across 32 campuses; Celina ISD runs 6,354 across 8. That shapes everything from programme breadth and UIL classification to how often boundaries get redrawn. Celina is the district more likely to rezone your address as it builds out.
Sources: TEA accountability ratings for 2024–25 via Community Impact (Celina ISD); enrollment and campus counts via Texas Tribune Schools Explorer (Celina ISD) and Prosper ISD; adopted FY 2025–26 tax rates via Community Impact Collin County rate roundup. Verified 2026-08-12. Rates change annually; confirm against the appraisal district before relying on them.
| Market indicator | Celina | Prosper | Entire MLS |
|---|---|---|---|
| Median sales price | $540,000 (−1.8%) | $840,050 (0.0%) | $373,000 (+0.3%) |
| Median price per sq ft | $190 (−7.8%) | $229 (−7.3%) | $185 (−1.1%) |
| Median days on market | 58 (+3.6%) | 49 (+2.1%) | 34 (−8.1%) |
| Months supply of inventory | 7.2 (−7.7%) | 7.2 (+14.3%) | 5.1 (−10.5%) |
| Pct of original list received | 93.8% (+1.5%) | 92.3% (−2.0%) | 96.6% (+0.5%) |
| Closed sales in the month | 145 (−2.7%) | 89 (−7.3%) | 10,686 (−5.5%) |
Both of these are buyer's markets right now
Six months of supply is the usual balance point. Celina and Prosper are both sitting at 7.2, against 5.1 across the whole MLS. More supply than that means buyers set the pace, and both towns have been there for a while.
Sellers in both towns are taking less than they asked. Celina is getting 93.8% of original list and Prosper 92.3%, against 96.6% MLS-wide. On a $840,000 Prosper asking price, 92.3% is roughly $65,000 below the original number. Prosper is the weaker of the two on this measure and its supply rose 14.3% in a single month, so if you are buying there, ask.
Homes here take longer to sell than the metro average. 58 days in Celina and 49 in Prosper against 34 MLS-wide, and both rose month over month while the metro fell 8.1%. That is time you can use.
Prosper is a genuinely different price tier, not a slightly nicer version of Celina. $840,050 against $540,000 is a 56% gap between two adjacent towns. Per square foot the gap narrows to $229 against $190, so a good part of that difference is simply bigger houses.
Source: NTREIS Trends, July 2026, residential, all property sub types, all price ranges. Figures are medians for the month with month-over-month change. Market statistics are for the whole city and will not match any single neighbourhood. Pulled and verified 2026-08-12.
How to Verify School Assignments
- Get the exact property address you're considering
- Use the district's official boundary tool (linked above)
- Enter the address to see assigned elementary, middle, and high school
- Check TEA accountability ratings at tea.texas.gov
Community Overview
Two premier North Texas communities with distinct characteristics.
Wilson Creek Meadows
Celina, TX
- Builder: Pulte Homes (1,809-3,855 sq ft)
- HOA: $70/month
- Location: Preston Rd near US-380
- Homesites: ~700 total
Source: Pulte Homes
Lilyana by Hillwood
Celina, TX
- Builder: M/I Homes (1,947-4,000 sq ft)
- On-Site School: Lilyana Elementary (PISD)
- Tax Rates: 2.065 (CISD) / 2.085 (PISD)
- Homesites: 1,300 at build-out
Source: lilyanabyhillwood.com
Important: Lilyana School District Warning
Lilyana serves BOTH Celina ISD and Prosper ISD depending on lot location. Always verify the specific lot's school district assignment before making an offer.
Understanding Your True Costs
Property taxes, MUD, PID, and HOA fees explained.
| County | Appraisal District | Tax Lookup |
|---|---|---|
| Denton County | dentoncad.com | Tax Search |
| Collin County | collincad.org | Property Search |
What is a MUD?
A Municipal Utility District finances water, sewer, and drainage infrastructure. MUD taxes appear as a separate line item and are not reduced by homestead exemptions.
What is a PID?
A Public Improvement District assessment for roads, landscaping, water, sewer, and open spaces. PIDs can typically be prepaid at any time or paid over 28 years.
First-Time Buyer Timeline
A step-by-step guide to your home purchase journey.
Should I Use the Builder's Lender?
The short answer: Compare first.
You Are NOT Required to Use the Builder's Lender
Builder incentives (closing cost credits, upgrades) may be offset by higher interest rates or fees. Always compare total costs.
What to Do:
- Get written details about ALL builder incentives for using their lender
- Get Loan Estimates from at least 3 lenders (including builder's lender)
- Compare total costs - don't just look at incentives
- Calculate total cost over life of loan, not just closing costs
Pro tip: CFPB guidance states that shopping for mortgages within a 45-day window counts as a single credit inquiry.
New Construction Inspections
What first-time buyers often miss.
Don't Skip These Inspections
Builder code inspections verify minimum building standards only. According to HUD, you should always get independent inspections:
- Pre-drywall: See plumbing, electrical, framing before walls close
- Pre-closing: Final walk-through before taking ownership
- 90-day: After living in the home, identify settling issues
- 11-month: Before builder warranty expires
Frequently Asked Questions
Official Verification Resources
Verify every claim yourself with these official sources.
Federal Resources
Texas Resources
County Resources
Ready to Make an Informed Decision?
I'll help you navigate the new construction process with data-driven guidance - no pressure, just honest insights.
Call 469-837-9233Educational information from official sources · All costs subject to change · Not legal, financial, or tax advice · Verify school boundaries directly with districts