What are the key differences between Celina ISD and Prosper ISD?

Both are highly-rated North Texas school districts. Prosper ISD is rated 9/10 by GreatSchools with over 27,000 students, while Celina ISD is rated 8/10 with a smaller student population. Both offer strong academics and athletics. Verify campus boundaries at each district's website.

Is Lilyana in Celina ISD or Prosper ISD?

Lilyana serves BOTH school districts. Some lots zone to Celina ISD while others zone to Prosper ISD. You must verify the specific lot's school district before purchasing. Lilyana Elementary (Prosper ISD) is located on-site within the community.

Should I use the builder's lender for new construction?

You are NOT required to use the builder's lender. Always compare at least 3 lenders using the Loan Estimate. Builder incentives may offset higher rates/fees. CFPB recommends shopping within a 45-day window for minimal credit impact.

Do new construction homes need inspections?

Yes. Always get an independent inspection, even for new construction. Request pre-drywall, pre-closing, 90-day, and 11-month walk-throughs. Builder code inspections verify minimum standards only, not quality. Source: HUD.

What is the difference between MUD and PID in Texas?

MUD (Municipal Utility District) is a special taxing district for water, sewer, and drainage infrastructure. PID (Public Improvement District) is a special assessment for roads, landscaping, and public improvements. PIDs can typically be prepaid, while MUD taxes are ongoing. Both communities (Wilson Creek Meadows and Lilyana) have PIDs.

What are the tax rates in Wilson Creek Meadows vs Lilyana?

Wilson Creek Meadows is exclusively Celina ISD. Lilyana has two tax rates: 2.065131 for Celina ISD lots and 2.084531 for Prosper ISD lots. Both communities have PID assessments that vary by lot size. Verify current rates at dentoncad.com or collincad.org.

Buyer Intelligence Report

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.

2 School Districts

2 Communities

15+ Official Sources

Dec '25 Last Verified

Read the Summary Call 469-837-9233

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.

Schools

School District Comparison

Both districts are highly rated. Here's how they compare.

Factor	Celina ISD	Prosper ISD
GreatSchools Rating	8/10	9/10
District Website	celinaisd.com	prosper-isd.net
Boundary Lookup	Attendance Zones	Boundaries
Growth Status	Rapidly growing, new campuses planned	Rapidly growing, ongoing construction

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

Back to Summary Next: Communities

Communities

Community Overview

Two premier North Texas communities with distinct characteristics.

Wilson Creek Meadows

Celina, TX

Celina ISD Only

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

Dual ISD

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.

Schools Next: Costs & Taxes

Costs

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.

Verify MUD status at TCEQ

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.

City of Celina PIDs

Communities Next: Timeline

Timeline

First-Time Buyer Timeline

A step-by-step guide to your home purchase journey.

6-10 Months Before

Financial Preparation

Check credit at AnnualCreditReport.com. Complete homebuyer education (free via Fannie Mae HomeView). Calculate affordability using CFPB worksheets.

3-4 Months Before

Shopping & Pre-Approval

Get pre-approved (letters valid 30-90 days). Compare at least 3 lenders. Research down payment assistance programs. Begin home shopping.

1-2 Months Before

Final Preparations

Review Loan Estimate carefully. Schedule inspections. Compare Loan Estimate to Closing Disclosure (must receive 3 days before closing).

Costs & Taxes Next: Lenders

Lenders

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.

Timeline Next: Inspections

Inspections

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

Source: HUD - For Your Protection

Lenders Next: FAQ

FAQ

Frequently Asked Questions

When should I get pre-approved?

Get pre-approved when you're ready to shop seriously. Letters are typically valid 30-90 days. Lenders verify employment, income, assets, and pull your credit.

What are closing costs on new construction?

Typically 2-5% of purchase price. Includes origination fees, appraisal, title insurance, recording fees, prepaid taxes/insurance. CFPB reports median closing costs were $6,000 in 2022.

How far are these communities from Dallas?

Both Wilson Creek Meadows and Lilyana are approximately 35-45 miles north of downtown Dallas. Commute times typically range 45-60 minutes depending on traffic.

What builders are in each community?

Lilyana: M/I Homes is the sole active builder, offering Reserve Series (50' lots) and Classic Series (60'/74' lots). Wilson Creek Meadows: Pulte Homes is the active builder; Taylor Morrison sections are sold out.

Inspections Next: Resources

Resources

Official Verification Resources

Verify every claim yourself with these official sources.

Federal Resources

Texas Resources

County Resources

FAQ Back to Top

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Educational information from official sources · All costs subject to change · Not legal, financial, or tax advice · Verify school boundaries directly with districts