The Celina/Prosper/Anna boom: Is north Collin County worth buying into?

Every week a new master-planned community breaks ground north of Frisco. Here's the data on whether it's smart to buy there.

The growth:

• Celina population: ~35,000 (was 6,000 in 2015)
• Prosper population: ~40,000 (was 10,000 in 2015)
• Anna population: ~25,000 (was 8,000 in 2015)
• Projected 2030: All three expected to double again

Home prices (new construction, March 2026):

• Celina: $380-550K (3-4 bed)
• Prosper: $480-700K (3-4 bed)
• Anna: $320-450K (3-4 bed)

The bull case:

• New homes, new schools, new roads
• Prosper ISD is climbing Niche rankings fast (now A)
• Dallas North Tollway extension will eventually reach Celina
• PGA Frisco resort bringing commercial development north

The bear case:

• Commute to Dallas: 45-75 min depending on traffic
• Infrastructure lags development (roads are overwhelmed)
• Property taxes are HIGH (new homes = no exemptions yet + MUD/PID districts add 0.5-1% on top)
• If the market corrects, new-build suburbs get hit hardest
• MUD (Municipal Utility District) taxes can add $3,000-6,000/year

MUD tax warning: Many new developments in Celina and Anna are in MUD districts. This means your property tax could be 2.8-3.2% instead of the standard 2.1-2.2%. On a $450K home, that's an extra $3,000-4,500/year. Ask about MUD before you buy.

Sources:

• U.S. Census Bureau — population estimates
• Zillow / Realtor.com — new construction pricing
• Collin County CAD — MUD district maps
• Prosper ISD — Niche.com ratings
• NCTCOG — transportation planning documents