YOUR DALLAS HOME?

Grand opening is mid-2026 — model homes are opening progressively starting next month. The full community will deliver in phases over the next several years. If you want to be in a finished home by late 2026 or early 2027, you need to start the conversation now. Builder interest lists fill fast once models open.

Roughly $400,000 on the low end (Perry Homes entry plans) to over $1 million (Drees Custom semi-custom homes). The Layton plan I tour in my latest video starts at $608,990. The full price-by-builder breakdown — with my honest take on each — is in the buyer guide.

Yes — and you need to bring me (or any buyer's agent) on your FIRST visit. The friendly person at the model home desk works for the builder. Their job is the highest price and the fewest concessions for the builder, not for you. A buyer's agent costs you zero — the builder pays the commission from their marketing budget. But if you sign in alone, most builders won't honor representation later. That's the gotcha most buyers don't know about.

All-in property tax in Celina runs around 2.7% — that includes city, school district, county, and any PID or MUD overlays. HOA at Ramble is approcimately $2100/year. On a $608K home, that's roughly $1,368 a month in taxes and $175 in HOA. Full math at $450K, $600K, and $800K is in the buyer guide.

Ramble is in Celina ISD. Celina High School is one mile from the community. Two on-site elementary schools are planned inside Ramble. Celina ISD just passed a $2.295 billion bond funding a new high school, two middle schools, seven elementary schools, and an early childhood center. If you're coming from California or Illinois where districts are consolidating and closing schools — Celina is the opposite, they're building ahead of growth.

Currently in DFW, new builds are running roughly 6 to 9 months from contract to closing — depending on the builder, the floor plan, and where the home is in the build cycle when you sign. At Ramble specifically, buyers signing in the next few months would likely close in late 2026 or early 2027. The full contract-to-keys timeline is broken down step-by-step in the buyer guide — contract signing → design center → framing → pre-drywall walkthrough → closing.

Yes — most of our clients are remote. We do virtual tours via FaceTime, walk the model home with you on video, send side-by-side comparisons of floor plans and lots, and represent you in writing offers. You don't have to be in Texas to buy in Texas. The buyer guide has a full relocation reference for families coming from California, Illinois, or New York — Texas property tax math, driver's license transfer, utility setup, school enrollment, the whole list.

Yes — completely free. No payment, no upsell, no spam. Why I give it away: We are paid by the builder when you close, not by you. The more informed you are walking into the process, the better the buying experience for both of us. Plus, if you find the guide useful and decide to work with us — or just refer us to a friend — that's how we earn our keep. The guide is meant to be useful even if you never call us. No tricks.

Yes. Book a free 15-minute Zoom call first so we can talk through your situation — your timeline, budget, what your family needs. If we're a good fit, I'll meet you at Ramble in person, walk every plan you're considering, point out what to ask each builder, and handle the buyer-rep paperwork on visit one so you're protected. That's literally the job.

The Layton is Highland Homes' 50-foot model and it has TWO downstairs bedrooms — including the primary AND a separate Bedroom #2 with its own private bathroom. Most 50-foot floor plans at this price tier give you ONE downstairs bedroom. The Layton's second downstairs bedroom makes it a real option for multi-gen families, in-laws who visit often, or anyone hosting overnight guests. I do a full Layton walkthrough on YouTube — link in the About section above.