The Ramble Buyer Guide: an honest one.

1 · Why Celina

Celina is growing fast, and the schools are being built for it.

Is Celina going to hold up, or is this a boom that flames out? Here are the numbers I'd look at first. You can decide for yourself.

What could go wrong. Read this too.

• Rates move up. North-DFW demand softens. Builders add incentives, which helps buyers at that moment and slows near-term price growth.
• A national recession. No market is immune. Sales and prices would slow.
• Traffic on Preston Road. Road capacity is the biggest limit on how fast Celina can grow. Drive your commute at rush hour before you sign.

2 · Inside Ramble

Ramble is a 1,380+ acre community planned for 4,200+ homes.

The developer is Hillwood Communities, the Perot family firm behind Harvest, Pecan Square and Union Park. Ground broke in October 2024, and the community sits between Preston Road and Custer Road, about two miles north of downtown Celina, in Celina ISD.

Hillwood Communities' master plan is built around being outside. These are its published, planned amenities. Ask which ones are open on the day you visit:

• The 7-mile Ramble Trailway and a 4-mile greenbelt
• 220 acres of parks and 28 acres of lakes
• A pool, fitness center and beer garden
• The Turtle Club, a National Parks–inspired amenity center (planned for 2027)
• 64 acres of planned shops and services inside the community

What living there feels like depends on your lot, your phase and your builder. That's what we'd walk through together on a tour.

3 · The five builders

Five builders, five "best values." Here's how they differ.

Each one is a good builder. They're good for different people. Here are the trade-offs I'd point out to a friend.

At a glance

*Lot widths change by phase. Confirm on your tour. Prices move every month, so I don't print them here: text me and I'll send this month's starting prices and incentives for each builder.

4 · What a month costs

The monthly number is higher than "from the $400s" suggests.

Property tax at Ramble is about 2.8% a year (2.786% in 2025, including the community's district, Celina MMD No. 2, before exemptions). That alone adds roughly $1,000–$1,900 a month at these prices.

Illustration only, not a quote. Each column uses a different down payment. 6.5% 30-year fixed conventional loan. HOA is about $2,100–$2,200 a year by lot size plus $65 a month for internet, per builder figures from Sept 2026. Insurance and mortgage insurance are estimates. Your lender, lot, builder and policy change the numbers. A builder rate buydown can lower the first line a lot.

The three kinds of builder incentive

• Rate buydown: the builder pays to lower your rate. Often worth the most if you'll keep the loan a while.
• Closing-cost credit: straightforward cash toward closing.
• Design-center credit: money toward upgrades. Best when you already know the finishes you want.

My rule: what's advertised is the starting line, not the ceiling. There is often more room, especially late in a quarter.

Want this month's real numbers? On a 20-minute call we'll compare the builders that fit your budget, look at current incentives and work out your monthly payment. Book a time or text 214-727-6680.

5 · At the model home

12 questions to ask at every Ramble model.

Screenshot this list. Model homes are a lot to take in, so bring it with you.

1. "What's the all-in price: lot premium, structural options and the design package shown in this model?"The sticker is the base. All-in is often well above it.
2. "How long from contract to keys right now?"Ask for a number, not a range.
3. "Which homes are move-in ready, and what's the incentive on each?"Finished homes often carry the best incentives.
4. "What's the structural warranty, and who handles warranty calls, in-house or a third party?"
5. "What's standard, and what needs a design-center upgrade?"Get it in writing before you fall in love.
6. "Which structural options can I choose, and what's the deadline?"Usually 10–30 days after contract.
7. "Which lots are available, and what's the lot premium range?"
8. "What rate buydowns, closing-cost credits or design credits are on the board this month?"
9. "What are the windows, insulation and HVAC specs?"Specs in writing, not brochure adjectives.
10. "How do you work with a buyer's own agent?"
11. "What have the last few homes on this floor plan sold for compared with list?"
12. "What happens if the build runs past the quoted date?"

6 · Bringing your own agent

Register your agent before your first visit.

Most builders need your agent named on your first visit for that agent to represent you. It takes one text:

1. Text me "We're planning to tour [builder] at Ramble on [date]."
2. I register you with the builder ahead of time.
3. You show up with me there, or with my name on the visitor form.

What I do from there: compare what similar homes on that floor plan sold for, sit with you through the design center, line up an independent inspection at each stage, and negotiate price and incentives. I love helping people find a home they'll love, in a community they'll love, at a price and terms that work for them.

7 · Contract to keys

Contract to keys usually takes 7–9 months at Ramble.

A simple plan with no changes can be faster; a semi-custom Drees home with changes can run 9–13 months.

• Weeks 0–2: contract and earnest money. Purchase agreement signed, earnest money paid, lender pre-approval confirmed.
• Weeks 2–4: structural options deadline. Extra rooms, ceilings, garage size. Miss it and the options close. Put it on your calendar.
• Weeks 4–8: design center. A 6–10 hour appointment where you choose every finish. Bring whoever decides with you, and a budget.
• Weeks 8–12: permits and foundation.
• Months 3–5: framing and the pre-drywall walk. The most important walkthrough. Video every wall before it's closed up.
• Months 5–7: interior build-out. Drywall, cabinets, floors, fixtures, landscaping.
• Months 7–8: inspection, punch list and closing. Independent inspection, the builder's punch list, final walk, keys.

8 · Moving from out of state

Moving to Texas from California, Illinois or New York? Start here.

• Driver's license: switch within 90 days of becoming a Texas resident. Book the DPS appointment weeks ahead.
• Car registration: within 30 days. Texas dropped the vehicle safety inspection on Jan 1, 2025; DFW counties still require emissions testing.
• Homestead exemption: file with the Collin Central Appraisal District once you live in the home. It takes $140,000 off your school-district taxable value and caps yearly increases in your homestead's taxable value at 10%. Most out-of-state buyers forget this one.
• No state income tax. Property tax is higher than many buyers are used to, so compare your whole yearly bill, not one line.

Rules and fees change: check txdps.gov, txdmv.gov and collincad.org for the current version.

9 · Working with me

See a Ramble model home before you visit.

I walked a Ramble model on camera and explained every number: