on August 18, 2026
I recently toured a model home in The Ranch at Uptown that starts around $570,000 before upgrades. The floor plan offers 4 bedrooms, 3 bathrooms, just under 3,000 square feet, two bedrooms downstairs, two upstairs, a dedicated office, bonus room, large backyard and tall ceilings with tons of natural light.
But there’s an important distinction: the model you’re seeing isn’t a $570,000 finished home.
Model homes typically showcase builder upgrades, and this one includes upgraded flooring, accent walls, ceiling details, fireplace finishes and other design selections. If you’re considering building in The Ranch at Uptown, understanding the difference between the advertised base price and your final price is extremely important.
I’m Jake Inderman, a Celina TX Realtor helping relocation buyers compare new construction, builders and communities throughout Celina, Prosper and Frisco.
Here’s what buyers should know about this home and The Ranch at Uptown.
**Watch the full video here: https://youtu.be/6lZFhOEJcVI
The Ranch at Uptown is a newer community in Celina, Texas.
At the time of my tour, significant construction was still taking place throughout the neighborhood, with plenty of homes remaining to be built.
That can be attractive for buyers who want the opportunity to build rather than purchase a completed resale home.
Depending on builder availability and the specific home, you may have opportunities to choose finishes and customize portions of your home through the design center.
For relocation buyers, however, buying in a developing neighborhood comes with a tradeoff.
You’re getting newer construction and potential customization, but you also need to be comfortable living around ongoing development while the community continues building out.
At the time of my tour, the base floor plan started around $570,000.
The key word is base.
The model home contains upgrades, and buyers shouldn’t assume that everything they see during a model-home tour is included in the advertised starting price.
Some of the upgrades I pointed out included:
If you wanted to recreate the model exactly, your final price could be substantially higher than the advertised starting price.
This is one of the most important things to understand when buying new construction in Celina.
Builders create model homes to showcase what’s possible.
They’re not necessarily showcasing exactly what comes standard.
That means when you see a beautiful model advertised alongside a starting price, don’t automatically assume that’s what you’ll receive for that number.
Your final price can include:
Base home + lot premium + structural options + design-center upgrades + additional features.
Before signing a contract, determine which features are standard and which are upgrades.
The floor plan featured in my tour offers just under 3,000 square feet with four bedrooms and three bathrooms.
The layout divides the bedrooms between floors:
Two bedrooms downstairs.
Two bedrooms upstairs.
That’s a configuration many relocation buyers ask me about because it gives you more flexibility than having every secondary bedroom upstairs.
You also get a dedicated office and additional upstairs living space.
One of the first things you’ll notice when walking inside is the ceiling height.
The living room has tall ceilings and upper windows that bring significant natural light into the house.
It was actually cloudy while I filmed the home, and the living space still received plenty of light.
The tall fireplace treatment and wood beams also draw your eyes upward and make the room feel larger.
Just remember that some of those architectural and design features may be upgrades.
One thing I try to do during my home tours is point out what I don’t like—not just what the builder wants you to notice.
The downstairs living room isn’t enormous.
With a home approaching 3,000 square feet, you might expect the main living space to be larger.
But that square footage hasn’t disappeared.
It’s being used elsewhere in the house, particularly upstairs.
Whether that’s a good trade depends on your household.
If you spend most of your time downstairs together, you may prefer a larger main living room.
If you want separate spaces for kids, guests or entertainment, the upstairs layout could be more valuable.
This home also includes a dedicated formal dining area.
Formal dining rooms have become less common in newer floor plans as builders have shifted toward larger kitchens and open-concept layouts.
But some buyers still specifically want one.
If you regularly host holidays, dinners or larger gatherings, having a dedicated dining space can be a significant advantage.
The kitchen features an open layout connecting to the living and breakfast areas.
Features shown in the model included:
The cabinetry extending to the ceiling helps make the kitchen feel more substantial while also creating additional storage.
The model features KitchenAid appliances throughout the kitchen.
One of the more interesting design decisions is the microwave.
Instead of placing a traditional microwave above the cooktop or prominently inside the cabinetry, it’s integrated into a drawer-style location.
It’s a small detail, but it helps maintain the clean appearance of the kitchen.
Pantry space is another area where this floor plan performs well.
I’ve toured plenty of new-construction homes where the pantry feels like an afterthought.
This one provides a more usable amount of storage.
If you’re relocating with a larger household or simply like buying groceries in bulk, pantry size is one of those features that’s worth paying attention to during your tour.
The outdoor living area connects to the house through triple sliding glass doors.
On nicer North Texas evenings, opening those doors can create a more seamless indoor/outdoor entertaining space.
The covered patio also includes:
That gas connection can be particularly convenient if you plan to use a grill or outdoor cooking setup.
The backyard is another major highlight.
For a newer construction home, there’s a substantial amount of usable grass space.
The model also features a fire pit area, although buyers should verify whether features like that are included or added as upgrades.
Depending on your plans, the yard could potentially provide space for:
If a future pool is important, you’d want to verify setbacks, easements, utility locations and HOA restrictions for the specific homesite.
There’s another detail buyers often overlook when touring new construction.
The narrow areas between houses don’t always receive enough sunlight for certain types of grass to thrive.
During this tour, I specifically discussed the possibility of St. Augustine grass struggling in shaded side yards.
If that happens, you may eventually need to consider alternative grass, rock, stone or another landscaping solution.
It’s a relatively small issue, but these are exactly the details you don’t want to discover after closing.
The primary bedroom is located downstairs and features additional upgraded ceiling details and multiple windows.
That gives the room plenty of natural light while keeping the primary suite separated from the upstairs secondary bedrooms.
For buyers who specifically want the primary bedroom downstairs, this floor plan checks that box.
The primary shower is one of my favorite features in the home.
It’s approximately six feet long based on my estimate during the tour and includes:
The built-in storage is particularly useful because toiletries can stay tucked away instead of lining the edges of the shower.
The primary closet provides a reasonable amount of space with multiple levels of shelving and hanging storage.
Could it be larger?
Absolutely.
For some buyers, it’ll be plenty.
For others shopping near the $600,000 price point, closet size may be one area where they want more.
This is where comparing floor plans becomes important.
Two homes with identical square footage can allocate that space very differently.
The upstairs bonus room is one of the most flexible spaces in the house.
You could potentially turn it into:
For buyers with children, having a separate upstairs area can also help keep toys, games and entertainment out of the main downstairs living space.
The remaining two secondary bedrooms are upstairs and share a bathroom.
Combined with the downstairs secondary bedroom, that gives you a 2-up, 2-down bedroom configuration.
That can work well if you need a downstairs room for guests, parents or another household member who doesn’t want to regularly use stairs.
The home includes a two-car garage.
During the tour, I also noted a tankless water heater.
For buyers who need three garage spaces, additional storage, a workshop or room for recreational equipment, this particular floor plan may not provide everything you’re looking for.
That’s another reason to compare multiple homes before committing based solely on the model.
The laundry room provides more than just space for a washer and dryer.
It includes a sink, countertop space and built-in shelving.
That gives you room to fold clothes, organize laundry and store supplies.
Practical spaces like this aren’t usually the reason someone falls in love with a model home, but they can make a significant difference once you actually live there.
This is probably the biggest financial consideration buyers need to understand.
The Ranch at Uptown home featured in my tour is located within a MUD.
MUD stands for Municipal Utility District.
At the time of filming, I referenced an effective property tax rate of approximately 2.86%, with the MUD component adding approximately 0.8%.
For buyers relocating from outside Texas, this can be confusing.
The important thing isn’t simply knowing that a MUD exists.
It’s understanding how it affects your monthly payment.
Not necessarily.
I don’t automatically tell buyers to eliminate every MUD community.
Instead, we compare value.
Can we find you another home you like just as much, in a location you like just as much, with the amenities and floor plan you want, but with a lower total monthly payment?
If yes, that alternative deserves serious consideration.
If we can’t, paying the additional MUD tax may be worthwhile.
The goal isn’t to avoid a particular acronym.
The goal is to understand exactly what you’re paying and what you’re receiving in return.
Imagine comparing two $600,000 homes.
If one has a substantially higher property tax rate, those homes don’t actually cost the same amount to own.
Your monthly housing cost can include:
That’s why I encourage relocation buyers to compare monthly payments rather than simply listing prices.
A slightly more expensive home with lower taxes can sometimes produce a surprisingly similar monthly payment.
The transcript references an HOA figure of $79 per year.
Because HOA figures can vary by section, billing structure, and change over time—and because this figure is notably different from other Ranch at Uptown figures discussed in prior tours—I would verify the current HOA directly for the specific property before publishing or relying on that number.
The broader lesson is the same:
Always verify both taxes and HOA costs for the exact home you’re considering.
The home featured in my tour was discussed as being zoned to Celina ISD.
For relocation buyers, school zoning is something you should verify for the specific property rather than relying solely on a neighborhood name.
Attendance boundaries and assignments can change as North Texas continues growing.
This is particularly important in rapidly developing areas like Celina where new schools continue to be added as enrollment increases.
The community provides access to several major North Texas destinations.
During my tour, I referenced PGA Frisco as approximately 12 miles away.
That means you’re farther north than many established Frisco neighborhoods but still within reach of the major growth happening around PGA Frisco and North Frisco.
For someone working remotely or commuting into Frisco rather than Downtown Dallas, that can make Celina more attractive.
This is one of the comparisons I’d make if you’re relocating to North Texas.
Prosper generally places you farther south and closer to Frisco, US-380 and established commercial development.
Celina can potentially allow your housing budget to stretch further.
The tradeoff is location.
Don’t simply ask:
“Where can I get the biggest house?”
Ask:
“How often am I going to drive south, and what will that commute actually feel like?”
For a remote worker, the answer could favor Celina.
For someone driving into Dallas five days per week, the answer could be very different.
If you’re considering The Ranch at Uptown, I wouldn’t look at it in isolation.
I’d also compare other Celina communities based on your budget and priorities.
Depending on what you’re looking for, that could include:
Compare the homes, but also compare:
That’s how you determine which community actually provides the best value for you.
This floor plan could make sense if you:
It offers a lot of flexibility for the price point.
I’d compare other floor plans if you:
None of these necessarily make the home bad.
They simply mean another option may fit your lifestyle better.
At the time of my tour, the base floor plan started around $570,000 before upgrades.
The floor plan is just under 3,000 square feet.
It offers four bedrooms and three bathrooms.
Yes. The primary bedroom is downstairs.
Yes. The floor plan offers two bedrooms downstairs and two upstairs.
Yes. There’s a dedicated office space.
The upstairs bonus room could function as a game room, media room, playroom, homeschool space or secondary living area.
The property featured in my tour was within a MUD.
At the time of filming, I referenced an effective tax rate of approximately 2.86%. Buyers should verify the current tax rate for the exact property they’re considering.
The home featured in my tour was discussed as being in Celina ISD. Buyers should verify current school zoning for any specific address.
During my tour, I referenced PGA Frisco as approximately 12 miles away.
For buyers looking around the $600,000 price point, this home provides an interesting combination.
You get just under 3,000 square feet, four bedrooms, three bathrooms, two downstairs bedrooms, a dedicated office, upstairs bonus room, tall ceilings, large windows, oversized primary shower and a substantial backyard.
The biggest things I’d evaluate are the final build price and the property taxes.
Don’t assume the $570,000 starting price gets you everything shown in the model.
And don’t ignore the approximately 2.86% effective tax rate referenced during the tour.
Instead, compare the total package against other Celina communities.
What does the finished house cost?
What does the monthly payment look like?
What are you getting for the MUD?
How does the lot compare?
How does the commute compare?
Could you buy something slightly more expensive elsewhere with lower taxes and end up with a similar payment?
Those questions are much more useful than simply asking whether this is a good house.
I’m Jake Inderman, a Celina TX Realtor and North Texas real estate agent helping relocation buyers compare The Ranch at Uptown and communities throughout Celina, Prosper and Frisco.
I help buyers understand new construction, builder pricing, design-center upgrades, MUD/PID/MMD assessments, property taxes, HOA costs, lot sizes, school zoning, commute times and the real-world differences between North Texas communities.
If you’re moving to Celina TX in the next 9 days or 9 months, reach out. My team and I can help you compare communities and figure out which home actually makes the most sense for your budget and lifestyle.
Jake Inderman | Celina TX Realtor
Call/Text: 469-343-2008
Email: jake.inderman@gmail.com