on August 18, 2026
I recently toured a North Sky home with 5 bedrooms, 5.5 bathrooms, more than 3,700 square feet, two bedrooms downstairs, three bedrooms upstairs, an office, media room, second living area, formal dining room, and a massive 3.5-car tandem garage. At the time of my tour, the base price was around $670,000.
But one of the biggest reasons buyers should pay attention to North Sky isn’t necessarily the house.
At the time of filming, the community had a property tax rate just over 2% with no MUD and no PID. That’s a major distinction when comparing North Sky with other new-construction communities around Celina.
I’m Jake Inderman, a Celina TX Realtor helping relocation buyers compare communities, builders, taxes, lot sizes, and homes throughout Celina, Prosper, and Frisco.
Here’s what you should know before buying in North Sky Celina TX.
**Watch the full video here: https://youtu.be/AKZOEScJ_is
North Sky is a newer residential community in Celina, Texas.
The community gives buyers access to newer construction while remaining less than approximately 30 minutes from Frisco, depending on traffic and your destination. Celina High School is also located immediately nearby.
For buyers relocating to North Texas, location should be one of your biggest considerations.
Celina can potentially give you more house, garage space, and lot for your money than some areas farther south, but you need to consider how often you’ll commute toward Frisco, Plano, or Dallas.
If you work remotely or primarily need access to Frisco, North Sky can become particularly interesting.
The specific floor plan featured in my tour had a base price of approximately $670,000 at the time of filming.
As with any new-construction home, base price is only the starting point.
Your final purchase price can change based on:
This is why buyers should never assume the advertised starting price is the final price of the model they’re touring.
One of the biggest advantages of this particular floor plan is how much usable space it provides.
The model was configured with five bedrooms and 5.5 bathrooms and measured more than 3,700 square feet. A four-bedroom configuration was described as being just over 3,400 square feet.
The bedroom layout is particularly useful:
Two bedrooms downstairs.
Three bedrooms upstairs.
That can work well for households wanting the primary bedroom downstairs while still having another first-floor bedroom available for guests, parents, older children, or multigenerational living.
Potentially, depending on how you use the office.
The downstairs office has a closet, which creates additional flexibility in how the room can function.
For a buyer who absolutely needs another sleeping space, that flexibility could be valuable.
But you’d be sacrificing your dedicated office.
For remote workers, keeping it as an office may make considerably more sense.
Square footage doesn’t tell you how well a home lives.
I’ve toured plenty of large homes where thousands of square feet somehow don’t translate into practical everyday space.
This North Sky floor plan does a good job of utilizing its size.
You get:
There’s relatively little space that feels like it’s there simply to make the square-footage number larger.
The home featured in my tour sits on a 65-foot lot.
North Sky also offers 55-foot lots.
That extra width matters.
A wider lot can affect the size of the home, garage configuration, backyard, side yards, and overall feel of the property.
For this specific home, the 65-foot lot provides a substantial backyard even with a large house and oversized garage.
For buyers comparing new construction across Celina, don’t just compare floor plans.
Compare the homesites they’re sitting on.
This is one of North Sky’s biggest advantages.
At the time of my tour, I referenced a property tax rate just over 2%.
That alone can be attractive when comparing newer communities throughout North Texas.
But there’s another important piece:
North Sky does not have a MUD or PID based on the community information discussed during my tour.
For a buyer comparing similar homes, that can have a meaningful effect on the monthly payment.
If you’re relocating from outside Texas, MUDs and PIDs can be confusing.
MUD stands for Municipal Utility District.
PID stands for Public Improvement District.
These types of districts can be used to fund utilities, roads, infrastructure, and other improvements in developing communities.
The important thing for buyers isn’t simply learning the acronyms.
It’s understanding how they affect the cost of owning the home.
North Sky’s lack of a MUD and PID makes the community worth comparing against other Celina neighborhoods where additional assessments may apply.
Imagine you’re comparing two homes with similar prices.
One has a tax rate around 2%.
The other has a substantially higher effective tax rate because of additional assessments.
Those houses do not cost the same amount to own.
Your real monthly housing expense includes:
That’s why I encourage my relocation clients to compare the total monthly payment instead of simply asking which community has the cheaper house.
Sometimes paying slightly more for a home with lower taxes can make more financial sense.
No.
I don’t recommend automatically eliminating a community simply because it has a MUD or PID.
The better question is whether you’re receiving enough additional value to justify the additional cost.
For example, could you purchase a home in another community with a higher tax rate but get a significantly better location, larger home, better lot, or amenities that matter more to you?
If so, paying the additional tax may make sense.
But if two communities offer essentially everything you want and one has a noticeably lower tax burden, that’s absolutely something worth considering.
North Sky gives buyers that lower-tax alternative.
At the time of filming, the North Sky HOA was approximately $1,100 per year.
That works out to roughly $92 per month when averaged across the year.
HOA dues can change, so buyers should verify the current amount and what is included before purchasing.
When comparing communities, don’t evaluate HOA dues in isolation either.
A higher HOA isn’t necessarily bad if you’re receiving amenities you’ll use regularly.
Likewise, paying for amenities you never use may not provide much value.
The primary suite is downstairs and benefits from tall ceilings and plenty of natural light.
The bedroom itself is spacious, but the closet is one of the real highlights.
During my tour, I described it as being large enough that many buyers would probably struggle to fill it.
For buyers frustrated by small primary closets in new construction, that’s a meaningful advantage.
The primary bathroom continues the spacious feel.
The model features a separate bathtub and shower with a clean white-and-gold design.
As with any model home, buyers should determine exactly which finishes are standard versus upgraded.
That’s particularly important if you’re trying to recreate the exact look of the model while staying within a specific budget.
The kitchen is one of my favorite parts of the home.
The model features:
It’s designed well for someone who regularly hosts friends or family.
Between the kitchen seating, nearby dining areas, and formal dining space, you can accommodate a surprisingly large number of people without setting up temporary tables.
The home also has a dedicated formal dining space.
Formal dining rooms have disappeared from many modern floor plans as builders prioritize open-concept kitchens and larger living rooms.
But for buyers who entertain frequently or host holidays, having a dedicated dining room can still be extremely valuable.
Combined with the kitchen seating and other dining space, this house is particularly well suited to entertaining.
The main living room features very tall ceilings and a fireplace.
That ceiling height helps make the downstairs feel significantly larger and more open.
The fireplace also gives the living room a defined focal point.
For buyers moving into the $500,000-$700,000+ range in North Texas, fireplaces become more common, although the exact type and whether it’s included or upgraded will depend on the builder and floor plan.
The home connects to the backyard through triple sliding glass doors.
That’s a feature I like because it can make the indoor and outdoor living areas feel more connected.
On comfortable North Texas evenings, opening the doors creates a much larger entertaining space.
The backyard itself also has plenty of usable room despite the size of the house.
Relocation buyers regularly ask me what the weather is actually like in North Texas.
During this tour, it happened to be around 95 degrees and extremely windy.
Summer is hot.
There’s no point pretending otherwise.
North Texas can also experience thunderstorms, hail, and occasional tornadoes during severe-weather seasons.
For relocation buyers, I recommend understanding the weather before moving rather than being surprised by it afterward.
That includes considering homeowners insurance costs, roofing materials, drainage, and how your outdoor spaces are positioned.
This may be one of the most unusual features of the entire home.
The floor plan has what I described as approximately a 3.5-car tandem garage.
There’s the traditional two-car portion plus significant tandem space that could potentially be used for:
For buyers who own recreational equipment or simply want a huge amount of storage, this is a significant differentiator.
Even beyond vehicle parking, the garage offers considerable additional storage.
That’s important because large households tend to accumulate a lot of equipment.
Bikes.
Sports gear.
Tools.
Holiday decorations.
Outdoor equipment.
Having a large garage can prevent all of that from consuming closet space inside the house.
The home also had two tankless water heaters referenced during the tour.
The laundry room is another practical highlight.
There’s enough space to potentially add a sink and still retain plenty of storage and working room.
It’s not necessarily the feature that makes someone fall in love with a house online, but it’s one you’ll appreciate every week after moving in.
Upstairs is where this floor plan really starts separating itself from many alternatives.
You don’t just get bedrooms.
You get a full second living area.
That could work as:
This allows the downstairs living room to remain the primary gathering area while still giving other members of the household their own space.
Separate from the second living area is a dedicated media room.
That’s an important distinction.
A lot of floor plans advertise a “game/media room” that’s really just one multipurpose space.
Here, you can have both.
That creates much more flexibility if you want one area for movies and another for everyday use.
The upstairs secondary bedrooms featured during the tour have ensuite bathroom access.
That’s particularly useful in a five-bedroom house.
It reduces bathroom congestion and gives secondary bedrooms more privacy.
For households with older children or frequent overnight guests, ensuite bathrooms can become a major selling point.
The downstairs secondary bedroom is another feature I like.
It could work well for:
You get separation from the upstairs bedrooms while keeping the room near the primary living areas.
For buyers planning to have parents eventually live with them, this is the type of floor-plan detail I’d prioritize from the beginning.
During my tour, I referenced North Sky as being less than approximately 30 minutes from Frisco.
Of course, actual commute times depend heavily on:
For someone working in Frisco, the commute may be completely manageable.
If you’re driving to Downtown Dallas five days per week, I’d evaluate the location much more carefully.
North Sky shouldn’t be evaluated in isolation.
If you’re considering moving to Celina, I’d compare it with communities such as:
Each community has different strengths.
Some may offer more amenities.
Others may have different lot sizes.
Some may have MUDs or PIDs.
Others may have different builders or home-price ranges.
The goal isn’t finding the community that looks best on Instagram.
It’s finding the one where the total package makes sense.
This is an especially interesting comparison.
Both communities give buyers newer Celina housing options, but the tax structure can be very different.
The Ranch at Uptown property I toured previously had an effective tax rate closer to the upper-2% range with a MUD, while North Sky was just over 2% without a MUD or PID at the time of this tour.
That difference can materially affect your monthly payment.
However, taxes are only one piece of the decision.
You still need to compare:
A lower tax rate doesn’t automatically make North Sky the winner, but it gives the community a major advantage worth calculating.
North Sky could be a strong fit if you:
The community becomes especially interesting for buyers who want a lot of usable house without adding additional district assessments to their tax bill.
I’d compare other options if you:
The goal is matching the community to your lifestyle rather than assuming North Sky is right for everyone.
At the time of filming, the base price for the floor plan was approximately $670,000.
The model configuration was more than 3,700 square feet. A four-bedroom configuration was described as just over 3,400 square feet.
The model has five bedrooms, with two downstairs and three upstairs.
The home has 5.5 bathrooms.
According to the information discussed during my tour, North Sky did not have a MUD.
According to the information discussed during my tour, North Sky did not have a PID.
At the time of filming, the tax rate was discussed as just over 2%. Buyers should verify the current rate for the specific property they’re considering.
The HOA was approximately $1,100 per year at the time of filming.
The community was offering 55-foot and 65-foot lots according to the information discussed during the tour.
Yes. The upstairs includes both a dedicated media room and a separate second living area.
The home features approximately a 3.5-car tandem garage with substantial additional storage space.
During my tour, I referenced the community as less than approximately 30 minutes from Frisco. Actual drive times vary considerably with traffic and destination.
North Sky is worth considering if you’re trying to balance home size, lot size, taxes, and access to Frisco.
The home I toured is a particularly good example.
You get five bedrooms, 5.5 bathrooms, more than 3,700 square feet, two downstairs bedrooms, an office, formal dining room, second living area, dedicated media room, large kitchen, substantial backyard, and an unusually large 3.5-car tandem garage.
But the financial side may be even more compelling.
At the time of filming, North Sky had a tax rate just over 2%, approximately $1,100 annual HOA dues, and no MUD or PID.
For relocation buyers comparing new construction across Celina, that’s worth paying attention to.
Don’t simply compare a $670,000 home in North Sky with a $650,000 home somewhere else and assume the cheaper house costs less.
Compare the entire monthly payment.
Then compare what you’re getting for it.
That’s how you determine which Celina community actually provides the better value for you.
I’m Jake Inderman, a Celina TX Realtor and North Texas real estate agent helping relocation buyers compare North Sky and communities throughout Celina, Prosper, and Frisco.
I help buyers understand the details that can completely change which home makes sense: property taxes, MUD and PID assessments, HOA costs, lot sizes, builders, new-construction upgrades, school zoning, commute times, amenities, and the true monthly cost of ownership.
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 North Sky with other Celina communities and narrow down which home and neighborhood actually fit your budget and lifestyle.
Jake Inderman | Celina TX Realtor
Call/Text: 469-343-2008
Email: jake.inderman@gmail.com