on August 19, 2026
Ramble offers everything from smaller 40-foot lots to large 84-foot lots, multiple builders, new construction, future resort-style amenities and convenient access to Preston Road. But buyers also need to consider the higher tax rate, HOA costs, future construction, commute times and the fact that many of the community’s major amenities are still being developed.
I’m Jake Inderman, a Celina TX Realtor helping relocation buyers compare Celina, Prosper, Frisco and communities throughout North Texas.
If you’re thinking about moving to Celina TX, here’s what you need to know about Ramble.
**Watch the full video here: https://youtu.be/F9TPE8suzmY
Ramble is located in northern Celina along Preston Road, also known as Highway 289.
Location is one of the first things I’d consider here because Celina covers a much larger geographic area than many relocation buyers realize.
Two homes can both have a Celina address while providing very different experiences when it comes to commuting, shopping and getting into Frisco or Prosper.
Ramble sits farther north than communities such as Light Farms, but its immediate access to Preston Road gives residents a direct north-south route toward Prosper and Frisco.
That makes its location a tradeoff rather than simply a positive or negative.
You’re farther north, but you’re also positioned directly along one of the area’s major corridors.
One of the biggest things that stood out to me after touring Ramble was its overall design.
A lot of master-planned communities are built around two things:
Homes and amenities.
Ramble feels more focused on the lifestyle surrounding those things.
The developer preserved some mature trees, incorporated trails and open spaces throughout the community, and created a mix of lot sizes rather than filling the entire development with smaller lots.
There’s even a coffee shop near the front of the neighborhood.
The long-term plan also includes parks, playgrounds, pools, a fitness center, sports courts and future on-site elementary schools.
That gives Ramble a different feel from some of Celina’s other new-construction communities.
This is probably one of the biggest considerations for relocation buyers.
If you need to commute to Downtown Dallas five days per week, Ramble would not be one of my first recommendations.
You’re simply too far north for that commute to make sense for many buyers.
But if you’re:
the equation changes considerably.
Ramble gives you an opportunity to move farther north, potentially get more home and land for your money, and still maintain relatively straightforward access south via Preston Road.
Absolutely.
In fact, I think remote and hybrid buyers are among the people who should look hardest at communities like Ramble.
The farther north you move, the less you’re paying specifically for proximity to Dallas.
If you don’t need that proximity every day, you can potentially redirect your housing budget toward:
That’s a tradeoff worth considering.
Buying in Ramble also means buying into a rapidly changing portion of North Texas.
Celina recently crossed approximately 60,000 residents according to figures discussed in my video, with substantial additional population growth expected over the coming decades.
That matters because today’s Celina probably isn’t going to look like Celina 10 or 20 years from now.
Expect:
More people. More businesses. More restaurants. More roads. More traffic. More construction.
That’s the reality of moving into one of North Texas’ fastest-growing areas.
I wouldn’t buy a home based on the assumption that Celina is “the next Frisco.”
But there is an important historical comparison.
Areas of Frisco that once felt extremely far north are now surrounded by major employment centers, entertainment, restaurants and development.
Growth has continued north into Prosper and Celina.
Ramble gives buyers an opportunity to live farther north while much of that development is still occurring.
That doesn’t guarantee appreciation.
What it does mean is that you’re buying in an area that’s likely to look very different in the future.
One of Ramble’s strongest location advantages is immediate access to Preston Road.
Preston provides a relatively straightforward route south toward Prosper and Frisco.
You don’t have to spend a huge amount of time navigating smaller neighborhood roads before reaching a major corridor.
But Preston Road is also going to become busier as Celina grows.
During peak periods, you should expect traffic.
And if Highway 380 is part of your daily commute, I’d strongly recommend driving that route during rush hour before deciding where to buy.
Being farther north doesn’t mean you’re completely isolated from groceries, restaurants and shopping.
However, you’re not going to have the same immediate density of businesses that you’d have in Frisco.
This is another area where buyers need to decide what “convenient” means to them.
Would you rather have:
More house and less traffic farther north?
Or:
More restaurants, shopping and entertainment immediately around you farther south?
Neither answer is wrong.
Ramble tends to make more sense for the first buyer.
One of Ramble’s biggest strengths is builder variety.
At the time of my tour, the community included:
This gives buyers a wide range of floor plans, lot sizes and price points.
And that’s important because I don’t think you should choose a builder first and blindly follow them into whichever community offers your favorite floor plan.
Choose the community and location first.
Then determine which builder and floor plan make sense within it.
Ramble offers a much wider lot-size range than many new-construction communities.
Options discussed in my tour ranged from approximately:
40-foot lots all the way to 84-foot lots.
That creates completely different buyer profiles within the same neighborhood.
The 40-foot lots provide Ramble’s more affordable entry point.
Homes discussed during my tour started in the lower $400,000s and could offer around 1,600 square feet with three bedrooms and two bathrooms.
These could make sense for:
The obvious tradeoff is outdoor space.
You’re not buying a 40-foot lot because you want an enormous backyard.
I think the 50-foot lots could represent a sweet spot for many buyers.
You get more usable backyard space without jumping into Ramble’s highest price points.
Depending on the home, you may have room for a smaller pool or expanded patio.
If you want both a substantial pool and significant outdoor living space, however, you’ll probably want to look at larger lots.
Moving into the 60-foot lots gives you additional flexibility.
You can build larger floor plans, get more separation between homes and create more substantial outdoor living areas.
This is where Ramble begins moving more noticeably toward the premium side of the market.
This is where Ramble gets particularly interesting.
The 74- and 84-foot lots compete with some of the larger homesites you’ll find in luxury communities throughout Prosper and Frisco.
Certain configurations can even provide four-car garage options.
For someone who wants a substantial home and backyard but still wants new construction, these lots deserve serious consideration.
One of the biggest pieces of advice I’d give anyone building in Ramble:
Choose your lot as carefully as your floor plan.
You can change paint.
You can change flooring.
You can remodel a kitchen.
You cannot easily change:
Think about how you actually use your house.
If you spend every evening outside, backyard orientation could matter enormously.
If you rarely use your yard, putting an additional $50,000 into the lot might make less sense than spending it inside the house.
Drees serves buyers looking toward Ramble’s larger homesites and more semi-custom experience.
During my tour, I discussed Drees on the 74- and 84-foot lots.
This is going to appeal more to buyers looking for:
It’s not necessarily the right choice for someone trying to find Ramble’s lowest monthly payment.
Highland Homes has a strong reputation throughout North Texas and offers some compelling floor plans in Ramble.
I particularly like the combination of open living spaces, large primary suites and functional layouts available in their homes.
During my video, I also discussed a client purchasing a roughly five-year-old Highland home that produced an exceptionally clean inspection report aside from normal maintenance items.
Every individual house still needs to be inspected.
But Highland deserves to be on your list if the floor plan, lot and price work for you.
Perry provides another option as you move through Ramble’s middle and upper lot sizes.
If you’re looking for larger homes with offices, media rooms and additional living spaces, Perry is worth comparing alongside Highland and American Legend.
Again, I wouldn’t declare one builder universally “best.”
The right choice depends on your budget, lot and floor-plan needs.
American Legend gives Ramble buyers flexibility across multiple price points.
This is one builder I’d look at particularly closely if you’re trying to balance:
Home size + finishes + lot + budget.
They also build in several other Celina communities, which gives buyers the ability to compare similar builders across different locations.
Coventry gives buyers access to some of Ramble’s smaller homes and lots.
That can make the community accessible without spending what you’d pay for a 74- or 84-foot homesite.
If you’re looking for something around 1,600–2,200 square feet and don’t need a massive backyard, this portion of Ramble could make considerably more sense than paying for space you’ll never use.
The HOA is one of the most interesting parts of Ramble.
At the time of my research, annual HOA costs ranged from approximately $1,850 to $2,600 depending on lot size.
At first glance, that’s expensive.
But you need to understand what’s included.
The HOA was discussed as covering:
That changes the calculation considerably.
Technically, yes.
The annual dues are higher than many North Texas neighborhoods.
But effective cost is more important.
If you’re already going to pay $50 per month for internet and hire someone to maintain your front yard, some of the HOA expense replaces costs you would have anyway.
For example, $50/month internet alone represents $600 per year.
Then add mowing, fertilization, landscaping and other services.
Suddenly, the difference between Ramble’s HOA and a cheaper HOA may not be nearly as large as it initially appears.
That’s why I wouldn’t compare HOA dues based solely on the annual number.
Compare what you’re actually getting.
This is simultaneously one of Ramble’s biggest pros and biggest cons.
The long-term amenity plan is impressive.
But not everything is finished yet.
Amenities discussed in my tour include:
The major Turtle Club amenity center was expected around 2027 at the time of my video.
But this is new construction.
Timelines change.
Never buy based on an amenity completion date without verifying the current development schedule.
Buying into a developing master-planned community means accepting some inconvenience.
You may have construction next door.
Amenities may not be completed.
Landscaping won’t be mature everywhere.
Roads may change.
But buying earlier can also give you more:
That’s the tradeoff.
If you want everything finished on move-in day, Ramble may not be your best option today.
This is probably the biggest financial drawback.
Ramble is located within an MMD, which contributes to a higher overall property-tax burden.
The tax rate discussed during my tour was approximately 2.785%.
That’s significant.
On a $500,000-$600,000 home, the difference between Ramble and a community with a materially lower effective tax rate could represent hundreds of dollars per month.
And that’s exactly why you should never shop for a Texas home based solely on purchase price.
Suppose you’re comparing:
Home A: Lower purchase price + higher tax rate
versus
Home B: Higher purchase price + lower tax rate
Depending on the numbers, Home B could potentially produce a similar monthly payment.
That’s why I tell relocation buyers to compare the complete monthly ownership cost.
Look at:
A $600,000 home isn’t automatically cheaper to own than a $650,000 home.
Another major mistake is walking into a model home and assuming your finished house will look exactly like it.
It probably won’t—unless you’re willing to pay for it.
The models I toured contained substantial upgrades, in some cases reaching well into six figures.
That doesn’t mean you need those upgrades.
But you need to identify them.
Potential upgrades include:
It’s easy to say yes to $2,000 here and $4,000 there.
Then suddenly you’re tens of thousands of dollars over your original budget.
This sounds minor until you price out an entire house.
Many new-construction homes don’t automatically include window coverings.
If you have 20 or 30 windows, blinds can become a meaningful move-in expense.
It’s one of those costs that’s incredibly easy to overlook while you’re focused on the kitchen and flooring.
Ask the builder what’s included before signing.
I think Ramble makes the most sense for buyers who prioritize:
It’s particularly compelling if you’re relocating from a more expensive market and want more home and lot without moving completely away from the North Dallas growth corridor.
I’d probably look elsewhere if your priorities are:
Ramble isn’t trying to be the cheapest community in Celina.
It’s trying to provide a more premium master-planned lifestyle.
Whether that’s worth paying for depends on you.
This is one of the most important comparisons.
Light Farms is significantly more established.
You already have mature landscaping, pools, pickleball, parks, trails and other amenities in place.
Light Farms also provides excellent access toward the Dallas North Tollway.
So if you prioritize:
Finished amenities + established community + easier commute south
I’d give Light Farms a serious look.
Ramble wins if you prioritize:
New construction + customization + broader lot selection + getting into a newer community earlier.
North Sky is another newer Celina master-planned community worth comparing.
Both communities offer new construction and several well-known builders.
American Legend and Perry, for example, have options discussed across both communities.
The biggest difference may simply be how the communities feel to you.
Personally, Ramble feels more integrated around its community spaces and long-term amenity plan.
But that’s subjective.
Drive both.
Walk both.
Compare the taxes.
Compare your commute.
Then compare what your budget actually buys.
If value and square footage are your priorities, Ten Mile Creek deserves consideration.
During my research, I found examples where buyers could potentially get substantially more square footage for the money there.
Ramble’s advantage is the broader lifestyle proposition.
You have the larger community vision, extensive future amenities and different lot-size options.
So the decision becomes:
Do you prioritize maximum house for your money or the overall community?
That’s a much more useful question than asking which neighborhood is “better.”
If you’re relocating to Celina, I’d rarely recommend looking at only one community.
Depending on your priorities, I’d compare Ramble with communities such as:
And potentially communities in Prosper or Frisco if your budget allows.
Your goal isn’t to find the community with the best marketing.
It’s to find the community that fits your life.
One mistake I see repeatedly is buyers falling in love with a floor plan before the community.
They find the perfect kitchen online.
They love the model home.
Then they fly to Texas and realize they don’t like the commute, taxes, community or location.
Now they’ve got two or three days to completely change their plan.
I’d reverse the process.
Start with:
Where do I actually want to live?
Then:
Which communities fit my lifestyle and budget?
Then:
Which builders and floor plans are available there?
That approach can save you a tremendous amount of time.
Ramble is located in Celina, Texas, along the Preston Road/Highway 289 corridor, providing direct access south toward Prosper and Frisco.
Builders discussed in my tour include Drees Homes, Highland Homes, Perry Homes, American Legend Homes and Coventry Homes.
Lot sizes discussed ranged from approximately 40 feet to 84 feet.
At the time of my research, HOA dues ranged from approximately $1,850 to $2,600 annually depending on lot size. Buyers should verify current dues before purchasing.
The HOA was discussed as including internet, front-yard maintenance and access to community amenities, among other services. Verify the current HOA documents for the specific property.
The tax rate discussed during my tour was approximately 2.785%. Tax rates and assessments can change, so buyers should verify the current rate for the specific property.
The community was discussed as being within an MMD, which contributes to the overall tax structure.
Some amenities were already available, while major planned amenities such as the Turtle Club were still expected in future phases at the time of filming. Always verify current construction and completion timelines.
For a daily Downtown Dallas commute, I would generally consider communities farther south. Ramble can make more sense for remote workers, hybrid workers or buyers working in the northern portion of DFW.
Neither is universally better. Light Farms is more established with existing amenities, while Ramble offers significantly more new-construction opportunities and customization. Your commute, budget and desired lifestyle should determine which makes more sense.
For the right buyer, I think Ramble is one of the more compelling new master-planned communities in Celina.
You have:
Five builders.
40- to 84-foot lots.
New construction.
Planned resort-style amenities.
Preston Road access.
Multiple price points.
Front-yard maintenance and internet included in the HOA structure discussed during my tour.
But you’re making some tradeoffs.
The tax rate is higher.
The HOA is higher on paper.
Some amenities aren’t finished.
You’re farther north.
And you’re going to live around construction while the community develops.
For someone commuting to Downtown Dallas every day and trying to minimize their monthly housing cost, I don’t think Ramble would be my first choice.
For someone working remotely or hybrid who wants a brand-new home, larger lot, extensive amenities and a community built around a more active lifestyle, Ramble deserves to be near the top of the list.
The key is comparing the complete cost and lifestyle—not just the model home.
I’m Jake Inderman, a Celina TX Realtor helping relocation buyers compare Ramble, Light Farms, North Sky and other communities throughout Celina, Prosper and Frisco.
If you’re moving to North Texas in the next 9 days, 90 days or 9 months, my team and I can help you narrow down the communities that fit your budget, commute and lifestyle before you ever get on a plane.
We can compare builders, lot sizes, taxes, HOA costs, new-construction inventory and commute routes—and even do FaceTime or virtual tours if you’re still out of state.
Jake Inderman | Celina TX Realtor
Call/Text: 469-343-2008
Email: jake.inderman@gmail.com