on August 19, 2026
I recently toured this home while it was nearing completion. It offers 2,971 square feet, 4 bedrooms, 3 bathrooms, a dedicated office, media room, large kitchen and a corner lot with additional backyard space. At the time of the tour, this particular home was offered around $756,700.
But as with any new construction community in Celina, the house is only part of the decision.
Mosaic offers a lazy river, pool, parks, ponds, playgrounds, walking trails and an on-site elementary school, but buyers also need to understand the HOA and PID assessment when calculating the true cost of living here.
I’m Jake Inderman, a Celina TX Realtor helping relocation buyers compare homes, builders and communities throughout Celina, Prosper and Frisco.
Here’s what you need to know.
**Watch the full video here: https://youtu.be/iKS3Cc4vBM0
The home featured in this tour is Highland Homes’ Middleton floor plan.
At just under 3,000 square feet, it provides a good balance between having plenty of usable space without building an enormous home.
The layout includes:
For buyers relocating to Celina who work remotely or hybrid, having a true office without sacrificing a bedroom is one of the more useful parts of this layout.
This particular home sits on a corner lot, giving it additional yard space.
That can make a noticeable difference if you have kids, dogs or simply want more room outside.
One thing I’d recommend when shopping new construction in Mosaic is paying close attention to the homesite.
The same floor plan can feel very different depending on whether you’re on a corner, backing to another house, near a pond or positioned closer to community amenities.
You can remodel a kitchen later.
You can’t move your lot.
The office sits near the front of the home.
With more relocation buyers working remotely or on hybrid schedules, having a dedicated workspace has become increasingly important.
Instead of using one of your four bedrooms as an office, the Middleton gives you both.
That means this home can work particularly well for someone who needs:
4 bedrooms + office + additional entertainment space.
There’s also a secondary bedroom and full bathroom downstairs.
The bedroom has approximately 10-foot ceilings and its own closet.
That setup gives buyers some flexibility.
It could work well for guests or anyone who would rather avoid having every secondary bedroom upstairs.
The kitchen was probably one of my favorite areas of this particular home.
You have a large island, substantial cabinetry and upgraded finishes throughout.
Features included:
I particularly like the cabinets going all the way to the ceiling.
Besides eliminating the dust-collecting space above traditional cabinets, it gives the kitchen a more finished, upscale appearance.
Keep in mind that some of the finishes you see in a completed inventory home may be upgrades.
Cabinets, backsplash, countertops, flooring and other design selections can affect the final price considerably.
When comparing Highland Homes or any other new-construction builder, always ask:
What’s standard and what’s upgraded?
The advertised starting price of a floor plan doesn’t necessarily represent the home you’re standing inside.
Adjacent to the kitchen is a dedicated dining area with additional cabinetry and counter space.
This could work well for:
It’s a small feature, but it helps keep the main kitchen countertops clear.
The living room has one of the home’s best visual features.
A brick fireplace extends all the way up the angled wall toward the ceiling rather than stopping partway up.
That creates a much more finished look.
You also have tall windows bringing natural light into the main living space.
The kitchen, dining and living areas flow together, making the downstairs work well for entertaining without feeling like every space has been combined into one room.
The fireplace is gas.
For buyers relocating from other parts of the country, fireplaces aren’t necessarily the first thing you associate with Texas.
But North Texas does get cold weather.
A gas fireplace can be a nice feature during the winter months, particularly when temperatures occasionally drop well below what people expect from Texas.
The primary bedroom is downstairs and has plenty of room beyond the basic bed-and-nightstand setup.
There’s enough additional space to potentially create a:
For buyers wanting a downstairs primary suite, the Middleton checks that box.
The primary bathroom includes:
The shower pan was recessed, and the vanity area provides dedicated space separate from the two main sinks.
The primary closet also offers enough room to add additional shelving or hanging racks if you want to maximize the usable storage.
Another major advantage of this floor plan is the media room.
Instead of using the main living room for everything, you have a separate area that could become a:
That becomes particularly valuable in a four-bedroom home where several people may want to use different parts of the house at the same time.
Upstairs, you’ll find additional secondary bedrooms along with bathroom access.
The secondary closets aren’t enormous, which is one tradeoff I noticed during the tour, but they should still provide workable space for kids or guests.
There’s also a Jack-and-Jill-style bathroom arrangement connecting portions of the upstairs layout.
Overall, the upstairs gives the home additional usable living space while keeping the primary suite downstairs.
The home comes with a standard two-car garage.
There was approximately a little extra depth in the garage, which could help with fitting a larger SUV or truck.
If garage space is especially important to you, I’d physically test it before buying.
North Texas buyers frequently drive full-size trucks and SUVs, and “two-car garage” doesn’t always mean every two-car garage has the same dimensions.
The laundry area includes room for the washer and dryer, hanging space and additional storage.
It’s another example of this floor plan prioritizing functional everyday spaces rather than putting all 2,971 square feet into bedrooms and living rooms.
The backyard is another strong feature of this particular homesite.
Because you’re on a corner lot, you get additional usable outdoor space.
There’s also an oversized covered patio with a gas hookup.
That could work well for:
If outdoor living is important to you, I’d compare this particular lot closely with interior lots offering the same Middleton floor plan.
There’s also a pond near the property.
That’s another example of why the exact homesite matters.
Some buyers love being close to water, trails and amenities.
Others prioritize privacy or being farther away from higher-traffic community areas.
Neither is automatically better.
One of the biggest reasons buyers consider Mosaic is the community itself.
Amenities discussed during my tour include:
For buyers specifically looking for a master-planned community where amenities are a major part of their lifestyle, Mosaic offers quite a bit.
Having an elementary school located within the community can be particularly convenient for households with younger children.
It can reduce the amount of driving required for school and further contributes to the self-contained master-planned-community feel.
However, buyers should always verify current school attendance zones directly with the school district before purchasing.
School boundaries can change as rapidly growing areas add new campuses.
At the time of this tour, I referenced the Mosaic HOA at just over $1,700 per year.
Considering the amenity package, that’s an important number to include when comparing Mosaic with other Celina communities.
But don’t simply compare HOA dues.
Compare what each HOA actually provides.
A neighborhood charging less may have significantly fewer amenities.
Another charging more may include services you’d otherwise pay for separately.
This is one of the most important financial considerations.
Mosaic has a PID.
PID stands for Public Improvement District.
These assessments can help fund public infrastructure and improvements such as roads and trails within developing communities.
During this particular tour, I discussed the Mosaic PID as potentially adding approximately $5,000-$7,000 per year, depending on the lot and other factors.
That’s not a small expense.
At $5,000 per year, you’re talking about roughly $417 per month.
At $7,000, you’re approaching $583 per month.
That needs to be included when determining whether Mosaic fits your budget.
If you’re moving to Texas from another state, you’ll probably encounter these terms while looking at new construction.
A PID is a Public Improvement District.
A MUD is a Municipal Utility District.
In simple terms, PIDs can be used for public improvements such as roads and trails, while MUDs commonly finance utility infrastructure such as water and sewer.
The structure of individual districts can vary, so don’t rely solely on general definitions.
You need to investigate the exact property.
Not necessarily.
I’m personally less interested in whether a property has a MUD or PID than I am in answering:
What does it actually cost me?
Then compare that against your alternatives.
Suppose the additional assessment adds $400 per month.
Ask:
If I bought somewhere without that assessment and put the $400 toward my mortgage instead, what could I buy?
If the alternative gives you a home and community you like more, buy the alternative.
But if you can’t find anything comparable, Mosaic may still provide better overall value for you.
That’s the comparison I encourage buyers to make.
This is one of the most important things relocation buyers need to understand about buying in North Texas.
A $750,000 home in one neighborhood and a $750,000 home in another neighborhood may have very different monthly payments.
You need to compare:
Mortgage + property taxes + PID/MUD/MMD + HOA + insurance
That’s your real housing cost.
The purchase price is only one piece.
At the time of my tour, this Highland Homes Middleton was offered at approximately $756,700.
For that price, the home offered approximately:
2,971 sq ft + 4 bedrooms + 3 bathrooms + office + media room + corner lot + upgraded kitchen + downstairs primary suite.
That’s the value proposition.
Of course, new-construction prices and incentives can change quickly.
The price you’re reading today may not be the price available when you’re ready to purchase.
Highland Homes had builder incentives available when I filmed the tour.
However, I intentionally didn’t quote specific incentives because they change frequently.
Builders may offer combinations of:
What matters is what they’re offering when you’re ready to buy.
A six-month-old incentive shouldn’t determine your expectations today.
Mosaic offers a broad range of housing options.
During my tour, I referenced townhomes beginning in the $400Ks, while traditional single-family homes could extend well north of $1 million and into the mid-$1 million range.
That creates a fairly wide range of buyers within the same master-planned community.
You don’t necessarily need a $750,000+ budget to consider Mosaic.
But your options, lot size, builder and floor plan will change significantly depending on your price point.
If you’re considering Mosaic, I wouldn’t look at it in isolation.
I’d compare it with communities such as:
Each community has a different combination of:
Location + homes + taxes + amenities + HOA + builders + commute.
That’s ultimately how you should choose.
Light Farms is a more established master-planned community.
If you prioritize mature landscaping and an established community with amenities that have been operating for years, Light Farms deserves serious consideration.
Mosaic offers a newer-community experience.
For someone who wants newer construction and likes Mosaic’s specific amenity package and location, that could be more appealing.
Ramble is another newer Celina community, but the location and community design are different.
Ramble sits farther north along Preston Road and offers lot sizes ranging from smaller homesites up through significantly larger options.
Mosaic may be more appealing if your commute and Tollway access are major priorities.
Ramble may be more appealing if lot selection and its particular community vision fit you better.
This home could make a lot of sense if you want:
For a household that needs several separate living and working spaces, the floor plan is particularly functional.
I’d compare other homes if you:
There’s no universally perfect home.
The goal is determining which tradeoffs matter to you.
The Middleton featured in this tour is a roughly 2,971-square-foot home with four bedrooms, three bathrooms, an office, media room and downstairs primary suite.
The home was offered at approximately $756,700 at the time of filming. Pricing can change.
Yes. A PID assessment was discussed during the tour.
I discussed approximately $5,000-$7,000 annually depending on the lot and other factors. Buyers should verify the exact assessment attached to the specific property.
The HOA was just over $1,700 annually at the time of the tour. Verify current dues before purchasing.
Amenities discussed include a lazy river, pool, parks, ponds, playgrounds and walking trails.
An on-site elementary school was discussed as one of the community features. Buyers should verify current attendance zones directly with the applicable school district.
Yes. The home featured in this tour was a Highland Homes Middleton floor plan.
Yes.
Yes. The floor plan featured a dedicated office in addition to its four bedrooms.
For the right buyer, Mosaic has a compelling combination of new construction, amenities and location.
And this Highland Homes Middleton shows what you can get around the upper-$700K range based on pricing at the time of my tour:
Nearly 3,000 square feet.
Four bedrooms.
Three bathrooms.
Office.
Media room.
Downstairs primary suite.
Corner lot.
Large kitchen.
Oversized patio.
And access to Mosaic’s master-planned amenities.
The biggest financial consideration is the PID.
An additional $5,000-$7,000 per year can materially affect your monthly payment, so you need to compare Mosaic against communities with different tax structures.
But don’t automatically assume the community without a PID is the better deal.
Compare what your total monthly budget buys you in each community.
That’s ultimately what matters.
I’m Jake Inderman, a Celina TX Realtor helping relocation buyers compare Mosaic, Highland Homes and other new-construction communities throughout Celina, Prosper and Frisco.
If you’re moving in the next 9 days or 9 months, my team and I can help you compare communities, builders, available inventory, PID/MUD assessments, property taxes, HOA costs and commute times before deciding which North Texas community is right for you.
We can also arrange virtual or FaceTime tours if you’re still living out of state.
Jake Inderman | Celina TX Realtor
Call/Text: 469-343-2008
Email: jake.inderman@gmail.com