on October 2, 2026
If you’re looking at Celina new construction, Ramble is one of the communities I think buyers should have on their radar. But if you’re shopping for one of the larger homesites here, there’s something important to understand:
Not every 74-foot lot is actually going to give you the same backyard.
I recently toured a 5-bedroom home in Ramble Celina TX priced at approximately $924,000 at the time of filming. It’s on a 74-foot corner lot and gives us a really good example of why buyers need to look beyond the advertised lot width when comparing new construction homes.
The house itself is impressive, but the lot might be the more important part of this tour.
**Watch the full video here: https://youtu.be/ohNMgK4Kp38
When builders advertise a 50′, 60′, 74′ or 84′ homesite, it’s easy to assume the bigger number automatically means a bigger backyard.
That’s not necessarily true.
This particular 74-foot lot is wider but isn’t as deep as another 74-foot homesite I’ve toured in Ramble. It’s also a corner lot, which creates another variable because fencing and setbacks can affect how much of the property becomes usable backyard.
I’ve already seen this play out with my own clients.
I had buyers in Ramble who initially thought they needed a 60-foot lot because backyard space was important to them. We ultimately found a 50-foot pie-shaped lot that widened toward the back and gave them the backyard configuration they actually wanted.
That’s why I tell buyers:
Don’t buy the lot-size number. Buy the actual lot.
Look at its depth, shape, orientation, setbacks, home placement and usable backyard before deciding one homesite is better than another.
At the time of my tour, this home was priced at approximately $924,000.
It offers 5 bedrooms, 5 full bathrooms and 2 half bathrooms, along with a three-car tandem garage and multiple living areas.
It’s a large home designed for someone who needs quite a bit of room.
You have a downstairs primary suite, secondary bedroom downstairs, dedicated office, upstairs game/play area, separate media room, large kitchen, oversized pantry, multiple entertaining areas and plenty of storage.
And despite the size of the house, you still have a legitimately usable backyard.
The kitchen is appropriately sized for a five-bedroom house.
There’s a large island that keeps the kitchen connected to the main living area, double ovens, a six-burner gas cooktop, plenty of cabinetry and a dedicated coffee-bar area.
One thing I particularly like about this layout is that whoever is cooking or cleaning isn’t isolated from everyone else.
You can be at the sink or preparing food and still interact with people in the living room.
There’s also a large pantry, which becomes increasingly important when you’re talking about a house capable of accommodating this many people.
The primary suite is downstairs and has a large bathroom with finishes I actually preferred over another version of this same floor plan I’ve toured.
There’s a large shower with a herringbone-style floor pattern, plenty of bench space and separate storage.
You also get two primary closets.
That’s one of those features that may not look exciting in a listing photo, but it can make a big difference when you’re actually living in the house.
Upstairs is where this floor plan really starts showing its size.
Instead of making you choose between a game room and media room, you essentially have both.
There’s a large open secondary living area that could work as a game room, kids’ playroom or another family room. I think you could easily fit a pool table or ping-pong table up there.
Then you have a separate media room that could be darkened and turned into a dedicated movie space.
For a five-bedroom home, I like having those separate spaces because everyone doesn’t have to congregate in the main living room downstairs.
The backyard is one of the main reasons I wanted to show this particular home.
You hear 74-foot lot and probably picture a massive backyard.
It is a good-sized yard, but this is where lot configuration matters.
Because it’s a corner lot, I discussed a requirement during the tour that the fence sit approximately 15 feet from the curb, which takes away some of the potential fenced backyard area.
That’s exactly the kind of detail buyers can miss when they’re looking at a site plan and comparing lot widths.
A different 74-foot lot might be deeper.
Another might be shallower.
A 60-foot lot could potentially have a configuration you prefer.
And a pie-shaped 50-foot lot might actually give you more usable space where you want it.
That’s why I’d never select a lot based solely on the number attached to it.
One reason I continue covering Ramble is the range of housing options planned within the community.
During this tour, I discussed 40′, 50′, 60′, 74′ and 84′ lots. The larger 84-foot products can even offer four-car garage configurations.
That allows buyers at different price points to consider the same overall community.
At the time of filming, I discussed Ramble homes ranging from roughly the $400Ks to more than $1 million, depending on the lot, builder, floor plan and selections.
So you don’t necessarily need a $900,000+ budget to live here.
That’s an important distinction when you’re comparing Ramble with smaller communities that target a much narrower segment of the market.
This is going to be something worth watching.
Based on what I had been told when filming this tour, 1-acre lots are planned for a future phase of Ramble.
I was told those homesites could begin releasing around late 2027 or early 2028, with additional time required to actually build the homes.
That timeline can obviously change as the community develops, so I’d verify the latest information before making plans around it.
But if you like Ramble and want significantly more land, that’s something to keep an eye on.
Ramble is a massive project.
I discussed approximately 1,400 acres and more than 4,000 homes planned within the community during this tour.
What I like about the concept is that Ramble isn’t being designed around just the houses.
There’s a heavy emphasis on activity and amenities.
The community includes or plans features such as basketball courts, trails, ponds and amenity areas. The home I toured is located near the Turtle Club amenity area.
There’s a tradeoff to being close to amenities, though.
You’re closer to the things you want to use, but you can also have more traffic passing your house.
Again, these are the little location decisions within a community that I think matter almost as much as choosing the community itself.
One criticism I hear about Celina is that it’s too far away from everything.
That’s becoming less true as this part of North Texas continues developing.
For Ramble specifically, I discussed having Costco roughly five minutes away during this tour.
That’s a significant convenience compared with what living in this area looked like several years ago.
But that doesn’t mean Ramble is close to everything.
If you’re commuting into Dallas five days a week, I’d think carefully about Ramble.
I had driven from Dallas to this area before filming and the trip took me approximately an hour at around 1:00 p.m., including traffic.
Rush hour can obviously be a different story.
That doesn’t make Ramble a bad location. It means the location needs to match your life.
If you’re working remotely, working farther north or don’t regularly need to drive into Dallas, you may look at that tradeoff completely differently.
If you’re commuting downtown every day, I’d calculate that drive before getting distracted by the house.
The tax rate is another number buyers need to understand.
At the time of filming, I discussed a Ramble tax rate of approximately 2.78%.
That’s considerably different from some other communities I’ve toured around Celina, so don’t compare homes purely on purchase price.
Property taxes can have a major impact on your monthly payment.
Ramble’s additional assessments also help fund infrastructure associated with a large development. During the tour, I pointed out infrastructure such as the traffic signal at the community entrance and discussed a planned tunnel allowing residents to cross underneath a main road rather than having to cross it at street level.
Rates and assessments can change, so always verify the current numbers for the specific property you’re considering.
The HOA varies depending on lot size.
At the time I filmed this video, I discussed annual HOA costs ranging from approximately $1,800 to $2,600, depending on the homesite. For the larger lots, I discussed the 74-foot product as being around the upper end of that range.
The important part is what’s included.
I was told the HOA includes front-yard maintenance in the applicable non-gated areas along with internet.
That’s why I wouldn’t look at the HOA number in isolation.
Figure out what you’re already paying for internet and what you’d spend maintaining the front landscaping, then compare the actual difference.
I noticed an area in the garage during the tour that had been filled.
I wasn’t saying it represented a major foundation problem. But it gave me an opportunity to make a point I tell buyers all the time:
Get the new construction inspected.
I even had foundation level readings taken when I bought my own new-construction home.
Brand new doesn’t mean perfect.
You want an independent set of eyes looking at the house before you close, particularly when you’re spending close to $1 million.
Another advantage of having representation on new construction is understanding the difference between the builder’s advertised incentive and what may actually be negotiable.
I discussed a recent client situation during this tour where the builder was already offering $40,000 in incentives.
We were then able to negotiate another $20,000 in incentives and another $30,000 off the price.
I don’t call that “$90,000 saved” because the first $40,000 was already being offered.
The additional negotiated amount is what matters.
Builder inventory, incentives and negotiating flexibility constantly change, but buyers shouldn’t automatically assume the first number presented is the final deal.
I like Ramble, but that doesn’t mean it’s automatically the right Celina community for every buyer.
If you want Celina new construction, lots of housing options, extensive amenities and the ability to choose from smaller homesites all the way through large 74′ and 84′ products, there’s a lot to consider here.
But you also need to evaluate the tax rate, HOA, commute, construction around the community and exact location of your homesite.
And if you’re considering one of these larger lots, don’t get fixated on the number.
A 74′ lot isn’t necessarily better than a 60′ lot, and a 60′ lot isn’t necessarily better than a 50′ lot.
The best homesite is the one that gives you the usable property you actually want.
If you’re considering Celina new construction, looking at Ramble Celina TX, or comparing communities throughout Celina, Prosper, Frisco and North Texas, I can help you narrow down the options.
I spend a lot of time touring these communities and looking at the details buyers don’t always see online—builders, lot configurations, taxes, HOA costs, incentives, commute times, future development and the tradeoffs between different communities.
Whether you’re 9 days or 9 months away from moving to North Texas, feel free to reach out.
Jake Inderman | North Texas Realtor | eXp Realty
Call or text: 469-343-2008
Email: jake.inderman@gmail.com