on October 22, 2026
If you’re looking for a gated community in Prosper Texas, there’s a brand-new luxury neighborhood you need to know about.
It’s called Mirabella, and I recently had the opportunity to drive through the community while it’s still under development.
Mirabella is planned to feature approximately 288 homes across 190 acres, with luxury new construction homes from Highland Homes and Huntington Homes.
But here’s what makes this community especially interesting.
Some of the homesites have beautiful mature trees and no immediate rear neighbors. Others back toward apartments or have retaining walls that could affect your backyard views and privacy.
And if you’re spending $900,000 to $2 million or more on a new construction home, choosing the right lot could make a huge difference.
In this Mirabella Prosper TX neighborhood tour, I’m taking you inside the development before it officially opens, sharing what we know about pricing, builders, lot sizes, amenities, and which homesites I’d personally avoid.
🎥 WATCH MY MIRABELLA PROSPER TX FIRST LOOK TOUR
Mirabella is located near Custer Road and US Highway 380 in the Prosper area of North Texas.
This location gives residents access to surrounding communities such as Frisco, McKinney, and Celina.
You’re also within reach of major roads including Highway 380, US 75, and the Dallas North Tollway.
That can be a major advantage for buyers who want to live in a quieter luxury neighborhood while still having access to the shopping, dining, and employment centers throughout North Texas.
But here’s something I always tell buyers relocating to the Dallas-Fort Worth area.
Before you fall in love with a house, drive the commute.
It doesn’t matter if you’re buying a $300,000 home or a $3 million home. If you don’t like the location, traffic, or daily routine, you’re probably not going to enjoy living there.
Here’s what was being planned for Mirabella at the time of my tour:
These are preliminary details discussed during my tour. Final pricing, lot availability, amenities, opening dates, and community plans should be confirmed directly with the developer and builders.
One of the things I like about Mirabella is the builder lineup.
There are only two builders planned for the community: Highland Homes and Huntington Homes.
Huntington Homes is Highland’s luxury-oriented brand, so you’re getting two different product lines from the same builder family.
I’ve sold several Highland homes in North Texas, including both new construction and resale properties, and I’ve had positive experiences with their construction quality.
Highland Homes is expected to offer homes on approximately 60-foot and 74-foot lots.
During my tour, the preliminary starting-price expectations were around $900,000 to $1.1 million.
That places Mirabella in a higher-end segment of Prosper’s new construction market.
However, buyers should remember that the starting price doesn’t necessarily represent what they’ll spend after selecting their floor plan, structural options, design upgrades, and lot.
Huntington Homes is expected to offer the larger homesites, including approximately 84-foot and 100-foot lots.
Preliminary pricing was expected to begin around $1.7 million.
If you’re considering Huntington Homes, I would budget carefully for upgrades and lot premiums.
In the video, I discuss how buyers sometimes spend an additional 10–15% on upgrades, although that amount varies depending on the floor plan and selections.
For example, on a home with a $1.7 million base price, a substantial upgrade package could add hundreds of thousands of dollars.
That’s why I always encourage buyers to compare the total projected purchase price rather than focusing only on the builder’s advertised starting price.
If you want to see what a Huntington luxury home can look like, check out my Huntington Homes tour in Mustang Lakes.
[LINK TO HUNTINGTON HOMES MUSTANG LAKES TOUR]
This is probably the biggest reason I wanted to get inside Mirabella early.
Not all homesites in this community offer the same experience.
As I drove through the neighborhood, some lots immediately stood out to me because they backed toward beautiful mature trees.
Those would be among my first choices.
Imagine walking out into your backyard and seeing a natural tree line instead of looking directly into another home.
For buyers who value privacy and outdoor living, that could be a major advantage.
Of course, those homesites may carry higher lot premiums.
But depending on the premium and the specific property, I’d certainly want to compare them before choosing a less desirable location.
And that’s one of the benefits of researching a new construction community before sales are fully underway.
You can start identifying which sections of the neighborhood interest you instead of waiting until you’re standing inside a model home.
Now let’s talk about the other side of the equation.
There are some areas of Mirabella where I would be much more selective about purchasing.
During my tour, I pointed out several lots positioned near existing apartments.
Personally, if I’m spending this kind of money on a luxury home, I’d rather have a backyard that overlooks mature trees than one facing apartment buildings.
That’s not to say those lots will be wrong for every buyer.
Some buyers may care much more about the floor plan, price, or interior finishes than the backyard view.
But I would absolutely consider the surrounding properties before committing.
I’d also think about how those views might affect the experience of using the backyard and how future buyers could perceive the location.
Another feature you’ll notice throughout Mirabella is the number of retaining walls.
There are areas with significant changes in elevation, which means some homesites may sit above or below neighboring properties.
Personally, I often prefer being on the higher side of a retaining wall.
But that isn’t a universal rule.
I mention a past client who purchased on the lower side of a tall retaining wall and ended up with an extremely private backyard.
So a retaining wall isn’t automatically a dealbreaker.
The important thing is to understand the lot’s elevation, usable backyard space, drainage, privacy, and sightlines.
A homesite can look great on a community map but feel completely different when you’re standing on it.
That’s why I encourage buyers to evaluate the actual lot before making a decision.
This is one area where Mirabella might not be the right fit for everyone.
Based on the information I had during filming, Mirabella was expected to have a more limited amenity package than some of the large master-planned communities in North Texas.
Walking trails and smaller outdoor gathering spaces may be included.
However, I did not have confirmation of a community pool or major amenity center.
And for buyers spending $900,000 to $2 million or more, that may be an important consideration.
If resort-style amenities are high on your priority list, I’d also compare communities such as Windsong Ranch, Mustang Lakes, and Mosaic.
Those communities offer different combinations of amenities, home styles, and neighborhood experiences.
Mirabella appears to be more focused on its gated setting, luxury homes, and location.
Neither approach is automatically better.
It comes down to what you want from your neighborhood.
[LINK TO WINDSONG RANCH PROSPER NEIGHBORHOOD TOUR]
One of the biggest questions buyers have about new gated communities is how much the HOA will cost.
At the time of filming, official Mirabella HOA dues had not been released.
Because the community is planned to have gated and guarded access, I’d expect buyers to pay close attention to the operating costs associated with those features.
But I wouldn’t rely on an estimated HOA amount until the official documents are available.
During the tour, I discussed an approximate property tax rate of 1.95%.
However, property tax rates can change and depend on the property’s specific taxing jurisdictions.
I also did not have confirmed information regarding any MUD or PID assessments.
Before buying a home in Mirabella, I’d want to verify:
All of these factors can affect your total monthly cost of ownership.
Mirabella is associated with Tellus Group, the developer I discuss in the video.
Tellus Group is also associated with two well-known North Texas communities: Windsong Ranch and Mosaic.
If you’re familiar with Windsong Ranch in Prosper, you probably know about its Crystal Lagoon and extensive community amenities.
Mosaic is another community worth exploring, particularly for buyers interested in a different amenity-focused lifestyle.
Mirabella appears to be offering something different.
Instead of making a massive amenity package its main attraction, the community is emphasizing luxury homes, a gated setting, and a relatively limited number of homesites.
That difference could make Mirabella appealing to buyers who prioritize privacy and exclusivity over resort-style amenities.
If you’re considering Mirabella because you want a gated luxury community, I wouldn’t stop your search there.
There are other options throughout North Texas that may be worth comparing.
Two communities I mention in the video are Park Place and The Preserve at Fields.
The Preserve at Fields is in a substantially higher luxury price category, so it won’t necessarily appeal to the same buyer.
But if your priority is gated access, it’s worth understanding the range of communities available.
And if you’re willing to consider a neighborhood without gated access, your options expand significantly.
Windsong Ranch, Mustang Lakes, and Mosaic are all communities I’d consider depending on your budget and lifestyle.
My advice is to make a list of what matters most before touring homes.
Do you want a large lot?
A community pool?
A gated entrance?
A specific school district?
A shorter commute?
The best neighborhood isn’t necessarily the most expensive or newest one.
It’s the one that fits how you actually want to live.
I think Mirabella is definitely a community worth watching if you’re interested in luxury new construction in Prosper Texas.
The planned gated and guarded entrance, limited number of homes, larger lot options, and Highland/Huntington builder lineup make it an interesting addition to the area.
But there are also important things buyers need to understand.
Some homesites may have much more desirable backyard views than others.
The amenity package appears relatively limited based on the information available during filming.
And several important details, including HOA dues and final pricing, still needed confirmation.
For me, the biggest takeaway is simple.
Don’t just buy a home because you love the model.
Make sure you love the lot, the neighborhood, and the location too.
If you’re interested in Mirabella, I’d love to help you explore the community and compare it with other luxury neighborhoods in North Texas.
I help people relocate to Prosper, Celina, Frisco, McKinney, and surrounding Dallas-Fort Worth communities.
Whether you’re moving in 9 days or 9 months, I can help you compare builders, homesites, new construction options, and resale homes so you can make an informed decision.
If you’re interested in getting updates as more Mirabella information becomes available, reach out and let me know.
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Mirabella is located near Custer Road and US Highway 380 in the Prosper area of North Texas.
Mirabella is planned as a gated and guarded luxury residential community. Final access arrangements should be verified with the developer.
The anticipated opening discussed during filming was sometime in 2027. That timeline is subject to change.
Highland Homes and Huntington Homes are the two builders planned for Mirabella.
Preliminary expectations discussed during filming were approximately $900,000 to $1.1 million for Highland Homes starting prices and around $1.7 million for Huntington Homes. These are not confirmed current prices.
The planned lot widths discussed during filming were approximately 60, 74, 84, and 100 feet, depending on the builder.
Mirabella was identified as being within Prosper ISD during filming. Buyers should verify the assigned schools for any specific property.
A pool was not confirmed at the time of filming. Buyers should review the latest official amenity plans.
Official HOA dues had not been released at the time of filming.
I’d pay particular attention to lots backing toward mature trees, as well as elevation, privacy, nearby development, and the lot premium. The best choice will depend on your priorities and budget.
Disclaimer: This article reflects information discussed during the community tour. Home prices, lot availability, tax rates, HOA dues, amenities, builder offerings, school assignments, and opening dates may change. Verify all details with the appropriate builder, developer, school district, or taxing authority before purchasing.