on August 19, 2026
Jake Inderman recently toured a Coventry Homes model on a 40-foot lot in Ramble that offers more than 2,200 square feet, three bedrooms, a downstairs primary suite, an upstairs game room and surprisingly good use of space.
But the house itself is only part of the story.
Jake Inderman is a Celina TX Realtor helping families relocating to North Texas compare communities, builders, property taxes, HOA costs, amenities and commute routes throughout Celina, Prosper and Frisco.
Ramble is one of Celina’s newest communities, and it has some major advantages—but buyers also need to understand the higher tax rate and the fact that many of the promised amenities are still under construction.
**Watch the full video here: https://youtu.be/JfkSryWAWys
Ramble is a brand-new master-planned community in Celina that opened in May 2026, according to Jake’s tour.
Because it’s so new, buyers are getting into the community very early in its development.
That creates a tradeoff.
You’re buying while homes, amenities and infrastructure are still being built, but you’re also getting an opportunity to enter the community before it’s fully established.
For relocation buyers comparing Ramble with more mature communities such as Light Farms, that’s one of the biggest differences to understand.
One of Ramble’s strengths is the variety of housing.
Jake notes that homesites range from approximately 40-foot lots up to 84-foot lots, giving the community options across several price points and buyer profiles.
That means someone looking for a relatively low-maintenance home can live in the same master-planned community as someone wanting a substantially larger luxury property.
The Coventry model Jake toured sits on one of the community’s smaller 40-foot lots.
The Coventry home Jake toured offers a little over 2,200 square feet on a 40-foot homesite.
The layout includes:
One of Jake’s biggest takeaways is how efficiently the home uses its footprint.
A 40-foot lot sounds small, but the interior doesn’t necessarily feel like a small home.
At the time of Jake’s tour, this Coventry option started around $400,000.
Jake describes it as approximately the lower end of pricing within Ramble.
Across the community, he says buyers can find homes ranging from roughly $400,000 to more than $1 million, depending on the builder, lot size, floor plan and upgrades.
That range is significant.
Instead of Ramble being exclusively an entry-level or luxury community, buyers can potentially move within the neighborhood as their housing needs and budgets change.
Pricing and builder incentives can change quickly, so buyers should verify current inventory rather than relying on older advertised starting prices.
Jake considers this particular Coventry home one of the stronger values he toured in Celina at the time.
He notes that the median Celina home price was around $550,000 when he filmed the tour, putting this home’s approximately $400,000 starting point well below that figure.
But purchase price isn’t the entire equation.
Ramble has a higher property-tax rate than some competing Celina communities.
That’s why Jake recommends looking at total monthly ownership cost, not simply the advertised builder price.
We’ll get into that shortly.
One of the biggest reasons this particular home stands out is maintenance.
You’re buying a detached single-family home with more than 2,200 square feet of interior living space, but the 40-foot lot means you aren’t maintaining a massive yard.
Even better, Ramble’s HOA handles the front-yard maintenance.
According to Jake, that includes:
That can make these smaller Ramble homes particularly attractive to buyers who want a traditional house without spending their weekends maintaining the landscaping.
The HOA also includes internet service, according to Jake’s tour.
That’s important when evaluating whether Ramble’s HOA is expensive.
Jake initially viewed the HOA cost as a negative.
But once he considered everything included, the value proposition changed.
You’re not simply paying for neighborhood common areas.
You’re potentially replacing expenses you would otherwise pay separately.
Jake estimates approximately $600 in annual internet savings in his discussion, in addition to the value of lawn maintenance and potentially a separate gym membership.
That doesn’t automatically make the HOA inexpensive.
But buyers should compare the net cost rather than simply looking at the HOA number.
Ramble is planned to offer an extensive amenity package.
Jake highlights planned features including:
The main amenity center is called the Turtle Club.
The community has incorporated a turtle theme throughout portions of its branding and amenities.
The Turtle Club is planned as Ramble’s primary amenity hub.
Jake describes plans for a pool, fitness center and other recreational features around the amenity area.
For buyers who regularly pay for a gym membership, having a fitness center included through the HOA potentially creates another source of savings.
Combine that with internet and front-yard maintenance, and the HOA starts making more financial sense.
But there’s an important catch.
At the time Jake filmed the tour, many of Ramble’s amenities were still under construction.
Jake says much of the amenity development wasn’t expected to be completed until 2027.
That’s one of the biggest cons buyers should understand.
You’re potentially paying HOA dues while waiting for parts of the amenity package to be delivered.
For some buyers, that’s fine.
They’re willing to tolerate construction and wait for the neighborhood to mature.
Other buyers would rather purchase somewhere like Light Farms where many of the amenities already exist.
Neither approach is automatically better.
It depends on whether you want to buy into a community early or established.
One feature Jake particularly likes is that Ramble preserved some of the larger existing trees around portions of the walking trails.
That’s a small detail that can make a major difference in a brand-new community.
New North Texas developments often start with very small newly planted trees.
Those neighborhoods can take years to develop mature landscaping.
By incorporating existing trees around the trails, parts of Ramble can feel more established even while the surrounding homes are brand new.
Ramble also has a coffee shop near the community entrance.
At the time Jake visited, the coffee service operated from approximately 7 a.m. to 2 p.m. and offered free Wi-Fi.
That provides residents with a convenient place to work, study or get out of the house without immediately driving to a nearby chain coffee shop.
For remote workers, having Wi-Fi available there could also provide a backup workspace if home internet goes down.
Jake also notes that Ramble is planned to have two on-site elementary schools, although they weren’t completed when he filmed the tour.
Having schools within a large master-planned community can be a major convenience.
However, buyers should verify current school zoning and construction timelines rather than assuming a future school will serve a particular property.
Celina is growing rapidly, and school assignments can change as new campuses open.
One of Jake’s favorite parts of this Coventry model is the primary bathroom.
For a home starting around $400,000, he describes the bathroom as surprisingly large—even comparing it favorably with bathrooms he’d seen in homes around the $700,000 range.
The primary suite includes:
It’s a good example of why buyers shouldn’t judge a home solely by its lot width or overall square footage.
The allocation of that square footage matters.
The primary bedroom is downstairs, while the two secondary bedrooms are upstairs.
That arrangement could work particularly well for several buyer profiles.
A younger family can keep children’s bedrooms upstairs while the primary suite remains downstairs.
A downsizing buyer or grandparent could use the downstairs primary while keeping upstairs bedrooms available for children or grandchildren when they visit.
Of course, a two-story home still requires stairs to access those secondary rooms.
For someone specifically downsizing because of mobility concerns, that needs to be considered.
The upstairs area also includes a secondary living/game space.
Jake describes it as a potential:
For a home around 2,200 square feet, having both the main living area downstairs and another usable gathering space upstairs adds considerable functionality.
The backyard isn’t large.
And for the buyer this home targets, that may actually be an advantage.
Jake points out that there’s still enough usable space for outdoor furniture, a grill or game table.
But you’re not signing up to maintain an enormous lawn.
Because the HOA handles the front, the backyard represents most of your personal landscaping responsibility.
A buyer could potentially make it even more maintenance-friendly with a low-maintenance landscape design.
Now we get to one of the most important downsides.
At the time of Jake’s tour, Ramble’s tax rate was almost 2.8%.
That’s meaningfully higher than some other new-construction communities buyers might compare around Celina.
The reason is that the community includes an MMD, or Municipal Management District.
An MMD is a special district that can help finance infrastructure and development within a growing area.
For homeowners, the practical issue is how that additional tax affects the monthly payment.
Jake estimates that on a roughly $400,000 property, the difference between Ramble’s tax structure and a lower-tax alternative could amount to around $300 per month, depending on the comparison being made.
That’s not insignificant.
And the impact becomes larger as home values increase.
Jake’s approach is to put the tax difference into context.
Don’t automatically reject a house because it has a higher tax rate.
Instead, determine what that higher rate costs you each month.
Then ask:
Can you find another home you like equally as much—with the same location, floor plan, amenities and community—for a lower total monthly payment?
If you can, the alternative may make more sense.
If you can’t, Ramble could still be the better fit.
The HOA also complicates the comparison because it includes expenses you’d potentially pay separately elsewhere.
For example:
Internet + front-yard maintenance + fitness center + amenities all have value.
That doesn’t erase the higher tax rate.
But it should be included in the calculation.
The percentage stays the same, but the dollar impact grows with the property’s taxable value.
A higher special-district tax on a $400,000 home has a much smaller absolute impact than the same tax structure on an $800,000 or $1 million property.
That’s why Jake believes buyers at Ramble’s higher price points should pay particularly close attention to the MMD.
When comparing luxury properties, a tax-rate difference can potentially translate into hundreds of dollars per month.
Ramble becomes particularly interesting when compared with communities such as North Sky and Light Farms.
Each offers a different proposition.
Ramble: Brand new, extensive planned amenities, wide range of lot sizes, HOA includes lawn maintenance and internet, but higher tax rate and amenities still being built.
North Sky: New construction with multiple builders and, based on Jake’s previous tours, potentially lower tax structures on certain properties.
Light Farms: Much more established, extensive existing amenities and closer to buildout.
The right choice depends on what you value.
If you want everything finished today, Ramble may not win.
If you’re willing to buy early and watch the community develop around you, it becomes much more compelling.
This particular Coventry model could be an interesting alternative for someone who wants to downsize without moving into a tiny house.
You still get more than 2,200 square feet.
You still have multiple bedrooms.
You still have a game room.
You still have a traditional detached house.
But the lot is smaller, and the HOA handles your front landscaping.
That’s a different kind of downsizing.
Instead of dramatically reducing your interior space, you’re reducing maintenance.
For some buyers, that’s exactly what they want.
The same house could also work for a completely different buyer.
A younger family could use:
That versatility is one reason Jake sees the smaller Coventry product as such a strong value within the community.
Wide range of home prices: Jake describes approximately $400K to $1M+ at the time of filming.
Multiple lot sizes: Approximately 40-foot through 84-foot homesites.
Front-yard maintenance: Included through the HOA.
Internet included: Another recurring expense incorporated into the HOA.
Major amenity plans: Pool, fitness center, pickleball, basketball, fishing pond and trails.
Future on-site schools: Two elementary schools are planned.
Coffee shop: Convenient option near the neighborhood entrance.
Low-maintenance housing options: Particularly on the 40-foot lots.
Preserved trees: Portions of the walking trails already have larger trees.
Higher property taxes: Nearly 2.8% at the time of Jake’s tour.
MMD: Buyers need to understand the additional special-district tax.
Amenities aren’t finished: Much of the amenity package was expected in 2027.
Construction: This is a brand-new community, so buyers should expect significant ongoing development.
Smaller lots at lower price points: A 40-foot homesite isn’t for someone wanting a huge backyard.
HOA cost: The HOA may initially look expensive even though it includes several services.
Ramble could be particularly appealing if you want:
New construction
A master-planned community
Strong future amenities
Different lot-size options
Minimal yard maintenance
Internet included with the HOA
A downstairs primary bedroom
Multiple price points
A community you’re willing to watch develop
The smaller 40-foot Coventry homes are especially interesting for buyers prioritizing interior space over a large yard.
Ramble may not be the best fit if you want:
A low property-tax rate
The nearly 2.8% rate Jake discusses deserves consideration.
Finished amenities today
You’ll need patience while the community develops.
A huge backyard
The 40-foot lots prioritize lower maintenance.
An established neighborhood
Ramble only opened in 2026.
No construction around you
Early buyers should expect years of continued development.
In those situations, a more mature Celina community may be a better fit.
At the time of Jake’s tour, homes ranged from approximately $400,000 to more than $1 million depending on builder, floor plan, lot and upgrades.
Jake describes lot sizes ranging from approximately 40 feet to 84 feet.
According to Jake, the HOA includes front-yard maintenance such as flower beds, bush trimming, mulch and fertilizer.
Yes. Jake specifically notes that internet is included through the HOA.
Jake reports a tax rate of nearly 2.8% at the time of filming. Buyers should verify the current rate for the specific property they’re considering.
Jake identifies Ramble as having an MMD, or Municipal Management District.
Jake highlights plans for a pool, fitness center, pickleball and basketball courts, fishing pond, walking trails, the Turtle Club amenity center and two future elementary schools.
Not all of them. At the time of Jake’s tour, several major amenities were still under construction, with many expected around 2027.
The smaller 40-foot Coventry product could be appealing to downsizing buyers because it maintains more than 2,200 square feet of interior space while reducing exterior maintenance.
Ramble’s value proposition is more complicated than simply looking at the starting home price.
Yes, Jake toured a Coventry option starting around $400,000.
Yes, that’s an attractive entry point into a new Celina master-planned community.
But Ramble also carries a higher tax rate because of its MMD.
And many amenities are still being built.
That’s why the better question is:
What are you actually getting for your total monthly payment?
With Ramble, you’re potentially getting a newer home, master-planned amenities, internet, front-yard maintenance, fitness facilities, trails, recreational amenities and future schools.
For the right buyer, that’s valuable.
For someone who doesn’t care about those things, paying the higher taxes and HOA may make less sense.
Jake’s advice is to compare Ramble with other Celina communities dollar for dollar and feature for feature rather than assuming the cheapest home automatically provides the best value.
Jake Inderman is a Celina TX Realtor helping families relocating to North Texas compare Ramble with other communities throughout Celina, Prosper and Frisco.
Whether you’re moving in 9 days or 9 months, Jake can help you compare:
Instead of simply comparing builder base prices, Jake helps buyers understand the home, lot, taxes, HOA, amenities and total monthly cost before choosing where to live.
Jake Inderman | Celina TX Realtor
Call/Text: 469-343-2008
Email: jake.inderman@gmail.com