on August 19, 2026
The model Jake Inderman toured is just over 2,500 square feet with four bedrooms, three bathrooms, a dedicated office and two-car garage. At the time of the tour, the base price was in the high $500,000s, with many spec homes around the $600,000 range.
But the house itself is only part of the story.
Ramble is one of Celina’s newest master-planned communities, with homesites ranging from approximately 40-foot to 84-foot lots, major amenities planned, two future onsite elementary schools and a location directly off Preston Road.
Jake Inderman is a Celina TX Realtor helping buyers relocating to North Texas compare communities, builders, taxes, HOA costs and new construction throughout Celina, Prosper and Frisco.
Here’s what buyers should know before purchasing a home in Ramble.
**Watch the full video here: https://youtu.be/AouCgp04tjc
Ramble is located in Celina, Texas, directly off Highway 289, better known locally as Preston Road.
Location is one of Ramble’s biggest advantages.
Celina stretches a long way north, so two homes with a Celina address can have dramatically different commute times.
Ramble’s location in the southern portion of the Celina area gives residents relatively straightforward access south toward:
That can make Ramble particularly interesting for buyers who like what Celina offers but don’t want to move as far north as some other new developments.
Ramble officially opened in May 2026, making it one of the newest major communities in Celina at the time of Jake’s tour.
That comes with advantages and disadvantages.
You’re buying into a community where much of the infrastructure, landscaping and housing is brand new.
But you’re also buying while development is still underway.
For relocation buyers, that’s important.
The Ramble you tour today won’t necessarily look like the Ramble you’ll live in five or ten years from now.
At the time of Jake Inderman’s tour, homes throughout Ramble generally ranged from approximately $400,000 to around $1 million, depending on the builder, lot size, floor plan and upgrades.
That’s a huge range.
And it’s intentional.
Ramble offers homesites ranging from approximately 40-foot lots all the way to 84-foot lots.
That allows the community to serve very different buyers.
Someone looking for an entry point into newer Celina construction can potentially live in the same master-planned community as someone building a substantially larger luxury home.
The home Jake toured was built by Perry Homes on a 50-foot homesite.
The model offers:
For buyers specifically searching for a one-story home, this layout packs a substantial amount into roughly 2,500 square feet.
One-story floor plans can be particularly difficult to find once buyers start adding requirements.
It’s easy to say:
“I want a one-story home.”
But then add:
Four bedrooms.
An office.
Three bathrooms.
Large kitchen.
Good-sized primary suite.
Usable backyard.
Suddenly, your options narrow.
That’s what makes this Perry Homes floor plan interesting.
It fits four bedrooms and an office into a little over 2,500 square feet without the main living area feeling overly cramped.
The layout separates the bedrooms while keeping the main living areas open.
Three bedrooms are located on one side of the home, while another portion of the floor plan contains the primary suite.
That gives homeowners separation between sleeping areas without requiring a second story.
The dedicated office is another major benefit for remote or hybrid workers.
For a relocation buyer who works from home, that means you don’t necessarily have to sacrifice one of the four bedrooms to create an office.
The center of the home is the open kitchen, dining and living space.
The kitchen shown during Jake’s tour includes:
Other homes and floor plans in the community may offer different appliance configurations, including double ovens.
The important feature here is how open the space feels.
For roughly 2,500 square feet, there’s a surprising amount of usable living and dining space.
The dining area isn’t enormous, but it’s functional.
Jake estimated buyers could use an expandable dining table to accommodate roughly eight to ten people when needed, while the kitchen island provides additional seating.
That’s a good example of why layout can matter more than square footage.
A poorly designed 2,800-square-foot home can feel smaller than a well-designed 2,500-square-foot home.
The primary bedroom has large windows that bring in substantial natural light.
Despite being on a 50-foot lot, Jake noted that the bedroom still felt spacious.
The primary bathroom includes a separate tub, large walk-in shower and a useful built-in storage niche inside the shower.
It’s a small detail, but exactly the type of practical feature you notice once you’re actually living in the home.
One concern buyers often have with newer construction is backyard size.
The Perry model is on a 50-foot lot, but Jake was pleasantly surprised by the amount of backyard space.
There’s enough usable area for buyers who want outdoor space without necessarily needing an oversized homesite.
However, Jake also pointed out a practical landscaping consideration.
Parts of the yard receiving heavy shade may struggle to support St. Augustine grass, potentially creating muddy areas.
That’s something buyers could address with alternative landscaping, hardscaping or another shade-tolerant solution.
The HOA varies depending on the homesite size.
For the Perry Homes property on a 50-foot lot, Jake reported HOA dues of approximately $2,100 per year.
At first glance, that’s relatively high.
But buyers should look at what’s included before comparing Ramble’s HOA directly with another neighborhood.
According to Jake’s tour, the HOA includes:
Internet
and
Front-yard maintenance.
Front-yard maintenance includes services such as:
Jake estimated internet alone could otherwise cost roughly $50–$65 per month.
So while $2,100 per year isn’t cheap, part of that cost replaces expenses you’d otherwise pay separately.
Let’s put $2,100 annually into perspective.
That’s approximately:
$175 per month.
If internet would otherwise cost approximately $50–$65 per month, your effective additional HOA expense after considering internet becomes considerably lower.
Then factor in front-yard maintenance.
That doesn’t mean Ramble’s HOA is automatically a bargain.
But it does mean comparing HOA dues based solely on the headline number can be misleading.
When comparing communities, ask:
What am I actually getting for the money?
Ramble is planned to have an extensive amenity package.
Amenities discussed during Jake’s tour include:
That’s a strong list.
But there’s an important catch.
Not everything was finished when Jake toured the community.
Ramble opened in May 2026.
So buyers moving in during the early phases need patience.
Several amenities discussed during Jake’s tour were expected to arrive in 2027.
That’s common in new master-planned communities.
You’re buying based partly on what exists today and partly on what’s planned.
Before purchasing, verify:
Don’t assume a rendering means you’ll have access to that amenity immediately after closing.
One of Ramble’s more unusual features is a coffee shop located near the entrance of the community.
At the time of Jake’s visit, the coffee shop offered items such as muffins and cookies and provided free Wi-Fi.
Its hours were approximately 7 a.m. to 2 p.m. when the tour was filmed.
Hours and offerings can change, of course.
But having a neighborhood coffee shop can be particularly useful for remote workers.
If your home internet goes down or you simply want to work somewhere outside the house for a few hours, you’ve potentially got an option right inside the community.
Ramble is also planned to eventually include two onsite elementary schools.
That’s a major feature for a development of this scale.
However, school boundaries and construction timelines can change as North Texas grows.
Families should verify the exact current school assignments and future plans before purchasing rather than relying solely on marketing materials.
This is one of the most important numbers buyers need to understand.
Jake reported the tax rate at approximately 2.77%–2.785%, or roughly 2.78%, at the time of his tour.
That’s higher than some established North Texas neighborhoods.
And there’s a reason.
Ramble includes an MMD, or Municipal Management District.
An MMD is a special district that can help finance infrastructure and development within a growing area.
From a buyer’s perspective, the most important thing to understand is simple:
It can increase your effective property-tax burden.
Jake compares Ramble’s MMD with the MUD and PID structures buyers frequently encounter in newer North Texas communities.
The exact legal and financial structures aren’t identical, but the buyer-level concern is similar:
You’re paying an additional assessment associated with infrastructure and development.
This is where buyers need to stop thinking solely about purchase price.
Jake estimated that the higher tax structure could potentially represent several hundred dollars per month compared with a lower-tax alternative, depending on the home’s value.
For example, a difference approaching 1% in effective annual property taxes on a $600,000 property would equal roughly:
$6,000 per year
or
$500 per month.
That’s meaningful.
Actual taxes depend on assessed value, exemptions and the specific tax entities affecting the property, so buyers should calculate the numbers for the exact home.
Not automatically.
This is where the decision becomes personal.
Suppose you find a Ramble home you love.
It has:
Now compare it with a lower-tax home elsewhere.
If you’d need to spend another $50,000 or $75,000 to get a comparable property in the lower-tax neighborhood, the payment difference may be smaller than you expect.
That’s why Jake recommends comparing the total monthly cost, not simply saying:
“I refuse to buy anywhere with a special district.”
At the same time, if two homes provide everything you want and one has significantly lower taxes, the lower-tax option becomes very compelling.
When comparing North Texas communities, look at:
Home price
Tax rate
HOA
Special assessments
Insurance
Interest rate
Commute
Amenities
Lot size
Builder
Resale potential
A lower purchase price doesn’t automatically mean a lower monthly payment.
And a higher tax rate doesn’t automatically make a community a bad purchase.
Run the complete numbers.
Ramble’s location directly off Preston Road/Highway 289 gives residents a straightforward north-south route.
Jake specifically highlights access south toward employment in:
For buyers relocating to Celina, commute routes should be one of the first things you evaluate.
Celina is geographically large.
Living farther south can potentially save significant time compared with buying farther north.
Ramble could be particularly interesting for remote or hybrid workers.
This Perry floor plan already has a dedicated office.
The community also offers internet through the HOA and has the neighborhood coffee-shop option with Wi-Fi.
If you rarely commute south, one of Celina’s biggest disadvantages—the additional drive—becomes less important.
That allows you to focus more heavily on:
Buying in Ramble means accepting more uncertainty than buying in an established community.
An older Celina neighborhood may already have:
Ramble offers:
Neither is inherently better.
It depends on whether you want to buy into the future of a community or move into something already established.
Light Farms is one of the obvious communities buyers may compare with Ramble.
Light Farms is considerably more established.
That means buyers can physically see much more of what they’re purchasing into.
Ramble, meanwhile, provides the appeal of being early in a brand-new development.
If you prioritize mature amenities and established surroundings, Light Farms may have an advantage.
If you prioritize newer homes, current construction and getting into a community earlier in its development cycle, Ramble becomes more interesting.
North Sky is another Celina community buyers may compare.
Both provide newer construction and access to Celina’s growth.
The decision should come down to:
Don’t choose between Ramble and North Sky based solely on which model home looks better.
Ramble has several compelling advantages.
Approximately 40-foot through 84-foot homesites create options across a wide range of budgets.
Buyers get access to modern floor plans, finishes and newer systems.
Pool, fitness center, trails, pickleball, basketball and other amenities are planned or being developed.
Internet and front-yard maintenance add real value to the HOA package.
Preston Road access can make traveling south more manageable than from communities farther north.
Two elementary schools are planned within the community.
Having a coffee shop near the neighborhood entrance gives Ramble another differentiator.
There are also tradeoffs buyers need to understand.
The approximately 2.78% tax rate at the time of Jake’s tour is significant.
Buyers specifically wanting to avoid special taxing districts may prefer another community.
Approximately $2,100 annually for a 50-foot lot isn’t cheap, even though internet and lawn maintenance are included.
Several major amenities weren’t complete at the time of the tour.
Because Ramble is brand new, early residents should expect ongoing home and infrastructure construction.
Ramble may be a particularly good fit if:
You want new construction.
You want to live in Celina.
You prefer a large master-planned community.
You want multiple builder and lot-size options.
You want significant amenities.
You like having front-yard maintenance included.
You work remotely or have commute flexibility.
You’re comfortable buying into a developing community.
You understand and have budgeted for the higher tax rate.
Ramble may not be your best option if:
You want to avoid MUD, PID or MMD-style districts.
You prioritize the lowest possible property-tax rate.
You want mature trees and landscaping.
You don’t want to live around construction.
You need all amenities completed immediately.
You prefer a smaller neighborhood.
That’s why buyers shouldn’t decide based on the model home alone.
You need to evaluate the entire community.
Ramble is located in Celina, Texas, directly off Highway 289/Preston Road, providing relatively straightforward access south toward Prosper, Frisco, Plano and Dallas.
Jake’s tour states that Ramble opened in May 2026.
At the time of Jake’s tour, homes throughout the community ranged from approximately $400,000 to around $1 million depending on lot size, builder, floor plan and upgrades.
For the Perry Homes property on a 50-foot lot, the HOA was approximately $2,100 annually. HOA costs vary by lot size.
According to Jake’s tour, the HOA includes internet and front-yard maintenance in addition to community amenities.
Jake reported approximately 2.77%–2.785% at the time of filming, which he rounded to roughly 2.78%. Buyers should verify the current tax rate for the specific property.
Jake’s tour identifies Ramble as being within an MMD, which creates an additional tax consideration similar from a buyer-cost perspective to the MUD/PID structures found in other North Texas developments.
The community’s planned amenities discussed in Jake’s tour include a pool, fitness center, miles of trails, pond, pickleball courts and basketball courts. Some amenities were still under development at the time of filming.
Two onsite elementary schools were planned for the community at the time of Jake’s tour. Buyers should verify current school assignments and construction timelines.
Ramble’s biggest advantage is the overall package.
You’re getting newer construction, a wide variety of home and lot sizes, substantial planned amenities and a southern Celina location with direct access to Preston Road.
This Perry Homes floor plan demonstrates what that can look like around the $600,000 range:
One story.
Four bedrooms.
Three bathrooms.
Dedicated office.
Just over 2,500 square feet.
Open layout.
Usable backyard.
But buyers shouldn’t ignore the higher tax rate or MMD.
Those costs are real.
The question isn’t simply:
“Is a 2.78% tax rate high?”
It is:
“After comparing the home, location, amenities, HOA and total monthly payment, does Ramble still give me more of what I want than the alternatives?”
That’s the calculation that matters.
Jake Inderman is a Celina TX Realtor helping buyers relocating to North Texas compare Ramble, builders, new construction and other communities throughout Celina, Prosper and Frisco.
Whether you’re 9 days or 9 months away from moving, Jake can help you compare:
The goal isn’t to convince you Ramble is the best community in Celina.
It’s to determine whether it’s the best community for you.
Jake Inderman | Celina TX Realtor
Call/Text: 469-343-2008
Email: jake.inderman@gmail.com