Taylor Ranch Gunter TX: Lake, Lots, Builders and PID Costs (2026)

Taylor Ranch in Gunter, TX is no longer a rumor. It’s approved and bonded, but there’s nothing to move into yet. The City of Gunter rezoned the roughly 497-acre Centurion American property in September 2025 and created a public improvement district (PID) for it. In July 2026 FMSbonds priced about $17 million in PID bonds. Bond documents describe 649 planned homesites around an existing reservoir about 2 miles west of Preston Road (SH 289). The first 301 lots are under contract to Siena Homes and Beazer Homes. Streets and utilities are projected to be built from the third quarter of 2026 through the fourth quarter of 2027. A home on a 50-foot lot would carry an estimated PID installment of about $3,793 a year on top of regular property taxes. That figure comes from the preliminary offering document and is subject to change.

Updated October 21, 2026. This guide sorts what’s built from what’s planned, who is building, what the PID could cost, and what the bond papers say about water, roads and schools. Every figure below is linked to its source. Developer and bond-document numbers are projections, not promises.

Taylor Ranch at a glance

• Where: South of Little Elm Creek Road, along the east side of Westman Road and north of Foy Wallace Road, inside Gunter city limits (council minutes, Sept. 18, 2025). The bond document places it near Little Elm Creek Road and Westman Road, about 2 miles west of TX-289/Preston Road.
• Developer: MM Taylor Ranch 496, LLC, an affiliate of Centurion American Development Group.
• Size: About 491 acres in the PID, with roughly 649 single-family lots planned at build-out on 50-, 80- and 100-foot widths.
• First phase (Improvement Area #1): About 230 acres and 301 lots: 221 at 50 feet, 65 at 80 feet and 15 at 100 feet.
• Builders under contract: Siena Homes (about 137 lots) and Beazer Homes (about 163 lots).
• Status: Grading began in the second quarter of 2024. Utilities and streets are projected for Q3 2026 to Q4 2027. No homes are for sale yet.
• School district: Gunter ISD.
• Water and sewer: Mustang Special Utility District (Mustang SUD).

From ranch sale to bonds: the timeline

2022: the land sale. In August 2022 The Dallas Morning News reported that Centurion American had bought Taylor Ranch, about 500 acres west of Preston Road near Gunter and near the future extension route of the Dallas North Tollway. The bond document gives the details: the developer bought about 497 acres in two transactions on July 1, 2022.

September 18, 2025: zoning and the PID. According to the official minutes, the Gunter City Council voted 4-1 to rezone about 497.43 acres from agricultural to planned development (Ordinance 2025-09-18-02). Council member William Stevens voted no. The council then voted 4-1 to accept creation of the Taylor Ranch Public Improvement District and set a public hearing on a tax increment reinvestment zone (TIRZ) for October 2, 2025. During the zoning hearing, KFM Engineering spoke about infrastructure, and one resident raised a bypass for FM 121.

October 2025: the TIRZ. The city posted a public notice for the October 2, 2025 TIRZ hearing. The bond document says the city has since created a TIRZ covering the property. Under it, the city will send 33.37% of its new property tax revenue from the zone back to the developer as an economic development grant. The grant runs for up to 40 years or until it reaches $47,544,467, whichever comes first.

July 2026: the bonds. On July 28, 2026, FMSbonds announced that it had priced $14,985,000 in special assessment revenue bonds for Improvement Area #1 and $2,016,000 for the Major Improvement Area. These bonds are repaid by assessments on Taylor Ranch lots, not by Gunter’s general taxpayers.

What’s built and what’s still planned

As of the bond documents, the land has been graded but not much else has been built. The developer reported spending about $1.5 million on Improvement Area #1 work (grading and engineering) as of May 15, 2026. Water, sewer, drainage and street construction for the first phase was projected to start in the third quarter of 2026 and finish in the fourth quarter of 2027.

The developer’s projected build-out schedule has three phases:

• Phase 1: 301 lots. Infrastructure Q3 2026 to Q4 2027. Last lot sale to builders projected for Q2 2031.
• Phase 2: 174 lots. Infrastructure Q1 2028 to Q1 2030.
• Phase 3: 174 lots. Infrastructure Q1 2030 to Q1 2032. Last lot sale projected for Q1 2034.

In the first phase, the developer expects to sell finished lots to builders at about 31 per quarter starting in Q4 2027. Homes get built after lots are delivered, so model homes and first move-ins would come after that. The concept plan also shows a police and fire station site of about 9.8 acres and a well site of about 2 acres. Those are planned sites, not funded buildings.

Who’s building at Taylor Ranch, and the price context

Builder contracts cover all of Phase 1. Siena Homes has about 137 lots (90 at 50 feet, 32 at 80 feet and 15 at 100 feet). The bond document describes Siena as owned and controlled by Mehrdad Moayedi, the developer’s principal. Beazer Homes has about 163 lots (130 at 50 feet and 33 at 80 feet). Each builder also holds a right of first refusal on half the lots in later phases.

The only price figures available are the developer’s own estimates in the bond document. These are projected average base home prices, not price lists:

• 50-foot lots: about $475,000
• 80-foot lots: about $675,000
• 100-foot lots: about $800,000

Builders set real prices when they open for sales. Expect them to differ from these estimates.

PID costs: what Taylor Ranch adds to a tax bill

A PID lets the city borrow for streets, water lines, sewer and drainage inside the development. The homeowners there repay that debt through an annual assessment that shows up next to regular property taxes. The preliminary limited offering memorandum for Improvement Area #1 (dated June 30, 2026) estimates these average annual installments, using figures from P3Works:

• 50-foot lot ($475,000 projected home): about $3,792.60 a year
• 80-foot lot ($675,000 projected home): about $5,389.48 a year
• 100-foot lot ($800,000 projected home): about $6,387.53 a year

Each of those works out to about $0.798 per $100 of home value. The same document lists the 2025 overlapping property tax rate as $2.1639 per $100: City of Gunter $0.5257, Grayson County $0.3051, Grayson County Junior College District $0.1460 and Gunter ISD $1.1872. Adding the PID brings the estimated total to about $2.96 per $100. The development agreement caps the combined rate, including all taxing entities, at $3.09 per $100 based on the estimated average home value.

Keep in mind that these are preliminary numbers and subject to change. The preliminary document was written for $15,667,000 in Phase 1 bonds, and the bonds were later priced at $14,985,000. Final assessments come from the city’s adopted service and assessment plan. Your actual bill will also depend on your home’s appraised value and on each year’s tax rates. The bond document also expects homeowners to pay an HOA fee, but doesn’t give an amount. Before you sign anything, ask for the PID disclosure and the HOA budget.

The lake: what’s actually there

The lake is what got people talking. In 2022 the broker who handled the sale told The Dallas Morning News the project would be “developed around a 40-acre private lake” with hike-and-bike trails and open space. The current documents describe it differently. The approved concept plan labels the large water body in the middle of the site an “SCS Reservoir.” “SCS” refers to the federal Soil Conservation Service, which helped build flood-control reservoirs across Texas. A drainage study cited in the bond document says the property drains to SCS Site 3 Reservoir, which sits on the site along Little Elm Creek.

The concept plan shows homes wrapped around the reservoir and a wide band of floodplain, about 153.5 acres according to the plan’s key, kept largely as open space. The bond document says about 146.9 acres of Phase 1 land is in the studied 100-year floodplain. The developer plans to ask FEMA for a map revision that would reclaim about 23.5 acres for lots. The rest stays as open space and easements, and the document notes there’s no guarantee on when FEMA will approve the revision. The appraisal included in the bond document lists the lake among the planned amenities. It also notes that a soil conservation service easement runs along the lake in the flood zone, where development is already prohibited. None of the current documents call it a private lake or give it a 40-acre size. Beyond the reservoir, the developer promises trails, ponds and open space, plus the amenity package described below.

Amenities and when they’re due

Under the development agreement, the developer will build an amenity center with a swimming pool, shade structures, restrooms and a play area. The agreement also calls for a trail at least 8 feet wide made of crushed granite or similar material, with trees, benches and landscaping, plus a dog park and an open space park. The developer must pull the amenity center building permit before the city issues the 301st home building permit. The center must then be finished within 18 months. The developer projects construction from Q4 2027 to Q1 2029, at a cost of about $1.5 million. Phase 1 trails and other amenities are projected for Q1 2028.

Water and sewer: Mustang SUD and new wells

The City of Gunter doesn’t own or run any of the town’s water or sewer operations. Mustang SUD does. At Taylor Ranch, the bond document says Mustang SUD will provide both water and wastewater. Water is expected to come from new wells on site, and sewer will go to a new water reclamation plant that an affiliated Platinum Ranch developer will build. One service agreement covers Taylor Ranch, the neighboring Platinum Ranch and nearby tracts. It plans for about 5,160 homesites, about 3,000 multifamily units and three school tracts of about 60 acres.

There are two caveats newcomers should know about. First, Mustang SUD’s ability to serve depends on getting groundwater permits and confirming how much the wells actually produce. Preliminary testing indicates the first wells should cover Phase 1 and the first phase of Platinum Ranch. Second, the bond document discloses a lawsuit, Eugenia Anderson v. City of Gunter and Mustang SUD. It argues the city’s sale of its water and sewer system to Mustang SUD needed voter approval. The case is paused while an appeal is pending, and the plaintiff hasn’t asked a court to stop water or sewer service.

Roads and the commute

For now the roads around the site are country roads. The appraiser’s photos show gravel on Little Elm Creek Road and narrow rural pavement on Westman and Foy Wallace roads. Phase 1 includes improving Foy Wallace Road on the south and Little Elm Creek Road on the north. That means building the lane next to the first phase with concrete paving, curb and gutter. Interior streets will be built to city standards and owned by the city.

The bond document puts the development about 2 miles west of Preston Road, about 24 miles north of Frisco, about 51 miles north of Dallas and about 48 miles from DFW International Airport. The bond document names SH 289 and FM 121 as the main routes into Gunter. A future Dallas North Tollway extension has been part of the area’s story since 2022, but GCL’s Grayson County development tracker explains why tollway concepts north of the county line are still studies, not funded construction.

Schools: Gunter ISD and capacity

Taylor Ranch is in Gunter ISD. The bond document says the district enrolls more than 1,150 students in one elementary, one middle school and one high school. It puts the campuses about 2 miles (elementary), 3.5 miles (middle) and 3.6 miles (high school) from the site. It also cites 2024-25 TEA accountability ratings: A for Gunter Elementary and Gunter High, C for Gunter Middle and B for the district.

Capacity is the open question. On July 24, 2026, KTEN reported that Gunter ISD had stepped back from building a new high school on its 118-acre JC Maples Road site after a demographic study. The superintendent said “a lion’s share” of growth will be “to the west of 289 and south of [FM] 121.” Taylor Ranch’s 649 planned homes, plus thousands more at neighboring Platinum Ranch, are part of that picture. Our Gunter ISD guide covers campuses, bonds and enrollment.

How Taylor Ranch fits Gunter’s growth

Gunter’s 2020 census population was 2,060, and the city estimates about 2,700 today, according to the bond document. 649 homes is a large addition for a city of about 2,700 people. And it’s the smaller of Centurion’s two big Gunter projects. For the bigger picture, see what’s coming to Gunter, our look at the Gunter growth spurt and the wider Grayson County Line guide. If you’re weighing a move, start with our complete guide to moving to Gunter. To compare Taylor Ranch with every other neighborhood selling or planned around town, see our guide to Gunter TX new home communities.

Check it yourself

• Council actions: the City of Gunter Agenda Center posts meeting minutes, including the Sept. 18, 2025 minutes.
• PID numbers: the Improvement Area #1 offering document and the Major Improvement Area offering document. At closing, ask for the PID disclosure and the current service and assessment plan.
• Water: call Mustang SUD to confirm service to a specific lot.
• Schools: confirm campus assignment with Gunter ISD. Attendance zones can change as the district grows.
• Builders: watch Siena Homes and Beazer Homes for sales openings. The first finished lots aren’t projected until late 2027.

The bottom line

Taylor Ranch has moved from rumor to real. It’s zoned, it has a PID and TIRZ in place, its bonds are priced and builders have signed contracts. But it’s still a construction site: no homes, no amenity center and no finished streets yet, with the first lots projected for late 2027. If it’s on your list, plan around a PID installment of roughly $3,800 to $6,400 a year (preliminary), a school district still deciding where its next high school goes, and water service that depends on new wells.