Bryson Ranch Pilot Point: 3,000+ Homes, PID Costs and Timeline
Updated October 28, 2026.
Bryson Ranch Pilot Point is Centurion American’s 3,000-plus-home master-planned community on the east side of Pilot Point, and as of late October 2026 it is still dirt work with no homes for sale. The first two sections, 1,057 lots in all, won final plat approval from the city’s Planning and Zoning Commission on July 2, 2026 (P&Z minutes), and the city’s latest development report lists both as in early grading or recently released for construction (October 22 council packet). Centurion told KTEN it expects people living there by the end of 2027. Plan on a yearly public improvement district (PID) payment of roughly $3,100 to $4,700 on top of regular property taxes, depending on lot size.
One thing that did not happen on schedule: KTEN reported in mid-October that the city council’s approval of construction plans was expected by the end of October. Neither the October 8 nor the October 22 council agenda included a Bryson Ranch item, and the October 22 agenda lists only one council meeting in November. Below is what is built, what is planned, who is building, what it costs and what to check before you buy. For the bigger Pilot Point picture, start with our Pilot Point TX growth guide.
Bryson Ranch at a glance
- Developer: MM Bryson Ranch LLC, an affiliate of Centurion American, which bought about 1,049 acres in June 2024, according to the 2025 bond offering document.
- Size: about 924 acres inside the PID, planned for about 3,053 single-family lots on 40-, 50- and 60-foot widths plus 120 townhome lots (3,173 total).
- Status (late October 2026): final plats approved for Phase 1A (650 lots) and Phase 1B (407 lots); early grading under way. No model homes or sales yet.
- Builders under contract: D.R. Horton, Ashton Woods, Beazer Homes, First Texas Homes and M/I Homes.
- Yearly PID estimate: about $3,126 (40-foot lot), $3,907 (50-foot) or $4,688 (60-foot), preliminary.
- Schools: Pilot Point ISD.
- Water and sewer: Mustang Special Utility District, not the city.
- County: Denton County, inside Pilot Point city limits.
Where Bryson Ranch is
The land sits east of FM 1385, bounded roughly by Mobberly Road on the south, Hames Road on the east, Lights Ranch Road on the west and Shearer Road on the north, according to the appraisal in the 2025 bond offering document. First Texas Homes lists the community at 7749 Lights Ranch Road, Pilot Point 76258. The bond document puts it about 21 miles northeast of Frisco, 38 miles from Plano and 43 miles from DFW Airport, with U.S. 377 about 6 miles west and State Highway 289 about 10 miles east.
Today these are country roads. When the appraiser visited, TxDOT counts showed about 47 vehicles a day on Mobberly Road and just over 3,000 a day on FM 1385, which runs about 0.7 miles west of the property. The everyday shopping the appraiser pointed to is along U.S. 377 and SH 289, not next door.
How big it is, and how it is phased
The bond documents split Bryson Ranch into two zones and six phases. Zone A is the eastern side and Zone B is the western side, with the Mustang Creek floodplain running between them as open space. Each zone has its own first improvement area, which is where homes will start:
| Phase | Zone | Planned lots | Lot mix (per bond documents) |
|---|---|---|---|
| 1A | Zone A, Improvement Area #1 | 650 | 459 at 40 ft, 191 at 50 ft |
| 1B | Zone B, Improvement Area #1 | 407 | 89 at 40 ft, 306 at 50 ft, 12 at 60 ft |
| 2A and 3A | Zone A remainder | 539 and 553 | Later phases |
| 2B, 3B and townhomes | Zone B remainder | 455 and 569 | Includes the 120 townhome lots |
The Planning and Zoning Commission approved the Phase 1A final plat (650 single-family lots and 8 common-area lots on about 170 acres north of Mobberly Road and west of Hames Road) and the Phase 1B final plat (407 single-family lots plus common-area lots on about 160 acres along Lights Ranch Road), both by 4-0 votes on July 2, 2026 (P&Z minutes). The city’s September 2026 development report, published in the October 22 council packet, counts 658 lots in 1A and 414 in 1B because it includes those common-area lots.
Centurion told KTEN the full project covers about 1,050 acres and more than 3,000 homes. The developer also sold about 120 adjacent acres for future apartments and commercial use, but no builder or timeline for that land is in the public record.
Who is building, and what homes may cost
The 2025 bond offering document lists lot contracts with five builders covering 3,038 of the 3,053 single-family lots. D.R. Horton has the largest share, about 1,742 lots, and Ashton Woods, Beazer Homes, First Texas Homes and M/I Homes each have about 324. No builder has signed for the townhome lots.
No builder has published Bryson Ranch floor plans or prices. First Texas Homes lists the community as coming soon, with pricing not yet announced and an HOA fee still to be determined. The only price figures in the public record are the developer’s estimates in the bond documents:
| Lot width | Developer’s estimated average base home price | Estimated yearly PID installment |
|---|---|---|
| 40 ft | $384,000 | $3,126 |
| 50 ft | $480,000 | $3,907 |
| 60 ft | $576,000 | $4,688 |
| Townhome | $300,000 | Not yet set |
Those home prices are the developer’s 2025 projections, not builder price lists. Builders will set real prices when sales open, and base prices usually exclude lot premiums and upgrades.
One quality rule is written into the development agreement, according to the bond document: D.R. Horton may not build its Express Series homes in Bryson Ranch, and Lennar or Pulte may not build an equivalent entry-level line or their lowest-level home there. Ask any builder which product line they plan to offer.
The PID: what Bryson Ranch homeowners will pay
Bryson Ranch is financed with a public improvement district. The city created the district in October 2024 and, in April 2025, levied assessments and approved PID bonds for both first sections (The Post-Signal covered the April 2025 council vote). Bond money pays for streets, water, sewer and drainage, and each lot repays its share through an annual installment billed alongside property taxes.
The city’s July 23, 2026 annual update to the service and assessment plan (council packet) shows about $56.6 million in outstanding assessments across the four Bryson Ranch assessment areas, including about $25.2 million in Zone A Improvement Area #1 and about $18.0 million in Zone B Improvement Area #1. It also notes that no lot plats had been recorded yet, so for now the assessments sit on the developer’s land, not on homeowners.
The 2025 bond offering document estimates the average yearly installment for the first sections at about $0.814 per $100 of projected home value. Adding the 2024 rates of the City of Pilot Point ($0.586), Denton County ($0.188) and Pilot Point ISD ($1.026) brings the estimated total to about $2.61 per $100, before exemptions and HOA dues. On a $480,000 home that is roughly $12,550 a year. Tax rates change every year, so check the current rates with the Denton County tax office before you buy.
Two more details from the development agreement: the PID installment is capped at the equivalent of $1.25 per $100, and the total of all overlapping tax rates plus the PID is capped at $3.09 per $100. The city may issue up to $225 million in PID bonds over the life of the project. You can read every Pilot Point assessment plan on the city’s PID page, and you should ask your title company for the exact payoff and annual amount on any specific lot.
Timeline: what was promised and where it stands
- June 2024: Centurion affiliate buys about 1,049 acres.
- October 2024: City approves the planned development zoning and creates the PID.
- April 2025: Council levies assessments, approves PID bonds and an economic development agreement.
- 2025 plan: First-phase streets and utilities to finish in the third quarter of 2026, with the first finished lots going to builders the same quarter.
- July 2, 2026: P&Z approves final plats for Phases 1A and 1B (minutes).
- July 23, 2026: Council adopts the 2026 annual update to the assessment plan. No plats recorded yet.
- October 2026: City report lists Phases 1A and 1B as in early grading or recently released for construction. KTEN reported a council vote on construction plans was expected by the end of October, but no Bryson Ranch item appeared on either October council agenda.
- End of 2027: Centurion’s target for first residents, per KTEN.
- Next amenity: the first amenity center, with a pool and clubhouse, was scheduled to start in the first quarter of 2027 and finish in the first quarter of 2028 at a cost of about $2.5 million.
Put simply, the first lots are running about a year behind the 2025 plan. That is common for large master-planned communities, but it matters if you are timing a lease or a sale. The bond document itself warns that construction, financing or housing-market delays could push the schedule further, and expects the whole project to take about ten years.
Schools: Pilot Point ISD
Bryson Ranch is zoned to Pilot Point ISD. The bond document lists Pilot Point Elementary about 8 miles away, the middle school about 7.8 miles away and the high school about 9.4 miles away, so plan on a drive or a bus ride. The district hit a record 1,727 students in October 2025, and a demographic study projected 1,100 to 3,562 more within ten years (The Post-Signal).
Voters turned down a $295 million Pilot Point ISD bond for two new schools 842 to 539 on May 2, 2026 (The Post-Signal). The bond document does not mention a school site inside Bryson Ranch. Unlike Platinum Ranch in Gunter, where Centurion set aside three school sites, Bryson Ranch families should expect existing campuses for now. Our school districts parent guide compares the districts around the county line.
Water, sewer and the creek
Water and sewer come from Mustang Special Utility District, with wastewater handled through a contract with the Upper Trinity Regional Water District, according to the bond document. The city signed an agreement for Mustang to serve Bryson Ranch (The Post-Signal). The bond document says later phases will need more off-site water and sewer lines under an agreement still to be negotiated, so ask how service will reach your section.
About 300 acres of the land sat in the FEMA floodplain on 2011 maps. The developer planned to reclaim about 65 acres and keep the rest as open space, with an updated FEMA map expected after construction. If a lot backs to the creek, ask the builder for its current flood zone and whether flood insurance is recommended. Other utilities: CoServ for electricity, Atmos for gas and AT&T or Nextlink for phone and internet.
What the city agreed to
Neighbors who will never live in Bryson Ranch still have a stake in it. According to the bond document, the development agreement and related deals include:
- Road work: up to two lanes of improvements along Lights Ranch, Mobberly and Hames roads, a collector road linking Mobberly and Hames, widening Mobberly Road to three lanes and a two-lane road across the floodplain.
- Impact fees: the city waived impact fees except roadway impact fees, and will credit up to about $20.6 million of those back to the developer.
- Tax increment zone: a reinvestment zone (TIRZ) covers about 1,031 acres. The developer asked for 50% of the city’s tax increment for up to 36 years or $200 million; the grant agreement had not been signed as of 2025.
- EMS site: about 2 acres for emergency medical services, tentatively in Phase 3A.
- Who repays the bonds: lot owners in the district, not the city’s general taxpayers, as Hilltop’s Jason Hughes told the council (The Post-Signal).
Centurion’s Sean Terry put the city’s side plainly to KTEN: by bringing the land into the city, Pilot Point gets to collect the property taxes. “Nobody likes growth, let’s just be honest,” he said. “But I think it’s important to have quality growth.”
Bryson Ranch compared with Gunter’s Centurion projects
If you are shopping both sides of the county line, Bryson Ranch is a close cousin of Centurion’s two Gunter projects. Platinum Ranch is bigger (about 4,224 lots) and also uses a PID with first lots expected in 2027, while Taylor Ranch is smaller and further along on bonds. Our Gunter TX new home communities guide lists every new-home neighborhood near Gunter with status, utilities and taxes side by side.
Questions to ask before you buy
- Which phase and zone is this lot in, and what is its exact annual PID installment and payoff amount?
- Has the plat for this section been recorded, and when will the lot be finished?
- What are the HOA dues, and when will the first amenity center open?
- Is the lot near Mustang Creek, and what flood zone is it in today?
- Which Pilot Point ISD campuses serve this address, and how do students get there?
- Who bills water and sewer, and at what rates?
Bryson Ranch Pilot Point FAQ
Can I buy a home in Bryson Ranch now?
Not yet. As of late October 2026, no builder has opened sales. First Texas Homes lists it as coming soon, and Centurion is aiming for first residents by the end of 2027.
Is Bryson Ranch in Grayson County?
No. It is in Denton County, inside Pilot Point city limits. Denton County borders Grayson County to the south. Our Pilot Point growth guide covers the rest of the town’s new neighborhoods.
How much is the Bryson Ranch PID?
The preliminary estimate for the first sections is about $3,126 a year on a 40-foot lot, $3,907 on a 50-foot lot and $4,688 on a 60-foot lot, paid on top of property taxes. The exact amount depends on your lot.
Who are the Bryson Ranch builders?
D.R. Horton, Ashton Woods, Beazer Homes, First Texas Homes and M/I Homes have lot contracts, according to the 2025 bond documents.
How many homes will Bryson Ranch have?
About 3,053 single-family homes and 120 townhomes at build-out, built in six phases over roughly ten years. The first two phases total 1,057 lots.
Sources: City of Pilot Point P&Z minutes (July 2, 2026), council packet (October 22, 2026) and council packet (July 23, 2026); Zone A and Zone B bond offering documents (2025); KTEN; First Texas Homes; The Post-Signal. Figures in bond documents are preliminary developer and consultant estimates.
