What the model home leaves out

Every new-build community in Pflugerville and Hutto: the real all-in tax rate, this month's incentives, and a buyer's agent the builder pays for.

Communities

Enclave at CelePflugerville

Prices$447,950 to $539,950

All-in tax rateabout 2.0–2.2%

MUD or PIDNone

HOANone on builder data

Builders1

Read about Enclave at Cele

Kuempel EstatesPflugerville

Prices$503,800 to $759,373

All-in tax rate2.13% (city base rate)

MUD or PIDNone

HOA$86/month

Builders1

Read about Kuempel Estates

Lakeside MeadowsPflugerville

Prices$369,990 to $584,990

All-in tax rate2.19–2.20%

PIDsee note

HOA$60/month

Builders2

Read about Lakeside Meadows

LissoPflugerville

Prices$377,990 to $527,000

All-in tax rate2.13% (2023 rate per public listings)

MUD or PIDNone

HOA$195/quarter

Builders1

Read about Lisso

Meadowlark PreservePflugerville

Prices$282,499 to $391,499

All-in tax rate2.19%

MUD or PIDNone

HOA$50/month

Builders1

Read about Meadowlark Preserve

SorentoPflugerville

Prices$330,000 to $550,000

All-in tax rate2.33% (2024)

PIDsee note

HOA$75–$173/month depending on section

Builders2

Read about Sorento

The Grove at BlackhawkPflugerville

Prices$449,995 to $738,990

All-in tax rate2.56–2.61%

MUDabout 0.45%

HOA$55/month

Builders6

Read about The Grove at Blackhawk

The Trails at CarmelPflugerville

Prices$279,642 to $770,000

All-in tax rate2.65%

MUDabout 0.5%

HOA$85/month

Builders2

Read about The Trails at Carmel

Villas at RowePflugerville

Prices$282,998 to $316,990

All-in tax rate2.13%

MUD or PIDNone

HOA$270/month

Builders1

Read about Villas at Rowe

BrooklandsHutto

Prices$294,990 to $388,990

All-in tax rate2.35%

MUD or PIDNone

HOAyes, amount not published

Builders1

Read about Brooklands

Cotton BrookHutto

Prices$315,999 to $428,499

All-in tax rate2.16%

MUD or PIDNone

HOAyes, amount not published

Builders1

Read about Cotton Brook

Cross CreekHutto

Prices$300,000 to $450,000

All-in tax rate2.16% (2024)

MUD or PIDNone

HOA$45/month

Builders1

Read about Cross Creek

Emory CrossingHutto

Prices$280,000 to $450,000

All-in tax rate2.35% (2022; re-check the 2025 rate)

PIDabout 0.3%

HOA$60/month

Builders2

Read about Emory Crossing

Firefly PointeHutto

Prices$214,249 to $290,799

All-in tax rate1.74%

MUD or PIDNone

HOAyes, amount not published

Builders1

Read about Firefly Pointe

FloraHutto

Prices$274,990 to $683,900

All-in tax rate2.94–2.96%

MUDabout 0.9%

HOAabout $88/month

Builders9

Read about Flora

Heritage MillHutto

Prices$299,990 to $474,990

All-in tax rate2.72%

MUDabout 0.7%

HOAyes, amount not published

Builders1

Read about Heritage Mill

Prairie WindsHutto

Prices$315,990 to $516,990

All-in tax rate2.16%

MUD or PIDNone

HOA$50/month

Builders2

Read about Prairie Winds

Rolling GlenHutto

Prices$270,504 to $446,990

All-in tax rate2.16%

MUD or PIDNone

HOA$45/month

Builders2

Read about Rolling Glen

Winfield ParkHutto

Prices$210,199 to $349,999

All-in tax rate2.80%

MUDabout 0.8%

HOAyes, amount not published

Builders1

Read about Winfield Park

Every home for sale in these communities, with today's price, is on my New Home Buddy page: browse what is available.

The number that moves your payment

Pflugerville's base rate is about 2.14% and Hutto's about 2.00%. Many new communities sit in a MUD or a PID that adds its own line for 20 to 30 years, and it is the one line the flyer never shows. Two homes a mile apart at the same price can be $250 a month apart. Set a price and read the bill.

Your monthly tax bill

Community

Home price

Everyone in Pflugerville pays

City, county and schools$791

2.11% of value a year, before any homestead exemption.

The line the flyer leaves out

MUD, Travis County MUD$169

Municipal utility district, about 0.45% a year for 20 to 30 years. That is $60,750 over 30 years at this price.

Each month, at 2.56%$960

$11,520 a year on a $450,000 home in The Grove at Blackhawk. Estimated from builder and appraisal-district figures on the community page; confirm the exact lot on the county tax estimator before you sign.

How MUD and PID work, and how to look one up in five minutes

How working with me goes

Email first. I do the homework before you drive out, and I walk in with you so the builder pays my fee instead of keeping it.

Before the tour

You email me the communities and budgetday one

I pull the tax district, HOA, lot premiums and this month's offerstwo days

We agree a shortlist of homes to seesame week

At the model

We walk in together and you register me as your agentfirst visit

I ask for the APR, the close-by date and what was cut from the specon the spot

Under contract

You get one outside lender quote to compareweek one

I follow the promised credits through to closing30 to 60 days

You hold the keys. My fee to you$0

About me

I'm Alexander Wilton, a Realtor with Relive Realty. I work the new-construction communities on the northeast side of Austin: Pflugerville, Hutto, and the edges of Round Rock, Manor and Taylor.

I started this site because the number that matters most, the all-in tax rate, is the one the sales office leads with last. A MUD can add $200 a month to the same house a mile away.

Every builder budgets a buyer's agent's fee into the price and pays it whether or not you use one. Let me be that agent: it costs you nothing. I tour with you on the first visit, read the contract and the incentive fine print, and make sure the credits you were promised survive to closing.

Email, call or text whenever you like. You get me, not a team.

Alexander Wilton

Realtor with Relive Realty, license TREC #846385

A Coventry home on Judys View in The Grove at Blackhawk, Pflugerville, at sunset

A Chesmar home on Joyce Erna Lane in The Grove at Blackhawk, Pflugerville

A Starlight home on Ronocco Road in The Trails at Carmel, Pflugerville

An Empire twin villa on Cornfield Drive in Villas at Rowe, Pflugerville

Exterior of a Saratoga Homes home in Enclave at Cele, Pflugerville

Interior of a DRB Homes home in Lakeside Meadows, Pflugerville

Builder rendering of a Lennar home in Meadowlark Preserve, Pflugerville

Exterior of a Coventry Homes home in The Grove at Blackhawk, Pflugerville

Exterior of a Starlight Homes home in The Trails at Carmel, Pflugerville

Exterior of a Empire Homes home in Villas at Rowe, Pflugerville

Builder rendering of a CastleRock Communities home in Brooklands, Hutto

Builder rendering of a Lennar home in Cotton Brook, Hutto

Exterior of a David Weekley Homes home in Emory Crossing, Hutto

Builder rendering of a Lennar home in Firefly Pointe, Hutto

Builder rendering of a Empire Homes home in Flora, Hutto

Builder rendering of a DRB Homes home in Heritage Mill, Hutto

Interior of a Trophy Signature Homes home in Prairie Winds, Hutto

Exterior of a Starlight Homes home in Rolling Glen, Hutto

Builder rendering of a Lennar home in Winfield Park, Hutto

The Grove at Blackhawk, PflugervilleCoventry Homes photograph

Questions buyers ask

awilton@reliverealty.com

Call or text (512) 827-8127

Realtor with Relive Realty, license TREC #846385

Pflugerville, Hutto, Round Rock, Manor, Taylor

Does using you cost me anything?

No. The builder budgets a buyer's-agent fee into every home and pays it at closing whether or not you use one. If you walk in alone, the builder keeps it; if I am registered as your agent, the builder pays me and your price does not change.

Do I have to register you before I visit a model?

Yes, on the first visit. Most builders only pay an agent who is registered before you tour, so I meet you at the model and we sign in together. My brokerage sends the representation agreement before that visit.

Is the builder's lender always the best deal?

Often, because the rate buydown is tied to it. Still compare: get one outside quote on the same day and read the APR, not the rate. The builder's lender provides your numbers; I make sure you can read them.

What is a MUD, in one sentence?

A Municipal Utility District: a tax the neighbourhood levies on itself to pay off its water, sewer and roads, usually 0.3 to 1.0 points a year for 20 to 30 years, on top of city, county and school taxes.

Can I call you?

Yes. (512) 827-8127 rings me directly; call or text. If you'd rather see a face first, there is a 15-minute video call you can book.

Send me the guide How MUD and PID work

Living room of a Chesmar spec home in The Grove at Blackhawk

Kitchen of a Chesmar spec home in The Grove at Blackhawk

Communities

The number that moves your payment

Your monthly tax bill

Everyone in Pflugerville pays

The line the flyer leaves out

How working with me goes

About me

Incentives this month

Questions buyers ask