Which Flower Mound neighborhoods are gated, and what do they cost?

Flower Mound has roughly seven gated or guard-gated neighborhoods: The Estates at Tour 18, Chateau du Lac, The Landing, Point Noble, Montalcino Estates, Pepper Creek Ranch, and The Legends. As of September 6, 2026, there were 9 active gated listings in the city at a median list price of $750,000, spanning $625,000 to $6,495,000. The gate itself is not the expense. Behind it the street is private, which means the homeowners association funds its upkeep and eventual replacement, not the Town of Flower Mound.

That last sentence is the whole post, and it is the part almost nobody explains before closing.

Buyers ask me about gated neighborhoods in Flower Mound constantly, usually framed as a search filter: check the box, see what comes up. The filter is the easy part. What takes longer to understand is that a gate converts a piece of public infrastructure into a private asset that a few dozen households now own together. Every cost that follows comes from that one fact.

The gated neighborhoods, and where they sit

Gated inventory in Flower Mound is small and it is concentrated. Almost all of it sits on the west side in 75022, near the north shore of Lake Grapevine, and the price bands are far wider than people expect.

• The Estates at Tour 18, a 24/7 guarded and gated section built around the golf course, on lots that commonly run near two acres. Active listings there this month sat at $2,299,000 and $2,590,000.
• Chateau du Lac, guard-gated, on the north shore of Lake Grapevine, roughly 40 homes at buildout on two-acre lots.
• The Landing, gated, also on the north shore, with lots backing to Corps of Engineers property. The active listing there is $6,495,000, the top of the city's gated market.
• Point Noble, a small guard-gated enclave with Grapevine Lake views.
• Montalcino Estates, gated, roughly one-acre lots, in the northwest part of town.
• Pepper Creek Ranch, a gated 100-acre development with 50 custom homesites and about 50 acres held as common green space, trails, and a pond.
• The Legends, a gated community of about 90 homes with HOA-maintained front lawns, a pool, a gym, and walking trails. It is an age-restricted community operating under the federal Housing for Older Persons exemption, so occupancy eligibility is a document you verify, not an assumption you make.

Two things stand out when you line them up. First, gated does not mean one price band. The Legends entry point was $625,000 this month, which is below the city's median sale price. The Landing was more than ten times that. Second, several of these sit in different school district boundaries than the bulk of Flower Mound, since the northwest edge of town crosses into other districts. Boundaries get redrawn, so confirm assignment with the district directly rather than trusting a listing field.

For context, the median sale price citywide was $649,646 over the three months ending June 2026, up 0.6 percent year over year, with homes selling in about 23 days. Gated listings show a higher median, but that is a mix effect. You are looking at bigger homes on bigger lots, not a premium the gate created on its own.

What the gate actually buys, and what it costs to keep

Here is the part I walk clients through before we ever tour one of these.

A gate controls vehicle access to a street the Town of Flower Mound does not own. The Town maintains all paving in the city except private streets. That exception is not a footnote. Asphalt and concrete have a service life, and when the private street inside a gated neighborhood reaches the end of it, the bill goes to the association. In a 40-home neighborhood, that bill is divided 40 ways.

The Town's own code sets this up deliberately. Chapter 90, Article IV of the Flower Mound Code of Ordinances lets the Town require a mandatory homeowners association whenever a subdivision contains common facilities, including streets, drainage systems, landscaping, and subdivision entryways, that the Town will not maintain. Ordinance No. 11-25 also sets turnaround standards at the gated entries of private subdivisions, because a vehicle that cannot get through the gate still has to be able to turn around.

So the recurring costs behind a gate typically include:

• The street itself, which is usually the single largest capital item in the association's reserve study, and the one most often underfunded
• Gate operators and access control, which are mechanical equipment on a replacement cycle, plus the call box, the transponders, and the software behind them
• Staffing, if the entry is manned, and this is the biggest single driver of dues. A 24/7 guarded entry is 168 hours of coverage a week, every week
• Drainage, entry landscaping, and common areas, all of which fall to the association under the same ordinance
• Private street lighting and signage, where the neighborhood has it

That is why dues in Flower Mound's guard-gated neighborhoods run into the thousands of dollars a year, while a standard Flower Mound HOA on a public street is often a few hundred. You are not paying for the gate. You are paying for everything the Town stopped paying for on the other side of it.

One more thing worth knowing before you write an offer: the Town enforces Town ordinances, not HOA rules or deed restrictions. If a dispute comes up behind the gate, it is an association matter governed by the community's documents and by Chapter 209 of the Texas Property Code, not something code enforcement resolves for you.

How to verify the real number before your option period ends

None of the above is a reason to avoid a gated neighborhood. It is a reason to price it correctly. Here is the sequence I use.

1. Request the subdivision information in writing, early. Under Section 207.003 of the Texas Property Code, the association has to furnish a resale certificate within 10 business days of a written request. Ten business days can consume most of a short option period, so this goes out the day you go under contract, not the day before you need it. The mechanics and who pays are covered in more depth in who pays for the HOA resale certificate in Flower Mound.
2. Use the right addendum. The TREC Addendum for Property Subject to Mandatory Membership in a Property Owners Association is what creates your right to that information and your right to terminate if it arrives late. Make sure it is attached and filled in, not just checked.
3. Read the reserve study, not just the dues. Low dues with an empty reserve fund is not a bargain, it is a special assessment you have not received yet. Ask when the private street was last resurfaced and what the study says it will cost to do again.
4. Ask for the last two years of meeting minutes and the current budget. Minutes are where you find the gate that has been broken for eight months and the assessment the board has been arguing about.
5. Confirm the practical stuff. How guests and contractors get in. Whether mail is delivered to the door or to a cluster box. Whether the gate stays open during certain hours. These sound small until you live there.
6. Check the layering. Some of these neighborhoods have two associations, a master covering community-wide items and a section covering the gated portion specifically. Tour 18 is structured that way. Two associations means two sets of dues, two sets of documents, and two reserve funds to evaluate.

If you are selling one of these homes rather than buying, the same list is your preparation checklist. Having the resale certificate ordered, the reserve study summarized, and the dues clearly stated before you go live removes the exact friction that stalls gated-community deals in the option period.

And if you are doing both at once, selling your current Flower Mound home and buying behind a gate, the dues and assessment picture belongs in your net-proceeds math from the start, not as a surprise the week of closing.

Frequently Asked Questions

How many gated communities are in Flower Mound?

There are roughly seven gated or guard-gated neighborhoods in Flower Mound: The Estates at Tour 18, Chateau du Lac, The Landing, Point Noble, Montalcino Estates, Pepper Creek Ranch, and The Legends. Most sit on the west side of town in the 75022 zip code, near the north shore of Lake Grapevine.

Are HOA dues higher in a gated community in Flower Mound?

Generally yes, and the reason is structural rather than cosmetic. The Town of Flower Mound maintains all city paving except private streets, so a gated association funds its own street maintenance and replacement, its gate equipment, its drainage, and any staffing at the entry. A manned 24/7 entry is usually the largest single line item in those budgets.

Who maintains the streets inside a gated neighborhood in Flower Mound?

The homeowners association does. Chapter 90, Article IV of the Flower Mound Code of Ordinances allows the Town to require a mandatory homeowners association to take on continuous operation and maintenance of common facilities, including private streets, drainage, landscaping, and subdivision entryways, that the Town does not maintain.

How long does it take to get HOA documents on a Flower Mound gated home?

Under Section 207.003 of the Texas Property Code, the association must furnish a resale certificate within 10 business days of a written request. Because that can eat most of a typical option period, request it the day you go under contract rather than waiting.

What is the price range for gated homes in Flower Mound?

As of September 6, 2026, there were 9 active gated listings in Flower Mound at a median list price of $750,000, ranging from $625,000 to $6,495,000. Gated does not mean a single price tier, and the higher median mostly reflects larger homes on larger lots rather than a premium attached to the gate itself.

Before you buy behind the gate

A gate in Flower Mound is not a feature you buy once. It is a shared asset with an ongoing budget, and the neighborhoods that handle it well have the reserve study and the meeting minutes to prove it. Ask for those documents early, read them, and the rest of the decision gets simple.

If you are weighing a gated neighborhood as part of your next move, schedule a free Move-Up Strategy Call ... thirty minutes, no pitch, just a clear-headed look at where you are and what your best next move looks like.

This article is general information, not legal, tax, insurance, or lending advice. Verify your specific numbers and documents with your agent, your lender, your title company, the association, and where appropriate a licensed Texas attorney.

About Brian White

Brian White helps families in Northwest DFW make their move-up cleanly, selling and buying in one synchronized step. He built BlueFuse Group on a simple standard: other-first service, proactive at every turn, faith and excellence in equal measure. Brian has been married to Tisha for 27 years and is dad to three adult sons. When he's not protecting a family's equity or untangling a tight closing timeline, you'll find him chasing a round of golf or at Valley Creek Church.

Schedule a Move-Up Strategy Call ... no pitch, just a clear-headed look at your next move.