How much are the MUD taxes at Furst Ranch in Flower Mound?

Furst Ranch's new Municipal Utility District carries a combined tax rate of up to $1.45 per $100 of assessed value ($1.20 for maintenance and operations, plus $0.25 for road infrastructure), on top of your regular Denton County, school, and city taxes. On a $700,000 home, that's roughly $10,150 a year in MUD tax alone. The rate is temporary and steps down as the district pays off its infrastructure bonds, typically over 20 to 30 years.

By Brian White | July 2, 2026

Furst Ranch is the biggest new-construction story in Flower Mound right now, and for good reason. Nine floor plans from David Weekley (the same builder behind Whyburn Estates closer to town), homesites starting in the low $600s, a 97-acre central park, and a location that touches Flower Mound, Bartonville, and Argyle all at once. Toll Brothers is building there too.

But almost every buyer walking through a Furst Ranch model home skips past one line item until it's sitting in front of them at the title company: the MUD tax. If you're weighing a move-up into Furst Ranch, this is the number that changes your real monthly payment, and it's worth understanding before you fall for a floor plan.

What a MUD Tax Actually Is (and Why Furst Ranch Has One)

A Municipal Utility District, or MUD, is a special taxing district that Texas uses to fund water, sewer, drainage, and road infrastructure in areas that aren't built out yet. New master-planned communities almost always need one, because the county isn't going to front the cost of running utilities to 3,000 future homes on undeveloped ranchland.

Here's how it works: the district issues bonds to pay for that infrastructure up front. Homeowners who move into the district then repay those bonds over time through an annual MUD tax, layered on top of their county, school district, and city taxes. It's not a fee the builder absorbs. It's a permanent line on your tax bill until the bonds are retired.

In May 2025, voters within the Furst Ranch district approved creation of the Furst Ranch MUD along with $2 billion in infrastructure bonds. Roughly $1.52 billion of that covers water, sewer, and drainage, and about $515 million covers roads within the district. Two tax rates came with that approval:

• Maintenance and operations tax: up to $1.20 per $100 of assessed value, to run and maintain the district
• Road infrastructure tax: up to $0.25 per $100 of assessed value, to maintain roads inside the district

Add those together and you're looking at a combined MUD rate as high as $1.45 per $100 of assessed value, which lines up with what you'd expect from a brand-new North Texas MUD (new districts typically run $0.80 to $1.45, and mature ones settle closer to $0.25 to $0.50 once the bonds are paid down).

What That Actually Costs a Furst Ranch Buyer

Numbers get real fast once you put them against actual floor plan pricing. David Weekley's Furst Ranch homes start around $663,000 for their smaller plans and run up from there as you move into larger 4,000-square-foot layouts.

Here's roughly what the MUD tax alone adds at a few price points, using the full $1.45 rate:

• $663,000 home: about $9,600 a year, or roughly $800 a month
• $700,000 home: about $10,150 a year, or roughly $846 a month
• $900,000 home: about $13,050 a year, or roughly $1,088 a month

That's before your county tax, school district tax, city tax, or homestead exemption are factored in, and before any homeowners association dues Furst Ranch may carry separately. It's also on top of your mortgage principal and interest. If you're qualifying for financing based on a mental estimate that doesn't include the MUD line, you're going to be surprised at the closing table, and worse, you may find out you don't qualify for the payment you thought you could afford.

This is exactly the kind of number that needs to be run against your actual pre-approval, not estimated from a builder's base price sheet. Every lender treats MUD tax differently in their debt-to-income calculation, and the honest answer is that your specific number depends on your loan program, your homestead exemption timing, and the exact lot and floor plan you're considering. That's a conversation worth having before you fall in love with a specific home.

The PID Question (Buyers Keep Mixing This Up)

If you've spent any time researching Furst Ranch, you may have also seen references to a Public Improvement District, or PID. This is where a lot of confusion happens, because buyers assume MUD and PID are the same thing or that both are currently in place. They're not, and only one of them is.

A PID is a different funding mechanism, typically used for amenities like parks, trails, and community facilities rather than core utility infrastructure. Flower Mound voters actually rejected a proposed Furst Ranch PID in a May 2024 election, with about 56 percent voting against it. The MUD, which covers water, sewer, drainage, and roads, is a separate matter and was approved by district voters a year later, in May 2025.

So as of today, Furst Ranch has an active MUD with the tax rates above, and no active PID assessment. That could change as the development moves through future phases, and it's worth verifying directly for the specific section or phase you're considering, since MUD and PID boundaries can shift as a master-planned community builds out over its multi-decade timeline.

What to Check Before You Write an Offer

Texas law requires that you receive a Notice to Purchaser disclosing the MUD's tax rate and bonded debt before you sign a contract, or as an addendum at the time you sign. Read it closely, not just as a formality. Ask your agent or the builder's sales office to walk through it line by line, and confirm which specific tax rate applies to your section of Furst Ranch, since rates and boundaries can vary slightly as new phases are added over the community's build-out.

If you're a move-up family, the MUD tax question rarely stands alone. It's usually part of a bigger comparison: does a new-construction floor plan at Furst Ranch actually pencil out better than an established Flower Mound neighborhood once you account for the MUD tax, or does resale win once you run real numbers side by side? That's a comparison worth making before you commit, not after.

Frequently Asked Questions

Is the Furst Ranch MUD tax permanent?
No. MUD taxes exist to repay the bonds that funded the district's infrastructure, so the rate typically declines as those bonds are paid down, usually over 20 to 30 years. It won't disappear immediately, but it's not a fixed cost for the life of your ownership.

What's the difference between the Furst Ranch MUD and the rejected PID?
The MUD funds core infrastructure, water, sewer, drainage, and roads, and was approved by district voters in May 2025. The PID was a separate proposal aimed at funding park and trail amenities, and Flower Mound voters rejected it in May 2024. As of now, only the MUD tax applies.

Will I see the MUD tax notice before I'm under contract?
Texas law requires the MUD Notice to Purchaser be delivered before you sign the purchase contract, or included as an addendum at the time of signing. Don't wait until closing to read it. Ask for it early and go through it with your agent.

Does the MUD tax show up as a separate line on my tax bill, or is it folded into my property taxes?
It shows up as its own line alongside your county, school district, and city taxes on your annual statement. It's a real, separate assessment, not a builder fee or a one-time cost.

Which builders are currently selling in Furst Ranch?
David Weekley Homes is actively selling with nine floor plans ranging from about 2,230 to 4,030 square feet, starting around $663,000. Toll Brothers has also announced plans for single-family homes in the community.

If you're weighing a move into Furst Ranch, or comparing it against an established Flower Mound neighborhood, schedule a free Move-Up Strategy Call: https://calendar.app.google/97azYbhaxPMgw2qq7. Thirty minutes, no pitch, just a clear-headed look at what the real numbers look like on the specific floor plan and lot you're considering, MUD tax included.

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.