What is Windsong Ranch in Prosper, TX?

Windsong Ranch is a 2,030-acre master-planned community in Prosper, Texas, developed by Tellus Group and built out toward more than 3,300 single-family homes on lots ranging from 50 to 86 feet wide. Its defining amenity is a roughly five-acre Crystal Lagoon with white sand beaches, open only to residents and their guests. HOA dues run $210 a month, billed quarterly at $630. The detail most listings leave out: about 220 acres of the community sit inside Denton ISD's taxing boundary even though the students attend Prosper ISD schools, and that boundary is still being contested.

Windsong Ranch sits at 1001 Windsong Parkway South, about two and a half miles west of the Dallas North Tollway on the north side of US 380. If you are coming from Flower Mound or Argyle, you are looking at a genuinely different part of Denton and Collin counties, with a different school district, a different town government, and a different tax bill.

It is also one of the few communities in North Texas where the amenity is the reason people move, not a bonus they discover later. That is worth understanding before you shop it, because you pay for it every month and you pay for it in the purchase price.

What Homes Actually Cost in Windsong Ranch Right Now

Over the three months ending July 2026, the median sale price in Windsong Ranch was $964,421, up 9.3% from the same period a year earlier, according to Redfin's Windsong Ranch neighborhood data. Homes took a median of 53 days to sell, down from 70 days the year before.

The rest of that data tells you more than the median does:

• Sale-to-list price: 96.4%. Homes are closing about 4% under asking, on average.
• Homes sold above list: 1.9%. Almost nobody is winning a bidding war here right now.
• Homes with price drops: 48.5%. Nearly half of sellers cut their price before closing.
• 54 homes sold in July, down slightly from 56 a year earlier.

Read those four numbers together and you get a market with real inventory, real negotiating room, and sellers who are having to meet buyers partway. That is a very different buying environment than the one Windsong Ranch had a few years ago.

Recent closings back that up. Homes that sold in August and early September 2026 ranged from a 2,278 square foot, three-bedroom at $525,000 up to a 3,813 square foot, four-bedroom at $999,900, with plenty in the $695,000 to $855,000 band in between. Several of those sat on the market 115 to 220 days before they closed.

The builder lineup shifts as phases release, so verify who is actually selling before you plan around a floor plan. The developer's roster has included American Legend Homes, Belclaire Homes, Drees Custom Homes, Grenadier Homes, Highland Homes, Shaddock Homes, Shaddock-Caldwell Custom Homes, Southgate Homes, and Tradition Homes, and other builders have appeared in individual phases. New construction and resale are competing directly here, which is the same dynamic playing out in Flower Mound's new-construction communities, and it is usually good news for a buyer with time.

What the HOA buys, and what it costs

Dues are $210 a month, billed quarterly at $630. Villas and townhomes carry an additional $324 a month on top of that.

For a Texas HOA community this size, that is not unusual, and it is worth knowing that Windsong Ranch is marketed as having no MUD and no PID. If you have been shopping newer developments elsewhere in Denton County, you have probably seen those add-ons, and they change the math considerably. Our guide to what Texas's MUD and PID disclosure form means for buyers walks through how to verify that for any specific address rather than taking a brochure's word for it.

Two HOA rules catch buyers off guard often enough to name here:

• You cannot lease the home right away. Under the association's leasing policy, an owner has to live in the property for at least 12 months before leasing it, and leases have to run a minimum of 12 months. If part of your plan is to buy now and rent it out, that plan does not work here in year one.
• No unhitched trailer parking of any kind. Boats, RVs, and trailers have to be stored out of view from the street and from neighboring properties, with a 24-hour window at the home for loading and unloading.

Neither rule is a dealbreaker. Both are the kind of thing you want to read before closing, not after. Your title company will deliver the resale certificate and governing documents during the option period, and reading them is the whole point of that window. Here is who pays for the HOA resale certificate and how that works in a North Texas contract.

Utilities, for planning purposes: water and sewer come from the Town of Prosper, gas and electric from CoServ, and internet and phone from AT&T or Optimum. Trash and recycling run Fridays, with bulk pickup the fourth Monday of the month.

The Lagoon, and the Three Amenity Centers Behind It

The Lagoon is the headline. It is a roughly five-acre Crystal Lagoons installation, the first in North Texas, filled with about 10 million gallons of water and edged with sand barged in from Arkansas. Residents paddle board, kayak, and swim in it. It is private to residents and their invited guests, which is the reason it stays usable on a July Saturday.

But the Lagoon is one of three amenity areas, and the other two carry more of the daily load:

The Commons is the main center and the one you would use most. Four lighted courts for tennis or pickleball, a basketball court, a creative play area, resort-style pools with cabanas and grilling areas, an outdoor living area with a fire pit, and a fitness center that is open 24 hours. The Windsong Ranch Cafe is here too. The pools run year round, daily, 4:00 a.m. to 10:00 p.m.

The Bridge is the third amenity center, and it is open now at 4261 Old Rosebud Lane, next to the Pinnacle and Creekside neighborhoods. It is a multipurpose event building with a catering kitchen, a fireplace lounge, amphitheater-style lawn seating, and flexible gathering space overlooking a pond. Residents rent it for weddings and celebrations, and it hosts fitness classes and community events.

Worth noting for anyone reading older articles about Windsong Ranch: the developer was talking about a "third major amenity area coming in the next 12 to 18 months" back in 2021. It is built. A lot of the community write-ups still online describe it as planned.

Beyond the buildings, the community holds more than 600 acres of green space, including parks, open play areas, creeks, stocked ponds, a community garden, extra-wide hike and bike trails, a mountain biking course, and an 18-hole disc golf course. At full build-out the plan calls for four amenity centers and roughly 100 acres of mixed-use development.

That is a lot of amenity to maintain, and it is exactly what your $210 a month is buying. If you are the household that will actually use a lagoon, a disc golf course, and a 24-hour gym, the value is obvious. If you are not, you are paying for someone else's Saturday.

The School District Question Most Windsong Ranch Listings Do Not Explain

This is the part worth slowing down on, and it is the single biggest reason to have someone verify your specific address before you write an offer.

Windsong Ranch is in Prosper ISD. Windsong Ranch Elementary opened in 2017, Mrs. Jerry Bryant Elementary opened inside the Summit neighborhood in 2021, and Stuber Elementary sits just on the community's border. Most Windsong Ranch students attend Mosely and Rushing middle schools, and there are long-term plans for a middle school and high school inside the community.

Except that is not true of the whole community.

About 220 acres of Windsong Ranch, containing 349 built homes on a plat with capacity for 420 lots, sit inside Denton ISD's boundary, not Prosper ISD's. The roughly 299 school-age children living in that area do attend Prosper ISD schools, but they do so under a contract among Windsong Ranch, the Prosper Education Foundation, and Prosper ISD. Prosper ISD began accepting those students in 2014, and a formal agreement was signed in 2020.

A contract is not a boundary. Here is what the distinction actually costs an owner in that 220 acres:

• Your school taxes are levied by Denton ISD, not Prosper ISD, because the property sits in Denton ISD's taxing jurisdiction.
• You vote in Denton ISD elections, not Prosper ISD's, and you would be eligible to run for the Denton ISD board, not Prosper's.
• Your children's school assignment rests on an agreement between institutions rather than on where the district line falls.

Homeowners in that area petitioned to detach from Denton ISD and be annexed into Prosper ISD. The Denton ISD board voted the petition down on December 9, 2025, saying the move was not in the educational, social, or economic interest of the students in the affected area. The Prosper ISD board voted to approve it on December 15, 2025. Because the two districts split, the case goes to the Texas Education Agency commissioner for a final decision under Texas Education Code Section 13.051.

The financial stakes are not small on either side. Prosper ISD projected roughly $6.5 million in new revenue in year one against about $31.7 million in assumed Denton ISD debt, with district staff estimating it would take around 12 years to pay that debt off. If the state approves it, Denton ISD has a window to challenge it in court. Petitioners were working toward a July 1 effective date.

As of September 2026, there is no publicly reported final decision. That is the honest status, and it is more useful to you than a confident prediction would be.

One of the petition's co-chairs said something in a public hearing that every buyer in this community should read: he and his neighbors were told their homes were part of Prosper ISD, and none of them learned about the contract until after they had already bought.

That is not a scandal. It is a process failure, and it is completely avoidable. Before you write an offer on any home in Windsong Ranch, have your agent pull the district of record from the appraisal district for that exact parcel, not from the listing, not from the builder's brochure, and not from a portal's school module. The listing tells you where the kids go. The appraisal district tells you who taxes you. In this community those are not always the same answer, and neither one is guaranteed to stay put while a boundary case is pending.

This is exactly the kind of verification I run for clients before we tour, and it takes about ten minutes.

What the tax bill looks like

For a home in Prosper ISD and the Town of Prosper, Prosper ISD adopted a rate of $1.2011 per $100 of valuation for fiscal year 2026-27, and the Town of Prosper set a maximum rate of $0.505000 per $100, level with its current rate.

On a home at the $964,421 median, those two units alone come to roughly $16,450 a year before county and other taxing units are added and before any exemptions are applied. Your actual bill will differ. Homestead and other exemptions reduce it, county and special-district rates add to it, and a home in the Denton ISD portion is taxed on a different school rate entirely.

Run your real number with your lender before you fall in love with a floor plan. The difference between an estimate and the actual escrow payment has changed more than one buyer's price range at the eleventh hour.

Is Windsong Ranch the Right Fit

Windsong Ranch is a large, amenity-heavy, still-building community with a genuine differentiator that no other North Texas neighborhood has. Right now it also has real inventory, homes closing about 4% under asking, and nearly half of sellers taking a price cut before they close. For a patient buyer, that is a reasonable place to be standing.

The two things to verify before you get emotionally committed are which school district actually taxes the specific address, and whether the monthly dues buy amenities your household will genuinely use. Both are answerable in an afternoon. Neither is answerable from a listing photo.

If you are weighing Windsong Ranch against other large communities, it is worth reading our complete guide to DFW's master-planned communities alongside this one, and our look at Harvest in Northlake for a very different take on what a master-planned community can be.

Frequently Asked Questions

Is the Lagoon at Windsong Ranch open to the public?

No. The Lagoon is exclusive to Windsong Ranch residents and their invited guests. Residents request an amenity access card from the association, and there is a separate guest pass policy. There is no day-pass access for non-residents.

How much are HOA dues in Windsong Ranch?

HOA dues are $210 a month, billed quarterly at $630. Villas and townhomes pay an additional $324 a month on top of the base assessment. That covers the Lagoon, The Commons, The Bridge, and more than 600 acres of green space, trails, parks, and ponds.

Does Windsong Ranch have a MUD or a PID?

Windsong Ranch is marketed as having no MUD and no PID, which is notable for a newer community of this size in the area. Verify it for your specific parcel rather than relying on marketing material. Your title commitment and the MUD/PID notice requirements under Texas law are the place that gets confirmed.

What school district is Windsong Ranch in?

Most of Windsong Ranch is in Prosper ISD, with Windsong Ranch Elementary and Mrs. Jerry Bryant Elementary located inside the community. About 220 acres containing 349 built homes sit inside Denton ISD's taxing boundary, where students attend Prosper ISD schools under a contract rather than by district assignment. That boundary is the subject of a pending detachment and annexation case before the Texas Education Agency, so verify the district of record for any specific address before you make an offer.

Can I buy a home in Windsong Ranch and rent it out?

Not immediately. The association's leasing policy requires an owner to live in the property for at least 12 months before leasing it, and any lease has to run a minimum of 12 months. If a rental strategy is part of your plan, build that first year into your model.

How long are homes taking to sell in Windsong Ranch?

Homes sold in a median of 53 days over the three months ending July 2026, down from 70 days a year earlier. But the averages hide a wide spread, and several recent closings sat on the market 115 to 220 days. Pricing and condition are doing most of the work right now.

Your Next Step

Windsong Ranch gives you something no other community in North Texas does, and right now it gives you negotiating room on top of it. The two questions that matter most, which district taxes your address and whether the amenity package fits how your household actually lives, both have concrete answers you can get before you tour.

If you are working through a move like this, whether you are selling a home in Flower Mound and buying in Prosper or comparing Windsong Ranch against three other communities, 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, or lending advice. Verify your specific numbers and your property's taxing jurisdictions with your agent, your lender, your title company, the appraisal district, 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.