Shaddock 40 foot homesites
Shaddock Homes plans from 1,710 to 2,999 square feet, from $473,000. The model is at 3225 E. Cheney Ave.
Upper $400s
Buy a new home in Light Farms and keep the commission
Light Farms builders pay your agent's commission. TurboHome credits most of it back to you, on top of whatever incentives the builder offers. On a $475,000 home in Celina, Texas, that's about $9,250 back at closing.
Licensed Texas Realtors. Free private tours. No obligation.
Light Farms is
developed by
developed by
Your Light Farms savings stack
- Builder incentivesRate buydowns, closing costs, upgrades
- Negotiated
- TurboHome rebateOn a $475,000 home
- +$9,250
- You keep both
- Builder deal + $9,250
What to know before buying in Light Farms
Light Farms is a 1,070-acre master-planned community from Republic Property Group in Celina, on land that was once the Light family farm. Construction began in the summer of 2012, the first residents moved in during the fall of 2013, and the plan calls for about 3,000 homes plus more than 18 acres of retail. The community is in its final stretch, with Shaddock Homes as the remaining builder in the main community and M/I Homes and Trophy Signature Homes selling in Sweetwater.
Residents get five pools, including a junior Olympic pool, more than 13 miles of trails, and more than 240 acres of green space. The 90-acre Constellation Park has campsites, an 11-acre lake, and a sandy beach. Add a fitness center open 4am to 11pm, three tennis and four pickleball courts, a gated dog park with a dog swim area, The Nook restaurant, and an Information Center built from reclaimed 19th-century New York barns. Most students attend Prosper ISD, with Light Farms Elementary and Boyer Elementary inside the community.
Shaddock lists 40 foot homesites from $473,000 and 80 foot homesites from $1,199,000. In Sweetwater, Trophy Signature lists homes from $454,000 and M/I Homes from $461,000. HOA dues run $125 to $139 a month in the main community and $190 to $204 in Sweetwater, with front yard maintenance included. There is no city tax. Collin County MUD No. 1 set a 2026 rate of $0.86 per $100, and with county, college, and Prosper ISD rates we estimate a total of about 2.29%. With few builders left and inventory shrinking, the remaining lots and spec homes need careful pricing. That is where a local buyer's agent earns their keep.
- 1,070
- Acres
- 3,000
- Homes planned at build-out
- 2012
- Year homebuilding started
- Mid $400s to $1.1M+
- New home prices
- School districts
- Prosper ISD and Celina ISD (part of Sweetwater)
- Property tax
- About 2.29% (2026 estimate, Prosper ISD), incl. CC MUD No. 1 at $0.86
- HOA dues
- $125 to $139 a month ($190 to $204 in Sweetwater)
- Master developer
- Republic Property Group
Stack your rebate on top of Light Farms builder incentives
Most buyers walk into a model home and take the builder's deal as offered. The cheapest house in the neighborhood comes from layering three savings.
The builder's incentive
Light Farms builders advertise rate buydowns, closing-cost credits, and design-center allowances. Those stay yours when you buy with TurboHome.
Your TurboHome rebate
Builders pay the buyer's agent commission. We keep a flat fee and credit you the rest at closing, about $9,250 on a $475,000 home.
What we negotiate on top
Lot premiums, upgrade pricing, and discounts on finished spec homes. Builders rarely offer these to buyers who don't ask.
- Home price
- $475,000
- Builder-paid commission (3%)
- $14,250
- TurboHome flat fee
- $5,000
- Your TurboHome rebate
- $9,250
Example at a 3% builder-paid commission. Builders set their own buyer-agent compensation, and your rebate is confirmed in your written buyer agreement and on the closing statement.
Unlock your $9,250 rebate at closing
Plan with 3% buyer-agent compensation. We credit you back and take a low flat fee.
$475,000
*Estimate based on 3% buyer-agent compensation. Actual compensation is negotiated in your written buyer agreement.
Your planning estimate
$9,250
Estimated rebate after TurboHome applies its exact price-tiered flat fee to the $475,000 home price and 3% compensation assumption.
- Estimated compensation
- $14,250
- TurboHome flat fee
- $5,000
- Estimated rebate
- $9,250
Final rebate depends on compensation received, your written agreement, lender approval, and closing instructions.
What you'd get back at $475,000
$9,250
TurboHome
your rebate
$0
Buying without an agent
no rebate
Buying through the builder's sales office alone returns no commission to you. Builders set their own buyer-agent compensation, so confirm it before you sign.
How we negotiate with Light Farms builders
TurboHome agents work with new-construction buyers all the time. We know where builders have room to move, and the builder's sales rep works for the builder.
Spec homes priced to move
A finished home that sits costs the builder money every month. We look for inventory that has lingered and push for a lower price or a bigger credit.
Lot premiums and upgrades
Premiums for lake, greenbelt, and cul-de-sac lots are often negotiable, and design-center upgrades carry a markup. We ask for both before you sign.
Incentives without lender lock-in
Many incentives require the builder's preferred lender. We have you get an outside quote so you can see what the incentive is really worth.
Timing the ask
Builders work toward quarter-end and section close-out targets. We time offers to the moments a sales office most needs a contract.
Contract review
Builder contracts are written by the builder. We go through deposits, construction delays, and warranty terms with you before you commit.
Independent inspections
New does not mean flawless. We recommend a third-party inspector at pre-pour, pre-drywall, and the final walkthrough.
Builders selling in Light Farms
- Shaddock Homes
- M/I Homes
- Trophy Signature Homes
Builder lineups change as sections open and sell out. Ask us who is selling now and which builders have move-in-ready homes.
Register us before your first model home visit
Many builders only pay a buyer's agent who is with you, or registered, on your first visit to their sales office. Walk into a Light Farms model home alone and the builder can decline to pay agent commission. Without it, there is no TurboHome rebate.
Tell us which builders and models you want to see. We register you first, so every incentive and your rebate stay on the table.
Where to buy inside Light Farms
Each village has its own age, price point, and school zoning. Here is how they compare.
Shaddock 80 foot homesites
Larger Shaddock plans from 2,308 to 5,500 square feet, from $1,199,000. The 3322 Crosby Lane model is open by appointment.
Luxury
Sweetwater
A distinct neighborhood with its own Retreat at Sweetwater pool and fitness center, next to the Constellation Lake beach. M/I Homes and Trophy Signature Homes sell here.
Newest section
What our local agents check in Light Farms
The details that change your monthly payment or resale value, and that a model home tour won't mention.
Check which ISD your lot is in
Most of Light Farms is in Prosper ISD, with Light Farms Elementary and Boyer Elementary on site, then Reynolds Middle and Prosper High. Part of Sweetwater phase II is in Celina ISD. We confirm zoning for the exact address before you commit.
Budget the right HOA tier
Dues are $125 a month for 40 to 50 foot lots, $132 for 60 to 70 foot lots, and $139 for 80 foot lots. Sweetwater runs $190 to $204 a month. Front yard maintenance is included in both.
Use the current MUD rate in your math
Collin County MUD No. 1 cut its rate to $0.86 per $100 for 2026, its fifth straight reduction. With county, college, and school rates, we estimate about 2.29% total in Prosper ISD and about 2.30% in the Celina ISD part of Sweetwater. The community site still shows an older 2.44%, so we confirm the rate for your lot before you sign.
Final lots need careful pricing
Shaddock is the last builder in the main community, so lot premiums and spec home pricing matter more. We push for those to be credited, waived, or bundled.
Register before your first model visit
Shaddock's 40 foot model is at 3225 E. Cheney Ave., Trophy Signature is at 1501 Wayback Drive, and M/I Homes is at 2923 Barefoot Lane. Tell us before you go so we are registered as your agent from your first visit.
Meet your Agents
Meet your Agents
Experience: 10+
No. of Transactions: 208+
“With a strong background in real estate development, I specialize in securing favorable terms like seller credits and repairs. I'm committed to clear communication, expert negotiation, and delivering results that align perfectly with my clients' goals and expectations.”
Real buyers, real wins
Real stories from real people who saved thousands with TurboHome.
Their team is incredibly friendly, professional, and attentive. They made everything so much easier and stress-free. Highly recommend!
P
Polo Green
Donny helped me navigate a few addendums and successfully extended closing when needed, ensuring everything went smoothly.
W
Wilmer Tejada
I like the business model of TurboHome. The whole process was extremely easy and I felt a lot more comfortable working with them (no pressure) than a traditional agent.
T
Tiffany Peng
Donny's helped us navigate a couple of issues that arose prior to closing, working closely with the seller and their agent to ensure everything continued to progress smoothly.
J
Jay Patel
Kevin was great to work with and exceeded our expectations. The credit we received from the buyers agent commission helped tremendously with our closing costs as well.
D
Dustin Rosenberg
Awesome experience! We purchased a home quick and easy using Turbo Home. It cut down on so much time going back and forth. Quick, easy and efficient home buying!
S
Sergio Rodriguez
Very pleasant experience, prompt response times to inquiries, and explanation of entire process. Highly recommend Kevin, Donny and Daniel and the rest of their team.
R
Roberto Grijalba Garcia
Donny and the TurboHome team were responsive, knowledgeable, and friendly. They helped us organize our own inspection after discovering major inaccuracies in the seller's disclosure packet.
R
Rebbecca R.
Their team is incredibly friendly, professional, and attentive. They made everything so much easier and stress-free. Highly recommend!
P
Polo Green
Donny helped me navigate a few addendums and successfully extended closing when needed, ensuring everything went smoothly.
W
Wilmer Tejada
I like the business model of TurboHome. The whole process was extremely easy and I felt a lot more comfortable working with them (no pressure) than a traditional agent.
T
Tiffany Peng
Donny's helped us navigate a couple of issues that arose prior to closing, working closely with the seller and their agent to ensure everything continued to progress smoothly.
J
Jay Patel
Kevin was great to work with and exceeded our expectations. The credit we received from the buyers agent commission helped tremendously with our closing costs as well.
D
Dustin Rosenberg
Awesome experience! We purchased a home quick and easy using Turbo Home. It cut down on so much time going back and forth. Quick, easy and efficient home buying!
S
Sergio Rodriguez
Very pleasant experience, prompt response times to inquiries, and explanation of entire process. Highly recommend Kevin, Donny and Daniel and the rest of their team.
R
Roberto Grijalba Garcia
Donny and the TurboHome team were responsive, knowledgeable, and friendly. They helped us organize our own inspection after discovering major inaccuracies in the seller's disclosure packet.
R
Rebbecca R.
Buying in Light Farms: common questions
Yes. When the builder pays buyer-agent compensation, TurboHome keeps a flat fee and credits you the rest at closing. On a $475,000 home with 3% compensation, that is $14,250 minus a $5,000 flat fee, or a $9,250 TurboHome rebate. Your lender confirms how the credit is applied.
More Dallas-Fort Worth communities with new homes
The same rebate and builder negotiation apply in every community we cover.
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Written by Lucas Beard. Reviewed by Jake Shuler, Texas Realtor® License #674075. Updated October 2026.
Sources
- Light Farms official site
- Light Farms FAQs
- Light Farms amenities
- Light Farms schools
- Sweetwater at Light Farms
- Light Farms residents: taxes and MUD
- Collin County MUD No. 1 tax rate
Prices, taxes, HOA dues, and builder lineups change. Confirm current figures with the builder and your title company before you sign.
Ready to buy in Light Farms?
Talk to a local Texas agent about builders, incentives, and your TurboHome rebate before your first model home visit.
Talk to a real, licensed local agent. No obligation, no credit check.