Townhomes and villas
American Legend Homes builds the townhome and villa section, the lowest entry price in Mustang Lakes.
Lowest entry price
Buy a new home in Mustang Lakes and keep the commission
Mustang Lakes builders pay your agent's commission. TurboHome credits most of it back to you, on top of whatever incentives the builder offers. On a $575,000 home in Celina, Texas, that's about $7,250 back at closing.
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Mustang Lakes is
developed by
developed by
Your Mustang Lakes savings stack
- Builder incentivesRate buydowns, closing costs, upgrades
- Negotiated
- TurboHome rebateOn a $575,000 home
- +$7,250
- You keep both
- Builder deal + $7,250
What to know before buying in Mustang Lakes
Mustang Lakes is a 1,240-acre master-planned community from Cambridge Companies in Celina, planned for 3,100 homes. Construction began in early 2016. It sits on Frontier Parkway (FM 1461), 3 miles north of Highway 380, where Celina meets Prosper and McKinney. The land was once Twin Eagles Farms, owned by former Dallas Mayor Bob Folsom, and the Dallas Builders Association named Mustang Lakes its Community of the Year.
The Club at Mustang Lakes is the renovated Folsom ranch house, expanded to 12,000 square feet with a fitness center, lounges, and event space. It sits in a 20-acre central park with a 5-acre stocked lake and island, a junior Olympic pool, a resort pool and tot pool, four competition tennis courts, basketball, and an amphitheater. The amenity won Best National Community Amenity in 2019. Across the community there are 14 stocked lakes and 18 miles of trails, with a second amenity center planned.
The community site lists new homes from the $500s to more than $3.5 million, from townhomes and villas to 1-acre custom homesites. Eight production builders sell here, plus four approved custom builders. Most homes are in Prosper ISD, and some newer homesites are in Celina ISD. HOA dues run $150 to $190 a month by lot size. The developer estimates a 2026 tax rate of about 2.01%, plus a PID assessment set by lot size. With this many builders and lot widths, two similar homes can carry very different prices and incentives. That is where a local buyer's agent earns their keep.
- 1,240
- Acres
- 3,100
- Homes planned at build-out
- 2016
- Year homebuilding started
- $500s to $3.5M+
- New home prices
- School districts
- Prosper ISD and Celina ISD (some newer homesites)
- Property tax
- About 2.01% (2026 developer estimate), plus PID No. 1 assessment
- HOA dues
- $150 to $190 a month by lot size
- Master developer
- Cambridge Companies
Stack your rebate on top of Mustang Lakes 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
Mustang Lakes 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 $7,250 on a $575,000 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
- $575,000
- Builder-paid commission (3%)
- $17,250
- TurboHome flat fee
- $10,000
- Your TurboHome rebate
- $7,250
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 $7,250 rebate at closing
Plan with 3% buyer-agent compensation. We credit you back and take a low flat fee.
$575,000
*Estimate based on 3% buyer-agent compensation. Actual compensation is negotiated in your written buyer agreement.
Your planning estimate
$7,250
Estimated rebate after TurboHome applies its exact price-tiered flat fee to the $575,000 home price and 3% compensation assumption.
- Estimated compensation
- $17,250
- TurboHome flat fee
- $10,000
- Estimated rebate
- $7,250
Final rebate depends on compensation received, your written agreement, lender approval, and closing instructions.
What you'd get back at $575,000
$7,250
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 Mustang Lakes 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 Mustang Lakes
- American Legend Homes
- Britton Homes
- Coventry Homes
- David Weekley Homes
- Highland Homes
- Huntington Homes
- Perry Homes
- Tradition Homes
- plus custom builders Alford Homes
- Dave R. Williams Homes
- Sharif & Munir Custom Homes
- Tim Jackson Custom 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 Mustang Lakes 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 Mustang Lakes
Each village has its own age, price point, and school zoning. Here is how they compare.
40 to 60 foot homesites
Coventry Homes (40 foot), David Weekley and Perry Homes (50 foot), and Britton and Highland Homes (60 foot).
Most builder choice
74 to 100 foot homesites
Larger lots from Coventry and Highland (74 foot), Highland (86 foot), and Huntington Homes (100 foot).
Larger lots
Tradition luxury patio homes
Tradition Homes builds luxury patio homes on 55, 65, 86, and 100 foot homesites.
Luxury patio
Custom 1-acre homesites
Homesites of one acre or more, built by Alford Homes, Dave R. Williams Homes, Sharif & Munir Custom Homes, or Tim Jackson Custom Homes.
Custom
What our local agents check in Mustang Lakes
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 Mustang Lakes is in Prosper ISD, with Sam Johnson Elementary on site since 2020, Jim Bridges Middle, and Walnut Grove High. Some newer homesites are in Celina ISD. We confirm zoning for the exact address before you commit.
Add the PID to your tax math
The developer's 2026 estimate is $2.005411 per $100 in Prosper ISD and $2.013111 in Celina ISD, including City of Celina taxes. Homes also pay a Mustang Lakes PID No. 1 assessment set by lot size, which can be prepaid. We get the assessment schedule for your lot before you sign.
Budget dues by lot size
Dues run $150 a month for 35 and 40 foot homesites up to $190 for 1-acre homesites. They include front yard care with 40 mowings and edgings and 3 fertilizer applications a year. Insight Association Management runs the HOA.
Compare builders at the same lot width
Several builders share lot widths here, such as David Weekley and Perry on 50 foot lots. Lot premiums and design center add-ons vary by builder. We push for those to be credited, waived, or bundled.
Register before your first model visit
With eight production builders and four custom builders, you can tour several models in one afternoon. 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 Mustang Lakes: common questions
Yes. When the builder pays buyer-agent compensation, TurboHome keeps a flat fee and credits you the rest at closing. On a $575,000 home with 3% compensation, that is $17,250 minus a $10,000 flat fee, or a $7,250 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.
Painted Tree new homes
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Selling new homes · 643 sold in 2025
Silverado new homes
Aubrey, TX
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Eastridge new homes
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Elevon new homes
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Devonshire new homes
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Lakehaven new homes
Farmersville, TX
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Written by Lucas Beard. Reviewed by Jake Shuler, Texas Realtor® License #674075. Updated October 2026.
Sources
- Mustang Lakes official site
- Cambridge Companies: Mustang Lakes
- Mustang Lakes amenities
- Mustang Lakes builders
- Mustang Lakes schools
- Mustang Lakes location
- Mustang Lakes FAQ: taxes and HOA dues
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 Mustang Lakes?
Talk to a local Texas agent about builders, incentives, and your TurboHome rebate before your first model home visit.
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