Mosaic: Homes, Schools, PID Assessments and Builders
 

Mosaic is a 760-acre master-planned community by Tellus Group, the developer behind Windsong Ranch, sitting just north of that community. It is one of the few places in North Texas where the city, the county, the mailing address and the school district all point in different directions, which is the first thing any buyer here needs to sort out. Homes are zoned to Prosper ISD, the community has an on-site elementary school, and residents pay PID assessments on top of regular property taxes. Builders offer both single-family homes and townhomes. Nitin Gupta, CRS, GRI, Broker Associate with Competitive Edge Realty, represents buyers and sellers in Mosaic and across Celina and Prosper. Call 469-269-6541 or contact Nitin to start with a conversation.
 

Celina, Denton County, Prosper ISD, Prosper mailing address

Mosaic sits in the city of Celina, in Denton County, within Prosper ISD, and many homes carry a Prosper mailing address. Builders market it as Prosper, listing sites label it Celina, and both are defensible, which is why buyers get confused. The practical consequences: city services and city taxes come from Celina, the appraisal district is Denton County rather than Collin, and the schools are Prosper ISD. Confirm all four for the specific address before you write an offer, because each affects a different part of the transaction.

Mosaic has PID assessments

The community states directly that residents pay PID assessments, typically spread over a 30-year term, funding the enhanced landscaping, open space, lakes and fountains, parks, shade structures and pedestrian improvements that define the community. The community also publishes a total tax rate of about 1.98%, or $1.98 per $100 of valuation. The assessment schedule is available through the builders, so ask for it in writing for the specific homesite, since the amount varies. This is a meaningful difference from the developer's other community: Windsong Ranch, just to the south, is sold without MUD or PID assessments. Same developer, different financing structure, different monthly payment. Read the MUD vs. PID guide.

HOA dues differ sharply between homes and townhomes

Published figures put HOA dues at roughly $148 a month for single-family homes and about $438 a month for townhomes. The townhome assessment is higher because it covers exterior and grounds maintenance that a single-family owner handles themselves. That gap is large enough to change which product actually fits a budget, and it sits on top of the PID assessment and property taxes. Confirm the current dues and what they include for the specific home before making an offer.

Schools: Prosper ISD, with an on-site elementary

Mosaic is in Prosper ISD, and Virgie Witt Smothermon Elementary School is on site. Prosper ISD also owns land adjacent to the community for a future middle school and high school, which means current assignments for older students, which have included William Rushing Middle, Moseley Middle, Prosper High and Richland High depending on the source and the section, will change as those campuses are built. Confirm the current assignment for the specific homesite with the district, and ask about the timeline for the adjacent campuses. Learn more about Prosper ISD schools and compare districts with the DFW school district ratings guide.

Amenities

Mosaic's amenity program centers on a lazy river, lakes with a fishing pier, a clubhouse and fitness center, a pool, an event lawn, a dog park, parks and miles of trails, with large open spaces threading through the community and a stated goal of keeping every home within a short walk of a greenway or park. Tellus Group's design approach favors natural landscape and contemporary architecture, the same signature as its previous community. Some amenities are delivered in phases, so ask which are open today and what the schedule is for the rest.

Builders, home types and pricing

Mosaic offers both single-family homes and townhomes, and the townhome side is unusual for this corridor. Cadence Homes builds townhomes here, with recent pricing from the high $350,000s, and Drees Custom Homes builds townhomes with recent pricing starting near $475,000, featuring 20-foot volume ceilings, three bedrooms and attached two-car garages. Single-family pricing in the community has started around $438,000. Each builder writes its own contract, standard features and warranty. Confirm who is selling, in which section and what remains before you tour. Compare builders in the DFW builder guides and the builder FAQ hub.

Buying new construction in Mosaic

The builder's sales representative works for the builder, not for you. New construction means a builder contract rather than the standard Texas promulgated form, with the builder's own terms on deposits, construction timelines, change orders and delays. Here the arithmetic matters as much as the contract: base price, lot premium, HOA dues at the level that applies to your product type, the PID assessment and the tax rate together decide what you actually pay each month, and two homes at the same list price can land far apart. Read who represents you at a Texas model home and learn how new construction buyer representation works.

Location and commute

Mosaic sits north of Windsong Ranch on the Celina and Prosper edge, with access toward US-380, the Dallas North Tollway corridor and FM roads connecting east and west. Builders cite commutes to nearby medical centers and the Irving technology corridor. As with everything in this part of the metroplex, road capacity is changing as the area builds out, so drive your own commute at the hours you would travel before choosing a homesite.

Comparing Mosaic with nearby communities

The clearest comparison is with Windsong Ranch, by the same developer: similar design philosophy, no MUD or PID there, PID assessments here, and different price points. Star Trail in Prosper also carries no MUD or PID. In Celina, Light Farms is mostly Prosper ISD with assessments, Hillside Village has a confirmed PID at a lower price point, Cambridge Crossing includes yard maintenance in dues, and Legacy Hills is far larger and in Celina ISD. If a townhome is what you want, Mosaic is one of the few options in this corridor. See top DFW master-planned communities.

Selling a home in Mosaic

Sellers here compete with builder inventory and incentives inside the same community, and informed buyers will ask about the PID balance, the HOA tier and the school timeline. Pricing works best against recent sales of the same product type, since a townhome and a single-family home on a wide lot do not compare. See the seller marketing plan and seller services, or learn about landlord leasing services if you plan to rent the home out.

Mosaic FAQs

Is Mosaic in Celina or Prosper?

Mosaic is in the city of Celina, in Denton County, within Prosper ISD, and many homes carry a Prosper mailing address. City services come from Celina, the appraisal district is Denton County, and the schools are Prosper ISD. Confirm all four for the specific address.

Does Mosaic have a PID?

Yes. The community states that residents pay PID assessments, typically over a 30-year term, funding landscaping, open space, lakes and fountains, parks and pedestrian improvements. The published total tax rate is about 1.98%. Ask the builder for the assessment schedule for the specific homesite.

What are the HOA dues at Mosaic?

Published figures are roughly $148 a month for single-family homes and about $438 a month for townhomes, the difference reflecting exterior and grounds maintenance for townhomes. Confirm the current amount and what it covers for the specific home.

What schools serve Mosaic?

Prosper ISD, with Virgie Witt Smothermon Elementary on site. Prosper ISD owns adjacent land for a future middle school and high school, so assignments for older students will change as those open. Confirm current assignments with the district.

Does Mosaic have townhomes?

Yes. Cadence Homes and Drees Custom Homes both build townhomes here, with recent pricing from the high $350,000s and from about $475,000 respectively. Townhomes carry a higher HOA assessment than single-family homes.

How does Mosaic compare with Windsong Ranch?

Both are by Tellus Group and Mosaic sits just north of Windsong Ranch, but Windsong Ranch is sold without MUD or PID assessments while Mosaic residents pay PID assessments. Compare total monthly cost rather than list price.

Work With Nitin Gupta

Nitin Gupta is a Broker Associate with Competitive Edge Realty with 480+ closed DFW transactions, 13 professional designations including CRS and GRI, and D Magazine Best REALTOR® recognition in 2020, 2023 and 2024. He serves clients in English, Hindi, Punjabi, Urdu and Gujarati. Read client reviews, watch model home tours on his YouTube channel, or call 469-269-6541.