Painted Tree, McKinney TX: Homes, Schools, Taxes and Builders

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Painted Tree is a master-planned community of about 1,100 acres in McKinney, Texas, north of US-380 and west of US-75, roughly 30 miles north of Dallas and close to historic downtown McKinney. It is built around 200 acres of preserved open space, 25 miles of trails and a 20-acre fish-stocked lake, and it is organized into districts rather than one uniform subdivision. Homes are zoned to McKinney ISD, and the community carries no MUD or PID assessments. Nitin Gupta, CRS, GRI, Broker Associate with Competitive Edge Realty, represents buyers and sellers in Painted Tree and across McKinney. Call 469-269-6541 or contact Nitin to start with a conversation.

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Does Painted Tree have a MUD or PID?

No. Painted Tree is marketed as a MUD and PID free community, which matters when you compare it with newer communities along US-380 and the northern corridor where those assessments are added to the tax bill for decades. Two homes at the same list price in two communities can carry very different monthly payments once assessments are included, so compare the full tax picture rather than price alone, and confirm the taxing entities for the specific address. Read the MUD vs. PID guide.

What are the HOA dues, and what do they cover?

Painted Tree has a master association for the community, with dues recently published by builders at about $270 per quarter, or roughly $1,080 a year, for single-family homes. Those dues fund common area and amenity maintenance, landscaping, accounting and community management. Townhome sections carry a second, separate association on top of the master dues, recently published at roughly $395 a month combined, because that association also handles individual landscaping, exterior building maintenance, fencing, irrigation and a master insurance policy on the structure. That difference is why two Painted Tree homes at similar prices can have very different monthly costs. Confirm both assessments and what each covers for the specific home before making an offer.

Which McKinney ISD schools serve Painted Tree?

Painted Tree is zoned to McKinney ISD. Campus assignment depends on which district and phase of the community a home sits in, and assignments can change as the district adjusts boundaries for growth on McKinney's west side. Confirm the assigned elementary, middle and high school campuses for the specific address with the district before you write an offer, rather than relying on a listing's school fields. Compare districts with the DFW school district ratings guide.

Amenities and the districts

Painted Tree is organized into districts, including the Village District, the Woodlands and Woodland West, each with its own character, lot sizes and builders. Shared amenities include The Outpost, a gathering hub with a pavilion that hosts concerts and a food truck court, multiple pools with sun shelves, lookout towers with lake views, playgrounds and the trail network that ties the districts together. The 20-acre lake has a loop trail and is stocked for fishing. The community has been recognized among the top-selling master-planned communities in the country.

Builders and home types

Painted Tree offers a wider range of home types than most master-planned communities in this corridor: townhomes, smaller-lot single-family homes, larger single-family homes and, in some sections, single-family homes for lease. Builders in the community have included Highland Homes, Bloomfield Homes, Drees Custom Homes, Coventry Homes, David Weekley Homes, Trophy Signature Homes, Tri Pointe Homes, Normandy Homes, Southgate Homes, CB JENI Homes and Centre Living Homes. Lineups and available lot widths change as districts sell out, so confirm who is building, where and on what lot size before you tour. Compare builders in the DFW builder guides and the builder FAQ hub.

What do homes cost in Painted Tree?

Pricing spans a wide range because the product range is wide: townhomes sit at the entry point, smaller-lot single-family homes in the middle, and larger single-family and custom-feel homes at the top. New-home data for the community has recently averaged in the upper $500,000s, but that average sits between product types and tells you little about any one home. Compare homes within the same district and lot width, and include HOA dues in the monthly math. For a current read on a specific home, use the home value analysis or contact Nitin.

Buying new construction in Painted Tree

The builder's sales representative in a Painted Tree model home 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, timelines, change orders and delays, plus decisions on lot premiums and upgrades that shape what the home is worth at resale. With 11 or more builders active across the districts, the differences between contracts, warranties and standard features matter more here than in a single-builder community. Read who represents you at a Texas model home and learn how new construction buyer representation works.

New construction or resale?

Both are available in Painted Tree at once. Earlier-phase resale homes generally come with finished landscaping, window coverings and built-out backyards, while new builds offer current design, warranty coverage and choice of lot. The comparison that matters is total cost and timing rather than list price, and it shifts with what builders are offering in a given month.

Location and what is nearby

Painted Tree sits north of US-380 and west of US-75, minutes from historic downtown McKinney, Baylor Scott and White McKinney and the US-75 retail corridor, with the Dallas North Tollway corridor to the west. Commutes south to Plano, Frisco and Dallas run on US-75 or the tollway, and both corridors vary a great deal by hour, so drive your own commute before choosing a district.

Comparing Painted Tree with other communities

Buyers looking at Painted Tree usually also compare communities in Prosper and Celina and elsewhere in McKinney. The differences that matter are the assessment structure, the school district, the amenity style, lot widths and which builders are active. Painted Tree, Windsong Ranch and Star Trail all avoid MUD and PID assessments, which separates them from many newer communities nearby, and they differ in school district, price range and amenity style. See top DFW master-planned communities and nearby Prosper, Celina and Melissa.

Selling a home in Painted Tree

Sellers in Painted Tree compete with active builder inventory in the same community, often within walking distance. Pricing works best against recent sales in the same district, product type and lot width rather than a community-wide average, and presentation matters when a buyer can tour a new model the same afternoon. See the seller marketing plan and seller services, or learn about landlord leasing services if you plan to rent the home out.

Painted Tree FAQs

Does Painted Tree have MUD or PID taxes?

No. Painted Tree is marketed as a MUD and PID free community, unlike many newer communities nearby. Confirm the taxing entities for the specific address and compare the full tax picture when weighing Painted Tree against a community that carries them.

What school district serves Painted Tree?

McKinney ISD. Campus assignment depends on the district and phase within the community and can change as boundaries are adjusted, so confirm the assigned campuses for the specific address with the district.

What are the HOA dues in Painted Tree?

Single-family homes have recently paid a master association assessment of about $270 per quarter. Townhome sections pay an additional association on top of that, recently published at roughly $395 a month combined, because it covers landscaping, exterior maintenance and a master insurance policy. Confirm current amounts for the specific home.

Who builds in Painted Tree?

Builders have included Highland, Bloomfield, Drees, Coventry, David Weekley, Trophy Signature, Tri Pointe, Normandy, Southgate, CB JENI and Centre Living. Lineups change as districts sell out, so confirm who is building in the phase you are considering.

What amenities does Painted Tree have?

About 200 acres of open space, 25 miles of trails, a 20-acre fish-stocked lake with a loop trail, multiple pools, lookout towers and The Outpost, a gathering hub with a pavilion, concerts and a food truck court.

Do I need my own agent to buy new construction in Painted Tree?

You are not required to have one, but the builder's sales representative works for the builder. A buyer's agent compares builders and districts, reviews the builder contract, weighs lot premiums and upgrades with resale in mind, and confirms schools and taxes for the address.

Work With Nitin Gupta in Painted Tree

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.