Downsizing Near Dallas in 2026: New Single-Story Homes Without MUD or PID Taxes in Royse City, Josephine, Nevada and Caddo Mills

By Jeanie Marten, Broker/Owner, Jeanie Marten Real Estate · Last updated September 30, 2026

Most people downsizing don't need a smaller house as much as a simpler one. New construction. One story. No surprise tax line on the bill every year.

Here's what I tell sellers who are moving down: get out of the city just a bit. You'll find new homes, more breathing room, and you're still a short drive from everything you use now.

Call (972) 414-0719Request a Pricing Review

Why Royse City, Josephine, Nevada and Caddo Mills?

Which new communities have no MUD or PID?

These are the communities where the builder or listing states in writing that there is no MUD or PID. Always confirm on the specific address before you sign.

• Madera, Royse City (D.R. Horton): The builder states there is no PID or MUD. Single-story plans are offered. Royse City ISD.
• Ambergrove, Royse City (Century Communities): The builder states "No MUD/No PID." Single-story plans are offered, with an HOA of about $450 a year.
• Kelly Ranch Estates, Caddo Mills: About 1-acre lots for a custom or semi-custom build. Listings state no MUD, no PID, no HOA and no city taxes.

Worth a look, but verify the tax status first

These communities offer single-story plans, but I haven't found a published MUD or PID statement either way:

• Royse City: Creekshaw (David Weekley, Highland, K. Hovnanian) and Valor Farms (D.R. Horton, all single-story plans)
• Josephine: Waverly Estates and Riverfield (D.R. Horton), and Morningside (DRB Homes, all single-story plans, no HOA)
• Nevada: Providence Point (about 1-acre lots) and Murray Manor Estates (half-acre homesites, single-story plans)
• Caddo Mills: Trailstone (D.R. Horton, single-story plans)

Communities that do have a MUD or PID

• Royse City: Verandah (MUD) and Waterscape (PID)
• Caddo Mills: Fox Landing (PID) and Preserve at Brushy Creek (PID)

How do I check an address for a MUD or PID?

1. Look up the property on the county appraisal district website. The record lists every taxing unit on that home.
2. Search the Texas Comptroller's special purpose district database for the district name, city or county.
3. Check the TCEQ water districts map for MUDs.
4. Read the seller's or builder's notice. Texas requires a Notice to Purchaser for MUDs and special assessment districts before you sign.
5. Compare the builder's quoted tax rate. A higher rate is often the first clue, but it doesn't prove a MUD or PID on its own.

I broke down the difference here: PID vs. MUD in North Texas.

Should I sell my current home first or buy first?

There's no single right answer, but there is a right answer for your numbers.

• Sell first: You know exactly what you have to spend. You may need a short-term rental or a leaseback.
• Buy first: You move once. You need the cash or financing to carry two homes for a while.
• Buy with a sale contingency: Your purchase depends on your home selling. Builders vary on whether they accept one.
• Time it with a new build: A home under construction gives you months to prepare and list your current home.

Before you list, read 13 Documents to Pull Together Before You List Your Texas Home and Do You Really Need a Storage Unit Before You List?

What tax rules matter when I sell a long-held home?

• Federal home sale exclusion: You can exclude up to $250,000 of gain ($500,000 on a joint return) if you owned and lived in the home for at least 2 of the last 5 years. (IRS Topic 701)
• Texas homestead exemption: $140,000 off your home's value for school district taxes. File on your new home once you move in.
• Over-65 or disabled exemption: An additional $60,000 off school district taxes, plus a school tax ceiling.
• Your ceiling can move with you. Texas lets you transfer a percentage of your school tax ceiling to a new Texas homestead with a certificate from your appraisal district.

Talk with your CPA about your situation. I broke down the basics here: What Happens to Your Taxes When You Sell Your Home in Texas.

How do I sell a home I've lived in for 20 years?

1. Start with price, not projects. I build every list price from five inputs: adjusted comparable sales, the MLS tax-roll AVM, an independent AI reasoning pass over the comps, the public Zestimate and current market motion.
2. Fix what's broken. Clean what's dirty. Skip the remodel unless it's actually holding the house back.
3. Sort before you stage. Decide what moves, what goes to family, and what gets sold or donated.
4. Market it properly. Professional photos, a video walkthrough, a 3D tour or floor plan, and a weekly seller report.
5. Time the move. Line up closing dates, movers and utilities so you only move once.

Also useful: 8 Mistakes People Make When Moving "Just a Few Miles" Locally and Selling an Inherited Home in Texas.

Prefer to stay closer in?

If you'd rather stay near Sachse, these communities have HOAs that cover some or all yard care:

• Woodbridge Villas and Townhomes, Wylie: single-story villa plans with HOA-managed exterior maintenance (Grenadier Homes)
• Lake Park Villas, Wylie: townhomes with front lawn care in the HOA (Davidson Homes)
• Bayside, Rowlett: lakeside townhomes with lawn maintenance (Mattamy Homes)
• Aria, Sachse: townhomes built in 2023, HOA covers exterior yard maintenance

Questions to ask any HOA: 12 Questions to Ask Before Joining an HOA in North Texas.

Watch: How I Sold a Home in 4 Days After 45 Days on the Market

Downsizing FAQ

About the Author