Exposed: The Ugly Side of Moving to Celina

[@lauranelson740]

I’m a Dallas agent and love your videos! The growth is overwhelming.

[@WendyPannell]

Hi Laura! Thank you, come join us!

[@TexasbyStorm]

I tell people our monthly escrow bill is more than our mortgage. Between homeowners insurance, HOA, property taxes, SUD and PID, our monthly payment is more than doubled. Don't forget, nearly every "freeway" in north Texas is not a freeway, but a tollway that is a daily fee to go to work or the grocery store. Texas has become unaffordable to many people because of these monthly fees that are extra to the principle and interest of the mortgage. Add in the higher electric bills because of our super hot summers and many people move here thinking this $600K home is such a huge savings over what they would pay for a home in New York, Chicaco or California and there is no savings and oftentimes the cost is even more. We live in Little Elm, ETJ, so not quite as far out as Celina, but still quite far. We used to live in Grapevine, I miss how central Grapevine was. We moved out here in 2010, traffic was far less congested then. The Lake Lewisville Toll Bridge was brand new and it was almost like having a private bridge there was so little traffic.

[@WendyPannell]

Such excellent insight into what it’s like living on the north side. Thank you so much for sharing!

[@paragshah5444]

Can you please tell me about pid and sud tax. What is it ?

[@glennharris3357]

Impressed! Finally someone covering tax expectations and affordability in these areas. Thank you.

[@WendyPannell]

Anytime! I hope it was helpful!

[@SumithDevulapally]

Great video and factors to consider for a fast growing city! Can you do a video like this for Northlake/Argyle areas? Interested to see what you think about the growth and development there. Thanks Wendy!

[@WendyPannell]

Hi Sumith! I can definitely add this to the schedule.

[@SumithDevulapally]

​@@WendyPannell Ty!

[@sowpur]

The real state taxes in TX is insane. I have a multi-family property in the northeast that appraises a little over $1M and my uearly taxes on that is $6600. There's also lower risk of property devaluation since there aren't much places to build in the northeast. Insurance is also lower since there's less natural disasters. Insurance in recent years increased significantly in TX

[@pearlsswine]

That's literally not too bad, Kenny. If you can't afford $500/month on taxes, you can't afford a $1M property. Sell it and live in a trailer.

[@WendyPannell]

That difference in property taxes is incredible!

[@dennismullins3051]

Lived in Frisco for many years. Frisco taxes were no better. We got hit with both Collin and Denton county taxes. Frisco is also built out so good luck trying to get in there. Also, Prosper was Celina just 10 years ago. Lastly, there's plenty of shopping in Mckinney and Prosper which are closer than Frisco. My neighborhood is all 1 acre lots too.

[@WendyPannell]

What a find! How awesome to be in a neighborhood with one acre lots!

[@JB19504]

My wife is a 100% disabled veteran. We get a total exemption for property taxes in Texas, if this is our primary residence. Plus, we are both over 65 years of age. So Celina seems great for us, as we are both retired and are building in Legacy Hills Del Webb.

[@WendyPannell]

Great point! That could be a great fit!

[@JayConnects]

Would love to see more Denton County content too. My wife and I watch your content weekly and plan to reach out to you soon. Seeing lots of Denton homes with no PID OR MUD. Thanks for your content and expertise

[@WendyPannell]

That's great to hear! Denton County does have a lot of potential and it's nice to get a break from all the PIDs!

[@Nessal83]

We looked at Frisco, Prosper, and Celina. Ended up settling in McKinney in a home with no PID or MUD.

[@WendyPannell]

Nice! McKinney schools aren’t rated quite as highly but it’s a popular, in-demand area!

[@Nessal83]

​@@WendyPannellwe were lucky to be in an area that goes to Prosper ISD though Mckinney high schools are ranked pretty well the past few years.

[@soreg310]

6:00 In addition to the DNT extension, also need to think about future Collin County Outer Loop extension that will connect Celina, Weston, US-75, Farmersville and Royse City. Will be another highway with its own service road east/westbound.

[@WendyPannell]

Very true!

[@nthused]

Yes. The outer loop and DNT are big news. Another…the Denton County Outer Loop that is being aligned to connect to I-35.Lots happening.

[@jamesdoyle9220]

Anywhere in this area you will be living in a massive construction site for the next ten years or more. Road construction and detours everywhere.

[@WendyPannell]

There is so much truth to that!

[@joetatoesniff9525]

And redo, to the DNT

[@19chaz76]

Celina will be the new Frisco in about 15 years. You need to get in now while the getting is good. It moves north up Preston.

[@WendyPannell]

I agree Celina is poised for growth and projected to grow exponentially. That being said, I feel like get in now while the getting is good is not a sound reason for buying a home. It's more a way to build fomo and you never want to buy because of fomo. Just my two cents worth!

[@19chaz76]

@@WendyPannell Good point. My last fomo purchase in Frisco netted me 175k when I sold. I used that money as a down payment on my new home in Celina, making my monthly payment next to nothing for a really nice house. To each their own. Thank you for your input.

[@MegF142857]

If you want to do that, then buy land where the surge is headed. It's been heading north up Preston for the last 50 years. No signs will be stopping, as adding in that outer loop & expanding Tollway continues. Plus housing developments are still filling in where people haven't sold yet. The "wave" of suburbia arrives & passes over places, but then will fill in over time. Please stop moving here! Go back! Enough people in DFW now.

[@amanacatandhisdog8836]

Great vid. Great job warning potentially new Celina residents.

[@WendyPannell]

Thank you! Glad it was helpful!

[@georgei266]

The b roll used at 6:33 is the mall from the town I moved from when I left for Texas, Freehold NJ. I knew it looked familiar

[@WendyPannell]

Interesting! Its stock footage to me. How interesting to see where it actually came from!

[@the.firefighter.realtor]

I have to admit this was pretty good and spot on. My wife and I just moved to Celina .

[@WendyPannell]

Thanks!

[@MadPutz]

Regarding growth, some retail-happy buyers will want to heed the opposite advice. Some like being within a 5 min walk or 2 min drive to shiny new retail development, and being directly off the tollways to save time on their commute. Driving through side roads and suburbs to reach the highways and tollways can add 20 minutes to daily commute time - just ask people in the middle of Stonebridge Ranch. Growth is also not necessarily bad for property values - it will more likely increase values than decrease. Especially along tollways, which filter out riffraff.

[@WendyPannell]

All very good points! Thanks for sharing!

[@tamimoncrief2264]

Housing has become unaffordable in Texas. I recommend do not move here. If you want a home in the $300,00 's, be prepared for getting nothing good. And strangely, no landscaping or trees. Investors came in, slapped paint on walls and apparently stripped all vegetation. No realtor will tell you this.

[@WendyPannell]

I wouldn't necessarily agree that housing is unaffordable in Texas - Texas is comprised of so much more than just its metro areas and homes can be quite affordable in its many smaller towns.

[@bmacguyver]

Why would anyone pay a half million plus for a house on a postage stamp size lot in a city plus a worthless hoa to put up with

[@WendyPannell]

It’s how many Dallasites roll I guess! They don’t have much of a yard to maintain and many times there are trails, parks, ponds and open green spaces they can enjoy but not maintain. I definitely hear what you’re saying though. Lucas and Parker are where you can get those bigger yards!

[@jdrissel]

Back in the early 90's I looked at moving to Celina. It was so rural, but not so far from my work in Addison. It seemed perfect, but when push came to shove it turned out that my rental application had been lost so I didn't have anywhere to move to. Eventually that lead to moving to San Antonio.

[@WendyPannell]

Oh wow, hard to say if that's a good or bad thing. Values have gone up so much between now and the 90s!

[@twilite131]

We r in celina and we got no PID no MUD.

[@WendyPannell]

That’s fantastic!

[@rastaman7140]

My friend lives in Celina and his water bill is $200 a month, even when he doesn’t water. I was looking at Celina but I can’t live past 380. What do you think of Wylie?

[@WendyPannell]

The schools are among the top in the state and it has some areas that are affordable. It has an unattractive drive in but the community itself is nice!

[@foruvasanth]

wylie taxes are high, 2.38%

[@WendyPannell]

@@foruvasanth That's higher than some but lower than others. Your very worst are in places like Lancaster and Desoto. The tax rates there are well over 3%!

[@billsmith2915]

years ago, DFW use to be a good place to buy a home and raise a family. It is no longer that place. Please stop calling Princeton, Celina, Lucas, Waxahachie, Terrell, Ennis part of the DFW metroplex. These places will take you an hour and half to get to anywhere in downtown Dallas. Princeton and Lucas is going to short sale their customers. They are already selling new builds for less than people paid for the same house 2 years ago. Good luck getting out from under that house if you have to move. Plus don't forget kids, that new extension might have 5 lanes each direction, but south of the Bush you will spend hours in traffic because it's 3 lanes each directions, and you get to sit in Traffic 2 hours heading into Dallas, and get to pay for it. Come on folks move right in lol

[@WendyPannell]

Hey, I happen to like it here! 🤣 You’re right about the commute times though. DFW traffic and highways are no joke!

[@JP-tw9wu]

Thanks for this video,very helpful.

[@WendyPannell]

I love hearing that!

[@Ultrajamz]

Thinking Similarly of Anna/Melissa, but really don’t like the idea of HOA or new build… I think the real answer is re-evaluate after the (imo) likely correction that is coming.

[@WendyPannell]

We've yet to see a sustained correction in Dallas but I think seasonality is going to offer some major opportunities this fall/winter!

[@coolnachowolf26]

Hello! Can you please share your insights on Northlake city and its growth in the available communities?

[@WendyPannell]

I really like both Northlake and Argyle in part because I love Argyle ISD. They have an A rating with the TEA and 100% of their students score above average. Some of Northlake is within Argyle ISD so I would target that area for sure. About half of their homes on the MLS are new construction and that doesn't include all the new construction that's not on the MLS. I don't know of another school district in Texas where you can get a $365,000 home with 100% of the students scoring above average. There is a ton of value in that. It is truly astounding. Opportunity all over that. Retail and dining are going to take a while to catch up though.

[@coolnachowolf26]

Thanks Wendy!

[@thort531]

@@WendyPannell Hi Wendy. The $365k homes in Argyle ISD you’re referring to are only townhomes.

[@saiffarooqui7]

Hi Wendy, Thanks for the great insight. What do you say about Van Alsynte and Anna east from 75. Is there good opportunity to buy land and hold for 2 years to flip? Thanks

[@WendyPannell]

I suppose it's the purpose for which you're buying the land and how large of a parcel. Both are poised for growth but Van Alstyne schools are rated much higher - night and day difference from Anna in that regard.

[@saiffarooqui7]

@@WendyPannell Thanks for your response. How do you rate prosper, ceilna abd gunter corridor as compared to 75 N? Which one is recommended for 2 years flip opportunity? 20 acres with agg exeempt

[@HumptyDumpty-l5h]

Well put! The PIDs go up with each new development, and they are now hovering around $400 a month ($50K+) for 50 foot wide lots in several neighborhoods. The city has an interactive map of all its current and planned developments, and I would not expect anything unique or exciting in the city's future. It won't be like Frisco or Plano but more like McKinney. A lot of people are moving precisely for the highways, though. They don't mind the traffic, noise, pollution, and commercial activity. I don't think you mentioned the train, but that's something else to consider. You can hear it clear across to Custer Road. I don't believe in timing the market. I always believed people should buy whenever they find the house they like at a price they can manage. It should be a place to live, not an investment account.

[@WendyPannell]

Interesting perspective! I've always felt it should be both a place to live and an investment.

[@joetatoesniff9525]

Traffic is INSANE around this area. Driving too fast on 380

[@WendyPannell]

We hear that a lot!

[@nthused]

PID beats MUD. A PID can be paid off by the homeowner…a MUD lasts forever

[@WendyPannell]

The nice thing about PIDs is they are tax deductible!

[@nycprodigy485]

Very excellent video thanks

[@WendyPannell]

Anytime! I hope it was helpful!

[@jimmyaber5920]

I'm a resident of Texifornia too. The problem is we pay all the taxes and bear the other fees and inconveniences and have AWFUL weather several months of the year. PLEASE get income tax and abandon property tax RAPE funding for schools. Wait until the vouchers hit and they figure the few billion $ it takes to fund double schools. Sheesh!!!

[@WendyPannell]

Interesting thought! One thing I wish is that school funding was distributed more equally.

[@JB19504]

We are both retired. How do you feel about Del Webb at Legacy Hills? We don't have to commute. Also, I believe we are 1 mile east of the future Dallas Tollway. So what do you think?

[@WendyPannell]

They have a less than impressive google review at 3.0 stars. Del Webb in general isn't that bad across the board but Legacy Hills has particularly low reviews. :(

[@upstatebernie4827]

FYI part of Celina is in Denton County, lower taxes than Collin County. Plus lower Celina is in the Prosper ISD 👍

[@WendyPannell]

Amen and absolutely! Mosaic is an example of a community where you can score Denton County and Prosper ISD.

[@pbshooter100]

Hmmm Denton county, the center of all the purported CAD tax fraud that some are claiming has been taking place, nice.

[@vineetbhardwaj8633]

Loved the video. Any insight into Sherman housing?

[@WendyPannell]

Great question! Your median sales price is $280,000 which is quite low and also speaks to the fact that the further out you go the lower your price opportunities can be. The average age of sold homes there is 1989 and yet 1/3 of the active listings are new construction. Of the 175 homes sold in the past 90 days, only 42 of them were new construction. So, 1/3 of new listings new construction but only a fraction of them selling. Sounds like some motivated builders to me!

[@TaijuanBooze]

Sounds a bit one-sided. Not everyone that’s moving to Celina is doing so because it’s a small country town feel and most videos I see it starts out with the notion that, that’s everyone’s thought moving there. Some of us are moving there because of what it’s to become, and with that the understanding of taxes, HOA, more traffic… But also more convenience once retail and grocery and businesses are built. I just don’t see it as a dealbreaker but natural growth in a major Metroplex. And most of us north of Frisco hardly go to Dallas If we don’t work there, there’s no reason to.

[@WendyPannell]

All great points! Yes, it is a video focused on the ugly side but you are correct, it is a great fit for many!

[@susancook1448]

We experienced many of these when we moved to west McKinney 20 years ago. On a beautiful two lane country road (Custer Rd). So quiet and peaceful,rural feel. Not so much now!!

[@locosmiley2008]

Great video. Do on fort worth areas please. Im noticing a lot of the population from frisco and plano moving to fort worth and keller.

[@WendyPannell]

Keller is such a lovely city! I think it doesn’t get nearly the recognition it deserves! You’re right about the migration - Fort Worth is growing really fast!

[@deltafox1]

380 needs to be developed fully, the traffic is horrible going from the tollway towards Denton

[@Master11d]

I just left there never coming back

[@WendyPannell]

I hear that a lot!

[@nicoleg619]

Love the Lucas/Fairview area. Lovejoy schools rank really high!

[@WendyPannell]

Yes! So few people know what a treasure it is!

[@paavola2]

If you're good for 1 million +.

[@JackWeaver]

Been in Celina for 3.5 years. Everything said here is correct. ✅ Celina city planners are ruining this city, issuing enormous numbers of permits, for which they haven’t thought through the growth implications. Everyone’s got the money bug right now and they see the tax dollars. Complete shame.

[@WendyPannell]

I think there are plenty of people that feel the same way!

[@Blazelaserengraving]

Great video!

[@WendyPannell]

Thanks!

[@randya9143]

I just heard there is going to be a new master planned community of 6000 homes across 35 west from Robson Ranch.😢 114 traffic is going to be horrific ! In the last 3 months, it has become terrible already.

[@WendyPannell]

Yes! Are you talking about Hillwood and the Hunter Ranch property? So much new construction. Maybe they're banking on a better housing market by 2026!

[@foruvasanth]

PID and MUD are the worst!! On avg adds at least $300 to your monthly bill!

[@WendyPannell]

Agreed!

[@johnhix484]

Growth is happening all around Dallas but especially North. The toll road will be developed North toward Lake Texhoma and Oklahoma casinos and entertainment. Plans are being made for Central Expressway ie Hwy 75 to become a full interstate all the way to Kansas and South to join I35/635 to San Antonio. In the 50s the Dallas News laid out a predictive explanation of the plans for North Texas thru the next centuries. At the time, the prediction was quite unbelievable but I can see it coming to fruition. A bullet train going from Houston all the way to Oklahoma City with suburban growth from Dallas to OK City. I35, I75 going North and hwy loops from Loop 12 expanded to include Hwys 380 and 121. The center of the USA will open up with commercial businesses running from the Mexican border thru Texas, Oklahoma, Kansas City and straight on to Chicago and Canada.

[@WendyPannell]

What a great explanation! Thanks!

[@nurseade1]

Nice video, I moved from NYC to Celina last year. I get so depressed when I see how packed in we all are in as stated in your video. Yes I built a 4k sq foot house but when I look at my window and seems like I can high five my neighbor that is depressing. The build lines in Celina are permitted for 5 feet apart. I don’t believe these homes should be this expensive and the resale as you stated well take time because of the old vs new construction debate.

[@WendyPannell]

There's so much truth to that! It's that master plan model that Celina endorses so heavily. You end up with extremely small yards, nice amenities and the PIDs that pay for it all.

[@nurseade1]

@@WendyPannell So correct Wendy, I don’t know what to do personally because this seems to be the norm in North TX. There are large groups of people buying these homes like hot cakes also disturbing the market in my own opinion. My opinion is that builders are actually giving less and requiring more in home prices. These so called master planned communities have over 800 homes yet they give you one small pool and so called parks that only benefit 2-4 year olds. They use to give you so much more in mastered planned communities.

[@NickMirro]

More green, natural and country-ish? Not one developer or person behind a bulldozer agrees. In 10 years it will be gross!

[@WendyPannell]

There's a lot of truth in that!

[@travisn687]

Collin county tax is going to ruin every land owner around.

[@WendyPannell]

It is definitely hard to be a fan of any property taxes!

[@paulgavian90]

I used to manage for HOUK in denton area. I ran robson ranch HVAC for a while. Wonder how robson ranch is doing with selling houses

[@WendyPannell]

It's holding its own pretty well! Average offer acceptance rate in the past 90 days is 99%. I see a broad variety of pricing in sales. I like to see that. Ranges from $312k to $850. I would definitely want to be owning the $312k. In a housing market where we're seeing a lot of price reductions we're not seeing that so much in Robson Ranch.

[@susanlush5761]

What is a PID tax?

[@WendyPannell]

Great question! It stands for property improvement district. It's how many communities fund their expansive amenities. It attaches to the individual property in the same way property taxes do, with a big difference being a PID can eventually be paid off.

[@james_crook]

I hate going to this town, it’s awful trying to drive anywhere.

[@WendyPannell]

I've definitely seen worse but you're right, the traffic has really amped up!

[@AmandaSchnaare]

Do van alstyne next please!

[@WendyPannell]

I’ll add that to the list!

[@pbshooter100]

Calling 1.4 million a "bit" pricey is a laughable understatement.

[@WendyPannell]

I guess which direction depends on where you’re coming from! 😅

[@yashicamosley1777]

Thoughts on moving to Flower Mound?

[@WendyPannell]

Flower Mound has some beautiful lots with mature trees and a median sales price of $639,000. Many areas of Flower Mound are a visual feast! I just wish it were in a better school district. Lewisville ISD isn't terrible, but there are definitely better rated schools out there.

[@amynguy]

sounds good. I will do whatever to getaway from Dallas

[@WendyPannell]

I hope the video was helpful!

[@randyscott3386]

The last thing you want to do is buy into anything .

[@WendyPannell]

I'm not sure I agree with that. I think there is an argument to be made for home ownership under the right circumstances.

[@vaddisushma9016]

Can you please share your insights on McKinney?

[@WendyPannell]

Absolutely! We're seeing a huge increase of inventory much like the rest of the metroplex. Your median sales price of new construction is much lower than preowned. That could be due to price reductions but I imagine an influx of affordable homes is playing a role as well. New construction inventory is up 103% year over year which is mind boggling. I'd sure like to see their school ratings improve. It's a popular city but the school ratings are nowhere near as high as other cities nearby.

[@Hummer999xx]

Come to Melissa

[@WendyPannell]

What has your experience been with the landfill? Our buyers who consider Melissa generally end up declining over the landfill issue.

[@Hummer999xx]

I don’t live near the landfill. Im close to Bucees. I did look at new builds near the landfill.

[@AI-Investments]

Can you talk about Northlake?

[@WendyPannell]

Yes! I definitely have both Northlake and Argyle on my list. There has been a lot of interest in these areas lately.

[@jamesduncanson5316]

I hear there's a Dr's office there for sale on the cheap!

[@WendyPannell]

Sounds like there's an interesting story behind this!

[@1beefybroad]

🫢

[@joelfaulk]

Plenty of 2 year old homes for great rent prices.

[@WendyPannell]

Depends on your price point but I know I've seen them out there!

[@SandraCervantes-bw7iu]

Yes don’t move to Celina/Prosper l move here from California it’s not what l thought if l knew l wouldn’t move here and she is right the country feel is gone so just get out of Collin county and go further north and away from Toll Ways,Celina is very disappointing and no beauty of it..

[@WendyPannell]

It's quickly becoming very urban, and I think a lot of people feel that way.

[@Cam-vz2zk]

Texans are moving to Oklahoma

[@WendyPannell]

Interesting! The cost of living is definitely lower there.

[@Mesheeshehehdb]

I live here how dare you

[@WendyPannell]

I’m not sure if you’re serious or not but this made me smile 🙃

[@Mesheeshehehdb]

@@WendyPannell I live here

[@WendyPannell]

@@Mesheeshehehdb Yes, I just wasn't sure if I needed to make a nice video about Celina now. ☺

[@Mesheeshehehdb]

You don’t have too

[@dmimcg]

TX sucks.

[@WendyPannell]

Yikes. I kinda like it here!

[@erickespinoza9155]

Then don’t come here

[@shabrethajennings7291]

lol I agree and I'm from here planning on leaving in a few more years

[@Master11d]

@@shabrethajennings7291I already left

[@gs1150adv]

Pilot point might be more affordable if you don't have to commute....if you have to mckinny/frisco/prosper/celina roadways are busy. HOA's getting to look like SoCal.

[@WendyPannell]

There is a lot of truth to that! That whole north area has such traffic issues.