Acreage around Celina closed at a median of about $278,000 per acre for tracts of 1 to 3 acres and about $144,000 per acre for tracts of 3 to 10 acres, based on NTREIS land sales in ZIP code 75009 from November 2, 2024 through November 2, 2026. Those prices are only part of the cost, because a municipal utility district tax can add about $1.00 per $100 of value every year. The Agency Dallas, an independently owned and operated brokerage serving North Texas, breaks down both numbers here.
What does an acre cost in Celina right now?
We looked at 65 closed land sales over 24 months and grouped them by size. Price per acre falls quickly as tracts get larger, which is normal, but the spread inside each group is wide.
Tract size | Closed sales | Median price | Median per acre | Per acre range |
|---|---|---|---|---|
Under 1 acre | 31 | $250,000 | $732,044 | $462,185 to $1,715,116 |
1 to under 3 acres | 9 | $450,000 | $278,054 | $221,533 to $610,619 |
3 to under 10 acres | 14 | $860,000 | $143,579 | $97,535 to $658,333 |
10 acres or more | 11 | $2,350,000 | $115,192 | $29,173 to $251,877 |
A few cautions on reading the table:
- Sales under one acre were heavily finished residential lots, including a group in a single subdivision. They are not a guide to raw land.
- The sample is thin. Only 34 sales in 24 months were one acre or more, so one sale can move a median.
- The highest per acre sales often reflect road frontage, commercial potential or location near new development, not farmland value.
Why does the per acre price vary so much?
Two tracts of the same size can sell for very different amounts. These are the usual factors:
- Road frontage and access. Paved frontage and easy utility connections add value.
- Utilities. Water, sewer or septic suitability, and electric service can change what a tract is worth.
- Zoning and future use. Land with a realistic path to subdivision or commercial use is priced differently from land that will stay residential.
- Floodplain and terrain. Usable acres matter more than total acres.
- Taxing districts. A tract inside a utility district carries an extra annual cost, which we cover next.
What does a MUD tax actually cost?
A municipal utility district, or MUD, is a separate taxing unit that typically pays for water, sewer and drainage infrastructure in developing areas. It adds its own rate on top of city, county and school taxes.
The most recent side by side rate sheet we opened, from Chicago Title for tax year 2024, lists Collin County MUD #2, #4 and #10 at $1.00 per $100 of value, and MUD #5 at $1.10. Not every one of those districts is in Celina, so treat them as a local benchmark rather than the rate on a given parcel. Here is what that scale means:
- On a $1 million home: a $1.00 MUD rate adds $10,000 a year before any exemption the district may offer.
- Combined rate: the same sheet shows a base rate of $2.0645 in Celina with Celina ISD, or $2.0839 with Prosper ISD. Add a $1.00 MUD and the Celina ISD figure reaches about $3.06 per $100.
- Over ten years: at a flat $1.00 rate on an unchanged $1 million value, that is $100,000 in additional taxes.
Rates move each year. Celina ISD adopted $1.2088 for 2026 to 2027, slightly under the $1.2358 on that 2024 sheet, and the city's published maximum for 2026 was about $0.5717, down from $0.5982. Always use the current rate for the actual parcel.
How do you check a parcel before you buy?
Do this before you are under contract, or at least during your option period:
- Search the parcel on the Collin Central Appraisal District site. Look at the listed taxing units, not only the city and school district.
- Watch for a second parcel. The appraisal district notes that a developer waiver can show a property as two parcels until a homeowner owns it on January 1, and the MUD parcel's value can be higher.
- Read the notice to purchasers. Texas requires sellers to disclose when a property sits in a MUD, and the notice lists current tax and bond details.
- Ask about city jurisdiction. Whether the tract is inside city limits, or outside them, affects taxes, utilities and what you can build.
- Price in utilities. Well, septic, or a utility tap can change the total budget, especially for tracts without existing service.
Our guides to buying land in Texas and building on rural land go further, and our Collin County land page covers the wider market.
Should you buy land or a finished acre lot?
If the goal is a home on an acre, compare both paths. One acre neighborhoods in the 75009 ZIP code closed around $866,000 at the median over the past 12 months, with a finished house on the lot. A buyer of a 1 to 3 acre tract at $450,000 still has to fund the build, utilities and site work. Our post on which Celina communities have held value shows how those neighborhoods performed.
What if you already own land in Celina?
Owners in this area often hold land that has changed around them. If you are thinking about selling, the first step is learning which group of buyers your tract appeals to: homesite buyers, small builders or developers. The Agency Dallas works with North Texas land sellers on that question, and our land and ranch team or a free valuation is a good way to begin.
Frequently asked questions
How much is an acre of land in Celina, Texas?
Over the past 24 months, tracts of 1 to under 3 acres closed at a median of $278,054 per acre in ZIP code 75009, and tracts of 3 to under 10 acres closed at $143,579 per acre. Tracts of 10 acres or more were $115,192. Individual sales ranged widely depending on frontage, utilities, and location.
What is a MUD tax in Celina?
A MUD tax is an annual property tax charged by a municipal utility district, which usually funds water, sewer, and drainage systems. It is added to city, county, and school taxes. On a 2024 Collin County rate sheet, several MUDs were around $1.00 per $100 of value. Your parcel's actual rate depends on the district.
How do I know if a property is in a MUD?
Check the taxing units listed for the parcel on the Collin Central Appraisal District website, and review the notice to purchasers the seller must provide for property in a MUD. The Agency Dallas, an independently owned and operated brokerage serving North Texas, recommends checking before you commit, because the cost can last for decades.
Is land in Celina a good investment?
It depends on the tract, your plan, and your timeline. Closed sales show a wide spread in per acre prices, which means careful selection matters. Land also produces no income on its own unless leased, and carrying costs continue. We are not financial advisors, so review any investment decision with your own tax and financial professionals.
Why are Celina lots under one acre so expensive per acre?
Those sales are mostly finished or improved lots, where the road, utilities, and platting are already in place. The buyer is paying for a ready homesite, not for raw land. That is why the median per acre figure of $732,044 is so much higher than the figures for larger tracts, even though the median price was $250,000.
Sources: NTREIS Matrix closed land sales, ZIP 75009, November 2, 2024 to November 2, 2026, and closed single family sales through November 2, 2026, pulled November 2, 2026; Chicago Title 2024 Tax Rates, Collin County rate sheet; Celina ISD adopted tax rate notice, September 1, 2026; City of Celina, Notice About 2026 Tax Rates; Collin Central Appraisal District, MUD and WCID Bulletin. Figures are medians and are not an appraisal.
