Aster Park McKinney TX: Builders, Prices, Taxes and Buyer Guide

Aster Park is a long build-out. The 414-acre plan calls for roughly 1,100 homes, and what is for sale on any given Saturday is a fraction of what you see on the site plan — a handful of released homesites per builder, homes already under construction, and the occasional finished spec a builder wants moved before quarter-end.

As of this writing Shaddock is pre-selling a later phase and M/I has flagged a new phase coming soon, which is exactly the moment pricing and lot selection are best. Explore the site plan on the community website to get acquainted with the model center, the neighborhood layouts and the future retail areas — then treat every "available" list you find online as a month stale.

Ask me for current availability and I'll pull what each of the six builders has actually released this week, including lots that never make it to a website.

Short answer: Aster Park homes for sale generally run from the low $450s to roughly $900,000 and up, depending on builder, plan and lot width.

Aster Park broadly runs from the low $450s to roughly $900,000 and up, with homes from about 1,834 to 4,940 square feet depending on builder and lot width.

Read those as base-plus-lot numbers. In practice, buyers in this community land 8–15% above base once the lot premium and a realistic upgrade package are in — so a $600,000 base plan is often a $660,000–$690,000 contract. Prices move with phase releases, lot inventory and whatever incentive period a builder happens to be in.

Price notes: These are advertised base/starting prices verified August 26, 2026. Final pricing varies based on lot premiums, structural options, design upgrades and available inventory. The home you tour in the model is typically upgraded well above base — price your must-haves before you choose a plan.

As a Prosper ISD Parent Ambassador, I sit in district meetings and hear the growth numbers before most agents do. Here is what I can tell you about Aster Park specifically: the community is going to see change. Prosper ISD is planning additional high schools to relieve Richland, and because Aster Park straddles the Prosper ISD / Celina ISD line, the boundary conversation is more complicated here than in a community that is entirely inside one district.

It may only be a matter of time before Aster Park is fully absorbed into Prosper ISD — or before half the homes are zoned to a brand-new high school while the other half stays where they are. Either outcome changes drive times, school culture and, possibly, how future buyers value certain sections of the community. I do not know exactly how it will play out, and anyone who says they do is guessing. What I do know is that buyers should not treat today's boundary map as a forever map.

My advice: pick the homesite you love, but verify the district, ask about the long-range boundary plan and buy with the understanding that rezoning is likely. If you want the cleanest possible school story today, the Prosper ISD side of Aster Park is the safer bet — but even there, a new high school is coming eventually.

Short answer: Aster Park taxes run about $1.857 per $100 of value, and no PID or MUD assessment is published for the community today — confirm it for your exact lot in writing.

This is the section that changes decisions. The published total tax rate at Aster Park is approximately $1.857 per $100 of valuation: City of McKinney 0.412284, Collin County 0.149343, Collin College 0.081220 and Prosper ISD 1.2141.

A plain-English definition, because it matters more here than almost anywhere else in North Dallas: a MUD (Municipal Utility District) or PID (Public Improvement District) is an extra taxing or assessment layer developers use to finance roads, water and amenities in new subdivisions. It can add $0.30–$1.00 per $100 of value for 20–30 years — hundreds of dollars a month on top of the rate above. Builders at Aster Park advertise no MUD and no PID. That's a genuine, quantifiable advantage over several competing Celina and Prosper communities minutes away, and one of the first lines I'd put on a comparison sheet — but confirm it in writing for your specific section before you sign.

HOA dues are $1,400 per year, plus a $250 annual private-street assessment — about $138 a month combined (2024 figures).

Send me a lot and a price point and I'll run a personalized payment estimate for it — including the year-two tax reset most buyers forget. You can also model scenarios on my Dallas cost calculator.

Builders almost never cut base price, because a price cut resets the comps on every home behind yours. So the money shows up as closing cost credits, a rate buydown, or design center allowance dollars. All three are real money — they're just not equal money.

Here's the buydown-versus-price math I run for clients. A permanent buydown on a $560,000 loan that moves you from 6.5% to 5.75% saves roughly $270 a month — worth more to most buyers than the $18,000–$20,000 price reduction the builder would never have given anyway. But if you're paying cash, plan to sell inside five years, or expect to refinance, the buydown evaporates and the price reduction (or hard closing-cost dollars) wins. Short horizon or low leverage: take price. Long hold, high leverage: take the rate.

Red flags: an incentive that only applies to inflated design-center pricing, a "market adjustment" that appeared the same week as the incentive, a temporary 2-1 buydown pitched as if it were permanent, and any offer that expires "today." And watch the lender capture problem — the incentive is usually tied to the builder's lender, whose rate or points can quietly be worse than an outside quote by more than the credit is worth.

Tactical tip: get a written loan estimate from an independent lender the same day you get the builder's. Compare total cost over your realistic hold period, not the rate. Then hand the outside quote to the builder's lender and ask them to beat it — you keep the incentive either way.

Aster Park fits the household in roughly the $450K–$900K range that wants a gated new construction community without a Prosper or Frisco price tag. It works especially well for families with elementary- and middle-school kids, for buyers who want to compare six builders on one afternoon instead of six weekends, and for anyone who values open space and a quiet street over a lazy river. If the payment and the community matter more to you than being three minutes from a Whole Foods, this is a strong buy — just verify the school district on the homesite before you decide.

What strikes me about Aster Park is the range. Very few communities let a buyer at $475,000 and a buyer at $850,000 shop the same gate, the same open space and the same builder lineup — and that range is a negotiating asset, because the six builders here are competing against each other more than they're competing against Celina. Walk all six in one day and you'll feel the difference in who wants a contract this month.

What gives me pause is the same thing that makes it affordable: you're early. The open space is real and the plan is good, but the retail is a promise, the drive to Dallas is an honest hour, and the neighborhood around you will be under construction for years. That's fine if you're buying to live here for a decade. It's a harder story if you expect to sell in three. And because the district line splits the community, make sure you understand which ISD your specific lot belongs to — not just today, but in the district's long-range plan.

The person greeting you in the model home is licensed, professional, and works for the builder. Their obligation is to the builder's price, the builder's contract, and often the builder's lender. That's not a criticism — it's just the seat they're in. Nothing they tell you has to be in your interest.

Having me there costs you zero dollars. The builder pays the buyer's agent commission out of a marketing budget that exists whether you bring representation or not — the price does not drop if you come alone. What you get for it at Aster Park specifically: an outside read on which lots are worth their premium, an incentive comparison across all six builders instead of one, a contract review before you sign the builder's paper, independent third-party inspections during construction, and someone tracking your 11-month warranty walk before the window closes.

Short answer: usually yes — with six builders selling, there is almost always inventory in some stage, but the list turns over weekly and much of it never reaches a website.

A quick move-in (also called an inventory or spec home) is a house a builder started without a buyer. Options are already selected, so you trade personalization for speed and, often, the deepest incentives the builder is offering — standing inventory carries financing cost, which is why closing-cost credits and rate buydowns tend to be richer there than on a to-be-built contract. A completed home can close as fast as your lender can underwrite. Ask me for the current Aster Park inventory sheet with completion dates before you tour, so you know which homes are actually negotiable.