Return
The Central Texas MUD & PID Checklist · Free PDF

A new home's tax district can quietly add $200–$400 a month.

This is the exact 5-minute check I run before a client offers on any home in a MUD or PID — so you know your real monthly payment before you fall for a floor plan.

Send me the checklist →
✓ Instant PDF ✓ No spam, ever ✓ Works for Austin, Buda, Kyle & Bastrop
Free PDF The Central Texas MUD & PID Checklist by Holley Homes Realty — cover
What's inside

Everything I check before a client makes an offer

01

MUD vs PID in 30 Seconds

What each district is, who creates it, and exactly how it lands on your bill.

02

The 5-Minute Self-Check

How to find every taxing unit on any address before you ever write an offer.

03

Your True Monthly Cost

A simple formula to turn a tax rate into the real number you'll pay each month.

04

Your Rights

What you're legally owed to be told — and what the district notice actually says.

05

The Year-Two Jump

Why a district payment can climb after you move in, and how to see it coming.

06

The Homestead Exemption

What it actually covers, and how it changes your real monthly number.

07

Central Texas Cheat Sheet

Real district rates side by side across Austin, Buda, Kyle, and Bastrop.

08

Is a District Worth It?

How to decide with clear eyes — and what it means when you go to sell.

The number that never shows up on the listing

The floor plan is on the sign. The tax district isn't.

  • ✓A no-district home runs about 2.0% in Austin and ~2.4% in Kyle — a district home often runs 2.5% or more, and the highest push past 3.0%.
  • ✓On a $450,000 home, that gap is roughly $190 to $400 every month — money that never appears on the listing.
  • ✓MUD rates can change year to year, and a brand-new district can even rise before it falls.
  • ✓PID assessments are usually fixed for 20–30 years — though they can sometimes be paid off early.
  • ✓Most buyers don't find out until closing. This checklist means you find out first.
The 30-second version
"Both add to your monthly cost. The difference is who created it, whether the rate can move, whether you can pay it off, and whether you get a vote."
— Brandon Holley, on MUD vs. PID
175+
Closed deals
Since 2016
Serving Central Texas
5 min
To check any address
Free
No-obligation checklist
Brandon Holley, Broker/Owner, Holley Homes Realty
Your local expert

Meet Brandon Holley

Broker / Owner · Holley Homes Realty

Since 2016 I've helped buyers and sellers across Kyle, Buda, Bastrop, and the greater Austin area, with 175+ closed deals along the way.

This checklist is the exact 5-minute process I run, so you can see a MUD or PID's real cost before you fall for a floor plan — not at the closing table.

"My job is to make this feel clear, not complicated. No pressure, just good information so you can decide what's right for you."
📞 (512) 487-9242 ✉️ brandon@holleyhomesrealty.com 🌐 holleyhomesrealty.com
Common questions

MUD & PID: quick answers

What is a MUD?+
A Municipal Utility District — created by the state to fund water, sewer, and drainage in a new community. It's charged as a tax rate that can change year to year (it usually drops as the district's bonds are paid down). You vote for the board that runs it. Local examples: Sunfield in Buda and Easton Park in southeast Austin.
What is a PID?+
A Public Improvement District — created by a city or county to fund parks, trails, landscaping, and lighting. It's usually a fixed dollar assessment per lot for a set term, often 20 to 30 years, and can sometimes be paid off early. You don't vote on it. Local examples: 6 Creeks in Kyle and Whisper Valley in east Travis County.
How do I know if a home is in a MUD or PID?+
Check the county appraisal record for every taxing unit on the address, then the county's tax-rate table to see what each one charges. The checklist walks you through the exact 5-minute self-check, step by step, for any address in Austin, Buda, Kyle, or Bastrop.
How much does a MUD or PID add to my payment?+
It varies by district, but on a $450,000 home a district can add roughly $190 to $400 a month versus a no-district home — money that never shows up on the listing. The checklist gives you a simple formula to work out the real number for any address. [Rates change; verify current figures.]
Do MUD or PID taxes ever go away?+
A MUD rate usually declines over time as its bonds are paid off. A PID assessment typically runs for a fixed term (often 20–30 years) and can sometimes be paid off early. The checklist also covers what a district means when it's your turn to sell.
Is this checklist really free?+
Yes — completely free and no obligation. Enter your name and email and the PDF is sent to you right away. It's simply the best way I know to be helpful before you ever decide whether to work with me.

GET YOUR COPY

The Complete MUD/PID Guide, free

Enter your details and I'll send the full PDF straight to your inbox, instantly.

The real difference between a MUD and a PID, in one table

How to pull the actual number before you write an offer

The notice Texas law owes you, and the deadline that decides your options

What a MUD or PID does to your home when you sell