On Comfort Drive in Plano's 75075 ZIP code, Ashton Woods lists a three-story Davis-plan townhome with four bedrooms and 2,382 square feet. The original price was $585,514. As of October 7, 2026, it's listed at $540,000, and the next unit at 1016 Comfort Drive has gone from $590,149 to $544,000. These homes sit on the 100-acre site of the former Collin Creek Mall, bounded by Plano Parkway, 15th Street, Alma Road and I-75. The list price is only part of the cost. Each lot here also carries a public improvement district assessment. That assessment is helping pay for a commercial center that, as of today, has no announced construction timeline.
The Second Bill Attached to Every Lot
Collin Creek is split into two public improvement districts, East and West. A PID lets the city issue bonds for infrastructure and then repay them through assessments on the property that benefits. You don't pay it once at closing. It shows up every year, and under the East PID's bond disclosure it can be collected the same way as city property taxes and enforced through a lien on the property.
The figures in the city's own filings:
| District | Document | Single-family figure | Annual installment |
|---|---|---|---|
| Collin Creek West | 2024 Annual Service Plan Update, dated August 12, 2024 | $27,941.39 outstanding per Lot Type 1 lot | $1,921.41 per lot, due January 31, 2025 |
| Collin Creek East | 2026 Annual Service Plan Update, dated July 27, 2026 | $2,527,799.17 outstanding for Block Q, single-family | $187,761.04 for the block, due January 31, 2027 |
The two rows aren't directly comparable. The East update still lists Block Q as one line under a single property ID instead of breaking it out by home. The district's 2021 bond offering counted 98 single-family lots in the East District. Spread evenly across those lots, the block's 2027 installment comes to roughly $1,900 a home, close to the West figure. That's our arithmetic, though, and the city doesn't bill that way. The actual bill depends on the parcel. The West row is also two years old. Plano's July 27, 2026 council agenda included a newer West update, File #26-672.
For a rough scale, the 2021 offering estimated the average East assessment at $0.3941 per $100 of value. Tax-year 2020 rates added up to $2.0256, so the combined figure was $2.4197. Those numbers are five years old and are useful only for proportion. They aren't a quote.
The Mall Urban Core Is Already on the Roll
The roll also shows which parts of the plan are already financed. The single-family lots in the 2026 East update sit next to blocks labeled Retail, Restaurant and "Mall Urban Core." Block S-3, the Mall Urban Core, carries $2,752,818.44 outstanding and $204,475.12 due January 31, 2027. Block S-4, Restaurant, carries $429,897.82. Retail pieces of blocks R-2, S-1 and S-2 each carry six-figure balances. The district's total outstanding assessment is $30,904,000.
So on paper, the commercial center is real. It has assessed acreage and a repayment schedule. What it doesn't have is buildings. In March 2026, Plano Magazine reported that no timeline had been announced for vertical retail or office construction, and that the site was essentially a single-family community at that point. The full plan calls for 1.3 million square feet of office space, 35,000 square feet of restaurants and retail, 3,000 residences, eight acres of city parks and 1.6 miles of trails.
A townhome buyer today is paying an assessment on infrastructure built for that whole plan, while living in the only part of it that exists so far.
Why the Houses Came First
The order of construction comes down to what's underground. Plano Magazine reported that errors in the initial floodplain modeling delayed drainage construction by several years. Residential construction began in 2023, but the drainage analysis wasn't approved until June 2025. In June 2026, developer Centurion American told Community Impact that drainage infrastructure across the site had affected the schedule more than anything else.
Much of the finished work is also hard to see. Plano Magazine reported that a 1,976-space parking garage was completed in March 2025. Community Impact reported that digging for an underground garage took place in 2025. Garages, drainage and streets are exactly what PID bonds pay for. The homes are simply the first thing on the site that can be finished and sold.
Here's where things stand as of the latest reporting:
- Homes: 200 homeowners were already living in the community as of June 2026, and Centurion American said 400 new lots would be released to builder partners, with more opening through Q3 2026. Separately, Plano Magazine reported in March 2026 that 400 lots had already been delivered to builders as of February, out of 500 single-family homes planned. The builders are Ashton Woods, DRB Homes and Mattamy Homes, building two- and three-story brownstone-style townhomes of roughly 1,500 to 2,400 square feet.
- Apartments: Centurion American expected multifamily construction to break ground in late Q3 or early Q4 2026, with a 22-month build. A start this fall would put completion around the second half of 2028.
- Parks: Construction on Starlight Park and Sunrise Park was scheduled to begin in Q3 2026. One of them is a 4.5-acre site at the southwest corner of Central Circle Parkway and Entrada Way, with a playground and trail improvements. We haven't found a public report confirming that work has started.
- Hotel: On October 6, 2026, Community Impact reported that Centurion American wants to move a planned 49,946-square-foot hotel to a different spot within the development.
- Overall: Construction is expected to continue through 2028.
The hotel item affects buyers in a specific way. According to Plano Senior City Planner Lilyana Morejon, the city has to call a public hearing when a change to the development plan can't get signatures from every property owner in the district. The case then goes through the normal zoning process, including signs posted near the property 20 days before the hearing. Once you buy here, you're one of those property owners. Future changes to the site plan will come through a process with your name on the ownership list.
What the Price Cuts Are Pricing
Read against that construction schedule, the builder pricing makes more sense. As of October 7, 2026, Ashton Woods advertises Collin Creek plans from $455,000 to $551,990. Every one of its four quick-move-in homes shows a reduction, including 837 Olas Way at $455,000 and 1012 Comfort Drive at $550,000. Mattamy's eight listed move-in homes range from $478,351 to $537,913. DRB's Collin Creek page didn't load when we checked, so its pricing isn't included here.
Those prices pay for a new townhome in established south Plano, beside US-75, with the walkable district still to come. Plano's past suggests that wait can be long without meaning the district won't happen. Plans for Legacy West began in 2013 and the center opened in 2017. Granite Park opened its first tower in 1998 and added its sixth in 2023. The Collin Creek Mall itself opened in 1981 and closed in 2019, and Plano's City Council approved Centurion American's plan for the site that same year. The city has also committed money. Plano says Collin Creek's TIRZ 4, a tax increment reinvestment zone, is expected to generate more than $150 million over 36 years, and the council has approved a spending plan for it.
A price cut on a finished townhome is the builder's own read of how much the unfinished parts of the plan are worth to buyers today. It also gives you negotiating room. A builder carrying finished inventory with an annual assessment attached has a reason to talk about price or incentives.
Paperwork to Request During the Option Period
- The parcel's current PID assessment. Ask for your specific property ID, its outstanding balance and its next annual installment, taken from the newest Annual Service Plan Update and not from a marketing sheet. The East figures above come from July 2026. The West update approved this summer replaces the 2024 numbers.
- The payoff option. Ask how the remaining assessment would be handled if you wanted to pay it off. The East roll notes that installments can be adjusted for prepayments made before billing.
- HOA dues in writing. Mattamy's FAQ says HOA fees can change and directs buyers to a sales consultant for the current amount.
- Which district the home is in. Find out whether the lot is in the East or West PID before comparing two homes on cost.
- The current concept plan. Know where the hotel, multifamily blocks and parks are drawn relative to the lot, and check whether any pending amendment, such as the hotel relocation, affects that area.
FAQ
Does the PID go away? The assessments repay bonds, so outstanding balances drop over time as principal is paid. The West district's 2024 update showed $14,143,000 outstanding after that year's principal payment. The bond documents set the exact schedule for each parcel.
Is the commercial center canceled? No public source says so. The retail, restaurant and Mall Urban Core blocks remain on the 2026 East assessment roll, and the developer is actively seeking plan changes for the hotel. What's missing is a published start date for vertical retail or office construction.
When will the parks open? Construction was scheduled to start in Q3 2026. No opening date has been announced.
If you're looking at a townhome at Collin Creek, we can pull the assessment roll for that specific lot, compare builder incentives across Ashton Woods and Mattamy, and line up the site plan against your address before your option period runs out. Reach out to Alex Maloney and let's go through those numbers together. Let's Connect.
This article is general information, not legal, tax or financial advice. Consult a qualified professional about your situation.
