AUSTIN GUIDES / NEW CONSTRUCTION
Sunfield Buda TX: tax rates, Sunfield MUDs, HOA dues, schools and builders
Sunfield is a master-planned community of about 2,795 acres east of I-35 in Buda, Hays County, with roughly 5,846 lots planned, according to its developer's representative. Homes sit in the City of Buda's extraterritorial jurisdiction, not its city limits, so they pay no City of Buda property tax, and in one of the Sunfield municipal utility districts. That puts the 2025 rate at $2.696924 per $100 of taxable value in MUD No. 1 and $2.726924 in MUD Nos. 3 and 4, as the Hays County Tax Office shows on parcel records. This guide covers every taxing unit, the MUD debt, HOA dues, Hays CISD campuses, the seven builders and what to do before the first model-home visit.
By David Eimer · Austin Guides · Facts reviewed
The numbers
- Combined 2025 tax rate, Sunfield MUD No. 1 lot
- $2.696924 per $100As of 2025 tax year
Seven taxing units on the Hays County Tax Office record; $2,697 per $100,000 of taxable value before exemptions.
Hays County Tax Office: account R128545 (Sunfield Phase One Sec One, MUD No. 1) ↗
- Combined 2025 tax rate, MUD Nos. 3 and 4
- $2.726924 per $100As of 2025 tax year
Both MUDs levied $0.90 for 2025, against $0.87 in MUD No. 1.
Hays County Tax Office: account R171985 (Sunfield Phase Four Sec Two, MUD No. 3) ↗
- City of Buda property tax on Sunfield homes
- NoneAs of 2025 tax year
The MUD notices place Sunfield in Buda's extraterritorial jurisdiction; no city levy appears on the residential parcels we checked.
- HOA dues on Pulte's and Centex's pages
- $400 a yearAs of September 29, 2026
Both pages say the association "runs at a deficit" and assessments can rise 10% a year.
- Builders listed by the developer
- 7As of September 29, 2026
Builders' own starting prices ran from $324,146 (Centex) to $514,990 (Chesmar).
- Planned size
- About 2,795 acres, 5,846 lotsAs of Developer's representative, September 29, 2026
About 2,125 lots developed or under construction; an engineer's project page gives 2,428 acres.
- Median sale price, Hays County
- $355,000As of August 2026
Down 1.4% year over year; 396 closed sales; 5.5 months of inventory.
Unlock MLS: August 2026 Central Texas Housing Report, released September 15, 2026 ↗
Where is Sunfield, and who develops it?
Sunfield is a master-planned community on the east side of I-35 in Buda, in Hays County. The developer's directions are to exit FM 2001 from I-35 and go east to Sunbright Boulevard, and its information center is at 6910 Sunfield Pkwy, Buda, TX 78610. The developer's site doesn't name a company; Scarborough Lane Development's project page says it "currently serves as the Developer and Owner's representative for Sunfield."
That page gives the size as 2,795 acres, with about 2,125 lots developed or under construction and about 5,846 total, plus multi-family, industrial and retail sites. The civil engineer's project page says 2,428 acres, and a 2024 draft bond document on the City of Buda's site says about 2,790. This guide uses the representative's figure.
Sunfield at a glance
| Fact | As stated | Source |
|---|---|---|
| County | Hays County | Hays County Tax Office parcel records |
| Location | East of I-35 via FM 2001 and Sunbright Boulevard; information center at 6910 Sunfield Pkwy, Buda, TX 78610 | Developer site |
| City status | Outside Buda city limits; MUD notices place it in Buda's ETJ, and the City released 695.648 undeveloped acres from its ETJ on June 4, 2024 | City of Buda; MUD notices to purchaser; tax office parcels |
| Size and lots | About 2,795 acres; about 2,125 lots developed or under construction; about 5,846 total | Scarborough Lane Development |
| Developer | 2428 Partners, per the City of Buda; Scarborough Lane Development is the "Developer and Owner's representative" | City of Buda; Scarborough project page |
| Special districts | Sunfield Municipal Utility District Nos. 1 to 4; No. 4 is the master district | TCEQ; MUD notices |
| School district | Hays CISD; Sunfield Elementary is inside the community | Developer schools page |
| Water and wastewater | Goforth Special Utility District listed for water, wastewater and trash; a 2024 draft bond document names GBRA as the retail wastewater provider | MUD No. 1 directory page; City of Buda bond draft |
| HOA | Sunfield Community Association, managed by FirstService Residential | Resident site; Pulte HOA page |
Sources: Sunfield: location and directions ↗ · Sunfield: community site ↗ · Scarborough Lane Development: Sunfield ↗ · Huitt-Zollars: Sunfield project ↗ · City of Buda: Sunfield MUD No. 1 draft preliminary official statement (2024) ↗
Is Sunfield in Buda city limits?
No. The City of Buda's subdivision list, revised April 1, 2025, puts Sunfield in its out-of-city-limits column. The notices to purchaser for Sunfield MUD Nos. 1, 3 and 4 each say the district is "located in whole or in part in the extraterritorial jurisdiction of the City of Buda," and the resident committee's quick-reference guide says Sunfield "is not in Buda City Limits and is not served by Buda Police Department." None of the residential parcels we checked on the Hays County Tax Office site carries a City of Buda levy.
That can change. MUD No. 1's notice describes a strategic partnership agreement with the City dated September 19, 2006, under which full-purpose annexation may occur automatically after the earlier of 30 years from its effective date or the issuance of bonds for 90% of the utility infrastructure. A 2024 draft bond document says certain commercial areas are already in Buda's limited-purpose limits, where a 1% city sales tax applies.
Not all of Sunfield is in the ETJ anymore. On June 4, 2024, the Buda City Council voted to release 695.648 acres of undeveloped Sunfield land from its ETJ, in an agreement with 2428 Partners, which the City calls the Sunfield developer. If your lot is on that land, ask which jurisdiction's rules apply and whether the annexation terms above still reach it.
The tax difference is concrete. A home inside Buda city limits with no MUD paid $2.184524 per $100 for 2025, computed from the county's list with the City at $0.3576. A Sunfield home pays $0.5124 to $0.5424 more per $100, because its MUD rate is higher than the city rate it replaces: $512 to $542 a year on each $100,000 of taxable value.
Sunfield vs. a home inside Buda city limits: 2025 rates per $100
| Taxing unit | Inside Buda city limits | Sunfield MUD No. 1 | Sunfield MUD No. 3 or 4 |
|---|---|---|---|
| Hays CISD, Hays County, Special Road, ACC and both ESDs | $1.826924 | $1.826924 | $1.826924 |
| City of Buda | $0.357600 | None | None |
| Sunfield MUD | None | $0.870000 | $0.900000 |
| Total (computed) | $2.184524 | $2.696924 | $2.726924 |
| Difference per $100,000 of taxable value | +$512 | +$542 |
Sources: City of Buda: Buda Subdivisions list (city limits and out of city limits), revised 04/01/25 ↗ · City of Buda: Sunfield ETJ release (June 4, 2024) ↗ · Hays County: 2025 adopted tax rates and exemptions ↗ · Sunfield MUD No. 1: notice to purchaser ↗ · Sunfield MUD No. 3: notice to purchaser ↗ · Sunfield MUD No. 4: notice to purchaser ↗ · Sunfield Info Quick Reference Guide, v12 (July 2026) ↗ · Hays County Tax Office: account R128545 (Sunfield Phase One Sec One, MUD No. 1) ↗ · City of Buda: Sunfield MUD No. 1 draft preliminary official statement (2024) ↗
What is the Sunfield Buda tax rate?
The combined 2025 rate in Sunfield is $2.696924 per $100 of taxable value for a lot in MUD No. 1 and $2.726924 in MUD Nos. 3 and 4, according to the Hays County Tax Office parcel records. Every parcel we checked carries seven units: Hays CISD $1.1546, Hays County $0.3573, the Special Road District $0.0426, Austin Community College $0.1034, ESD No. 2 $0.069024, ESD No. 8 $0.10 and its MUD.
Phase numbers don't map to MUD numbers; a Phase Four lot we checked is in MUD No. 3. Pull the parcel before comparing homes. Taylor Morrison's payment calculator uses 2.726924%, the MUD No. 3 and 4 figure.
A homestead exemption lowers the bill. The county's 2025 list shows $140,000 for Hays CISD and 1% or $5,000 for the county, road district and ACC; the MUDs grant none. On a $400,000 homestead in MUD No. 3, that takes the 2025 bill from $10,908 to about $9,265 in our worked example. One parcel record shows an $8,000 road district exemption, so check yours. The Austin property taxes guide explains the 10% homestead cap.
Taxing units on a Sunfield lot: 2025 adopted rates
| Taxing unit | 2025 adopted, per $100 | On $100,000 (2025) | Homestead exemption |
|---|---|---|---|
| Hays Consolidated ISD | $1.154600 | $1,155 | $140,000 |
| Hays County | $0.357300 | $357 | 1% or $5,000 |
| Hays County Special Road District | $0.042600 | $43 | 1% or $5,000 on the county list |
| Austin Community College | $0.103400 | $103 | 1% or $5,000 |
| Northeast Hays County ESD No. 2 (EMS) | $0.069024 | $69 | None on the parcel record |
| Hays County ESD No. 8 (fire) | $0.100000 | $100 | None |
| Sunfield MUD No. 1 | $0.870000 | $870 | None |
| Sunfield MUD No. 3 or No. 4 | $0.900000 | $900 | None |
| Total, MUD No. 1 lot | $2.696924 | $2,697 | |
| Total, MUD No. 3 or No. 4 lot | $2.726924 | $2,727 |
Worked example: a $400,000 homestead in Sunfield MUD No. 3 at 2025 rates
| Taxing unit | Homestead exemption | Taxable value | Tax (computed) |
|---|---|---|---|
| Hays CISD | $140,000 | $260,000 | $3,002 |
| Hays County | $5,000 | $395,000 | $1,411 |
| Special Road District | $5,000 | $395,000 | $168 |
| Austin Community College | $5,000 | $395,000 | $408 |
| ESD No. 2 | None | $400,000 | $276 |
| ESD No. 8 | None | $400,000 | $400 |
| Sunfield MUD No. 3 | None | $400,000 | $3,600 |
| Total | $9,265, against $10,908 with no exemption |
Sources: Hays County Tax Office: account R128545 (Sunfield Phase One Sec One, MUD No. 1) ↗ · Hays County Tax Office: account R171985 (Sunfield Phase Four Sec Two, MUD No. 3) ↗ · Hays County: 2025 adopted tax rates and exemptions ↗ · Taylor Morrison: Sunfield ↗
Which Sunfield MUD is your lot in, and how much debt does it carry?
Sunfield spans four municipal utility districts, all active in the TCEQ Water Utility Database. MUD No. 4 is the master district for regional water, wastewater and drainage and has issued $68,895,000 in contract revenue bonds; the other districts pay their share through a contract tax, $0.215 of each 2025 rate. MUD No. 1 levied $0.87 for 2025 and MUD Nos. 3 and 4 levied $0.90, under orders adopted September 16, 2025.
Texas Water Code §49.452 requires the seller to give you the district's notice before the contract. MUD No. 3's notice lists $63,550,000 voted for water, sewer and drainage and $43,645,000 issued, plus $57,825,000 voted for roads and $53,665,000 issued. MUD No. 4's notice still says it has not imposed taxes, which its 2025 order contradicts.
None of the parcels we checked is in MUD No. 2, which levies no tax, with a projected rate of $1.20. It holds a bond election on November 3, 2026 for $279,500,000 in water, sewer and drainage bonds, $165,300,000 for roads and $33,800,000 for parks, each labeled "THIS IS A TAX INCREASE." For 2026, MUD No. 4 adopted $0.90 on September 1 and MUD Nos. 1 and 3 proposed their 2025 rates again. The new construction guide explains how a MUD tax changes the monthly cost.
Sunfield municipal utility districts: rates, debt and TCEQ records
| District | 2025 rate | 2026 rate | Bonds voted (water-sewer-drainage / roads / parks) | Bonds issued, same order | TCEQ acres |
|---|---|---|---|---|---|
| Sunfield MUD No. 1 | $0.87 | $0.87 proposed | $48,990,000 / $21,660,000 / $5,995,000 | $36,850,000 / $21,660,000 / $0 | 680.4 |
| Sunfield MUD No. 2 | None levied | None levied | $172,765,000 / none / none | $0 / $0 / $0 | 575.7 |
| Sunfield MUD No. 3 | $0.90 | $0.90 proposed | $63,550,000 / $57,825,000 / $5,025,000 | $43,645,000 / $53,665,000 / $0 | 864.06 |
| Sunfield MUD No. 4 (master) | $0.90 | $0.90 adopted September 1, 2026 | $124,025,000 / $70,350,000 / none | $0 / $24,240,000 / none | 665.44 |
Sources: TCEQ Water Utility Database: Sunfield MUD 1 ↗ · TCEQ Water Utility Database: Sunfield MUD 2 ↗ · TCEQ Water Utility Database: Sunfield MUD 3 ↗ · TCEQ Water Utility Database: Sunfield MUD 4 ↗ · Sunfield MUD No. 4: notice to purchaser ↗ · Sunfield MUD No. 1: order setting the 2025 tax rate ↗ · Sunfield MUD No. 3: order setting the 2025 tax rate ↗ · Sunfield MUD No. 4: order setting the 2025 tax rate ↗ · Texas Water Code §49.452, Notice to Purchasers ↗ · Sunfield MUD No. 3: notice to purchaser ↗ · Sunfield MUD No. 2: notice to purchaser ↗ · Sunfield MUD No. 2: order calling the November 3, 2026 bond election ↗ · Sunfield MUD No. 4: order setting the 2026 tax rate (September 1, 2026) ↗ · Sunfield MUD No. 1: 2026 tax rate hearing notice ↗ · Sunfield MUD No. 3: 2026 tax rate hearing notice ↗
How much is the Sunfield HOA in Buda?
Pulte's and Centex's Sunfield HOA pages both list dues of $400 per year, about $33 a month, for the Sunfield Community Association, managed by FirstService Residential. Both say the association is "controlled by the master developer," that "currently, the community runs at a deficit," and that "assessments can be increased by 10% each year." Taylor Morrison's payment calculator uses $90 a month instead, so dues may differ by section.
The association's August 2026 budget-to-actual report lists a working capital contribution and builder-to-homeowner transfer fees, but not the amount per home. Ask for the resale certificate and the current budget; Texas Property Code Chapter 209 gives a buyer the right to both.
Sources: Pulte Homes: Sunfield HOA ↗ · Centex: Sunfield HOA ↗ · Taylor Morrison: Sunfield ↗ · Sunfield Community Association: budget to actual, August 2026 ↗ · Texas Property Code Chapter 209, Texas Residential Property Owners Protection Act ↗
Which builders are selling in Sunfield, and from what prices?
The developer's builders page listed seven builders on September 29, 2026, in this order: Taylor Morrison, Pulte, Chesmar, Centex, CastleRock, David Weekley and DRB. It states no prices. On their own pages the same day, Centex listed plans from $324,146, David Weekley from $359,990, Pulte from $371,490 and Chesmar from $514,990, with 2,323 to 3,558 square feet.
For context, Unlock MLS reported a $355,000 median sale price across Hays County in August 2026, down 1.4% from a year earlier, with 5.5 months of inventory. A county median says nothing about a lot premium or a builder's incentive, and the builder's own contract governs both.
Builders listed by the developer, with prices from their own pages
| Builder | Price on its own Sunfield page | Square feet stated |
|---|---|---|
| Taylor Morrison | Not stated as a starting price | Not stated |
| Pulte Homes | From $371,490 (Hewitt) | Move-in homes of 1,846 and 2,284 |
| Chesmar Homes | From $514,990 | 2,323 to 3,558 |
| Centex | From $324,146 (Beeville) | 1,581 to 1,777 |
| CastleRock Communities | No Sunfield page loaded | Not stated |
| David Weekley Homes | From the $359s (The Homestead, $359,990) | 1,477 to 3,483 |
| DRB Homes | Page blocked automated checks | Not stated |
Sources: Sunfield: builders ↗ · Centex: Sunfield ↗ · David Weekley Homes: Sunfield ↗ · Pulte Homes: Sunfield ↗ · Chesmar Homes: Sunfield ↗ · Unlock MLS: August 2026 Central Texas Housing Report, released September 15, 2026 ↗
What schools serve Sunfield?
Sunfield is in Hays CISD. The developer's schools page lists Sunfield Elementary at 155 Vista Gardens Drive, inside the community, with McCormick Middle School and Johnson High School. This guide does not rate schools.
Zones move. For 2026-27, Hays CISD rezoned students in Turner's Crossing from Sunfield Elementary to Buda Elementary and from McCormick to Dahlstrom Middle School, according to Community Impact, and said high schools were not affected. Check a specific address with the district before relying on any assignment.
Sources: Sunfield: schools ↗ · Community Impact: Hays CISD rezones 6 schools (January 27, 2026) ↗
What amenities and roads should you know about?
The developer lists three amenity centers. The Lazy River center has more than 25,000 square feet of pool deck and a lazy river over 1,000 feet long, Sunbright has a Junior Olympic pool with lap lanes and an 8,000-square-foot pavilion, and the Lakeside center "will feature a second lazy river." It also lists more than 12 miles of hike and bike trails, catch-and-release lakes and dog parks.
Roads are the daily question. In a November 2025 reply posted on the resident site, Hays County's transportation director said plans for a signal at Main Street and Firecracker were in review, with repairs starting on Turnersville Road and resurfacing of Sunfield Parkway and Sunbright planned for early 2026. Drive FM 2001 and I-35 at the hours you would commute before counting on a time.
Sources: Sunfield: amenities ↗ · Hays County Director of Transportation reply to residents (November 2025) ↗
What should you do before the first Sunfield model-home visit?
Sign a written buyer agreement with your own agent before registering at any Sunfield sales office. Texas has required the agreement before a showing since January 1, 2026, and many builders recognize an agent only if named at first contact. Then ask the builder for the MUD notice for the lot, the HOA budget and resale certificate, and the builder's own contract, which is usually not the TREC form.
Look up the lot on the Hays County Tax Office site to confirm its MUD, check it in the FEMA Flood Map Service Center, and compare the builder's lender incentive against an outside quote at Freddie Mac's 7.03% average for the week of September 24, 2026. Our Austin flood map post explains the zones.
If you want the numbers run for a specific lot and builder, bring the address and the builder's sheet to David. He can pull the parcel's MUD, its notice and a payment scenario before you register.
Sources: Texas Occupations Code §1101.563, Written Agreement Required ↗ · Hays County Tax Office: account R128545 (Sunfield Phase One Sec One, MUD No. 1) ↗ · FEMA Flood Map Service Center ↗ · Freddie Mac: Primary Mortgage Market Survey, week of September 24, 2026 ↗
Common questions
Is Sunfield in Buda city limits?
No. The City of Buda lists Sunfield as outside its city limits, the MUD notices place it in Buda's extraterritorial jurisdiction, and the residential parcels we checked carry no City of Buda property tax. The City released 695.648 undeveloped Sunfield acres from its ETJ on June 4, 2024. A 2006 strategic partnership agreement allows full-purpose annexation later, after 30 years or once 90% of the utility bonds are issued, whichever comes first.
What is the tax rate in Sunfield Buda?
The combined 2025 rate is $2.696924 per $100 of taxable value for a lot in Sunfield MUD No. 1 and $2.726924 in MUD Nos. 3 and 4, according to the Hays County Tax Office. It covers Hays CISD, Hays County, the Special Road District, Austin Community College, two emergency services districts and the MUD.
How much is the Sunfield HOA?
Pulte's and Centex's Sunfield pages list HOA dues of $400 per year for the Sunfield Community Association, managed by FirstService Residential, and say assessments can rise 10% a year. Taylor Morrison's payment calculator uses $90 a month. Ask for the resale certificate for the exact figure on your lot.
What is a Sunfield MUD?
The Sunfield Municipal Utility Districts, Nos. 1 through 4, are special districts that issue bonds for water, wastewater, drainage and roads and repay them with their own property tax. For 2025, MUD No. 1 levied $0.87 per $100 and MUD Nos. 3 and 4 levied $0.90. MUD No. 2 levies no tax yet and holds a bond election on November 3, 2026.
What school district is Sunfield in?
Sunfield is in Hays CISD. The developer lists Sunfield Elementary, inside the community, with McCormick Middle School and Johnson High School. Hays CISD rezoned Turner's Crossing for 2026-27, so check your address with the district.
Who builds homes in Sunfield?
The developer listed seven builders on September 29, 2026: Taylor Morrison, Pulte, Chesmar, Centex, CastleRock, David Weekley and DRB. On their own pages, Centex started at $324,146, David Weekley at $359,990, Pulte at $371,490 and Chesmar at $514,990.
Who provides water in Sunfield?
The MUD No. 1 directory page lists Goforth Special Utility District for water, wastewater and trash. A 2024 draft bond document on the City of Buda's site names the Guadalupe-Blanco River Authority as the wholesale water supplier and the retail wastewater provider, so confirm with the builder for your lot.
Take this to your next conversation
- Look up the lot on the Hays County Tax Office site and note its Sunfield MUD before comparing homes.
- Ask the builder for the Water Code §49.452 MUD notice, the HOA budget and its own contract.
- Sign a written buyer agreement with your own agent before registering at a sales office.
Sources and review date
Every figure on this page was checked against these sources on . Rates, rules and fees change; confirm them for a specific property before relying on them.
- Sunfield: community site ↗
- Sunfield: location and directions ↗
- Sunfield: builders ↗
- Sunfield: amenities ↗
- Sunfield: schools ↗
- Scarborough Lane Development: Sunfield ↗
- Huitt-Zollars: Sunfield project ↗
- Sunfield Community Association resident site ↗
- Sunfield Info Quick Reference Guide, v12 (July 2026) ↗
- Sunfield Community Association: budget to actual, August 2026 ↗
- Hays County Director of Transportation reply to residents (November 2025) ↗
- Hays County: 2025 adopted tax rates and exemptions ↗
- Hays County Tax Office: account R128545 (Sunfield Phase One Sec One, MUD No. 1) ↗
- Hays County Tax Office: account R171985 (Sunfield Phase Four Sec Two, MUD No. 3) ↗
- Sunfield MUD No. 1: order setting the 2025 tax rate ↗
- Sunfield MUD No. 3: order setting the 2025 tax rate ↗
- Sunfield MUD No. 4: order setting the 2025 tax rate ↗
- Sunfield MUD No. 4: order setting the 2026 tax rate (September 1, 2026) ↗
- Sunfield MUD No. 1: 2026 tax rate hearing notice ↗
- Sunfield MUD No. 3: 2026 tax rate hearing notice ↗
- Sunfield MUD No. 1: notice to purchaser ↗
- Sunfield MUD No. 2: notice to purchaser ↗
- Sunfield MUD No. 3: notice to purchaser ↗
- Sunfield MUD No. 4: notice to purchaser ↗
- Sunfield MUD No. 2: order calling the November 3, 2026 bond election ↗
- District Directory: Sunfield Municipal Utility District No. 1 ↗
- City of Buda: Sunfield MUD No. 1 draft preliminary official statement (2024) ↗
- City of Buda: Buda Subdivisions list (city limits and out of city limits), revised 04/01/25 ↗
- City of Buda: Sunfield ETJ release (June 4, 2024) ↗
- David Weekley Homes: Sunfield ↗
- TCEQ Water Utility Database: Sunfield MUD 1 ↗
- TCEQ Water Utility Database: Sunfield MUD 2 ↗
- TCEQ Water Utility Database: Sunfield MUD 3 ↗
- TCEQ Water Utility Database: Sunfield MUD 4 ↗
- Texas Water Code §49.452, Notice to Purchasers ↗
- Pulte Homes: Sunfield ↗
- Pulte Homes: Sunfield HOA ↗
- Centex: Sunfield ↗
- Centex: Sunfield HOA ↗
- Chesmar Homes: Sunfield ↗
- Taylor Morrison: Sunfield ↗
- Community Impact: Hays CISD rezones 6 schools (January 27, 2026) ↗
- Texas Property Code Chapter 209, Texas Residential Property Owners Protection Act ↗
- FEMA Flood Map Service Center ↗
- Texas Occupations Code §1101.563, Written Agreement Required ↗
- Unlock MLS: August 2026 Central Texas Housing Report, released September 15, 2026 ↗
- Freddie Mac: Primary Mortgage Market Survey, week of September 24, 2026 ↗