AUSTIN GUIDES / NEW CONSTRUCTION
Whisper Valley Austin: taxes, the PID, geothermal costs, HOA fees, schools and builders
Whisper Valley is a master-planned community of about 2,065 acres east of SH 130 in northeast Austin, bought by Taurus of Texas Holdings in 2006 and planned for about 7,500 homes, where every house is built to tie into a shared geothermal loop and carries rooftop solar. Its lots sit inside the City of Austin's limited-purpose limits, so they pay no City or MUD tax: the combined 2025 rate is $1.646168 per $100 across five units, computed from the Travis County Tax Office's adopted rates. Instead, each lot owes a City of Austin public improvement district (PID) installment, from $913.75 to $2,896.49 for the bill due January 31, 2027. This guide sets out every unit, all 13 PID lot types, the geothermal and HOA fees, Del Valle ISD's delayed high school and the five builders.
By David Eimer · Austin Guides · Facts reviewed
The numbers
- Combined 2025 tax rate
- $1.646168 per $100As of 2025 tax year
Five units on the TCAD lookup: Travis County, Travis Central Health, Austin Community College, Del Valle ISD and Travis County ESD No. 12. No City of Austin tax and no MUD.
Travis County Tax Office: 2025 tax rates by taxing unit (spreadsheet) ↗
- City PID installment due January 31, 2027
- $913.75 to $2,896.49 a year, by lot typeAs of 2026 Annual Service Plan Update, approved July 23, 2026
A fixed schedule per lot, not a rate on value; it runs to 2048, 2051 or 2053 depending on the phase and can be paid off at any time.
- City of Austin status
- Limited-purpose limitsAs of City jurisdictions map, October 3, 2026
Annexed for planning and zoning on August 26, 2010. The developer's FAQ says the City may offer full-purpose annexation once the PID bonds are paid.
City of Austin: jurisdictions map layer (BOUNDARIES_jurisdictions) ↗
- Del Valle ISD 2026 rate
- $1.0328 per $100, pending Proposition A on November 3, 2026As of District tax rate history, checked October 3, 2026
Up from $0.9489 for 2025. The county list shows a $0.943125 voter-approval rate, the most the district can levy without the election.
- Master HOA dues
- $82 a month, billed $246 a quarterAs of Developer FAQ, revised March 5, 2025
Increases are capped at 10% a year. EcoSmart's monthly geothermal service fee is separate and not published.
Whisper Valley: frequently asked questions insert (rev. March 5, 2025) ↗
- Builders listed by the developer
- 5As of October 3, 2026
AHA Dream Homes, GFO Home, Pacesetter Homes, Terrata Homes and Thurman Homes; 18 listed homes from $247,900 to $499,105 on the developer's inventory page.
- Median sale price, Travis County
- $489,000As of August 2026
Down 6.4% year over year with 5.1 months of inventory, according to Unlock MLS. A county median says nothing about one Whisper Valley lot.
Unlock MLS: August 2026 Central Texas Housing Report, released September 15, 2026 ↗
Where is Whisper Valley, and who develops it?
Whisper Valley is a master-planned community in northeast Austin, in Travis County, east of State Highway 130 along the corridor toward Manor. The City of Austin's July 2026 staff report says Taurus of Texas Holdings L.P. bought the 2,065-acre property in June 2006 and that the plan calls for about 7,500 single- and multi-family homes, more than 2 million square feet of retail and office space and 700 acres of open space to be dedicated to the City. The developer's pages give 2,062 to 2,067 acres and describe 5,000 single-family homes and 2,500 apartments.
The City Council approved a development agreement on June 18, 2009, annexed the land for limited purposes of planning and zoning on August 26, 2010, and created the public improvement district the same day. Building began with Village 1: the City records the Phase 1 plat in January 2015, Phase 2 in April 2020, and Phases 3 and 4 in 2022. The developer's site names Taurus Investment Holdings and its CEO, Peter A. Merrigan, and markets the community as "Austin's First Zero Energy Planned Community."
Whisper Valley at a glance
| Fact | As stated | Source |
|---|---|---|
| County | Travis County | TCAD lookup; developer FAQ |
| Address and ZIP | Manor, TX 78653 mailing addresses; Discovery and Amenity Center at 9400 Petrichor Blvd. | Developer location page; TCAD lookup |
| City status | City of Austin limited-purpose limits (planning and zoning); no City tax while the PID is in place | City jurisdictions map; City staff report; developer FAQ |
| Size and plan | 2,065 acres bought by Taurus of Texas Holdings L.P. in June 2006; about 7,500 single- and multi-family homes and more than 2 million sq ft of retail and office planned | City staff report, July 2026 |
| Open space | 700 acres to be dedicated to the City for trails and parkland, including the planned 600-acre Whisper Valley Park | City staff report; developer FAQ |
| Special district | Whisper Valley Public Improvement District, created August 26, 2010; no MUD | City staff report; TCAD lookup |
| Platted phases | Village 1 Phase 1 (2015), Phase 2 (2020), Phases 3 and 4 (2022) | City 2026 Annual Service Plan Update |
| School district | Del Valle ISD: Gilbert Elementary, Dailey Middle, Del Valle High School | TCAD lookup; developer FAQ |
| Fire and EMS | Travis County ESD No. 12, based in Manor | TCAD lookup; TCAD exemption listing |
| Heating and cooling | EcoSmart Solution's community GeoGrid geothermal loop, owned and operated by EcoSmart | EcoSmart; developer EcoSmart page |
| Electricity, water, trash | Bluebonnet Electric Cooperative, Austin Water, Texas Disposal Systems; all-electric, no gas | Developer FAQ |
| Apartments | The Evergreen at Whisper Valley, 350 units, first homes opening August 2025 | Developer Evergreen page |
Sources: City of Austin: Recommendation for Action, Whisper Valley PID 2026 Annual Service Plan Update (File 26-2041) ↗ · City of Austin: Whisper Valley Public Improvement District 2026 Annual Service Plan Update (Exhibit A, July 23, 2026) ↗ · Whisper Valley: community site (Taurus Investment Holdings) ↗ · Whisper Valley: about and master plan ↗ · Whisper Valley: the developer ↗ · Whisper Valley: frequently asked questions insert (rev. March 5, 2025) ↗ · Whisper Valley: location ↗
Is Whisper Valley in Austin city limits or in Manor?
Whisper Valley is inside the City of Austin, in its limited-purpose limits, even though its homes carry Manor, TX 78653 mailing addresses. The City's jurisdictions map returns "LIMITED PURPOSE PLANNING ZONING" for all four Whisper Valley addresses we checked, and the Travis Central Appraisal District's taxing-unit lookup for 16702 Sonoma Breeze Drive and for Gladsome Path lists no City of Austin unit. The developer's FAQ says the community is served by Travis County law enforcement, fire and emergency services rather than the City's.
The lookup names Travis County ESD No. 12, whose mailing address is in Manor, as the fire and EMS district. Utilities come from outside the City's electric system: the developer's FAQ lists Bluebonnet Electric Cooperative for power, Austin Water for water and sewer, Texas Disposal Systems for trash, and Google Fiber or AT&T Fiber for internet, and says the community is all-electric with no gas service. The same FAQ says that once the PID bonds are paid off, the City may offer to annex the community for full purposes, at which point City taxes would replace PID assessments.
Sources: City of Austin: jurisdictions map layer (BOUNDARIES_jurisdictions) ↗ · Travis Central Appraisal District: taxing unit lookup for 16702 Sonoma Breeze Dr (property search back end, JSON) ↗ · Travis Central Appraisal District: property search ↗ · Whisper Valley: frequently asked questions insert (rev. March 5, 2025) ↗ · Travis Central Appraisal District: 2026 Exemption Listing (July 19, 2026) ↗
What is the property tax rate in Whisper Valley?
The combined 2025 property tax rate in Whisper Valley is $1.646168 per $100 of taxable value, computed from the Travis County Tax Office's adopted rates for the five units on the TCAD lookup: Travis County $0.375845, Travis Central Health $0.118023, Austin Community College $0.1034, Del Valle ISD $0.9489 and Travis County ESD No. 12 $0.10. That is $1,646 a year per $100,000 before exemptions. The same five units at 2024 rates add to $1.650614, the figure the developer's FAQ prints, so the developer's number is a year old rather than wrong.
Exemptions reduce most of it. TCAD's 2026 exemption listing gives a $140,000 homestead exemption at Del Valle ISD, 20% at Travis County and Central Health, 1% with a $5,000 minimum at the college, and none at ESD No. 12. On a $400,000 homestead at 2025 rates, the property tax falls from $6,585 to $4,857 in our worked example. The PID installment sits on top and no exemption reduces it, which brings the example to $6,876 a year. The Austin property taxes guide explains the 10% homestead cap and the protest calendar.
Taxing units on a Whisper Valley lot: 2024 and 2025 adopted rates and 2026 rates as posted
| Taxing unit | 2024, per $100 | 2025 adopted, per $100 | On $100,000 (2025) | 2026 as posted, per $100 |
|---|---|---|---|---|
| Travis County | $0.344445 | $0.375845 | $376 | $0.386210 |
| Travis Central Health | $0.107969 | $0.118023 | $118 | $0.132863 |
| Austin Community College | $0.101300 | $0.103400 | $103 | $0.103643 |
| Del Valle ISD | $0.996900 | $0.948900 | $949 | $1.032800 pending Proposition A; voter-approval rate $0.943125 |
| Travis County ESD No. 12 | $0.100000 | $0.100000 | $100 | $0.100000 |
| City of Austin | None | None | $0 | None while the PID is in place |
| Total (computed) | $1.650614 | $1.646168 | $1,646 | $1.755516 if Proposition A passes; $1.665841 at the voter-approval rate |
Worked example: a $400,000 homestead on a Phase 3-4 40-foot lot (Lot Type 12) at 2025 rates
| Line | Homestead exemption | Taxable value | Amount (computed) |
|---|---|---|---|
| Del Valle ISD | $140,000 | $260,000 | $2,467 |
| Travis County | 20% | $320,000 | $1,203 |
| Travis Central Health | 20% | $320,000 | $378 |
| Austin Community College | 1% ($5,000 minimum) | $395,000 | $409 |
| Travis County ESD No. 12 | None | $400,000 | $400 |
| Property taxes | $4,857, against $6,585 with no exemption | ||
| City PID installment, Lot Type 12, due January 31, 2027 | Does not apply | Set by lot type | $2,019 |
| Total | $6,876, about $573 a month |
Sources: Travis Central Appraisal District: taxing unit lookup for 16702 Sonoma Breeze Dr (property search back end, JSON) ↗ · Travis County Tax Office: Truth in Taxation summary and tax rates ↗ · Travis County Tax Office: 2025 tax rates by taxing unit (spreadsheet) ↗ · Whisper Valley: frequently asked questions insert (rev. March 5, 2025) ↗ · Travis Central Appraisal District: 2026 Exemption Listing (July 19, 2026) ↗ · City of Austin: Whisper Valley Public Improvement District 2026 Annual Service Plan Update (Exhibit A, July 23, 2026) ↗
Will Whisper Valley taxes rise in 2026?
Whisper Valley's 2026 rate depends mostly on Del Valle ISD's Proposition A, a voter-approval tax rate election on November 3, 2026. The district's tax rate history lists a 2026-27 rate of $1.0328 per $100, $0.7328 for operations and $0.30 for debt, marked "Pending a successful Voter Approved Tax Rate Election in November," up from $0.9489 for 2025. The district's Proposition A page says the measure provides $13.9 million of new funding for staff pay, current programs and the cost of opening North Del Valle High School in 2028. Early voting runs October 19 to 30, and the registration deadline is October 5.
The other four units have posted 2026 rates on the county list downloaded October 3, 2026: Travis County $0.386210, Central Health $0.132863, the college $0.103643 and ESD No. 12 $0.10. If Proposition A passes and every posted rate stands, the 2026 total is $1.755516 per $100 (computed), $109 more per $100,000 than 2025. The county list also shows a $0.943125 voter-approval rate for the district, which would put the total at $1.665841. CBS Austin reported the district's estimate of a $9.14 yearly increase on its average home value of $314,376.
Sources: Del Valle ISD: tax rate history ↗ · Del Valle ISD: Proposition A ↗ · Travis County Tax Office: 2026 tax rates by taxing unit (spreadsheet, downloaded October 3, 2026) ↗ · Travis County Tax Office: Truth in Taxation summary and tax rates ↗ · CBS Austin: Del Valle ISD calls Nov. 3 VATRE election on tax rate to raise $13.9M a year (August 18, 2026) ↗
How much is the Whisper Valley PID assessment?
Every assessed Whisper Valley lot owes the City of Austin a PID installment set by its lot type, not its value. The buyer disclosures in the City's 2026 Annual Service Plan Update, approved July 23, 2026 by Ordinance No. 20260723-013, list 13 lot types. The installment due January 31, 2027 runs from $913.75 on a Phase 1 reimbursement 25-foot lot to $2,896.49 on a Phase 3-4 50-foot lot, and the schedules end in 2048 for Phase 1, 2051 for Phase 2 and 2053 for Phases 3 and 4. The 2024 Amended and Restated Service and Assessment Plan defines each type by phase and the lot width marketed to builders.
The disclosure also states that an assessment "may be paid in full at any time" and that installments "will vary from year to year" with interest and collection costs. A Lot Type 1 lot, for example, is scheduled to pay $932.04 in 2027 and $1,308.18 in 2047. The developer's PID article says the assessment "does not increase over time" because it is not tied to value; that is true of value, not of the schedule. Texas Property Code §5.014 requires the seller to give this notice before a binding contract, and the buyer may terminate if it is missing.
Whisper Valley PID: every lot type, its principal and its annual installments
| Lot type | Phase and lot width | Principal assessment | Installment due Jan. 31, 2027 | Last installment | All scheduled installments |
|---|---|---|---|---|---|
| 1 | Phase 1, 25-foot | $12,772.27 | $932.04 | 2048 | $24,134.81 |
| 2 | Phase 1, 50-foot | $20,923.68 | $1,526.88 | 2048 | $39,537.91 |
| 3 | Phase 1, 60-foot | $24,529.29 | $1,790.00 | 2048 | $46,351.17 |
| 4 | Phase 1 reimbursement lots, 25-foot | $12,814.35 | $913.75 | 2048 | $24,042.15 |
| 5 | Phase 1 reimbursement lots, 35-foot | $16,955.57 | $1,209.05 | 2048 | $31,811.87 |
| 6 | Phase 1 reimbursement lots, 50-foot | $20,992.61 | $1,496.91 | 2048 | $39,386.12 |
| 7 | Phase 1 reimbursement lots, 60-foot | $24,610.11 | $1,754.87 | 2048 | $46,173.23 |
| 8 | Phase 2, 25-foot | $21,401.02 | $1,566.14 | 2051 | $47,131.11 |
| 9 | Phase 2, 35-foot | $21,679.06 | $1,586.48 | 2051 | $47,743.43 |
| 10 | Phase 2, 50-foot | $29,325.20 | $2,146.03 | 2051 | $64,582.40 |
| 11 | Phases 3 and 4, 35-foot | $25,747.61 | $1,959.86 | 2053 | $53,832.90 |
| 12 | Phases 3 and 4, 40-foot | $26,530.00 | $2,019.42 | 2053 | $55,468.70 |
| 13 | Phases 3 and 4, 50-foot | $38,052.41 | $2,896.49 | 2053 | $79,559.67 |
Sources: City of Austin: Whisper Valley Public Improvement District 2026 Annual Service Plan Update (Exhibit A, July 23, 2026) ↗ · City of Austin: City Council regular meeting, July 23, 2026, Item 13 (Ordinance No. 20260723-013) ↗ · City of Austin: Whisper Valley PID 2024 Amended and Restated Service and Assessment Plan (November 21, 2024) ↗ · Whisper Valley: The Benefits of a PID (July 20, 2022) ↗ · Texas Property Code §5.014, Notice of Obligations Related to Public Improvement District ↗
Is a PID better than a MUD or the City tax?
A PID replaces the City tax in Whisper Valley, so the fair comparison is the PID installment against what the City would levy. The 2024 Service and Assessment Plan sized first-year installments at the equivalent of $0.5287 to $0.5434 per $100 of each lot type's estimated buildout value. For Lot Type 12, the 2027 installment of $2,019.42 on the plan's $373,000 estimated value works out to $0.5414 per $100 (computed). The City's 2026 rate of $0.579948 on the same value would be $2,163 with no exemption, or $1,731 after the City's 20% homestead exemption (computed).
The trade-offs cut both ways. A MUD tax is a rate on value with no fixed end, as in Easton Park; the PID is a schedule with an end year and a payoff option, but homestead exemptions and over-65 freezes do not reduce it. The City staff report lists the debt it secures: $1,865,000 left on a 2011 series, $4,130,000 on the 2019 bonds, $6,688,000 on the 2022 bonds and $11,693,000 on the 2024 bonds as of June 30, 2026, with another 2011 series paid off in 2016. Chapter 372 of the Local Government Code governs the district.
Sources: City of Austin: Whisper Valley PID 2024 Amended and Restated Service and Assessment Plan (November 21, 2024) ↗ · City of Austin: Whisper Valley Public Improvement District 2026 Annual Service Plan Update (Exhibit A, July 23, 2026) ↗ · Travis County Tax Office: 2026 tax rates by taxing unit (spreadsheet, downloaded October 3, 2026) ↗ · Travis Central Appraisal District: 2026 Exemption Listing (July 19, 2026) ↗ · City of Austin: Recommendation for Action, Whisper Valley PID 2026 Annual Service Plan Update (File 26-2041) ↗ · Texas Local Government Code Chapter 372, Improvement Districts in Municipalities and Counties ↗
How does the Whisper Valley geothermal system work, and what does it cost?
Whisper Valley homes have no conventional outdoor air conditioner. The developer's EcoSmart page says each home connects through a ground-source heat pump to the GeoGrid, a community network of vertical and horizontal piping, and that the heat pump also makes hot water; every home also has solar panels, a Sense energy monitor and wiring for a Level 2 vehicle charger. The developer reports an average HERS energy rating of 16 against a target of 25 or lower, where a typical new home scores around 60. EcoSmart Solution says it "owns and operates the district geothermal system."
The geothermal service is a separate monthly bill. The developer's FAQ says the assessment covers operating costs, warranty, service and maintenance of the GeoGrid and tells buyers to "check with a representative for pricing"; neither the developer nor EcoSmart publishes the amount. EcoSmart's residents page says its responsibility ends at the geothermal connection box in the back yard, with anything inside the home falling to the builder or warranty provider. Ask for the fee, its escalation terms and the service agreement in writing before signing.
The developer's pages still advertise a 30% federal tax credit for the solar and geothermal equipment. The IRS's Residential Clean Energy Credit page, updated July 4, 2026, says the credit "is not available for any property placed in service after December 31, 2025," so a home completed now does not qualify. Electricity comes from Bluebonnet Electric Cooperative, whose rates page lists a $22.50 monthly service availability charge; the developer's FAQ calls it the minimum to stay on the grid. Bluebonnet's page does not state how exported solar is credited, so ask the cooperative.
Sources: Whisper Valley: EcoSmart ↗ · Whisper Valley: geothermal homes ↗ · Whisper Valley: community site (Taurus Investment Holdings) ↗ · EcoSmart Solution: home ↗ · EcoSmart Solution: residents ↗ · Whisper Valley: frequently asked questions insert (rev. March 5, 2025) ↗ · IRS: Residential Clean Energy Credit (updated July 4, 2026) ↗ · Bluebonnet Electric Cooperative: rates ↗
How much are Whisper Valley HOA fees?
The Whisper Valley Master Association assessment is $82 a month, collected quarterly at $246, according to the developer's FAQ revised March 5, 2025, which adds that increases may not exceed 10% a year. Pacesetter Homes' community page lists the same $246 a quarter. The association maintains common areas, parks and amenities, runs lifestyle programming and enforces the Development Area Declaration, Design Guidelines and Master Covenant. The association website linked from the developer's community page returned an error when we checked on October 3, 2026.
Add up every recurring line before comparing Whisper Valley with a community that has a MUD: the HOA, the EcoSmart geothermal fee, Bluebonnet's charges, the PID installment and the property taxes. Ask the builder for the resale certificate, the association's current budget and any transfer or capital fees; Texas Property Code Chapter 209 gives a buyer the right to the resale certificate and budget.
Recurring charges a Whisper Valley owner should price, as published
| Charge | Amount | Source |
|---|---|---|
| Whisper Valley Master Association | $82 a month, collected as $246 a quarter; increases capped at 10% a year | Developer FAQ (rev. March 5, 2025); Pacesetter Homes |
| EcoSmart geothermal service assessment | Monthly; amount not published ("check with a representative for pricing") | Developer FAQ; EcoSmart residents page |
| Bluebonnet Electric | $22.50 monthly service availability charge plus $0.095983 per kWh across the published components (computed); Bluebonnet's own example is $118.49 at 1,000 kWh | Bluebonnet rates page (updated June 2023); developer FAQ |
| City PID installment | $913.75 to $2,896.49 for the bill due January 31, 2027, by lot type | City 2026 Annual Service Plan Update |
| Property taxes | $1.646168 per $100 for 2025 before exemptions | Travis County Tax Office |
Sources: Whisper Valley: frequently asked questions insert (rev. March 5, 2025) ↗ · Pacesetter Homes: Whisper Valley ↗ · Whisper Valley: community and amenities ↗ · Texas Property Code Chapter 209, Texas Residential Property Owners Protection Act ↗
Which builders are selling in Whisper Valley, and from what prices?
The developer's builders page listed five builders on October 3, 2026: AHA Dream Homes "From the Mid $400s," GFO Home "From the Upper $400s," Pacesetter Homes "From the High $200s," Terrata Homes "From the upper $300s" and Thurman Homes "From the mid $400s." Its home page says prices start "from the mid $300s" and the builders page says "the high $200s – $600s," so treat any starting-price phrase as marketing. Terrata is LGI Homes' brand; the developer's page says LGI acquired Buffington Homes, which had built here.
The developer's inventory page listed 18 homes the same day, from $247,900 for a 1,149-square-foot Pacesetter home on Sonoma Breeze Drive to $499,105 for a 2,693-square-foot GFO home on Petrichor Boulevard. Pacesetter's own page said "From the Low $300s" and listed six quick move-ins from $289,900 to $359,900, along with a 1.60 tax rate and PID fees of $1,480.46 to $2,003.66, older figures than the City's 2026 schedule. Unlock MLS reported a $489,000 median sale price in Travis County in August 2026, down 6.4% from a year earlier, with 5.1 months of inventory.
Builders listed by the developer, with its wording and the homes on its inventory page
| Builder | Developer's wording | Lots and model | Listed on the developer's inventory, October 3, 2026 |
|---|---|---|---|
| AHA Dream Homes | From the Mid $400s | 50-foot lots; model at 9516 Petrichor Blvd. | 1 home at $419,700, 1,848 sq ft |
| GFO Home | From the Upper $400s | 50-foot lots; model at 9504 Petrichor Blvd. | 6 homes from $439,685 to $499,105, 2,153 to 2,693 sq ft |
| Pacesetter Homes | From the High $200s | 25- and 35-foot lots; model at 9900 Petrichor Blvd. | 7 homes from $247,900 to $359,900, 1,149 to 2,184 sq ft; Pacesetter's own page says "From the Low $300s" |
| Terrata Homes (LGI Homes) | From the upper $300s | 50-foot lots; model at 9520 Petrichor Blvd. | 3 homes from $324,900 to $334,900, 1,403 to 1,864 sq ft |
| Thurman Homes | From the mid $400s | 40- and 50-foot lots; model at 9508 Petrichor Blvd. | 1 home at $439,000, 1,257 sq ft |
Sources: Whisper Valley: builders ↗ · Whisper Valley: community site (Taurus Investment Holdings) ↗ · Whisper Valley: homes for sale (inventory) ↗ · Whisper Valley: Terrata Homes ↗ · Pacesetter Homes: Whisper Valley ↗ · Unlock MLS: August 2026 Central Texas Housing Report, released September 15, 2026 ↗ · City of Austin: Whisper Valley Public Improvement District 2026 Annual Service Plan Update (Exhibit A, July 23, 2026) ↗
What schools serve Whisper Valley?
Whisper Valley is in Del Valle ISD, not Manor ISD, despite the Manor mailing address: the TCAD lookup lists Del Valle ISD for both addresses we checked. The developer's FAQ lists Gilbert Elementary at 5412 Gilbert Road, Dailey Middle School at 1400 Westall Street and Del Valle High School at 5201 Ross Road. The district began redrawing attendance zones in 2026 ahead of its second high school, so confirm a specific address in Del Valle ISD's school finder. This guide does not rate schools.
The new campus inside Whisper Valley, North Del Valle High School, has slipped. The developer's home page still says fall 2026 and its schools page says fall 2027, but Del Valle ISD announced on May 27, 2026 that it will open in fall 2028. The district said the developer, Club Deal 120 Whisper Valley Limited Partnership, had not built the surrounding roads, costing more than $12.3 million, and "is now in default of its obligations under the Post-Closing Construction Agreement"; the district had already spent about $7 million on utility work. Ninth graders expected there in fall 2027 will start at Del Valle High School and move over in tenth grade.
Sources: Travis Central Appraisal District: taxing unit lookup for 16702 Sonoma Breeze Dr (property search back end, JSON) ↗ · Whisper Valley: frequently asked questions insert (rev. March 5, 2025) ↗ · Whisper Valley: schools ↗ · Whisper Valley: community site (Taurus Investment Holdings) ↗ · Del Valle ISD: attendance zones ↗ · Del Valle ISD: school zone search ↗ · Del Valle ISD: North Del Valle High School opening adjusted to 2028 (May 27, 2026) ↗
What amenities, parks, roads and flood checks matter in Whisper Valley?
The developer lists a Discovery and Amenity Center at 9400 Petrichor Boulevard with a resort-style pool, fitness center and show kitchen, plus a dog park, playgrounds, managed organic gardens and trails across 700 acres of green space. The Evergreen at Whisper Valley, a 350-unit apartment community, began opening homes in August 2025. The biggest piece is still a plan: Community Impact reported in June 2023 that the 600-acre Whisper Valley Park would cost more than $8 million, be built in seven phases starting in 2026 with trails along Gilleland Creek, and connect toward Walter E. Long Park and East Metropolitan Park.
SH 130 is the main route; the developer also describes a planned transit hub for "a future stop on the Green Line," a commuter train it says will connect downtown Austin to Manor. Drive SH 130, Braker Lane, US 290 and FM 973 at the hours you would; this guide makes no commute-time claims. Flood risk is set lot by lot: open the address in the City's ATXFloodPro tool and the FEMA Flood Map Service Center, read our Austin flood map post, and check the public records listed on /research.
Sources: Whisper Valley: community and amenities ↗ · Whisper Valley: community site (Taurus Investment Holdings) ↗ · Whisper Valley: The Evergreen at Whisper Valley ↗ · Community Impact: $8M park in Manor to begin construction in 2026 (June 22, 2023) ↗ · Whisper Valley: location ↗ · City of Austin: ATXFloodPro ↗ · FEMA Flood Map Service Center ↗
What should you do before the first Whisper Valley model-home visit?
Sign a written buyer agreement with your own agent before registering at any Whisper Valley model on Petrichor Boulevard. Texas has required the agreement before a showing since January 1, 2026, under Occupations Code §1101.563, which also requires it to state that broker compensation is not set by law and is fully negotiable, and many builders recognize an agent only if named at first contact. Then ask the builder for the PID notice for the exact lot type, the EcoSmart service agreement and fee, the HOA resale certificate and budget, and its own contract, which is usually not the TREC form.
Run the TCAD lookup on the address, find the lot's type in the City's assessment roll, and price the payoff against the 2048 to 2053 schedule. Check the lot in ATXFloodPro and drive SH 130 at your hours. Compare the builder's lender incentive against an outside quote at Freddie Mac's 7.28% average 30-year rate for the week of October 1, 2026. To run the numbers on a specific lot, bring the address and the builder's sheet to David; he can pull the parcel's taxing units, its PID schedule and a payment scenario before you register.
Sources: Texas Occupations Code §1101.563, Written Agreement Required ↗ · Travis Central Appraisal District: taxing unit lookup for 16702 Sonoma Breeze Dr (property search back end, JSON) ↗ · City of Austin: Whisper Valley Public Improvement District 2026 Annual Service Plan Update (Exhibit A, July 23, 2026) ↗ · City of Austin: ATXFloodPro ↗ · Freddie Mac: Primary Mortgage Market Survey, week of October 1, 2026 ↗
Common questions
Is Whisper Valley in Austin or Manor?
Whisper Valley is inside the City of Austin's limited-purpose limits, though homes use Manor, TX 78653 mailing addresses. The City's jurisdictions map shows limited-purpose planning and zoning status, and the Travis Central Appraisal District lists no City of Austin tax on Whisper Valley addresses. Travis County ESD No. 12 provides fire and EMS.
What is the property tax rate in Whisper Valley?
The combined 2025 rate in Whisper Valley is $1.646168 per $100 of taxable value, computed from the Travis County Tax Office's adopted rates for Travis County, Travis Central Health, Austin Community College, Del Valle ISD and Travis County ESD No. 12. There is no City or MUD tax, but each lot also owes a City PID installment of $913.75 to $2,896.49 for 2027.
How much is the Whisper Valley PID?
The City of Austin's 2026 Annual Service Plan Update sets the installment due January 31, 2027 at $913.75 to $2,896.49 depending on the lot's type, which depends on its phase and width. Principal balances run from $12,772.27 to $38,052.41, the schedules end in 2048, 2051 or 2053, and an owner may pay the assessment off at any time.
Does Whisper Valley have a MUD?
No. Whisper Valley has no municipal utility district; Austin Water serves the community. Its infrastructure is financed by the Whisper Valley Public Improvement District, which the Austin City Council created on August 26, 2010, and owners pay a fixed annual PID installment by lot type instead of a MUD tax rate.
How much are Whisper Valley HOA fees?
The Whisper Valley Master Association assessment is $82 a month, collected quarterly at $246, according to the developer's FAQ revised March 5, 2025, with increases capped at 10% a year. Owners also pay a monthly EcoSmart geothermal service fee whose amount neither the developer nor EcoSmart publishes.
Do Whisper Valley homes still get the 30% solar and geothermal tax credit?
Not for a home finished now. The developer's pages still mention a 30% credit, but the IRS's Residential Clean Energy Credit page says the credit is not available for any property placed in service after December 31, 2025. Ask a tax preparer about your own situation before counting on any credit.
What school district is Whisper Valley in?
Whisper Valley is in Del Valle ISD. The developer lists Gilbert Elementary, Dailey Middle School and Del Valle High School. North Del Valle High School, being built in the community, will open in fall 2028 rather than 2027 because the developer had not built the access roads, according to a May 27, 2026 district announcement.
Who builds homes in Whisper Valley?
The developer listed five builders on October 3, 2026: AHA Dream Homes, GFO Home, Pacesetter Homes, Terrata Homes and Thurman Homes. Its inventory page showed 18 homes from $247,900 to $499,105, and every builder's homes connect to EcoSmart's geothermal GeoGrid and carry solar panels.
Take this to your next conversation
- Find the lot's PID type in the City's assessment roll and price the installment schedule and the payoff.
- Get EcoSmart's monthly geothermal fee and service agreement in writing before signing.
- Sign a written buyer agreement with your own agent before registering at a model home.
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.
- Whisper Valley: community site (Taurus Investment Holdings) ↗
- Whisper Valley: about and master plan ↗
- Whisper Valley: the developer ↗
- Whisper Valley: frequently asked questions insert (rev. March 5, 2025) ↗
- Whisper Valley: location ↗
- Whisper Valley: community and amenities ↗
- Whisper Valley: schools ↗
- Whisper Valley: EcoSmart ↗
- Whisper Valley: geothermal homes ↗
- Whisper Valley: The Evergreen at Whisper Valley ↗
- Whisper Valley: The Benefits of a PID (July 20, 2022) ↗
- Whisper Valley: builders ↗
- Whisper Valley: homes for sale (inventory) ↗
- Whisper Valley: AHA Dream Homes ↗
- Whisper Valley: GFO Home ↗
- Whisper Valley: Pacesetter Homes ↗
- Whisper Valley: Terrata Homes ↗
- Whisper Valley: Thurman Homes ↗
- Pacesetter Homes: Whisper Valley ↗
- EcoSmart Solution: home ↗
- EcoSmart Solution: residents ↗
- City of Austin: Whisper Valley Public Improvement District 2026 Annual Service Plan Update (Exhibit A, July 23, 2026) ↗
- City of Austin: Recommendation for Action, Whisper Valley PID 2026 Annual Service Plan Update (File 26-2041) ↗
- City of Austin: City Council regular meeting, July 23, 2026, Item 13 (Ordinance No. 20260723-013) ↗
- City of Austin: Whisper Valley PID 2024 Amended and Restated Service and Assessment Plan (November 21, 2024) ↗
- City of Austin: jurisdictions map layer (BOUNDARIES_jurisdictions) ↗
- Travis County Tax Office: Truth in Taxation summary and tax rates ↗
- Travis County Tax Office: 2025 tax rates by taxing unit (spreadsheet) ↗
- Travis County Tax Office: 2026 tax rates by taxing unit (spreadsheet, downloaded October 3, 2026) ↗
- Travis Central Appraisal District: taxing unit lookup for 16702 Sonoma Breeze Dr (property search back end, JSON) ↗
- Travis Central Appraisal District: property search ↗
- Travis Central Appraisal District: 2026 Exemption Listing (July 19, 2026) ↗
- Del Valle ISD: tax rate history ↗
- Del Valle ISD: Proposition A ↗
- Del Valle ISD: North Del Valle High School opening adjusted to 2028 (May 27, 2026) ↗
- Del Valle ISD: attendance zones ↗
- Del Valle ISD: school zone search ↗
- CBS Austin: Del Valle ISD calls Nov. 3 VATRE election on tax rate to raise $13.9M a year (August 18, 2026) ↗
- Community Impact: $8M park in Manor to begin construction in 2026 (June 22, 2023) ↗
- IRS: Residential Clean Energy Credit (updated July 4, 2026) ↗
- Bluebonnet Electric Cooperative: rates ↗
- Texas Property Code §5.014, Notice of Obligations Related to Public Improvement District ↗
- Texas Local Government Code Chapter 372, Improvement Districts in Municipalities and Counties ↗
- Texas Property Code Chapter 209, Texas Residential Property Owners Protection Act ↗
- Texas Occupations Code §1101.563, Written Agreement Required ↗
- City of Austin: ATXFloodPro ↗
- FEMA Flood Map Service Center ↗
- Unlock MLS: August 2026 Central Texas Housing Report, released September 15, 2026 ↗
- Freddie Mac: Primary Mortgage Market Survey, week of October 1, 2026 ↗