Bob Ratliff Blog: What is MUD in Real Estate Terms for Texas residents?

What is MUD in Real Estate Terms for Texas residents?

What is MUD in Real Estate Terms for Texas residents?

A planned unit development (PUD) is a type of building development and also a regulatory process. As a building development, it is a designed grouping of both varied and compatible land uses, such as housing, recreation, commercial centers, and industrial parks, all within one contained development or subdivision.


PUDs are created by a local government body, such as a city, county or metropolitan service area (two or more communities joining together for public utility purposes). Normally the districts are non-profit.


PUDs are often governed by a commission, which may be appointed or elected.


Municipal Utility Districts (MUD) are similar but have taxation authority while most PUD do not. Public utility districts (PUD) have similar functions, but are created by a local government body such as a city or county, and have no authority to levy taxes.


A municipal utility district (MUD) is a special-purpose district or other governmental jurisdiction that provides public utilities (such as electricity, natural gas, sewage treatment, waste collection/management, wholesale telecommunications, and water) to district residents. Local residents may vote to establish a municipal utility district, which is represented by a board of directors elected by constituents. As governmental bodies, they are usually nonprofit.


Many of our Cedar Park and Leander neighborhoods will be in a MUD and I would love the opportunity to help you better understand “notice to purchaser”, a required document that must be signed by seller and buyer prior to close which explains the minutes, fees etc of a MUD.



What is MUD in Real Estate Terms for Texas residents?

Your local Cedar Park, & Leander Real Estate Consultant

Bob Ratliff, REALTOR®

(512) 587-5689


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Comment balloon 22 commentsBob Ratliff • November 19 2014 03:51AM


This is great information for home buyers in your area. They should work with you if they wnat to buy a home . You know your job well and are a good real estate agent.

Posted by Gita Bantwal, REALTOR,ABR,CRS,SRES,GRI - Bucks County & Philadel (RE/MAX Centre Realtors) over 5 years ago

Hi Bob.  Definitely mud in your eye when it comes to the monthly cost.

Posted by Conrad Allen, Webster, Ma, Realtor (Re/Max Professional Associates) over 5 years ago

Good information on PUD's and MUD's.....just give me a rental property and I'm happy.  I prefer someone else do all the work and maintenance.

Posted by Roger D. Mucci, Lets shake things up at your home today! (Shaken...with a Twist 216.633.2092) over 5 years ago

Good morning, Bob. We have PUD's in our area, but this is the first I've heard of MUD's. Thanks for the information--if they come about in the Charlotte area, I'll be one step ahead of everyone else!

Posted by Nina Hollander, Your Charlotte/Ballantyne/Waxhaw/Fort Mill Realtor (Coldwell Banker Realty) over 5 years ago

Hi Bob, Very informative. I must confess I haven't heard the term. We have a neighborhood or two that have their own sewer systems but it is billed through the utility company. I will be on the watch for this.

Posted by Debbie Reynolds, Your Dedicated Clarksville TN Real Estate Agent (Platinum Properties) over 5 years ago


PUD becomes very confusing to buyers in this area. You've provided a wise and important educational post on a topic of value.

Posted by Patricia Feager, MBA, CRS, GRI,MRP, Selling Homes Changing Lives (DFW FINE PROPERTIES) over 5 years ago

Hi Bob: When a local government is involved in a housing development or project such as MUD, the buyers should only be contacting a Realtor who is well-versed in this type of housing. They should call you and only you.

Posted by Maria Gilda Racelis, Home Ownership is w/in Reach. We Make it Happen! (Home Buyers Realty, LLC-Manchester, Bolton. Vernon,Ellington) over 5 years ago

Thank you all very much for taking time to comment, I've been away from the computer wrapping up a closing and just wanted to say thank you all.

Posted by Bob Ratliff, "Sold with Bob" (Robert Ratliff Realty) over 5 years ago

Excellent information Bob. I have heard of PUD's many times but MUD's are a new one to me. Thanks for the explanation.

Posted by Noah Seidenberg, Chicagoland and Suburbs (800) 858-7917 (Coldwell Banker) over 5 years ago

Bob we have PUD's here in CT, but we call them Planned Unit Developments.  However, this is the first time I have heard the term MUD, but it is an interesting concept.

Posted by George Souto, Your Connecticut Mortgage Expert (George Souto NMLS #65149 FHA, CHFA, VA Mortgages) over 5 years ago

MUD are taxed PUDs are not.

Municipal Utility District...... is very common in Texas

Posted by Bob Ratliff, "Sold with Bob" (Robert Ratliff Realty) over 5 years ago

Bob, Good explanation of a term which  most folks do not understand. Like your area we have MUD's in virtually every neighborhood. Thanks for the post! 

Posted by Robert Bob Gilbert, Your Katy TX ( West of Houston) Real Estate Expert (Berkshire Hathaway HomeServices Anderson Properties) over 5 years ago


 Great and informative blog for those new to MUD. We too have them in Katy and it is very hard for people moving in from out of state they look at me like I am nuts! LOL!

Posted by Yolanda Cordova-Gilbert over 5 years ago

Bob~ stellar post! "You nail it big-time, awesome explanation on PUD and MUD... And I am confident so many folks need to know this info

Posted by Jon Kolsky, Licensed California Real Estate Broker (Kolsky Realty & Management) over 5 years ago

     What an interesting term - "MUD".   Does the acronym for Municipal Utility District carry any negative connotations?

Posted by Fred Griffin Tallahassee Real Estate, Licensed Florida Real Estate Broker (Fred Griffin Real Estate) over 5 years ago

Hello Bob,

PUD's and MUD's...just a few of the acronyms we real estate professionals deal with here in Texas!

Posted by Lisa Von Domek, ....Experience Isn't Expensive.... It's Priceless! (Lisa Von Domek Team) over 5 years ago

Bob, PUDs I've heard of before, but never MUDs. Thanks for the information and meaning of the two acronyms.

Posted by Rebecca Gaujot, Realtor®, Lewisburg WV, the go to agent for all real estate (Vision Quest Realty) over 5 years ago

Wow, Bob. This is great local information for your area. We don't have MUD districts in my market. I hadn't even heard of them until I read your post. 

Posted by Debbie Laity, Your Real Estate Resource for Delta County, CO (Cedaredge Land Company) over 5 years ago

Good morning Bob,

Just goes to show you real estate is local! LOL! We had a MUD in Canyon Creek and fought the City of Austin because we felt we were doubled taxed. After 8 years in court we won!! Our tax rate went down and we are happy campers!! Our tax rate now is lower than many areas thus attractive to buyers looking at how much they are paying for property taxes. Great topic!!

Posted by Dorie Dillard CRS GRI ABR, Serving Buyers & Sellers in NW Austin Real Estate (Coldwell Banker United Realtors® ~ 512.750.6899) over 5 years ago

Nice explanation, Bob.  It's interesting how many things out there are misunderstood or just not known. 

Posted by Toni Weidman, 20+ Years Selling Homes in New Port Richey, FL (Sailwinds Realty) over 5 years ago

So, Bob, I guess you could have your PUD in a MUD, but can't make MUD in a PUD.  

Posted by Gabe Sanders, Stuart Florida Real Estate (Real Estate of Florida specializing in Martin County Residential Homes, Condos and Land Sales) over 5 years ago

Can MUD be removed? Or how long are we going to have it at PILOT KNOB?

Posted by NoMUDplz over 1 year ago