MUD/WCID & PID Disclosures for Aubrey Buyers and Sellers

Buying or selling a home in Aubrey and seeing “MUD,” “WCID,” or “PID” on listings or tax pages? You are not alone. These special districts help fund water, sewer, roads, and other improvements, and Texas law requires clear written notices to buyers. In this guide, you will learn what the notices are, when you must deliver them, how to verify if a property is inside a district, and what it means for your budget and closing. Let’s dive in.

MUD, WCID, and PID basics

A Municipal Utility District (MUD) or Water Control and Improvement District (WCID) is a special-purpose local government that finances and maintains infrastructure. A Public Improvement District (PID) finances public improvements through assessments on benefiting properties. Newer communities around Aubrey often use one or more of these tools to build infrastructure.

The key for you is the notice. Texas law requires sellers to provide a written notice to buyers when a property is inside one of these districts. The notice explains taxes or assessments, bonds, services, and buyer obligations.

Required notices and timing

MUD and WCID notice

• Texas Water Code requires a seller to give the buyer a written MUD notice before the buyer signs a binding contract. Buyers sign to acknowledge receipt. If the seller misses this timing, statutes provide buyer remedies. See Texas Water Code section 49.452 for the rules and remedies: Water Code §49.452.

PID notice

• Texas Property Code requires a seller to give a written PID notice before contract execution if the property is in a PID. The statute also explains buyer termination rights and remedies if the notice is late. See Property Code §5.014.
• In 2021, HB 1543 strengthened PID notice timing to mirror many MUD rules. You can review the bill text here: HB 1543 (2021).

How to verify a district in Aubrey

Use at least two sources and save your notes or screenshots.

Quick three-step check

1. Check Denton County’s tax resources to see which taxing units apply to the parcel. Start with the county’s overview page: Denton County Tax Jurisdiction.
2. Confirm the parcel on the Denton CAD GIS Special Districts layer, which shows MUD, WCID, and PID boundaries and names: DCAD Special Districts layer.
3. Find the district’s website or public posting. Districts are expected to maintain and provide their statutory notice. You can also watch City of Aubrey public postings here: City of Aubrey Public Notices. Districts have duties to post and issue notices on request under Chapter 49 of the Water Code.

Aubrey-area districts to know

Denton CAD’s Special Districts layer lists many local districts. Examples that appear in the Aubrey area include:

• Aubrey PID No. 2
• Big Sky MUD of Denton County
• Northwest Denton County MUD 1

Always verify a specific parcel, since boundaries vary by street and subdivision. You can view the county’s overlay here: DCAD Special Districts layer.

What the notice tells you

Expect the notice to summarize:

• Whether the district levies ad valorem taxes or special assessments and at what rate
• Bonds or indebtedness and the financial obligations tied to your property
• Services the district provides and district contact information

For PID assessment mechanics and service plan filings, see Local Government Code §372.013. For MUD content and duties, see Water Code §49.452.

If the notice is missed

For PIDs

• If a required PID notice is not delivered before contract execution, the buyer may terminate the contract or pursue statutory remedies before closing. See Property Code §5.014 and §5.0141.

For MUDs and WCIDs

• The Water Code provides remedies if the notice is not delivered as required. It also addresses signatures and recording when notice is provided at closing. See Water Code §49.452.

If you have a dispute, speak with a Texas real estate attorney for guidance on your specific situation.

Seller checklist for Aubrey

Follow this workflow before you list or accept an offer:

• Confirm the parcel’s taxing entities with Denton County resources: Denton County Tax Jurisdiction.
• Verify district boundaries and names in the county GIS: DCAD Special Districts layer.
• Obtain the district’s official “Notice to Purchaser.” If the district posts a completed notice on its website, use that. Districts are expected to provide the completed form upon written request under Chapter 49.
• If the district has no posted form, complete the notice using district data. TREC has a voluntary backup form and guidance on when it is appropriate to use it: TREC voluntary form guidance.
• Provide the completed notice to the buyer before the buyer signs a binding contract. Keep proof of delivery and signatures. At closing, ensure the notice is executed correctly and recorded when required. See Water Code §49.452.

Buyer tips for Aubrey

• Ask for the district notice early and read it carefully. Look for tax rates, assessments, bond obligations, and any expiration dates on assessments.
• Use the county resources to cross-check district status and rates. Start with Denton County Tax Jurisdiction and the DCAD Special Districts layer.
• Confirm your lender’s escrow and underwriting assumptions include district taxes or assessments. For plain-English background on recent changes, see the Texas Real Estate Research Center’s overview: Clear as MUD.

Closing and recording

When notice is provided at or near closing, statutes require the notice to be signed by both parties and, in certain cases, recorded in the county deed records. Title companies rely on district filings and the posted notice to confirm status. See Water Code §49.452 for signature and recording details.

Work with a local guide

Getting MUD, WCID, and PID notices right protects your deal and avoids last-minute surprises. If you are planning to buy or sell in Aubrey, you can count on clear education, careful documentation, and calm guidance from a local specialist. Connect with Asha Rani to verify district status, prepare the correct notices, and move forward with confidence.

FAQs

What are MUD, WCID, and PID districts in Aubrey?

• They are special districts that finance and maintain infrastructure and may levy taxes or assessments that require a written notice to buyers under Texas law.

When must a seller deliver a MUD or PID notice in Texas?

• Before the buyer signs a binding contract, with remedies if late. See Water Code §49.452 and Property Code §5.014.

How can an Aubrey buyer confirm a home is in a district?

• Check the county tax resources and the DCAD Special Districts layer, then confirm with the district’s posted notice or office; start here: Denton County Tax Jurisdiction and DCAD Special Districts layer.

What costs should Aubrey buyers expect in a district?

• Expect line items for district ad valorem taxes and, for PIDs, special assessments; the district notice and service plan explain rates and terms. See Local Government Code §372.013.

What happens if the required notice is not provided before contract?

• Buyers may have statutory termination or damage remedies that vary for PIDs versus MUDs. See Property Code §5.0141 and Water Code §49.452.