# Master-planned community

A master-planned community is a large development built in phases under one plan, with homes, roads, parks, and often schools and shops. Also called MPC or planned community.

Data as of Oct 11, 2026. Page: https://boardwalkai.com/glossary/master-planned-community/

## What it is

A master-planned community is laid out from the start by one developer, often across hundreds or thousands of acres. It usually mixes home types with amenities, and builders buy lots in phases.

## What it tells you

A new master-planned community means years of lots, homes, roads, and utilities in one place, often with several homebuilders. Its first filings, like an annexation or development agreement, come well before the first home permits.

## How it moves through a city or county

1. The developer assembles land and may seek annexation.
2. A planned unit development, specific plan, or development agreement sets the overall plan.
3. A special district is often formed to finance roads, water, and sewer.
4. Each phase then goes through plats and site plans over many years.

The tools differ by state: planned unit developments in many places, specific plans in California, and districts like MUDs in Texas or metro districts in Colorado for financing.

Rules vary by state, county, and city. These pages describe common practice, not legal advice.

## Recent communities with 500+ homes

From public filings in Florida, Illinois, and Texas.

| Project | Location | Developer | Type | Size | Stage | Latest meeting |
|---|---|---|---|---|---|---|
| 599-Unit Single-Family Planned Unit Development | McHenry, IL | Lennar | Single-family | 599 homes · 293 acres | Approved | Jul 20, 2026 |
| 2,192-Unit Residential Development | Palm Bay, FL | DRP Solaris FL 2, LLC | Single-family | 2,192 homes · 829.3 acres | Seeking approval | Jul 16, 2026 |
| 594-Unit Residential Development on 269 Acres | Iowa Colony, TX | CWT Sierra, LP | Single-family | 594 homes · 269.4 acres | Recommended | Jan 27, 2026 |

Samples show projects filed by companies or public bodies.

## Find it on Boardwalk

Search Boardwalk for "master planned", or filter residential projects by acres or homes. [Start free trial](https://boardwalkai.com/auth/signup/)

## Related terms

- [Special district](https://boardwalkai.com/glossary/special-district/): A special district is a local government unit that funds or runs services like water and roads for one area.
- [Development agreement](https://boardwalkai.com/glossary/development-agreement/): A development agreement is a contract between a local government and a developer setting a project's rules, timing, and public improvements.
- [Planned unit development](https://boardwalkai.com/glossary/planned-unit-development/): A planned unit development, or PUD, is a custom zoning district for one project, with its own rules for uses and density.

## Common questions

### How do master-planned communities pay for roads and utilities?

Master-planned communities often pay for roads and utilities through a special district, like a MUD in Texas or a metro district in Colorado, which sells bonds repaid by taxes or assessments on the homes. A development agreement may split costs.

### When do homebuilders get involved in a master-planned community?

Homebuilders often contract for lots after the overall plan is approved and before the first plats are recorded. The plan, annexation, and development agreement filings show which communities are coming.

## Get the full data

- **Count for free.** Connect Boardwalk to Claude or ChatGPT and ask how many projects match. Counting is free during your trial and on every plan. [Use it in Claude or ChatGPT](https://boardwalkai.com/mcp/)
- **Open the records.** Start a 7-day free trial, no credit card. It includes 50 project records. [Start free trial](https://boardwalkai.com/auth/signup/)
- **Use it in your tools.** CSV export, the API, and the MCP server come with every plan. [API docs](https://boardwalkai.com/docs/api/)

## How to cite

Source: Boardwalk, "Master-planned community", boardwalkai.com/glossary/master-planned-community/, data as of Oct 11, 2026.

How we count: https://boardwalkai.com/coverage/#how-we-count