Meraki in Forney, Texas: The Complete Buyer's Guide to Forney's Newest Master-Planned Community

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Twenty-one miles east of downtown Dallas, on 1,079 acres of northwest Kaufman County land shaped by two large lakes and more than 300 acres of preserved open space, one of North Texas's most experienced master-planned community developers is building something new.

The developer is Tellus Group — the Plano-based firm behind Windsong Ranch in Prosper, one of the most recognized master-planned communities in the entire DFW market. The community is called Meraki. The location is FM 548 and Mann Road in Forney, Texas, less than a quarter mile from charming downtown Forney. The builder lineup includes five of the most respected names in North Texas new construction. Homes start in the low $300s and scale through the $600s. Model homes are now open.

This is the complete guide: the developer and what their track record means for buyers, the five builders and their specific product, the tax rate picture in detail, the Kaufman County MUD risk buyers must understand, the schools, the amenities, the commercial build-out happening around the community, and an honest assessment of who Meraki is right for and who it isn't.

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The Developer: Tellus Group and the Windsong Ranch Pedigree

Meraki is not Tellus Group's first community. Understanding what Tellus has built before — and how those communities performed — is the clearest signal a buyer can get about what Meraki will become.

Windsong Ranch in Prosper, Texas, is Tellus Group's flagship community. With 3,200 planned lots, a resort-caliber amenity center, multiple pools, a "Crystal Lagoon" swimming amenity, and Prosper ISD school zoning, Windsong Ranch became one of the most high-profile and well-regarded master-planned communities in the DFW Metroplex. It has appeared on RCLCO's national top-selling master-planned communities list and redefined what buyers expect from the Prosper corridor.

Mosaic, Tellus Group's development near Fort Worth, is a 1,700-lot community built on the same design philosophy: walkable land planning, significant open space, connected trails, and a curated builder roster.

Sherley Farms, Tellus Group's next planned community at 3,000 lots, is in active development, demonstrating that the firm's pipeline is healthy and growing.

Meraki is Tellus Group's entry into the Kaufman County market — specifically Forney, which has been among the fastest-growing cities in Texas for nearly a decade. The developer's track record of delivering resort-quality amenities at accessible price points, combined with Forney's genuine affordability advantage over northern DFW markets, creates the thesis for why this community exists where it does and when it does.

"At Tellus Group, we pride ourselves on developing high-quality residential communities using thoughtful land planning that will 'wow' families and create close-knit neighborhoods," said Craig Martin, CEO and founding partner, at the announcement of the project. "Meraki is built on those same principles."

The infrastructure loan for Meraki — provided by First Continental's master-planned community fund — was described as the largest loan in First Continental's 30-year history. That is not routine financing. It reflects institutional confidence in Tellus Group's track record and in the Kaufman County residential demand thesis.

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The Numbers: How Large Is Meraki?

• Total acreage: 1,079 to 1,100 acres (northwest Kaufman County)
• Total planned homes: 2,700 to 2,721
• Phase one homesites: 406
• Lot widths available: 40, 45, 60, and 70 feet
• Open space: 300+ acres preserved
• Lakes: Two lakes totaling approximately 70 acres
• Build-out target: 2035
• Project valuation: approximately $1.5 billion
• Location: FM 548 and Mann Road, Forney, TX 75126
• Distance from downtown Dallas: approximately 21 miles
• Distance from downtown Forney: approximately 0.2 miles

Phase one's 406 homesites represent the first 15% of the total community footprint — meaning buyers who contract now are genuinely early, with significant influence over lot selection and floor plan choice before the broader buyer pool engages.

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Location: Forney, FM 548, and the Case for the East Corridor

Forney is the county seat of Kaufman County and one of the fastest-growing cities in Texas. Its growth has been driven by a combination of factors: genuine affordability relative to the northern DFW suburbs, direct access to downtown Dallas via US-80 (approximately 25 to 35 minutes under normal conditions), and an expanding commercial and retail footprint that increasingly allows residents to live locally without driving to Dallas for routine errands.

Meraki's specific location — FM 548 and Mann Road, approximately six miles north of US-80 — puts the community in the heart of northwest Kaufman County's growth corridor. The address is technically in the Forney area but sits at the edge of McLendon-Chisholm territory. Less than a quarter mile separates the community's entrance from downtown Forney, making this one of the most walkable-to-downtown positions of any master-planned community in the east DFW corridor.

Highway access from Meraki:

• US-80 — the primary east-west artery connecting Forney to Dallas; accessible from FM 548 in approximately 10 minutes
• I-20 — accessible south via FM 548 and east Kaufman County routes, connecting to Grand Prairie and Arlington
• I-635 (LBJ Freeway) — approximately 20 miles west via US-80, connecting to the DFW highway network
• I-30 — accessible via the northern Kaufman County approach, connecting to East Dallas and Fort Worth

Distance to key destinations:

• Downtown Dallas: approximately 21 miles, 25–45 minutes depending on time of day via US-80
• Lake Ray Hubbard (Rockwall waterfront): approximately 13 miles
• Mesquite: approximately 15 miles via US-80
• Rockwall (The Harbor): approximately 15 to 20 minutes
• DFW Airport: approximately 38 to 44 miles
• Baylor Scott & White Hospital: approximately 44 miles

The commute reality check: US-80 is the primary artery for Forney residents heading to Dallas. Under normal conditions, the drive to downtown Dallas can take 25 to 30 minutes. During peak morning rush hour — particularly inbound toward Dallas from 7 to 9 AM — the same drive regularly stretches to 45 to 60 minutes. US-80 is a two-lane highway in sections and does not offer the same multi-lane capacity as I-75 or I-35. Buyers who work daily in downtown Dallas should drive the commute during rush hour before committing — not just on a Saturday afternoon. Buyers who work remotely, have flexible hours, or work in Mesquite, Garland, or the eastern Dallas employment corridors will find the commute significantly more manageable.

What Forney's commercial growth means for daily life: The build-out of retail and dining around Forney meaningfully reduces how often Meraki residents need to leave for routine needs. As of 2025–2026, within driving distance of Meraki:

• H-E-B — opened in Forney, bringing Texas's most beloved grocery chain directly to the area; no longer requiring a drive to the Mesquite or Rockwall locations
• Costco — opened nearby, adding warehouse club access that has historically required a trip into the DFW core for Forney residents
• Home Depot — nearby in the expanding Forney retail corridor
• BJ's Wholesale Club — opening nearby in 2026
• Target — opening nearby in 2026
• Texas Health Hospital Forney — opening in 2027, bringing full-service hospital care within the Forney market

The arrival of H-E-B and Costco — within months of each other — signals that major national retailers have assessed Kaufman County's growth trajectory and made long-term capital commitments to the market. That is not a coincidence. It is a retailer vote of confidence in the population base and income demographics of the eastern DFW growth corridor.

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The Amenities: Lakes, Trails, and a Lakeside Amenity Center

Meraki's amenity philosophy mirrors Tellus Group's established approach from Windsong Ranch: lead with the land, preserve what's natural, and build infrastructure that creates daily reasons to be outside.

Two Large Lakes — Approximately 70 Acres of Water

The community's two lakes — preserved from the natural features of the site — are the visual and experiential centerpiece of Meraki. Combined, they total approximately 70 acres of water. Both are described as opportunities for fishing, picnicking, stone skipping, and watching sunsets across the water.

The lakes anchor Meraki's identity the way Painted Tree's 20-acre lake anchors that community — they are not retention ponds or decorative features. They are genuine bodies of water visible from trails, parks, and future lakeside homesites throughout the community.

Future Lakeside Amenity Center with Resort-Style Pool

A full amenity center is planned for the community, positioned with lake views and designed around resort-style pools with sun decks and private cabanas. The amenity center is a future-phase component — meaning it will not be operational from day one for the first residents. Buyers contracting in phase one should factor in a timeline for amenity completion that likely follows residential build-out by 12 to 24 months.

A community pavilion, large-scale playground, and outdoor gathering space are also planned as part of the amenity infrastructure.

300+ Acres of Open Space with Trails and Scenic Overlooks

Meraki reserves more than 300 acres — nearly 30% of the total community acreage — for open space, parks, and greenways. The trail network winds through this preserved landscape, connecting all sections of the community and leading to scenic overlooks with lake and prairie views.

The land plan's design philosophy — short blocks, connected green spaces, linear parks, and traffic-calming streetscapes — is specifically intended to encourage walking and outdoor interaction as daily habits rather than planned weekend activities. Pocket parks throughout the community ensure that every resident is within a short walk of green space.

Planned On-Site Elementary School (Forney ISD)

A site within the Meraki community has been designated for a future Forney ISD elementary school campus. Forney ISD's land designation within the community reflects the district's active approach to planning for growth — recognizing that a 2,700-home community will generate significant enrollment and planning the school placement accordingly.

The school is a future campus, not currently operational. Buyers with school-age children in phase one should plan on driving or busing to existing Forney ISD campuses until the on-site school opens — which will depend on enrollment demand and ISD capital funding timelines.

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The Builders: Five Names, One Standard

Tellus Group was deliberate in its builder selection for Meraki. "We were intentional in selecting builders who understand how families live and connect within a community," said Craig Martin. "Each brings strength in design, quality and customer experience, helping deliver homes that truly enhance life at Meraki."

The five builders offer meaningful product diversity — from entry-level single-story plans in the low $300s to larger two-story homes with premium finishes approaching $600,000.

Highland Homes — From the $360s to the $510s

Highland Homes is among the most respected Texas-focused production builders in the DFW market. Their Meraki product spans three lot widths with distinct price tiers:

• 45-foot lots: Starting from the $360s
• 60-foot lots: Starting from the $470s
• 70-foot lots: Starting from the $510s

Highland's model home at Meraki is anticipated to be ready by the end of 2026. Their product emphasizes design-forward interiors, energy efficiency, and construction quality standards that consistently earn strong customer satisfaction reviews. For buyers who want the most recognized name in Texas luxury production building at Meraki's price points, Highland is the benchmark.

Perry Homes — From the $460s to the $530s

Perry Homes is the largest woman-owned homebuilder in America, with more than 57 years of homebuilding in Texas. Family-owned and operated, they build with a 95% homeowner satisfaction rating and an industry-leading new home warranty across all products.

At Meraki, Perry builds on 45-foot lots with homes ranging from approximately 1,910 to 2,594 square feet, priced from $461,900 to $535,900. All Perry homes at Meraki include smart home technology as a standard feature. Their 2026W plan — one of their Meraki-specific designs — is available for touring at 2009 Meraki Parkway.

Perry's multi-generational reputation in Texas homebuilding, combined with their smart home standard inclusion, makes them a strong option for buyers who prioritize long-term brand accountability and warranty reliability.

American Legend Homes — From the Mid $400s

American Legend Homes builds on 50-foot-wide homesites at Meraki, offering one- and two-story floor plans ranging from 2,168 to 3,500 square feet. American Legend is known for their emphasis on lifestyle-oriented design — flexible spaces, large kitchen islands, open-concept social areas, and outdoor living extensions that make North Texas's weather a feature rather than a limitation.

Their Meraki product positions buyers who want more square footage than the 45-foot products but aren't ready for the wider 60-foot or 70-foot lot price tiers. At 2,168 to 3,500 square feet on a 50-foot homesite, American Legend offers the most range of any single builder at Meraki.

Bloomfield Homes — From the $460s

Bloomfield Homes is a DFW-native production builder with one of the most transparent and consistent build processes in the market. Their Meraki starting price sits at $462,990 for their phase one offerings. Bloomfield's standard inclusions — particularly in kitchens, flooring, and exterior materials — are frequently cited by buyers as being more generous than comparable builders at similar price points.

Bloomfield's approach to buyer communication and construction transparency makes them particularly well-suited for first-time new construction buyers who need more support navigating the process. Their Meraki product is a strong consideration for buyers comparing value per square foot across the five-builder lineup.

Westfield Homes — From the Low $300s

Westfield Homes is Meraki's entry-level builder and the most recently announced addition to the community roster, closing their lots in April 2026 with homes available beginning Summer 2026. They are a subsidiary of Bridge Tower Group, a Dallas-based real estate investment and development firm, backed by a leadership team with over 80 years of combined industry experience.

Westfield at Meraki offers three floor plans:

• Clover — 1,720 sq ft, single-story
• Bluebell — 1,815 sq ft, single-story
• Mayfield — 2,164 sq ft, two-story

All three come with 3- and 4-bedroom options. Homes are priced starting in the low $300s — the most accessible entry point in Meraki and one of the most accessible for any master-planned community in the eastern DFW corridor.

Every Westfield home at Meraki is built to a standard specification that includes quartz countertops, soft-close cabinetry, luxury vinyl flooring, gas appliances, and energy-efficient technology. For buyers who want new construction in a Tellus Group community at the lowest possible price point without sacrificing standard finishes, Westfield is the answer.

 

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Pricing by Builder and Lot Width

The combined floor plan range across all five builders — 1,720 to 6,000 square feet — gives Meraki one of the widest product spectrums of any comparable east DFW master-planned community. Buyers at virtually every point in the family-formation lifecycle can find a product that fits.

Budget guidance: Add 10 to 13% to base pricing for upgrades, lot premiums, and options. On a $450,000 base home, budget $495,000 to $509,000 in total home cost before closing costs. Lot premiums on lake-view, greenbelt-adjacent, or corner homesites will push prices above the base regardless of builder.

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Schools: Forney ISD

All homes in Meraki are served by Forney Independent School District. Forney ISD is one of the fastest-growing school districts in Texas, driven by Kaufman County's explosive population growth over the past decade. The district has responded with a consistent school construction program that carries the maximum I&S (debt service) tax rate of $0.50 per $100 — the legal ceiling in Texas — reflecting the bond burden of building schools for a district growing this rapidly.

Forney ISD is notable for its Opportunity Central campus, a career and technical education (CTE) hub that offers high school students access to industry certifications, dual credit coursework, and hands-on career preparation across multiple industry sectors. For families who prioritize career-readiness programming alongside academic preparation, Forney ISD's CTE investment is a meaningful differentiator.

The district's academic performance on state benchmarks is mixed — strong in some areas, improving in others — reflecting the growth-management challenges inherent in a district that has nearly doubled in enrollment within a short timeframe. Buyers who are prioritizing TEA "Exemplary" or "Recognized" campus ratings as their primary housing filter should review current Forney ISD campus data directly at the Texas Education Agency's website before contracting.

The planned on-site elementary school within Meraki will serve the community when enrollment demand and ISD capital funding align — likely within the community's 10-year build-out period, though no specific opening date has been announced.

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The Tax Rate: What Buyers Actually Owe in Kaufman County

This section is the most important financial section in this guide for Kaufman County new construction buyers. Read it carefully.

The Base Ad Valorem Rate: Approximately 1.99%

A typical Meraki homeowner within the City of Forney's tax jurisdiction faces a combined ad valorem rate of approximately 1.99%, composed of:

In dollar terms at base rate:

• A home appraised at $400,000 × 1.99% = $7,960 per year ($663/month)
• A home appraised at $500,000 × 1.99% = $9,950 per year ($829/month)
• A home appraised at $600,000 × 1.99% = $11,940 per year ($995/month)

These are pre-homestead-exemption estimates on the full appraised value.

The homestead exemption: Texas's $140,000 school homestead exemption (Proposition 13, approved November 2025, effective 2026 tax year) reduces your taxable value for the Forney ISD component — the largest slice of the combined rate at $1.287 per $100. For a buyer with a $500,000 appraised home, this exemption saves approximately $1,802 per year on the ISD portion alone. File with the Kaufman Central Appraisal District (kaufman-cad.org) by April 30 of the year following your purchase.

Why Forney ISD carries the maximum I&S rate: Forney ISD's debt service rate sits at the legal maximum of $0.50 per $100 — the ceiling Texas law allows for school bond repayment. This reflects the volume of school construction bonds the district has issued to keep pace with explosive enrollment growth. Forney ISD has lowered its overall rate for five consecutive years through 2023–24, totaling more than 25 cents in reduction — a meaningful trend — but the I&S component remains at the ceiling until existing bonds are retired. Buyers should understand this is a structural feature of fast-growing school districts, not a sign of fiscal mismanagement.

The MUD Risk: The Most Critical Tax Question for Meraki Buyers

This is the most important thing any Kaufman County new construction buyer needs to understand before signing a contract.

Kaufman County — particularly its newer residential developments — has numerous Municipal Utility Districts (MUDs) and special districts that can add 50% or more to a homeowner's total tax bill on top of the standard ad valorem rate. A base rate of 1.99% in a community with no special district is a materially different financial situation than a 1.99% base rate plus a 0.50% to 1.00% MUD levy — which can push the effective rate above 2.50% to 3.00%.

For Meraki specifically: As of this publication, the community's official MUD or special district status has not been publicly disclosed in available marketing materials. This is not unusual for a community in early infrastructure development — special district designations are sometimes established as the community's phases develop.

What every Meraki buyer must do before signing: Ask the builder's sales representative, in writing:

1. Is this homesite within a Municipal Utility District?
2. If yes, what is the current MUD tax rate per $100 valuation?
3. Does the MUD rate apply to the full appraised value without homestead reduction?

If the builder cannot answer these questions directly, request that they provide the information from the Kaufman Central Appraisal District or direct you to the applicable taxing entity. Do not close on a Meraki home without a confirmed answer on special district tax status for your specific homesite.

MUD taxes are billed separately from ad valorem property taxes and are calculated on your home's full appraised value — not your post-homestead-exemption taxable value. A MUD rate of $0.50 per $100 on a $500,000 home adds $2,500 per year to your carrying cost regardless of your homestead exemption. A MUD rate of $1.00 per $100 adds $5,000.

The practical guidance: Budget conservatively. Assume the possibility of a MUD or special district assessment until you have written confirmation otherwise. If your monthly payment math only works at the base 1.99% rate with no special district, you need to confirm the tax structure before you are contractually committed.

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Putting It All Together: The True Monthly Carrying Cost

For a Meraki buyer purchasing a $500,000 home, a conservative monthly carrying cost estimate — assuming no MUD — looks like this:

• Property taxes (1.99%, pre-homestead): approximately $829/month
• HOA dues: confirm with your builder before contracting; Tellus Group communities typically run $600 to $1,200/year based on amenity scope; this will be confirmed as the community's HOA is formalized
• Homeowners insurance: approximately $175 to $275/month
• Total non-mortgage obligations: approximately $1,050 to $1,350/month before any MUD assessment

If a MUD applies at a rate of $0.75 per $100, add approximately $313/month on a $500,000 home. This number is real money and must be confirmed before you sign.

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Forney: The City Around Meraki

Understanding Forney as a city — not just as a location marker — helps buyers assess whether the lifestyle matches their expectations.

Forney is a city of approximately 40,000 people and growing rapidly. Its historic downtown — less than a quarter mile from Meraki's entrance — features a weekly Saturday farmers market, local restaurants, small shops, and seasonal events that reflect an active small-town civic culture. The McKinney Roughs Nature Park, Tawakoni State Park, and Lake Ray Hubbard are all accessible from Forney within 30 to 45 minutes for outdoor recreation beyond what the community itself provides.

Forney's growth trajectory has attracted significant commercial investment. The H-E-B and Costco openings — occurring within the same period as Meraki's launch — are not coincidental. National retailers locate in markets where they have confidence in sustained population and income growth. Kaufman County's 133% increase in property tax base values over the last five years tells the same story in a different format.

Forney has also been recognized for its quality-of-life investments: parks, recreation programs, and the expanding Forney ISD's career education infrastructure. The Opportunity Central campus, in particular, gives Forney ISD students access to career training programming that many larger urban districts have not matched.

What Forney is not: a dense urban environment with walkable dining, nightlife, or arts programming at the scale of downtown McKinney, Frisco's Legacy West, or Southlake Town Square. Buyers who need that energy close to home will find Forney's current downtown charming but limited. The 20 to 30-minute drive to Rockwall's Harbor District or Mesquite's restaurant corridor provides more options, but it requires a drive.

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Meraki vs. Comparable East DFW Communities

For buyers evaluating the eastern DFW growth corridor, here is how Meraki fits within the landscape:

Meraki vs. Solterra (Mesquite, MISD): Solterra offers a more complete amenity package right now (resort pools operational, treehouse park built) and a shorter commute to Dallas — but at a 3.34% tax rate plus a 20-year PID assessment. Meraki's base rate of 1.99% is materially lower, and the community offers newer construction and a Tellus Group design standard. Solterra serves MISD; Meraki serves Forney ISD.

Meraki vs. ValleyBrooke (Mesquite, MISD): ValleyBrooke is a smaller, boutique 235-home community. Meraki is 2,700 homes with significantly more amenity investment and five builders. ValleyBrooke's proximity to Dallas is shorter; Meraki offers a more complete community vision.

Meraki vs. Heartland (Kaufman County, Crandall ISD): Heartland is the other large master-planned community in the Kaufman County corridor, currently in active build-out. Heartland has more established amenities. Meraki has Tellus Group's pedigree and a premium land plan. Both are in similar commute territory.

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Who Meraki Is Right For

Meraki works well for:

Buyers priced out of the northern DFW suburbs who want a genuine master-planned community experience at accessible prices. Westfield Homes starting in the low $300s, within a Tellus Group community with two 70-acre combined lakes and a Windsong Ranch developer, is a combination that does not exist in Frisco, McKinney, or Flower Mound at any price.

Remote and hybrid workers for whom the US-80 commute is not a daily concern. If you're in the office two or three days a week, Forney's commute math changes entirely. The price-per-square-foot advantage over comparable northern suburbs can fund a home office, a third bedroom, and a larger lot — all of which benefit from being home more often.

Families who want Forney ISD's Opportunity Central CTE programming and are comfortable with the district's growth-stage academic profile. The on-site elementary school will, when built, create a community where school and neighborhood life are directly integrated.

First-time buyers who want new construction from a nationally respected builder at prices that close. Perry Homes and Westfield Homes both offer product in the $300s to $400s with industry-leading warranty programs, in a community that will appreciate as Tellus Group's infrastructure investment matures.

Meraki may not be right for buyers who:

Drive to downtown Dallas every day and cannot accept a 45-to-60-minute peak-hour commute on US-80. The drive is real, the road is what it is, and buyers should assess it honestly before committing to a location 21 miles east.

Need amenities operational from day one. The resort-style pool and full amenity center are future-phase components. Phase one residents will have parks, trails, and lake access — but not a completed resort pool or clubhouse.

Have not confirmed the MUD or special district tax status for their specific homesite. Buying in Kaufman County new construction without verifying special district tax obligations is the single largest financial risk a buyer can take. Do not skip this step.

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Buying New Construction at Meraki: What Every Buyer Should Know

Your buyer's agent costs you nothing. All five builders at Meraki pay co-op commissions to buyer's agents. The sales representatives on-site represent the builder. An independent buyer's agent represents you — reviewing contracts, comparing builders, negotiating incentives, and making sure the full cost picture is clear before you sign.

Confirm MUD status in writing before signing anything. Ask for the complete list of taxing entities that apply to your specific homesite. Get the answer in writing. This is non-negotiable due diligence in Kaufman County.

Builder incentives are real — especially for phase one buyers. Interest rate buydowns (2/1 buydowns, permanent rate reductions), closing cost contributions, and option credits are available from most builders. Perry Homes, Westfield, and others have structured preferred lender incentives. Compare those terms against your own lender before accepting them.

Phase one lots are the first and best opportunity. 406 phase one homesites will sell. Once they're gone, builders open phase two — at prices that typically reflect appreciation from phase one. The buyers who locked in phase one lots at ValleyBrooke, Painted Tree, and Solterra are sitting on meaningful built equity compared to later-phase buyers.

Get a new construction inspection. Every builder, without exception. Pre-drywall and final walkthrough. This is your home — an independent inspector is a few hundred dollars against a six-figure purchase.

File your homestead exemption. Kaufman Central Appraisal District (kaufman-cad.org). April 30 deadline. The $140,000 school homestead exemption under Proposition 13 (effective 2026) reduces the Forney ISD portion of your bill. Missing the deadline costs you thousands.

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The Bottom Line

Meraki is what happens when the developer of Windsong Ranch decides Kaufman County is ready for its own landmark master-planned community. The land plan is thoughtful. The builder roster is the best available at this price tier in the east DFW corridor. The two lakes and 300 acres of open space create a daily outdoor living experience that no competing Forney community currently offers. And the entry price — starting in the low $300s from Westfield Homes — puts Tellus Group community membership within reach of a buyer profile that hasn't had access to this quality of master-planned design in this part of the Metroplex.

The honest tradeoffs are real: the US-80 commute requires eyes-open assessment, the amenities are future-phase, and the Kaufman County MUD risk demands due diligence before any contract is signed. But for buyers who do that work upfront, Meraki represents one of the most compelling new community opportunities in the eastern DFW market in 2026.

Model homes are now open. Phase one has 406 homesites. The window to be an early buyer is now.

If you want to tour Meraki, compare all five builders side by side, verify the tax structure for specific homesites, and navigate the contract process with experienced representation, we're here to help.

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Frequently Asked Questions About Meraki

Who developed Meraki? Tellus Group, a Plano-based residential development firm that also developed Windsong Ranch in Prosper and Mosaic near Fort Worth. CEO Craig Martin is the founding partner.

Where is Meraki located? FM 548 and Mann Road, Forney, TX 75126 — approximately 21 miles east of downtown Dallas in northwest Kaufman County. Less than 0.2 miles from downtown Forney.

What is the property tax rate at Meraki? The base combined ad valorem rate is approximately 1.99%, composed of City of Forney ($0.421), Forney ISD ($1.287), and Kaufman County ($0.278). Additionally, buyers must verify whether their specific homesite is within a Municipal Utility District (MUD), which can add 0.50% to 1.00%+ to the effective tax rate. Confirm with your builder and the Kaufman Central Appraisal District before closing.

Is there a MUD at Meraki? MUD status for Meraki homesites has not been publicly confirmed in available marketing materials as of this publication. Buyers must ask the builder directly and verify in writing whether a MUD or other special district applies to their specific homesite. This is the single most important financial due diligence step for any Kaufman County new construction buyer.

What are the builders at Meraki? Five builders: American Legend Homes, Bloomfield Homes, Highland Homes, Perry Homes, and Westfield Homes.

What is the price range? Westfield Homes starts in the low $300s. Highland Homes starts from the $360s on 45-foot lots and scales to the $510s+ on 70-foot lots. Perry Homes ranges from $461,900 to $535,900. Bloomfield starts at $462,990. American Legend builds from the mid $400s. Across all builders, pricing ranges from the low $300s to the $600s+ with larger floor plans.

What lot widths are available? 40, 45, 50, 60, and 70 feet, depending on the builder and phase.

How many homes are planned? Approximately 2,700 total homes at full build-out, with 406 homesites in phase one. Full build-out is targeted for 2035.

What school district serves Meraki? Forney Independent School District. A site for a future on-site Forney ISD elementary school has been designated within the community.

What amenities does Meraki have? Two lakes totaling approximately 70 acres, 300+ acres of preserved open space, scenic trails and overlooks, a future lakeside amenity center with resort-style pool and private cabanas, a community pavilion, a large-scale playground, pocket parks, and a pedestrian-friendly land plan connecting all sections of the community.

When are model homes open? Model homes are currently open. Perry Homes model: 2009 Meraki Pkwy (45' lots). Highland Homes model anticipated by end of 2026. Westfield Homes tours available by appointment beginning late Spring 2026 (469-629-1013).

How does Meraki compare to Windsong Ranch? Windsong Ranch is Tellus Group's flagship in Prosper — a more mature, higher-priced community with Prosper ISD and a Crystal Lagoon amenity already operational. Meraki is earlier in its development arc, at a lower price point, in Forney ISD. The developer is the same; the community is earlier-stage and significantly more affordable.

What new retail is opening near Meraki? H-E-B (open), Costco (open), Home Depot (nearby), BJ's Wholesale Club (2026), Target (2026), Texas Health Hospital Forney (2027).