WHAT IS A MUD?

by Ann Marie Kennon

A Municipal Utility District (MUD) in Texas is a special government entity created nearly 100 years ago to provide public utilities and services to a specific area. Residents may think of them as a management entity for a neighborhood or area. MUDs are usually formed in areas that are developing or growing, allowing them to have essential services without waiting for the city or county to extend infrastructure to include their homes.

MUD residents pay taxes to fund services, and the MUD is run by an elected board of directors. With a crucial role in fostering vibrant neighborhoods, MUD boards manage and improve utilities and amenities proactively, which enhances the overall quality of life and potentially increases property values.

The Jarrell area has four MUDs:

• SONTERRA, one of the largest single boundary MUDs in Texas

• COOLWATER, owned by the same partnership; shares water and wastewater infrastructure with Sonterra

• RANCHO DEL CIELO, set up by the Sonterra partners and sold to Lennar Corporation in 2021

• SCHWERTNER FARMS

Mud Responsibilities

Specific limitations of a MUD may vary based on the district’s legislation and the needs of the community.

• Water Services: Responsible for ensuring residents have access to clean and reliable water, including treatment and distribution.

• Sewerage Services: Handle the collection, treatment, and safe disposal of sewage.

• Drainage Systems: Manage drainage infrastructure to prevent flooding and maintain proper water levels.

• Maintenance: Responsible for the upkeep of the utility infrastructure within the district.

• Financial Management: Manage and allocate funds collected from taxes and fees to maintain and improve the utility services.

• Setting Rates: Determine the rates for water, sewage, and other services they provide. Some may also provide garbage collection and parks and recreation services.

What Muds Typically Do Not Do

• EDUCATION SERVICES: Do not manage schools or educational programs.

• LAW ENFORCEMENT: Law enforcement is typically the responsibility of the city or county.

• HEALTHCARE SERVICES: Not involved in managing healthcare services or facilities.

• ROAD MAINTENANCE: Some may be involved in maintaining roads within their district but roads in 76537 are maintained by the City of Jarrell or Williamson County.

• ZONING AND LAND USE: Typically do not have authority over zoning laws or land use planning; these are managed by city or county planning departments.

Jarrell Muds

With 20,000 residents on nearly 9,000 lots, Jarrell’s largest MUD is also one of the largest single boundary MUDs in all of Texas. Founding Partner and General Manager Andy Bilger has owned and nurtured Sonterra for most of his career. Andy explains, “MUDs have been a great tool in Texas for a long time and most large MUDs are an aggregate of ‘baby’ MUDs. The districts are not truly intended to create differentiated neighborhoods, they are essentially a development tool to help spread infrastructure and avoid the need for hundreds or thousands of septic systems and wells. The goal is to encourage developers to hook up to existing water and wastewater systems.”

Having been on many “top selling” lists in the state and the nation for the past five years, Andy remains proud and happy to be a major part of the Jarrell landscape. “Our goal was to make Sonterra a place that, when you drive up to it, you feel like you’re pulling into a neighborhood that seems older than it is. We have planted and placed thousands of trees, planters, and hardscapes — we hope it gives people a feeling of home. My hope is that people in Sonterra and Coolwater want to live there not just for the price point or proximity to work but because it’s home.”

I know how it feels to buy a home and move into it. We never create lots just to build a house. We are creating lots where people plant their roots" ~Andy Bilger