Builder selling nowMove-in ready homes
Tres Lagos in McAllen, TX Master-planned community by Rhodes Enterprises
Independent buyer's guide by Amy Herrera, REALTOR®, a Texas real estate sales agent with RE/MAX Elite. Amy is not the listing agent for Tres Lagos and does not represent Rhodes Enterprises or Esperanza Homes, which have not reviewed or endorsed this page. Prices and incentives are from Esperanza Homes' website, checked Oct 14, 2026.
Checked Oct 14, 2026; builder prices and incentives may have changed. Ask Amy for today's numbers.
Ask Amy for current builder pricing.
- 1,225 to 4,396 sq ft
- 2 to 6 beds
- Edinburg CISD
- Tax rate 2.209189 per $100
Builder price range
$229,990 to $574,990
Builder's published price, checked Oct 14, 2026. Amy represents buyers, not Rhodes Enterprises or Esperanza Homes.
Ask Amy for current builder pricing.
See Esperanza Homes' page for Tres Lagos (opens in a new tab)
Key facts
From Esperanza Homes' website and public records, checked Oct 14, 2026. Confirm current details with the builder before you sign.
- Price
- $229,990 to $574,990Builder's published price, checked Oct 14, 2026. Amy represents buyers, not Rhodes Enterprises or Esperanza Homes.
- Status
- Builder selling now
- Home sizes
- 1,225 to 4,396 sq ft Builder-published plan range
- Bedrooms
- 2 to 6
- Home types
- Single-family, villa homes, waterfront estate lots (half to one acre), townhomes and multifamily planned
- Quick move-in
- 26 listed by the builders across 4 communities in Tres Lagos, 15 ready nowLas Brisas at Tres Lagos: 8 quick move-in homes (opens in a new tab)Anaqua at Tres Lagos: 11 quick move-in homes (opens in a new tab)Aqualina at Tres Lagos: 4 quick move-in homes (opens in a new tab)Villas at Tres Lagos: 3 quick move-in homes (opens in a new tab)
- School district
- Edinburg CISD
- HOA
- Not published by the builder
- PID or MUD
- Tres Lagos was approved with a City of McAllen tax increment zone, and a public improvement district (PID) was planned. No PID assessment is published; confirm it with the title company before you sign.
- Tax rate
- 2.209189 per $100 2025 adopted rates. Assumes the home is inside McAllen city limits and in Edinburg CISD. See the tax stack below.
- Location
- 4350 Tres Lagos Blvd, north McAllen, on the Ware Rd corridor
- Amenities
- 100+ acres of lakes, resort-style pool and clubhouse, playgrounds, sports courts with outdoor exercise equipment, amphitheater, monthly farmers market Per the builder
- Checked
- Oct 14, 2026
The neighborhoods of Tres Lagos compared
Builder-published facts for each neighborhood, lowest starting price first. Each neighborhood guide has its own Est. True Monthly, loan terms and full tax stack.
| Neighborhood | Builder | Builder price | Home sizes | Beds | Quick move-in | Tax rate per $100 |
|---|---|---|---|---|---|---|
| Las Brisas at Tres Lagos | Esperanza Homes | From $229,990 | 1,234 to 3,037 sq ft | 3 to 6 | 8 listed, 6 ready now | 2.209189 |
| Villas at Tres Lagos | Esperanza Homes | From $258,990 | 1,225 to 2,432 sq ft | 2 to 4 | 3 listed, 1 ready now | 2.209189 |
| Anaqua at Tres Lagos | Esperanza Homes | From $302,990 | 1,607 to 3,330 sq ft | 3 to 6 | 11 listed, 6 ready now | 2.209189 |
| Aqualina at Tres Lagos | Esperanza Homes | From $419,990 | 2,442 to 4,396 sq ft | 3 to 5 | 4 listed, 2 ready now | 2.209189 |
Builder-published prices, checked Oct 14, 2026. Amy represents buyers, not Esperanza Homes or Rhodes Enterprises.
Property taxes in Tres Lagos
2025 adopted rates per $100 of value for the taxing units on a McAllen bill in Edinburg CISD.
| Taxing unit | Rate per $100 | Source |
|---|---|---|
| Hidalgo County | 0.575 | Source 1 for the Hidalgo County rate (opens in a new tab) |
| Drainage District #1 | 0.1123 | Source 2 for the Drainage District #1 rate (opens in a new tab) |
| South Texas College | 0.162 | Source 2 for the South Texas College rate (opens in a new tab) |
| South Texas ISD | 0.0492 | Source 3 for the South Texas ISD rate (opens in a new tab) |
| City of McAllen | 0.448989 | Source 4 for the City of McAllen rate (opens in a new tab) |
| Edinburg CISD | 0.8617 | Source 3 for the Edinburg CISD rate (opens in a new tab) |
| Combined | 2.209189 |
2025 adopted rates. Texas Comptroller 2025 rate files (county, city, school district and special district), checked against the appraisal district's 2025 roll, and the City of McAllen's tax rate history.
Homestead exemption. A homeowner gets $140,000 off school district tax ($5,000 off South Texas ISD), so it mostly lowers the Edinburg CISD part of the bill. How to file.
City limits. This stack assumes the home is inside McAllen city limits and in Edinburg CISD. Outside city limits there is no city tax; confirm both for the exact lot with the appraisal district.
PID or MUD. Tres Lagos was approved with a City of McAllen tax increment zone, and a public improvement district (PID) was planned. No PID assessment is published; confirm it with the title company before you sign.
Year 1 is different. A new home is often taxed on the lot in its first year, so the bill usually rises in year 2. Protesting an appraisal.
Location
McAllen, Hidalgo County. School district: Edinburg CISD.
4350 Tres Lagos Blvd, north McAllen, on the Ware Rd corridor
About 11.2 miles, in a straight line, from McAllen International Airport.
Open in Google Maps (opens in a new tab)
Nearby communities on this guide
- Eldorado at Thousand Oaks1.0 miVilla Homes, McAllen · From the $300s
- Northwood Trails3.0 miHakes Brothers, McAllen · From $249,990
- Villas On Freddy3.5 miEsperanza Homes, McAllen · One home at $294,990
- McColl Groves3.6 miEsperanza Homes, Edinburg · From $229,990
Builder-published prices, checked Oct 14, 2026. Amy represents buyers, not these builders.
Neighborhoods in Tres Lagos
- Las Brisas at Tres LagosBuilder selling nowEsperanza Homes · From $229,990
- Anaqua at Tres LagosBuilder selling nowEsperanza Homes · From $302,990
- Aqualina at Tres LagosBuilder selling nowEsperanza Homes · From $419,990
- Villas at Tres LagosBuilder selling nowEsperanza Homes · From $258,990
Before your first model visit
How Amy helps
Amy Herrera, REALTOR®, RE/MAX Elite
Amy habla español.
In many new-home purchases the builder pays the buyer's agent. Your written buyer agreement states Amy's services, how she is paid and by whom. Broker compensation is not set by law and is fully negotiable.
Sign a written buyer agreement, then Amy registers you with the builder before your first visit, compares this community with others, negotiates and walks you through the builder's contract. How registration works.
Protect your representation.
About this page. This is an independent buyer's guide to Tres Lagos by Amy Herrera, REALTOR®, a Texas real estate sales agent with RE/MAX Elite. Amy is not the listing agent for Tres Lagos and does not represent Rhodes Enterprises or Esperanza Homes; Rhodes Enterprises or Esperanza Homes have not reviewed or endorsed this page. Prices, plans, lot availability, HOA dues and incentives are taken from Esperanza Homes' website (esperanzahomes.com) on Oct 14, 2026 and change often. Confirm current terms with Rhodes Enterprises before you sign. Incentives are set by Rhodes Enterprises, may require its preferred lender, and have conditions shown with each offer. If you want Amy to represent you, sign a written buyer agreement and have her register you with Rhodes Enterprises before your first visit to the sales office. Broker compensation is not set by law and is fully negotiable. Builder names are trademarks of their owners and are used only to identify their communities. How the estimates and checks work.
Questions about Tres Lagos
What is the property tax rate in Tres Lagos?
The 2025 combined rate is 2.209189 per $100 of value: Hidalgo County 0.575, Drainage District #1 0.1123, South Texas College 0.162, South Texas ISD 0.0492, City of McAllen 0.448989 and Edinburg CISD 0.8617. Homeowners who live in the home can claim the homestead exemption: $140,000 off school district tax ($5,000 off South Texas ISD). This assumes the home is inside McAllen city limits and in Edinburg CISD; confirm both for the exact lot.
Does Tres Lagos have a PID or MUD?
Tres Lagos was approved with a City of McAllen tax increment zone, and a public improvement district (PID) was planned. No PID assessment is published; confirm it with the title company before you sign.
Is there an HOA in Tres Lagos, and how much are the dues?
Not published by the builder. Ask the builder for the HOA budget, the resale certificate and the deed restrictions, which can also limit leasing.
Do I need my own agent to buy in Tres Lagos?
No, but the sales team at the model home works for Rhodes Enterprises. A buyer's agent works for you: Amy can register you before your first visit, compare communities, negotiate incentives and walk you through the builder's contract. In many new-home purchases the builder pays the buyer's agent. Your written buyer agreement states Amy's services, how she is paid and by whom. Broker compensation is not set by law and is fully negotiable.
Why might my first-year tax bill be lower than this estimate?
Texas taxes property on its January 1 status. A home finished during the year is often taxed on the lot or a partly built house for that first year, so the first bill can be much lower and the escrow payment usually rises in year 2 when the home is taxed at full value. Est. True Monthly uses the full-value tax on purpose.