Every Viridian purchase comes with a document most buyers never see in other parts of Arlington. It's a Texas Property Code §5.014 notice. The seller has to sign it and hand it over before a binding purchase contract exists, and a separate signed copy is recorded in the county real property records at closing. The notice covers a Public Improvement District assessment. You pay it once a year alongside your property taxes, and if you don't, the result can be penalties, a lien or foreclosure.
That PID charge isn't the same across Viridian. It depends on the phase the lot was platted in and the lot's size, and its final payment year falls anywhere from 2038 to 2051. On top of it sits a second layer every owner shares, the Viridian Municipal Management District tax, and that rate has gone up four years in a row. So the list price doesn't tell you what a Viridian home costs to hold. The phase, the lot category and the PID end date do.
Six Districts, Six Different End Dates
On September 8, 2026, the Viridian MMD board approved the annual updates to the Service and Assessment Plans for its six active PIDs: Nos. 1, 2, 3, 5, 6 and 7. Those updates set the 2026–27 installment for each lot. Here's the public-improvements portion of the bill by district:
| PID | Area covered | 2026–27 annual installment per lot | Final installment |
|---|---|---|---|
| PID 1 | Phase 1A schedule shown | $409.05 to $1,953.25 per lot; $2,941.37 for one consolidated parcel | 2038 tax year |
| PID 2 | Phase 1G | $101.36 to $304.08 | 2043 tax year |
| PID 3 | 41 lots within Phase 3A | $608.15 to $1,114.94 | 2044 tax year |
| PID 5 | Collins West-South | $187.53 to $468.82 | 2048 tax year |
| PID 6 | Collins East-North | $304.08 to $912.22 | 2050 tax year |
| PID 7 | Phase 3C | $405.43 to $1,419.00 | 2051 tax year |
The Viridian MMD's September 2025 minutes list about twenty other phases covered by PID 1. They include 1B, 1C, the 1E sections, 2-A, 2-B, 2-C, 2D-1, 2D-2, 2-F, 3-A, 3-B and Collins East-South. The figures in the table are for Phase 1A only, so a home in another PID 1 phase needs its own schedule. PID 3 is uneven in a similar way. The Viridian MMD's 2026 PID 3 plan shows that only 41 lots in Phase 3A fall inside it, so two neighbors in that phase may not carry the same assessment.
The end dates matter more than the yearly amounts. A Phase 1A buyer is about a dozen tax years from the last PID payment. A Phase 3C buyer is looking at installments that started with the 2025 tax year and run through 2051. A lower yearly installment that runs longer can cost more in total than a higher one that ends sooner.
Most of a new-phase payment is interest
The Viridian MMD's Phase 3C schedule shows how these payments are built. Each lot's maximum assessment is spread over 27 years at 5.00% interest. For the 2026–27 year, a category 4 lot pays $405.43. Of that, $283.71 is interest, $111.02 is principal and $10.70 is collection costs. That means roughly 70 cents of every dollar goes to interest in the early years.
The Viridian MMD's PID 1 plan allows payoff of every Viridian PID assessment, in part or in full, at any time. The assessment roll lists each parcel's outstanding principal. In a phase with decades left on its schedule, that balance is a number worth asking for during negotiation, since a payoff stops the interest. The Viridian MMD's notice says installments go out on the county property tax bill and become delinquent if they're still unpaid on January 31.
The table above leaves one thing out. The Viridian MMD's September 2026 agenda updated both the Public Improvements plans and separate Supplemental Services assessment plans. Where a supplemental installment applies, it adds to the figures shown, so treat the table as a floor, not the full PID bill.
The Layer Every Owner Shares
The PID varies from street to street. The MMD tax doesn't. It's levied on assessed value across the whole district, and it has gone up every year since 2023:
- 2023: The Viridian MMD's 2024 tax-rate hearing lists $0.4481 per $100.
- 2024: The Viridian MMD's 2024 minutes list $0.4631 per $100.
- 2025: The Viridian MMD's September 9, 2025 minutes record $0.5152 per $100, adopted September 9, 2025.
- 2026: The Viridian MMD's September 8, 2026 meeting summary records $0.6201 per $100, adopted September 8, 2026.
That's a rise of 17.2 cents per $100 in three years, about 38%. Where the increases went has also changed. When the board raised the 2025 rate, board member Denise Clifton tied it to upkeep: "Things are getting older, and things are going to start breaking and cracking," she said. In 2026, the maintenance portion moved only from $0.1671 to $0.1771. Utility debt service went from $0.1509 to $0.1875, and road debt service went from $0.1972 to $0.2555. Of the 10.49-cent increase this year, 9.49 cents is debt service. The district's published summary doesn't explain why, so this post won't guess.
Debt service now makes up 44.3 cents of the 62.01-cent rate. That's about 71% of the MMD layer, and it pays for bonds already issued for roads and utilities.
What voters turned down in 2025
In January 2025, Viridian's developer asked the district to raise its borrowing capacity. That request led to a November 2025 election. Proposition A sought authority for more than $50 million in water, sewer and drainage bonds, and about 58% of voters rejected it. Proposition B sought more than $57 million for roads, and more than 60% voted no. The Fort Worth Report noted that the propositions themselves wouldn't have raised homeowners' taxes. Resident Alisa Franklin told the paper, "That number took everyone by surprise."
The Fort Worth Report says the district still has about $4.8 million in water bonds and $42 million in road bonds it can issue under its 2008 election authority. Road debt service is already the largest piece of the 2026 rate. Any buyer projecting future bills should ask whether that remaining $42 million road authorization is expected to be used.
What the Layers Are Paying for Right Now
The September 8 meeting gives a current view of the spending. The board approved a services agreement with SYB Construction for maintenance and infrastructure repairs, reviewed progress on traffic signal installations along North Collins Street, and heard reports on summer use and fall safety classes at the Viridian Sailing Center.
The old beach amenity is becoming the Viridian Nature Preserve. Phase I erosion and planting work was close to finished as of the September meeting, with Buffalo Grass going in this fall. The projected total cost is $1,066,100. Phase II is estimated at $449,800 and Phase III at $519,900, and the timing of both depends on funding.
Commercial projects are funded through a different source. A city of Arlington agenda for the Viridian TIRZ board on September 15, 2026 included a proposed Chapter 380 grant agreement for a specialty grocery. The site is about 10 acres on North Collins Street between Viridian Park Lane and Blue Lake Boulevard. The applicant is Oakhollow Group and the developer is Viridian Holdings. The agreement would reimburse up to $3.045 million out of excess TIRZ revenue, on conditions that include at least $6 million in project investment, a specialty-grocer lease of at least seven years and a certificate of occupancy by December 31, 2030. That's an agenda item, not a signed deal. The district's June update also listed David Weekley townhomes for sale in parcel C-2A and a pediatrician's office planned for C-2D.
Pricing One Address
To find the real annual cost of a specific Viridian home, put these pieces together:
- Base taxes. ViridianDFW's tax table showed a combined 2025 rate of $2.63738 per $100, including $1.0289 for HEB ISD and $0.6298 for the City of Arlington. That combined figure still includes the old $0.5152 MMD rate, so swap in the 2026 MMD rate and check each taxing unit's current rate.
- MMD tax. At $0.6201, a home with $400,000 in taxable value owes $2,480.40 a year before exemptions. That's $419.60 more than the same value would have owed at the 2025 rate.
- PID installment. Get the parcel's line from the current assessment roll, including outstanding principal and the final tax year, plus any supplemental services installment.
- Association dues. Single-family dues are $345 per quarter. Townhomes pay that plus a $900 quarterly service-area assessment, for $1,245 per quarter.
These layers matter more when buyers have time to compare. Texas A&M's September 2026 report put DFW inventory at 4.6 months in July 2026, and said Fort Worth-Arlington prices had risen year over year for four straight months. With that much inventory, a buyer can put two Viridian listings side by side, and the one with the shorter PID schedule may be the less expensive home to own. This is general market information, not tax advice. Your current tax statement and the official assessment roll are what count.
Quick Answers
Does every Viridian home pay a PID assessment? No. The six PIDs cover specific phases, and in Phase 3A only 41 lots fall inside PID 3. Check the parcel against the assessment roll.
Can a seller pay off the PID before closing? The plans allow prepayment in part or in full at any time, so a payoff can be part of the negotiation.
When does the MMD set next year's rate? The board has adopted its rate at its September meeting in each of the last three years. Its next meeting is Tuesday, October 13 at noon.
If you're weighing a Viridian home, Kevin McDonald II can pull the parcel's PID line, outstanding principal and final payment year before you write an offer, so your comparison includes the full yearly cost. Let's Connect.
