A Comprehensive Master-Planned Community in Lavon, Texas

MA Partners is a major Texas-based master planned land development firm with projects under development and management in both Texas and California. They specialize in all phases of development and designs that serve both clients and the broader community. Their portfolio includes thousands of acres under development, mixed-use communities, public infrastructure projects, and master planned residential neighborhoods in high-demand growth areas.

Elevon is an ambitious 1,268-acre master-planned community located in the City of Lavon, Texas. Designed to serve a full lifecycle of residents, Elevon offers a diverse range of housing options—from 26-foot-wide duplex lots to expansive 70-foot single-family lots—complemented by 120 acres of mixed-use commercial property. The district encompasses nearly 983 acres, developed in multiple distinct zones and phases to promote orderly growth.

A notable aspect of Elevon’s development involved overcoming significant procedural and jurisdictional hurdles. The team successfully negotiated the annexation of approximately 1,137 acres from the City’s Extra Territorial Jurisdiction, into the City’s municipal boundaries which positioned the project for long-term benefit to homeowners due to having City services. Although the project could have been completed faster and more easily had it remained in the ETJ, the development team chose to undertake the additional time, effort, and negotiation necessary to reach an agreement with the City. This perseverance ultimately delivered a higher-quality development within the City. The project is enhanced with over $5 million in amenities, including bike trails, hiking paths, ponds, pocket parks, and a community amenity center—creating a vibrant, connected lifestyle for residents.

Early in the process, Elevon was structured to be supported by a Municipal Utility District (MUD). As the project evolved, however, it became clear that a MUD framework would not fully align with the City’s vision. Rather than allowing this obstacle to stall progress, the team re-evaluated and ultimately transitioned the financing of the project to a Public Improvement District (PID) rather than through the MUD—a major structural shift that required determination, cooperation, and detailed re-planning.

To support this large-scale, phased development, Elevon’s public infrastructure has been financed through a complex, multi-stage PID bond issuances totaling more than $60 million to date. This includes:

• 2022: $32,229,000 for Improvement Area 1 (IA1)
• 2022: $8,046,000 for the Remainder Area
• 2024: $7,911,000 additional bonds for IA1
• 2024: $11,833,000 for Section 2A2B
• 2025: $36,965,000 for Section 3

Elevon’s financing strategy also incorporates a Tax Increment Reinvestment Zone (TIRZ), structured to (1) subsidize PID assessments (2) reimburse the developer for the costs expended on TIRZ projects, and/or (3) provide an economic development grant, as applicable. This innovative approach offers key financial flexibility, helping align public investment with the community’s phased entitlement and development schedule—once again demonstrating the project’s ability to navigate and overcome evolving requirements.