Colton Development & Magnolia Woods MUDs FAQ for Todd Mission Residents
April 2025
What is the Colton development?
Colton is a 5,700-acre master-planned community developed by AIRIA Development Company, primarily in
Montgomery County with portions in Grimes and Waller counties, within Todd Mission’s extraterritorial
jurisdiction (ETJ). Launched in April 2024, it spans SH 249 Aggie Expressway, featuring homes, ~500 acres of
mixed-use zones (retail, medical, multifamily), and 186+ acres of parks and trails. Named for its location
between College Station and Houston, this $9.9 billion project blends Texas charm with modern living. Phase 1,
near FM 1486, is underway, with home sales starting in 2025 by several quality homebuilders.
What are the Magnolia Woods MUDs?
The Magnolia Woods Municipal Utility Districts (MUDs) cover the same 5,700+ acres as Colton. Originally
established as MUD No. 1 in 2019 (Senate Bill 2504), it has since split into a series of smaller MUDs that
subdivide as the project grows, funding water, sewer, and infrastructure. In July 2021, Todd Mission consented
to their framework, adding a 100-foot-wide ETJ buffer around the boundary to protect it from annexation by
other cities.
What is the ETJ?
The ETJ is Todd Mission’s regulatory zone outside city limits, including Colton and the MUDs. The 100-foot
buffer shields the 5,700-acre site from other cities’ claims, while the Colton Strategic Development Agreement
(July 8, 2021) sets stable rules for its 45-year build-out.
Are Colton or MUD residents part of Todd Mission?
No. They’re in the ETJ, not city limits. The 45-year agreement delays Colton’s annexation until ~2066. The
MUDs’ annexation isn’t scheduled. ETJ residents can’t vote in city elections.
What does this mean for Todd Mission residents?
• Growth: Colton’s homes, businesses, and planned schools (Magnolia ISD for Phase 1) will reshape the
tri-county area over 20 years.
• Sales Tax: The city will receive half the sales tax from Colton’s designated commercial areas, adding
revenue with no service obligations now.
• ETJ Buffer: The 100-foot zone protects Colton from other cities, locking in Todd Mission’s oversight
under the strategic agreement’s terms.
• Taxes: Todd Mission has no property tax, so residents won’t see tax hikes from this—Colton and the
MUDs fund their own infrastructure via bonds and AIRIA.
Will this affect my property or services?
Not directly. The ETJ buffer and Colton’s growth won’t alter your taxes (none in Todd Mission!) or city
services. Traffic may rise, but SH 249 upgrades are planned.
Who’s paying for infrastructure?
AIRIA and the series of MUDs finance roads, water plants (one in progress), and utilities through developer
funds and bonds (strictly regulated). Todd Mission has no financial responsibility.
Have questions?
Contact the Todd Mission City Manager at 21718 FM 1774, Todd Mission, TX 77363, or visit
COLTONTX.com.
Last modified: May 15, 2025