Terranova West Municipal Utility District

🎄 Merry Christmas🎄

Why do tax rates differ from one MUD to another?

Just like counties and school districts, MUD tax rates differ from one District to another  There are a lot of factors to consider when comparing tax rates between Districts.

• How much bond debt is a District carrying?  Bond principal and interest payments can greatly affect District tax rates.
• How much commercial property is there within a District?  Tax revenue from commercial properties can greatly influence a District’s tax rate.
• What amenities and services does a District provide?  They can differ widely from one District to another and impact tax rates charged.
• Is the district still developing where the tax rate is still growing?
• How does one District maintain its infrastructure compared to another?  For the long term health of a District, it’s essential to maintain and improve aging infrastructure. Districts deliberately deferring maintenance and improvements to maintain lower rates eventually pay the price for those decisions by having to sell bonds and/or raise rates to generate needed income.
• Does the District maintain partnerships with regulatory agencies such as the NHCRWA and or shared cost service agreements with other Districts?
• What’s the long term vision and business plan for the District?
• Are there ongoing or planned long term capital improvement projects to ensure the District meets the needs of its residents and commercial enterprises?

These are just a few of the things to consider when you compare one District’s rates to another. District tax rates are not an apples to apples comparison.

All Districts should have a website where you can find the answer to most of the above for comparison purposes.

Your Terranova West MUD Board of Directors are committed to keeping water/sewer and tax rates as low as possible while maintaining and improving infrastructure to ensure the District is a strong, healthy one for residents and attractive to home buyers.

Click here to view the “TNW MUD Tax History” document found on the District’s website under “Resources”, Documents” detailing the MUD tax rate 2008 to the present.

Questions?  Send an email to tnwmud@gmail.com. You will always receive a prompt, honest reply to your questions.

Reclaim Irrigation Update

The MUD’s reclaim irrigation system has been up and running since September 1st. The system is remotely monitored by Hines Inc., formerly Masuen LLC, and managed on site by the District’s landscaper, Brian Gardens.

For the month of November, 862,390 gallons of reclaimed water was used to irrigate MUD and POA common areas replacing treated water previously used for irrigation saving the POA $2,773.66 and the MUD $1,581.40. Weather played a significant role in reduced reclaim irrigation gallons used during November.  Both are still significant savings to the POA and MUD budgets.

Detention Pond Green-Spaces

Coyotes have been caught on the Oaks detention pond security cameras twice late at night.  They come and go, just be aware they’re around when walking the detention ponds. While it’s doubtful they can catch a healthy deer, they will scatter the ones that call our detention ponds home.

Green Elm Lift Station Update

Repairs and upgrades are wrapping up. The District thanks you for your patience during this time.

“Eye on Water” really can save you $$

You do not need to wait on a high water bill to alert you of a leak, you can be notified immediately when you enroll in “Eye on Water”.  Did you know that Eye on Water can be accessed through both a website or a smartphone app? Using Eye on Water empowers you to actively engage in water conservation and leak prevention efforts.

For an informational video showing the ease of setting up an account and viewing your water consumption data, click here.

For more information on understanding your water bill, available tools for tracking your usage, and helpful water conversation tips, click here for District Website.

Monthly Board Meetings

As a Board, we invite you to attend our monthly meetings to learn what is happening in the District. As a resident, your input is always the first item on the agenda.

Regular monthly meetings are held on the third Thursday of every month, at the clubhouse (unless otherwise stated) and start promptly at 6pm. Agendas are posted on the District website no later than 3 days prior to the meeting.

The District’s Emergency Broadcast Messaging System

Are you receiving the District’s emergence/broadcast messages? The District will broadcast messages to communicate critical events affecting the District’s water/sewer operation to residents in real time. The system is also used to communicate periodic routine updates and information to residents.

If you have not signed up, please add alerts@tnwmud.org and +1 (682) 356-5083 to your email and mobile phone contact lists.

The District does not post on social media!

District Website

The District’s website is a great source of information for everything happening in the District. Check out the District’s website by clicking here. If you don’t find what you are looking for online or have questions about anything in this article, please email the District at tnw.mud@gmail.com. You will always receive a prompt, accurate, and honest reply!

Your Terranova West Board of Directors

• Tom Lovell, President, Park/Greenspaces Oversight current term ends 5/2027
• Rob Sorensen, Vice President, Water Plant/GenSet Oversight, current term ends 5/2027
• Shyanne Meekins, Treasurer/Assistant Secretary, current term ends 5/2029
• Nannette Burrage, Secretary, Web Oversight, current term ends 5/2029
• George Hatfield, At Large, current term ends 5/2027

2025 MUD Tax Rate

By now you have received your 2025 MUD tax bill.

Based on analysis of the District’s spend and the adopted budget for 2026, the Board of Directors proposed a 2025 MUD tax of .5173 per $100 of assessed value, the same as the 2024 tax rate, during the September board meeting. The proposed rate notice was published in the Chronicle and on the District’s website for a 30 day public comment period. The 2025 tax rate was adopted during the October board meeting.

Question: Since the District kept the 2025 MUD tax rate the same as the 2024 MUD tax rate, then why is my bill higher than last year??

Answer: Great question. The Harris County Appraisal District (HCAD) is the culprit. If your 2025 appraisal was higher than 2024 and you did not protest your appraisal, you protested but your adjusted appraisal did not significantly reduce your original appraisal, or your protest was denied by HCAD, then your 2025 MUD tax may be higher than last year.

The District has no control over HCAD appraisals and the same applies to your combined Harris County and or Klein School tax bill.

For more information on appraisals, click here for HCAD website.

Reclaim Irrigation Update

The MUD’s reclaim irrigation system has been up and running since September 1st. The system is remotely monitored by Hines Inc., formerly Masuen LLC, and managed on site by the District’s landscaper, Brian Gardens.

For the month of October, 1,788,011 gallons of reclaimed water was used to irrigate MUD and POA common areas replacing treated water previously used for irrigation saving the POA $4,577 and the MUD $4,445. Both are significant savings to the POA and MUD budgets.

The MUD met with the NHCRWA reclaim irrigation committee on November 6th to present the construction costs and 1st and 2nd month’s reclaim water usage. The RWA will use those numbers to calculate a one time construction incentive credit to be paid to the MUD and the monthly reclaim water fee credit.

Detention Pond Green-spaces

Question: What’s the purpose of the fence stretched across the concrete swale in the Terravista DP?

Answer: Good question. A lot of trash flows into the DP and accumulates on the catch racks in the concrete outfall on the west end of the DP to prevent it from flowing into Spring Creek Gulley.

These racks must periodically be cleaned of the trash requiring a 2 man via a shaft because it’s considered an OSHA confined space. To eliminate that expense, a section of hog fence was stretched across the swale before the outfall to catch the majority of the trash before it ends up in the outfall space. Now the District’s lawn service clears the trash saving the District money.

Green Elm Lift Station Update

Repairs and upgrades are progressing and on schedule. Work is expected to last another couple of months before wrapping up. The District thanks you for your patience during this time.

Are you using “Eye on Water”?

The District encourages each resident to monitor the amount of water you use by downloading the EyeOnWater app.

For more information on understanding your water bill, available tools for tracking your usage, and helpful water conversation tips, click here for District Website.

Monthly Board Meetings

Your Board invites you to attend our monthly meetings to learn what is happening in the District. As a resident, your input is always the first item on the agenda.

Regular monthly meetings are held on the third Thursday of every month, at the clubhouse (unless otherwise stated) and start promptly at 6pm. Agendas are posted on the District website no later than 3 days prior to the meeting.

The District’s Emergency Broadcast Messaging System

The District wants to “thank” all the residents who have signed up for our Emergency Broadcast Messaging System. The District will broadcast messages to communicate critical events affecting the District’s water/sewer operation to residents in real time. The system is also used to communicate periodic routine updates and information to residents.

If you have not signed up, please add alerts@tnwmud.org and +1 (682) 356-5083 to your email and mobile phone contact lists.

The District does not post on social media!

District Website

The District’s website is a great source of information for everything happening in the District. Check out the District’s website by clicking here. If you don’t find what you are looking for online or have questions about anything in this article, please email the District at tnw.mud@gmail.com. You will always receive a prompt, accurate, and honest reply!

Your Terranova West Board of Directors

• Tom Lovell, President, Park/Greenspaces Oversight, current term ends 5/2027
• Rob Sorensen, Vice President, Water Plant/GenSet Oversight, current term ends 5/2027
• Shyanne Meekins, Treasurer/Assistant Secretary, current term ends 5/2029
• Nannette Burrage, Secretary, Web Oversight, current term ends 5/2029
• George Hatfield, At Large, current term ends 5/2027

Reclaim irrigation update

The MUD’s reclaim irrigation system has been up and running since September 1st. Already the grass and shrubs in the irrigated areas are looking better. As promised, the MUD replaced all trees and shrubs lost to construction and repaired broken curbing @ TC Jester and Glenmere. Five Reclaim irrigation info signs have been installed in the medians on either end of Cypresswood and TC Jester within the District and in the median at the TNW Dr entrance.

For the month of September, the MUD has saved the POA $2,925 by switching from treated water to reclaim water for irrigation.

For the month of September, the MUD has saved $5,411 by switching from treated water to reclaim water for irrigation.

Both are significant savings to the POA and MUD budgets.

The MUD will soon be meeting with the NHCRWA reclaim irrigation committee to present the construction costs and 1st month’s reclaim water number. They will use those numbers to calculate a one time construction incentive credit to be paid to the MUD and the 1st month’s reclaim water fee credit.

MUD Park & Detention Pond Greenspace News

The deer are really active right now in the mornings and early evenings in the Oaks & Terravista Detention Pond greenspaces. Sit a spell on one of the park benches and you just might see them roaming about.

Water Plant News

The water plant motor control center (MCC) upgrade and the addition of the supervisory control and data acquisition (SCADA) system is now complete. These investments are designed to greatly improve the reliability and efficient operation of the water plant. Security improvements and building upgrades were also included in the project. Next up, is an upgrade to Green Elm Lift Station and the addition of a backup generator scheduled to begin this fall. Below is an excerpt from an email sent out to residents on Oct. 7, 2025 and also posted on the District’s website.

“Equipment has been staged and work will soon begin on the Green Elm Lift Station located just south of Glenmere. Information door hangers are being placed today on homes immediately surrounding the lift station.”

Keeping an “Eye on Water”?

Don’t have Eye on Water yet? Read this testimony from a fellow resident, “I am so thankful for the Eye on Water app, no telling how much money it saved me. I received a leak alert notification on my phone and in an email. I immediately began to check the toilet tanks, sprinkler system and pool fill line for leaks. After exhausting my abilities (which are few), I called a professional and he found the leak in the pool fill line. Without the leak alert notice, it would’ve been many gallons later that I “might” have found the leak on my own. This was my first experience with the app and I found it to be a very quick, completely reliable tool and user friendly. I sure am glad I have Eye on Water.”

The District encourages each resident to monitor the amount of water you use by downloading the EyeOnWater app.

For more information on understanding your water bill, available tools for tracking your usage, and helpful water conversation tips, visit the District’s website; Documents > Knowing and Understanding Your TNW Water Sewer Bill.

Don’t flush me!!!!

The Texas Commission on Environmental Quality (TCEQ), along with federal agencies like the EPA, warns against flushing medication down the drain because wastewater treatment plants are not equipped to filter them out. The TNW MUD is a partner in the BAMMEL (Olde Oaks) Waste Treatment Plant. All of the District’s sewage flows to this plant.

These chemicals can contaminate waterways and harm aquatic life.

Why flushing medications is harmful:

• Water contamination: Standard wastewater treatment processes cannot completely remove pharmaceutical pollutants. This allows drugs, including antibiotics, hormones, and antidepressants, to pass into lakes, rivers, and even downstream drinking water supplies.
• Harm to aquatic life: The presence of drug residues in waterways can interfere with the reproduction and growth of fish and other aquatic species.
• Antibiotic resistance: Widespread flushing of antibiotics can contribute to the development of antibiotic-resistant bacteria in the environment.

Proper disposal methods endorsed by TCEQ and the FDA. For most medications, you should prioritize taking them to an authorized take-back location.

Take-back programs: These programs provide the safest and most environmentally responsible disposal method.

• Permanent collection sites: Many pharmacies, including Walgreens, CVS, H-E-B, Kroger, hospitals, and law enforcement offices in Texas have secure, year-round drop-off kiosks for your left over prescription and non-prescription medications.

Monthly Board Meetings

Residents are encouraged to attend the monthly Board meetings to learn what is happening in the District.

Regular monthly meetings are held on the third Thursday of every month, at the clubhouse (unless otherwise stated) and start promptly at 6pm. Resident input is always the first item on the agenda. Agendas are posted on the District website no later than 3 days prior to the meeting.

The District’s Emergency Broadcast Messaging System

Are you receiving emails and texts from the District? The District will broadcast messages to communicate critical events affecting the District’s water/sewer operation to residents in real time. The system is also used to communicate periodic routine updates and information to residents.

To ensure you receive these emergency broadcast text messages from the District, please add alerts@tnwmud.org and +1 (682) 356-5083 to your email and mobile phone contact lists.

The District does not post on social media!

District Website

Looking for more information? Unable to attend a meeting? Have a concern or questions? Check out the District’s website by clicking here. The District’s website is a great source of information for everything happening in the District.

If you don’t find what you are looking for online or have questions about anything in this article, please email the District at tnw.mud@gmail.com. You will always receive a prompt, accurate, and honest reply!

Your Terranova West Board of Directors

• Tom Lovell, President, Park/Greenspaces Oversight current term ends 5/2027
• Rob Sorensen, Vice President, Water Plant/GenSet Oversight, current term ends 5/2027
• Shyanne Meekins, Treasurer/Assistant Secretary, current term ends 5/2029
• Nannette Burrage, Secretary, Web Oversight, current term ends 5/2029
• George Hatfield, At Large, current term ends 5/2027