If you're shopping for new construction in Magnolia, TX, you've almost certainly looked at both Colton and Audubon. They're the two dominant master-planned communities in the area, both with 11 active builders, both within a few miles of each other on Hwy 249. But they serve different buyers — and choosing the wrong one is an expensive mistake.
Here's an honest breakdown of how they compare, based on our weekly tracking of both communities.
Price: Colton Wins at Entry Level
Colton starts at $293,000. Audubon starts at $375,000. That's an $82,000 gap at the base, which translates to roughly $430/month more at current rates when you factor in Audubon's higher entry price and slightly higher HOA.
At the top end, both communities have luxury offerings above $600K, but Audubon's builder mix — with Toll Brothers and Shea Homes at the upper end — pushes into $700K+ territory more readily than Colton.
For buyers with a budget under $400K, Colton is the clear choice. For buyers with $450K+ to spend, the gap matters less and the comparison shifts to lifestyle factors.
HOA: Real Difference in What You Get
Colton's HOA is $1,385/year. Audubon's is $1,850/year — $465 more annually, or about $39/month.
That difference matters less when you understand what Audubon's higher HOA includes: front yard maintenance. Mowing, edging, and seasonal cleanup are handled by the HOA. For buyers who don't want to deal with yard work — or who plan to travel frequently — that's a genuine time and money savings that partly offsets the higher fee.
Colton's HOA covers standard community maintenance and amenities but does not include any exterior home maintenance.
Tax Rate: Nearly Identical
Colton is 3.08%. Audubon is 3.03%. On a $450K home, that's a difference of about $225/year — essentially a rounding error in the context of the overall decision. Neither community has a tax rate advantage worth weighing heavily.
If tax rate is a priority, the better comparison is Grand Central Park in Conroe at 2.76% or Republic Grand Ranch at 1.85%.
Builders: Same Count, Different Mix
Both communities have 11 active builders, but the lineup differs. Colton's builder mix skews slightly more toward value — with Perry Homes and Newmark at the entry end. Audubon's mix includes more premium options — David Weekley, Toll Brothers, and Shea Homes — which means more architectural variety and higher-end finish packages at the upper price tiers.
For incentive tracking purposes, both communities tend to run competitive offers simultaneously. When one builder in Colton launches a closing cost credit, you'll typically see Audubon builders respond within a week or two. See current Colton incentives and Audubon incentives to compare what's live right now.
Lots: Audubon's Biggest Differentiator
This is where Audubon genuinely separates itself. Audubon was designed around a nature preserve, which means many homesites back to greenbelts, trees, or open space. Wooded lots are available at premiums, but for buyers who want privacy and a non-suburban feel, they're compelling.
Colton has standard suburban lots — 40 to 70-foot widths, typical setbacks, typical sight lines to neighbors. There's nothing wrong with them, but they're not distinctive the way Audubon's wooded homesites are.
Amenities: Colton Is More Complete Today
Colton's amenity package — splash pad, trails, playground, event center, dog park, fishing lake — is largely built out and open. Audubon's full vision (resort pool, café, amenity center, on-site school) is still under construction as of 2025.
If you're moving in now and want amenities available on day one, Colton is ahead. If you're buying early and can wait 12–18 months for the full Audubon experience to open, that calculus changes.
Schools: Both Magnolia ISD
Both communities feed into Magnolia ISD, so school district is not a differentiating factor between them. If Conroe ISD is important to you, Evergreen in Conroe is worth considering.
Side-by-Side Summary
| Factor | Colton | Audubon |
|---|---|---|
| Starting Price | $293K | $375K |
| HOA / Year | $1,385 | $1,850 (includes yard maint.) |
| Tax Rate | 3.08% | 3.03% |
| Active Builders | 11 | 11 |
| Lot Type | Standard suburban | Wooded / greenbelt |
| Amenities Open Now | ✅ Yes | ⏳ Partial |
| School District | Magnolia ISD | Magnolia ISD |
The Verdict
Choose Colton if: You have a budget under $400K, want amenities open now, or prefer a more straightforward suburban neighborhood feel at a lower cost basis.
Choose Audubon if: You have $425K+ to spend, value wooded lots and privacy, want front yard maintenance handled, and are willing to wait for the full amenity package to come online.
Both are strong communities with healthy builder competition and active incentive programs. The right choice depends entirely on your priorities — not which community has better marketing.
Our tracking system monitors pricing and incentives at both Colton and Audubon every week. Subscribe to the Track The Builders newsletter to get the weekly comparison in your inbox every Friday.
Mike Krynski is a Keller Williams agent specializing in North Houston new construction. Learn more at krynski.com or schedule a free 15-minute builder strategy session.
Mike Krynski
Keller Williams agent specializing in North Houston new construction. Helps buyers navigate builder contracts, incentives, and community selection across Magnolia, Conroe, The Woodlands, and Montgomery.