MUDucation Special Report: The Case of the 58 Phantom Houses

At the May 12, 2026 Special Meeting, residents were treated to another thrilling episode of As the MUD Turns when Beth Jones proudly announced that Sage Management Services would now begin surveilling Hunters Glenn 1 — approximately 85 additional homes.

There was just one small problem with that announcement.

Hunters Glenn 1 was already included in the contract.

For an entire year.

And taxpayers have apparently already been paying for it.

Now, before we get into the math olympics portion of tonight’s program, let’s first acknowledge the procedural warm-up exercise: deed enforcement was not even listed on the meeting agenda. So naturally, that made it the perfect topic for public discussion.

But the real entertainment began when the Board demonstrated that the people administering the contract do not appear to understand the contract.

The Request for Proposals (RFP) drafted by this committee — in a procurement process that was never properly bid in the first place — explicitly states that Sage would surveil 1,559 properties across Anderson Mill West, Hunters Glenn 1, and Volente Hills.

Lakeline Oaks was excluded.

Very specifically excluded.

RFP Excerpt

This despite the Lakeline Oaks HOA President emailing Chris Rocco to explain that Lakeline Oaks residents also pay MUD taxes and wanted the same services everyone else receives.

Apparently taxation without surveillance was the compromise.

Now here’s where the story gets even better.

According to the District’s own Operator Reports, the ENTIRE District contains 1,891 residential properties.

Operators Report May 12, 2026

Subtract Lakeline Oaks’ 390 excluded homes and you’re left with:

1,501 eligible homes.

Not 1,559.

Which means Sage has apparently been billing the District for 58 houses that do not exist within the approved contract area.

Every.

Single.

Tour.

For an entire year.

At roughly $100+ over-billed per inspection cycle.

Estimated first-year overpayment: $9,464.

But wait — there’s more.

The contract itself explicitly states Sage is surveilling 1,559 homes for $2,728.25 per cycle.

Excerpt from Sage Management Services Contract

And their invoices? They proudly repeat the same number: “1,559 inspected.”

Sage's First Invoice

Ladies and gentlemen, somewhere inside Williamson-Travis Counties MUD #1 exists an invisible subdivision of 58 mystery homes being faithfully protected from weeds, tall grass, and garbage cans.

We can only assume these phantom houses are located somewhere between Accountability Lane and Oversight Drive.

At this point, residents are left doing the work the Board should have done before approving invoices:

• Reading contracts

• Reconciling property counts

• Reviewing operator reports

• Comparing invoices to procurement documents

• Calculating overpayments

• Explaining basic arithmetic to elected officials

The taxpayers of this District deserve better than government by shrug emoji.

Attachments include:

• Relevant RFP excerpts

• Operator Report property counts

• Sage contract language

• Invoice examples

Because unlike the 58 phantom homes, the documents actually exist.

Note: All public documents referenced herein are available in their entirety at MUDucation.org/ Deed Enforcement for review and verification.