Denton County, Texas · Hwy 380 Corridor · North DFW
Living in Aubrey, Texas
The complete family relocation guide: dual school districts explained, master-planned communities ranked, MUD taxes decoded, and everything you need to decide if Aubrey is right for your family.
Scores computed from Niche, NTREIS, WalkScore, and U.S. Census ACS · Sub-scores on a 0-10 scale · Niche grades refreshed annually each fall
"Aubrey is one of those places families land when they want master-planned community amenities and the feeling of a real Texas town, without paying Prosper prices. But there's one thing I tell every client first: the zip code straddles two school districts. Which ISD your kids attend depends entirely on the specific street. That conversation happens before we look at a single listing."
Kristen Carpentier
Licensed Texas Realtor® (TREC #760457) · DFW Family Relocation Specialist
(602) 405-4115 ·
Kristen@whymovetodallas.com
Source: U.S. Census Bureau, ACS 2023 5-year estimates · City limits only (community area significantly larger)
Aubrey, Texas: New Homes Tour
Kristen walks through master-planned communities in Aubrey, covering builder options, price points, MUD/PID fees, and the school district question every family must answer before buying.
Where Is Aubrey, Texas?
Aubrey sits in northern Denton County, about 40 miles north of Downtown Dallas along the US-380 corridor. It straddles the stretch between Denton to the west and McKinney to the east, giving residents good access to both the Denton employment cluster (University of North Texas, TWU, medical) and the Frisco tech corridor (T-Mobile, Liberty Mutual, The Star) via US-380.
The city proper is small, roughly 8,500 residents, but the broader Aubrey community is substantially larger once you include the master-planned communities in the 76227 zip code. The Dallas North Tollway and I-35E are the primary routes south toward Dallas and the mid-corridor employers. US-380 is the main east-west spine connecting Aubrey to Denton, Frisco, and McKinney.
Commute Times from Central Aubrey
Schools in Aubrey, Texas
Aubrey ISD
Serves Aubrey proper, northern Providence Village, and portions of the 76227 zip. TEA rating: C. Niche overall grade: B. Roughly 3,995 students across 3 elementary schools, 1 middle school, and Aubrey High School. Aubrey HS posts a 94.9% four-year graduation rate. A workable fit for families who prioritize value and community character over district ranking.
Denton ISD
Serves Sandbrock Ranch, Paloma Creek, southern Providence Village, ArrowBrooke, and southern 76227 portions. TEA rating: B. Niche grade: B+. Most new construction communities in southern Aubrey feed Braswell High School. Stronger academic outcomes and more resources make Denton ISD the preferred choice when school ranking is a deciding factor.
Key Campuses
| Campus | District | Level | Notes |
|---|---|---|---|
| HL Brockett Elementary | Aubrey ISD | Elementary | Serves Aubrey proper and northern 76227 communities |
| Aubrey Middle School | Aubrey ISD | Middle | Grades 6-8; feeds Aubrey High School |
| Aubrey High School | Aubrey ISD | High | 94.9% four-year graduation rate; 0.5% dropout rate |
| Paloma Creek Elementary | Denton ISD | Elementary | Serves Sandbrock Ranch area; approximately 6 miles from community entrance |
| Rodriguez Middle School | Denton ISD | Middle | Serves southern Aubrey communities; approximately 11 miles |
| Braswell High School | Denton ISD | High | Serves Sandbrock Ranch, Paloma Creek, ArrowBrooke; approximately 6 miles |
Best Neighborhoods in Aubrey for Families
Aubrey's family neighborhoods are almost entirely master-planned communities with HOA amenities. Each has a distinct character, price range, and school district assignment. Here's how they compare.
Search Current Aubrey Listings →
Sandbrock Ranch
$430K - $650K
2,400-acre master-planned community with roughly 2,600 homes planned. Equestrian-inspired design, resort amenity center, dog parks, and community trails. HOA $1,068/year. MUD tax applies; effective rate around 2.7%. The top choice for families who want Denton ISD and new construction in one package.
Paloma Creek
$310K - $480K
One of the larger master-planned communities in the area with three amenity centers, pools, trails, and mature landscaping. Southern sections are Denton ISD; verify address for properties near the northern boundary. A solid value play for families who want MPC amenities at a lower price than Sandbrock Ranch.
Providence Village
$280K - $440K
Established community now incorporated as its own city. A 25-acre lake, community waterpark, dog parks, and greenbelts. Cape Cod and Craftsman architecture. Most of Providence Village feeds Aubrey ISD; confirm by address for properties near the southern boundary where Denton ISD territory begins.
ArrowBrooke
$350K - $510K
410-acre community north of US-380 with a strong outdoor focus. Two resort-style amenity centers each with pool and playground, 4 miles of trails, stocked catch-and-release ponds, and a full-time Lifestyle Director. Bloomfield Homes and Highland Homes are both active here.
Savannah
$290K - $420K
Savannah Georgia-inspired community on the US-380 corridor. Community pool, walking trails, and active neighborhood programming. Easy access to both Denton and Frisco. Verify school district by specific address; portions may feed different ISDs depending on location within the community.
Aubrey Proper
$250K - $380K
The original city core. Older homes, larger lots, equestrian properties, and small-town DFW character without HOA fees or MUD taxes. Good fit for families who want more land and a quieter pace. Aubrey ISD only. Limited local dining and retail; plan to drive 15-25 minutes for most errands.
How Aubrey Compares to Where You're Coming From
Aubrey holds the highest affordability score among North DFW's growing suburbs. For families relocating from high-cost metros, the numbers are meaningful.
| Category | SF Bay Area | NY Metro | Chicago Suburbs | Aubrey, TX |
|---|---|---|---|---|
| Median Home Price | $1.2M+ | $650K-900K | $420K-580K | ~$350K |
| State Income Tax | ~9.3%+ | ~6.85%+ | 4.95% flat | None |
| Property Tax Rate | ~1.1% (Prop 13) | ~1.6-2.2% | ~2.0-2.8% | ~1.86% base |
| Typical 3BR Home | $900K-1.4M | $550K-800K | $380K-520K | $320K-420K |
| Lot Size (typical) | 4,000-6,000 sqft | 5,000-8,000 sqft | 7,000-10,000 sqft | 7,000-12,000 sqft |
Property Tax Breakdown (Aubrey ISD Properties)
| Taxing Entity | Rate (per $100) | On $350K Home |
|---|---|---|
| Aubrey ISD | $1.2249 | ~$4,287 |
| City of Aubrey | $0.4500 | ~$1,575 |
| Denton County | $0.1859 | ~$651 |
| Base Total | ~$1.86 | ~$6,513/yr |
| +MUD/PID (master-planned communities) | +$0.50-1.50 | +$1,750-5,250/yr |
Texas homestead exemption: $140,000 off the school district taxable value (effective 2023+). On a $350K home, this reduces Aubrey ISD taxable value to $210,000, saving approximately $1,715/year. MUD and PID fees are separate taxing entities. Always verify total tax burden for the specific property address before closing.
Where Aubrey Residents Work
Aubrey itself has limited local employment, but its position on US-380 puts residents within range of two distinct employer corridors: the Denton cluster to the west and the Frisco-Plano tech belt to the east.
Denton Corridor (~20 min west)
| Employer | Industry |
|---|---|
| University of North Texas | Higher Education |
| Texas Woman's University | Higher Education |
| Denton Regional Medical Center | Healthcare |
| City of Denton | Government / Municipal |
| North Texas Premium Outlets | Retail / Management |
| Amazon / logistics centers | Distribution / Logistics |
Frisco / Plano Corridor (~20-40 min east)
| Employer | Industry |
|---|---|
| Toyota North America HQ | Automotive / Corporate |
| JPMorgan Chase | Financial Services |
| T-Mobile (The Star campus) | Telecommunications |
| Liberty Mutual | Insurance |
| FedEx Office HQ | Logistics / Corporate |
| Bank of America / Fannie Mae | Financial Services |
What Life Actually Looks Like in Aubrey
Youth Sports Culture
The Aubrey Area Youth Sports Association has operated since 1992 and runs baseball, basketball, soccer, softball, volleyball, and cheerleading leagues. The master-planned communities also run their own internal programs and clinics. Spring and fall seasons are well-organized with multiple fields and gym facilities across the area.
Lake Ray Roberts Access
Lake Ray Roberts State Park is less than 25 minutes from most Aubrey neighborhoods. At 29,000 acres it's one of North Texas's premier outdoor destinations: camping, fishing, boating, equestrian trails, and hiking. No other comparable DFW suburb puts you this close to that much open water. It's the lifestyle wildcard that genuinely sets Aubrey apart.
Shopping & Dining
Aubrey proper has limited local options, a few casual restaurants and a smaller HEB footprint, but a full HEB is close. For variety, Frisco is 20 minutes east (Stonebriar Mall, Legacy West) and Denton is 20 minutes west (Golden Triangle Mall, Square area). Residents plan for a drive; it's part of the Aubrey trade-off conversation.
Community Events
Each master-planned community runs its own events calendar: pool parties, seasonal festivals, food trucks, holiday parades. Providence Village and Sandbrock Ranch both have dedicated lifestyle staff. The city of Aubrey hosts farmers market events and a well-attended Fourth of July celebration with a genuine small-town feel that most newer DFW suburbs can't replicate.
New Construction Advantage
With 22 active builder communities and a buyer's market (6 months supply), Aubrey is one of the few DFW areas where you can still negotiate on new construction. Builder incentives, rate buydowns, and closing cost credits are real options here. For families who want a move-in-ready home with a warranty and modern floor plans, Aubrey is the strongest value play in North DFW right now.
Community Feel
Aubrey has something harder to quantify: a genuine rural-meets-suburban character. People wave on streets, kids ride bikes to the amenity center, and neighbors actually know each other's names. It's not manufactured like some newer DFW suburbs. Families who relocated from actual small towns or who want their kids to grow up with that texture consistently say Aubrey delivers it. The master-planned communities add the amenities; the town provides the soul.
Recreation, Walkability & City Amenities
Aubrey is car-dependent for all practical purposes. There is no DART, no DCTA bus service, and no commuter rail stop. A Walk Score of 41 reflects this accurately. What Aubrey compensates with is a genuine outdoor quality of life anchored by Lake Ray Roberts, plus strong internal trail networks inside each master-planned community.
Walkability & Transportation Scores
Source: WalkScore.com · Updated 2026 · View on WalkScore
Parks, Trails & Green Space
Aubrey has 5 mapped parks within city limits. The master-planned communities add substantial private trail networks. Lake Ray Roberts State Park provides a major outdoor anchor less than 25 minutes away.
Matthews Park
Downtown Aubrey's central park, renovated in 2024 with new playground equipment, enhanced landscaping, and a community gathering area. The go-to spot for the city's seasonal events and farmers market gatherings.
Leslie Park
Features basketball and pickleball courts, a soccer field, and a playground. Popular with school-age kids and adults. The pickleball courts have become a neighborhood gathering point since the 2024 renovation.
Providence Village Lake
The 25-acre community lake at Providence Village includes fishing access, walking paths around the shoreline, and a community waterpark. Open to Providence Village residents; one of the strongest lifestyle amenities in the Aubrey area.
Sandbrock Ranch Trails
Internal trail network connecting neighborhoods, dog parks, and the resort amenity center. The equestrian character of the community extends to horse-friendly paths and landscaping. 2,400 acres provides genuine open space within the community perimeter.
Lake Ray Roberts State Park
The outdoor anchor of the entire area. 29,000 acres of lake, camping, fishing, boating, equestrian trails, and hiking, less than 25 minutes from most Aubrey neighborhoods. No other growing DFW suburb puts you this close to this much outdoor access.
ArrowBrooke Fishing Ponds
Stocked catch-and-release community ponds inside ArrowBrooke, open to residents. A genuinely popular amenity for families with kids who want something to do outdoors on a Tuesday afternoon without driving anywhere. Small but consistently used.
City Recreation Centers & Facilities
| Facility | What's Inside | Notes |
|---|---|---|
| Aubrey Aquatic Center | Community pool, lap lanes, splash area | City-operated; seasonal |
| Matthews Park Pavilion | Covered pavilion, event space, playground | Renovated 2024; reservable for events |
| Leslie Park Courts | Basketball, pickleball, soccer field | Open to public; no reservation needed |
| Aubrey Public Library | Children's programs, maker space, reading rooms | Standard Denton County branch hours |
| MPC Amenity Centers (x3+) | Resort pools, fitness rooms, event spaces | HOA-access only; Sandbrock, Paloma Creek, Providence Village, ArrowBrooke |
Youth Sports & Organized Recreation
The Aubrey Area Youth Sports Association (founded 1992) runs structured leagues for school-age kids across multiple sports. MPC communities supplement with internal clinics and recreational leagues.
Is Aubrey, Texas Safe?
Aubrey is a safe community for families. Some national databases show elevated per-capita crime figures for the city of Aubrey, but this largely reflects a small-city base rate artifact: in a city with roughly 8,500 residents, a small number of incidents can push the per-thousand rate above national averages in ways that don't reflect the lived experience. The master-planned communities of Sandbrock Ranch, Paloma Creek, and Providence Village have HOA governance, active community management, and a neighborhood character consistent with safe family living.
Sources: CrimeGrade.org (2024-2025) · NeighborhoodScout (2024 FBI data) · Niche.com
Aubrey Housing Market
In Aubrey, the heart of the market is the starter band: 68% of homes sold in the past year landed under $400K, where a median of about $316K buys roughly 1,874 square feet. About 3% of sales were $700K or more, so move-up and luxury buyers have real selection. Price per square foot climbs from about $169 at the entry level to $236 at the top, which is what you are paying for in larger lots, newer builds, and higher finish levels.
Median Sale Price
$347K
12-month rolling avg · single-family
Average Sale Price
$395K
12-month rolling avg · single-family
Price per Sq Ft
$173
Median · 12-month rolling
Sale to Original List
94.3%
12-month rolling · share of original list price
Days on Market
47 days
Median · 12-month rolling
Months Supply
5.9 mo.
Balanced market · 12-month
Active Inventory
434
Current active supply · single-family
Closed Sales
976
12-month total · single-family
A few more numbers worth knowing if you are weighing an offer in Aubrey. Over the trailing 12 months, single-family homes sold for a median of $347K and an average of $395K, which works out to about $173 per square foot. Homes here sold for roughly 94.3% of their original list price, which gives you a sense of how much room buyers have typically had to negotiate. As of the latest data, about 434 single-family homes were actively listed. These are NTREIS figures (the price metrics are 12-month rolling, inventory is current active supply), and your own price per square foot and negotiating room will vary by neighborhood, age of home, and finish level.
Source: NTREIS (North Texas Real Estate Information Systems). Data as of 2026. Single-family residential only.
Aubrey is currently one of the most buyer-friendly markets in North DFW. At 6 months of supply and 48 days on market, buyers have genuine negotiating power, an uncommon position in a region where Frisco and Allen regularly see sub-30-day absorption. For families who want new construction, builder incentives including rate buydowns, closing cost credits, and design upgrades are actively available. The $350K median buys a 2,400-3,200 square foot home with modern finishes, which represents dramatically more space per dollar than any comparable suburb closer to Dallas.
New Homes in Aubrey — 22 Active Communities
New construction is genuinely active in Aubrey with 22 communities listed across several builders and price points. You'll have enough options to be selective — move-in-ready spec homes for families on a tighter timeline, and build-from-scratch opportunities if you want to customize your floor plan and finishes. When multiple builders are competing in the same suburb, buyers have real leverage: closing cost assistance, rate buydowns, and upgrade allowances are all on the table if you know how to ask. One thing many families don't realize: you can bring your own Realtor to any new construction purchase at no cost to you — the builder pays the commission. Having an experienced DFW relocation specialist in your corner (someone who isn't on the builder's payroll) can make a real difference when it comes to contract terms, upgrade negotiations, and closing incentives.
Active Builders in Aubrey
Browse Communities
Showing 17 of 22 communities (data sample) — browse the portal for the full list.
| Community | Builder | Price Range | Beds | Sq Ft | Avail. | Promo |
|---|
Note: 8 of the sampled communities currently have active builder promotions or incentives — ask your agent to confirm before touring.
Builder inventory, pricing, and availability change frequently — the data above reflects a recent snapshot. Browse the live portal for current listings.
Pros & Cons of Living in Aubrey
I won't sell you on Aubrey. Here's the real picture so you can decide if it's right for your family.
What Aubrey Does Well
- Exceptional value. $350K buys a 2,400-3,000 sq ft home here. The same money gets you half that in Frisco or Prosper. For families who need space, this is the strongest value proposition in North DFW right now.
- New construction inventory. Multiple active builder communities mean you can customize, get builder incentives (rate buydowns, closing cost help, upgrades), and move in quickly without bidding wars.
- Lake Ray Roberts proximity. A 29,000-acre lake with camping, hiking, fishing, and equestrian trails, less than 25 minutes away. No comparable suburb in DFW has this.
- Master-planned community amenities. Paloma Creek, Sandbrock Ranch, ArrowBrooke, and Providence Village deliver resort-style pools, trails, and fitness facilities included in HOA fees.
- Room to breathe. Bigger lots, less density, genuine rural character at the edges. If your family needs space to spread out, Aubrey delivers it.
- Buyer's market conditions. Six months of supply and 48 days on market means you can negotiate. That's rare in DFW right now.
- No state income tax. Significant savings for high earners relocating from California, New York, or Illinois.
What to Weigh Carefully
- Dual ISD split, address-by-address verification required. The 76227 zip code spans both Aubrey ISD (TEA C) and Denton ISD (B). The difference is significant for families with school-age kids. One street can change the district. Verify every address before you fall in love with a house.
- Aubrey ISD rating. If you land in Aubrey ISD, the district carries a TEA C rating, the weakest academic rating in this area. Some families are fine with it; others want a B or A ISD regardless of price.
- MUD/PID fees in new communities. Sandbrock Ranch, Paloma Creek, and parts of Providence Village carry special district fees adding $1,750-$5,250/year indefinitely. These don't go away. Model the full tax picture before buying.
- Car-dependent, all of it. Walk Score of 41. No transit. Two cars required. Every errand, every activity, every school pickup involves driving.
- Limited local retail and dining. The options in Aubrey proper are thin. HEB is close, but variety means driving 15-25 minutes to Little Elm, Denton, or Frisco. Not a dealbreaker, but plan for it.
- US-380 congestion is growing. The corridor is developing fast and the road hasn't kept up. Peak-hour driving on US-380 is increasingly slow. Infrastructure improvements are in progress but not complete.
- City services still maturing. Aubrey proper is a small city. Roads, municipal services, and emergency response infrastructure are not at the level of Frisco or Prosper. The master-planned communities compensate somewhat, but it's worth understanding.
How Aubrey Compares to Nearby Suburbs
Families considering Aubrey are usually also looking at Prosper, Celina, Little Elm, and Denton. Here's how they stack up on the metrics that matter most.
Scores computed from Niche, NTREIS, WalkScore, and Census ACS · Updated 2026 · Compare all DFW suburbs →
Aubrey, Texas: Frequently Asked Questions
Aubrey is a strong fit for families who prioritize space, value, and outdoor access over walkability and school district prestige. The master-planned communities (Paloma Creek, Sandbrock Ranch, Providence Village) offer resort-style amenities at a fraction of what you'd pay in Frisco or Prosper. Lake Ray Roberts State Park is less than 25 minutes away and adds a quality-of-life dimension that most suburbs can't match. The trade-off: verify the school district by specific address before buying.
The 76227 zip code spans two school districts. Northern and central Aubrey, including Aubrey proper and much of Providence Village, is in Aubrey ISD (TEA C). Southern communities including Sandbrock Ranch, Paloma Creek, ArrowBrooke, and parts of southern Providence Village are in Denton ISD (TEA B). One street can be the difference. I verify every address through the TEA School District Locator before making an offer. This is not optional.
The base combined rate for Aubrey ISD properties is approximately $1.86 per $100, covering the ISD, city, and Denton County. On a $350,000 home that's roughly $6,510 per year before homestead exemption. Master-planned communities including Sandbrock Ranch and Paloma Creek carry MUD or PID fees adding $1,750-$5,250 per year on top of the base rate. The effective total rate in those communities is typically 2.5-2.7%. Always get the full tax breakdown for the specific property before closing.
Frisco and The Star (T-Mobile, Liberty Mutual, Cowboys HQ) are 20-30 minutes east via US-380. Denton (UNT, TWU, Denton Regional Medical) is 20-25 minutes west. Plano and Legacy West (Toyota, JPMorgan, FedEx) are 35-45 minutes south. Downtown Dallas is 50-65 minutes. Aubrey works well for remote workers and hybrid commuters. Five-day downtown Dallas commuters should factor 90-120 minutes of daily driving into the decision.
Sandbrock Ranch is the top pick for Denton ISD and new construction in one package. Paloma Creek offers Denton ISD (southern sections), three amenity centers, and lower price points. ArrowBrooke has strong trails and fishing ponds with a Denton ISD assignment. Providence Village is established and features a 25-acre lake and waterpark, mostly Aubrey ISD. Aubrey Proper suits families wanting larger lots and no HOA. Each fits different priorities; school district assignment is the primary sorting question.
Yes, Aubrey is a safe community. CrimeGrade rates Aubrey B+ for violent crime and A for property crime, placing it in the 76th safety percentile nationally. Some databases show elevated per-capita figures, but this reflects a small-city base rate effect where a small number of incidents in a population of 8,500 can inflate the rate. The master-planned communities have HOA governance and active community management consistent with safe family living.
Substantially lower. A $350,000 home in Aubrey buys 2,400-3,000 square feet. The equivalent in the Bay Area typically costs $900,000-$1.4M. On top of the purchase price difference, California state income tax (9.3%+ for most professional households) disappears entirely. For a household earning $200,000, the combined effect of lower housing costs and no state income tax often amounts to $60,000-$80,000 per year in additional purchasing power or savings capacity.
Aubrey is one of the best new construction markets in DFW right now. With 22 active communities, 6 months of supply, and 48 days on market, buyers have genuine negotiating power. Builder incentives including rate buydowns and closing cost credits are real and available. Before signing, verify the school district assignment for the specific lot, understand the full MUD/PID tax picture, and bring independent representation. The builder's sales agent works for the builder; a buyer's Realtor costs you nothing extra.
Aubrey's main advantage is price: roughly $150,000-$200,000 less than a comparable home in Prosper. Prosper (A-rated ISD) and Celina (B-rated Celina ISD) offer stronger school districts than Aubrey ISD, though southern Aubrey communities in Denton ISD are more competitive. Little Elm is closer to Frisco and the lake, with similar pricing but less master-planned community depth. For remote workers or hybrid employees who prioritize space and value over commute proximity, Aubrey is the strongest choice in this group.
Lake Ray Roberts State Park is the standout, a 29,000-acre lake with camping, fishing, equestrian trails, and boating, less than 25 minutes away. Within the communities, Paloma Creek, Sandbrock Ranch, ArrowBrooke, and Providence Village all have internal trail networks, pools, and green space. City parks include Matthews Park (renovated 2024) and Leslie Park with basketball and pickleball courts. The Aubrey Area Youth Sports Association runs leagues for most major youth sports.
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The ISD split, the MUD taxes, the builder negotiations: these are conversations to have before you're under contract, not during. I've helped hundreds of families sort out exactly these questions in Aubrey and across North DFW. Call or email and let's figure out if Aubrey is the right fit for your family.
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