2026 Aubrey community guide · Denton County
Horse Country, U.S.A.: a hometown peanut festival and a historic Main Street, ringed by some of the busiest new-home communities in Denton County.
By Karli Vasek, REALTOR® (TREC #0784847) · Updated
For sale now
From entry-level new construction in Silverado and Highpointe Ranch to amenity-rich Sandbrock Ranch and acreage outside town, here are the latest Aubrey listings and the searches our buyers run most.
01Overview
For many buyers, yes. Aubrey pairs a small-town Main Street and a hometown peanut festival with a wide choice of new construction, from about $230,000 in Highpointe Ranch to $550,000-plus in Sandbrock Ranch, and it is about 21 minutes to downtown Denton. The trade-offs are a longer drive to Dallas and DFW Airport, total tax rates that vary widely by subdivision, and an “Aubrey, TX 76227” address that may actually be in Denton ISD, a MUD or another town.
Aubrey began as a settlement called Onega. When the Texas and Pacific Railway built through in 1881, residents drew the name Aubrey from a hat, and a post office opened in the depot that year. Peanuts later replaced cotton as the main crop, and the sandy soil drew so many horse breeders that the city calls itself “Horse Country, U.S.A.”
Growth has arrived quickly. The Census Bureau estimates the city grew from about 4,900 residents in 2020 to 9,066 in July 2025, and the city estimates nearly 39,500 more people live in its extraterritorial jurisdiction (ETJ). It lists communities such as Sandbrock Ranch, Silverado, Winn Ridge and Aspen Meadows alongside the city itself. Aubrey ISD’s enrollment rose about 89% between 2019–20 and 2025–26.
Aubrey still feels like a small town in the middle of it all. The 40th Aubrey Peanut Festival filled historic downtown in October 2026, and a farmers market runs at Veterans Memorial Park from spring through fall.
Many homes with an Aubrey mailing address (ZIP 76227) are outside city limits, and some are zoned to Denton ISD instead of Aubrey ISD. Builder listings show total tax rates from about 1.9% to 2.8% depending on the subdivision, so compare the full tax rate, ISD and utility provider, not just the price.
02Honest take
What we tell our own clients before they make a move.
Pros
Cons
03Where to live
Aubrey-area neighborhoods range from entry-level new construction to large master plans with resort-style amenities. These are the ones we show most often.
An 800-acre master plan for about 2,400 families, with an amenity center, resort-style and infinity pools, a splash pad, a dog park, fishing ponds, a treehouse and more than six miles of trails. An on-site elementary school is part of the plan.
Homes near Sandbrock RanchA master plan with Little Elm addresses, a lifestyle director, pools, a fitness center, sport courts, a fishing pond and Union Park Elementary nearby.
Homes near Union ParkA D.R. Horton community on 40- to 75-foot lots with a pool, clubhouse, splash pad, tennis and pickleball courts, a dog park and trails, close to Jackie Fuller Elementary.
Homes near SilveradoNear US-380 and Aubrey High School, with walking trails, a pond and a playground. Builder listings show a total tax rate around 1.9%.
Homes near KeenelandHomes of about 1,630 to 2,770 square feet with a community pool, tennis and pickleball courts and trails.
Homes near BelmontSome of the most attainable new homes in the area, about 1,300 to 2,450 square feet, with a pool, fitness area and pond. Listings show a total tax rate near 2.8%.
Homes near Highpointe RanchBloomfield Homes with resort-style pools, an amenity center, sport courts and a soccer field, zoned to Union Park Elementary and Braswell High.
Homes near ArrowBrookeA subdivision the city lists among the communities it serves, with water service from Mustang Water and trash from Republic Services.
Homes near Winn RidgeRibbonwood (Pulte and Cambridge, from about $328K, Aubrey ISD), Lily Creek at Sutton Fields (M/I and William Ryan), Providence Commons (HistoryMaker) and Saratoga (Beazer) are also selling with Aubrey addresses, and Lennar’s Palomino is coming soon. Ask us which are inside city limits and which are in a MUD.
| Community | Builders | What to expect |
|---|---|---|
| Sandbrock Ranch | Highland, David Weekley, Coventry | From about $370K; Denton ISD |
| Union Park | Tri Pointe, Bloomfield | From about $400K; Denton ISD |
| ArrowBrooke | Bloomfield Homes | About $421K–$639K; Denton ISD |
| Silverado | D.R. Horton | 40- to 75-ft lots; from about $282K; Aubrey ISD |
| Keeneland | Pacesetter, HistoryMaker | From about $319K; Aubrey ISD |
| Belmont | Trophy Signature, Impression | From about $292K; Aubrey ISD |
| Highpointe Ranch | Lennar | From about $228K; Aubrey ISD |
| Ribbonwood | Pulte, Cambridge | From about $328K; Aubrey ISD |
Builders and incentives change often. Bring us to your first model-home visit and we’ll represent you, not the builder. How we help new-build buyers →
04Market
Zillow’s typical Aubrey home value was about $337,600 in September 2026, down about 7% from a year earlier. In ZIP 76227, which also covers Union Park, Sandbrock Ranch, Providence Village and nearby communities, Realtor.com counted 627 active listings (up 3% year over year) at a median list price of $375,000 and a median of 72 days on market, with about 29% of listings showing a price cut.
With this much new construction, buyers have leverage: builder incentives, rate buy-downs and quick-move-in homes are common. Resale sellers do best when they price against the new homes in the same school district and tax area.
Live from the NTREIS MLS for homes in Aubrey (houses, townhomes and condos). Sold figures cover the last 60 days.
Monthly Aubrey market report with trends Compare Aubrey with nearby towns
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05Budget
Inside city limits, Aubrey’s 2025 combined rate is about $1.86 per $100: the city ($0.45, lowered from $0.455), Aubrey ISD ($1.2249) and Denton County ($0.185938). The rate sheet lists no college or hospital district. For 2026–27, Aubrey ISD lowered its rate to $1.2011.
Many new subdivisions are outside city limits, and some are in Denton ISD, whose 2025 rate was $1.2069. Builder listings show total rates from about 1.9% (Keeneland) to about 2.2% (ArrowBrooke, Union Park) and about 2.8% (Highpointe Ranch).
| Taxing unit | Rate per $100 of value |
|---|---|
| City of Aubrey (2025) | $0.450000 |
| Aubrey ISD (2025) | $1.224900 |
| Denton County (2025) | $0.185938 |
| Typical total (in city, no MUD) | ≈ $1.86 |
| MUD or other district, if applicable | Listings show totals up to ≈ 2.8% |
At about 1.86% before exemptions, a $338,000 home in city limits would owe roughly $6,300 a year. The $140,000 school homestead exemption lowers that noticeably.
Ask for the exact taxing units on any Aubrey-area home. Two homes on the same road can be in different school districts, with or without a MUD, and pay very different totals.
| Service | Provider |
|---|---|
| Water & sewer | City of Aubrey in city limits; Mustang Water in Winn Ridge and some ETJ areas |
| Trash | Republic Services (billed by the city, or through Mustang Water in Winn Ridge) |
| Electricity | Varies by address; we confirm the provider for each home |
Tax rates are the adopted 2025 rates and change every year. Verify any address with the Denton Central Appraisal District before you buy. Estimate your payment →
06Education
Aubrey ISD enrolled about 4,900 students in 2025–26, up from just over 3,300 three years earlier, across four elementary schools, two middle schools and Aubrey High School. TEA rated the district B (80) in 2025, and Aubrey High earned a B (85). The district scored 77 in TEA’s 2026 release.
A fifth elementary is under construction to relieve crowded campuses, and the district expects more than 7,000 new homes over the next decade. Large parts of the Aubrey area, including Sandbrock Ranch, Union Park and ArrowBrooke, are in Denton ISD and feed Braswell High.
| School district | What to know |
|---|---|
| Aubrey ISD | The city and nearby subdivisions; B (80) district and B (85) high school in 2025. |
| Denton ISD | Sandbrock Ranch, Union Park, ArrowBrooke and Winn Ridge; district B (80) in 2025. Braswell High earned a C (78). |
School boundaries change as districts grow. We confirm the assigned campuses for every home before you make an offer.
07Location
Aubrey sits on US-377 between Denton and Pilot Point, with US-380 running east to Frisco and McKinney a few miles south. There is no rail or fixed-route bus service; the nearest DCTA A-train station is in downtown Denton.
| Destination | Distance | Typical drive |
|---|---|---|
| Pilot Point | ~7 mi | About 11 min |
| Downtown Denton | ~13 mi | About 21 min |
| Downtown Celina | ~16 mi | About 28 min |
| The Star, Frisco | ~25 mi | About 37 min |
| Legacy West, Plano | ~26 mi | About 37 min |
| DFW Airport | ~38 mi | About 55 min |
| Downtown Dallas | ~48 mi | About 1 hr; longer at rush hour |
Drive times are typical off-peak estimates. Allow more time at rush hour.
08Lifestyle
A free downtown festival every October with a parade, live music, more than 200 vendors and a peanut-spitting contest.
Local produce and makers at Veterans Memorial Park on the first Saturday of the month, April through November.
A summer car show on historic Main Street.
Horse ranches and pastures that grew up on Aubrey’s sandy soil, a heritage the city still celebrates.
A 29,000-acre lake with camping, swimming, fishing and the Isle du Bois unit near Pilot Point, about 20 minutes north.
The historic square’s restaurants, music venues and festivals, about 21 minutes south.
09Everyday life
Aubrey is mostly residential, and many residents commute to Denton, Frisco or the US-380 corridor. New retail is following the rooftops.
10Quick answers
Aubrey offers a small-town downtown, horse country, a B-rated school district (80 in 2025) and new homes from the $200s to the $500s, about 21 minutes from Denton. The trade-offs are a long drive to Dallas and tax rates that vary by subdivision.
Denton County. The city sits about 12 miles north of Denton on US-377.
Aubrey ISD serves the city and nearby subdivisions such as Silverado, Keeneland and Belmont. Many 76227 addresses along US-380, including Sandbrock Ranch and Union Park, are in Denton ISD, so we verify every address.
About $1.86 per $100 inside city limits for 2025: city $0.45, Aubrey ISD $1.2249 and Denton County $0.185938. Homes in the ETJ or a MUD can total about 2.2% to 2.8%.
It has an Aubrey address, and the city lists it separately from the city limits among the communities it serves. It is zoned to Denton ISD. It is an 800-acre master plan with homes from about $370,000.
Zillow’s typical home value was about $338,000 in September 2026, down about 7% from a year earlier. New construction starts around $228,000 and runs past $550,000.
About 48 miles to downtown Dallas, roughly an hour without traffic. Downtown Denton is about 13 miles (21 minutes).
Sandy, fertile soil and a mild climate drew horse breeders to the area, and the city adopted the nickname “Horse Country, U.S.A.”
Crime statistics are published by the Aubrey Police Department. We encourage every buyer to review the data for the specific area they are considering and to visit at different times of day. As agents, we share data sources rather than opinions about which neighborhoods are “safe.”
About this guide. Written by Karli Vasek, REALTOR® of Ten Twenty Realty (TREC #0784847), and reviewed October 2026. Facts come from public sources, including: U.S. Census Bureau (Vintage 2025), Texas Education Agency, 2025 DFW tax rates (Denton CAD units), Denton County 2025 tax rate (KERA), Post-Signal: Aubrey tax rate, Post-Signal: Aubrey ISD budget, Post-Signal: Aubrey ISD growth, TEA 2025: Aubrey ISD, City of Aubrey, City of Aubrey communities, City of Aubrey utilities, Walmart agreement (City of Aubrey), Texas State Historical Association, Sandbrock Ranch (Jome), Aubrey new homes (Jome), Zillow home value index, Realtor.com ZIP market data.
Your Aubrey expert
Karli is a fifth-generation Texan who has called DFW home for 17 years and serves buyers and sellers across Denton County. She helps Aubrey buyers sort out ISDs, MUDs and builder incentives before they commit.
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