2026 Wylie community guide · Collin County
The “City Between the Lakes”: a historic downtown, an A-rated school district and newer neighborhoods minutes from Lavon Lake and Lake Ray Hubbard.
By Shayla Eadler, Broker & Owner (TREC #747934) · Updated
For sale now
From lakeside master plans like Inspiration to established brick neighborhoods and a 55-plus community, here are the latest Wylie listings and the searches our buyers run most.
01Overview
For many buyers, yes. Wylie sits between Lavon Lake and Lake Ray Hubbard with a historic downtown, an A-rated school district (TEA A, 92, in 2025, with both high schools rated A) and newer neighborhoods at a typical value near $416,000, below Allen or Plano. The trade-offs are a drive of about 40 minutes to downtown Dallas, SH-78 traffic and a higher total tax rate (about 1.95%).
Wylie began in the early 1870s as Nickelville. After the Gulf, Colorado & Santa Fe Railway built through in 1886, the town incorporated in 1887 as Wylie, named for a railroad right-of-way agent, and the St. Louis Southwestern Railway arrived two years later. Shops stayed open late for the railroad crowds, earning it the nickname “Wide Awake Wylie,” and Lavon Dam and the North Texas Municipal Water District later brought steady growth.
About 63,800 people live here (July 2025 Census estimate), up from about 57,500 in 2020. Most of the city is in Collin County, with small pieces in Dallas and Rockwall counties, and the North Texas Municipal Water District, which supplies much of Collin County, is one of its largest employers.
Housing ranges from 1990s and 2000s brick subdivisions to newer master plans on the edges of town: Inspiration on Lavon Lake, Dominion of Pleasant Valley on the south side, Kreymer and Lewis Ranch, and the 55-plus Ladera Wylie. A 2016 hailstorm damaged an estimated 80% of Wylie’s homes, so many roofs here were replaced around that time.
Wylie spans three counties and several school districts. Parts of Dominion of Pleasant Valley are in Garland ISD, Lake Park Villas is in Rockwall ISD, and Dallas County homes pay Dallas County, Parkland Hospital and Dallas College rates, about 30 cents more per $100 than the Collin side. Compare tax certificates, not just the city name.
02Honest take
What we tell our own clients before they make a move.
Pros
Cons
03Where to live
Wylie offers lakeside master plans, established brick neighborhoods and new construction from the $300s. These are the communities our buyers ask about most.
A lakeside master plan on Lavon Lake with Club Inspiration (resort-style, lap and tot pools, a lazy river and fitness center), fishing ponds, a putting green, dog and hammock parks, and trails linking to the 25.5-mile Trinity Trail. Some builders list it under Lucas.
Homes near InspirationA south Wylie community surrounded by about 97 acres of parks and trails that connect to Muddy Creek Preserve, with an amenity center, pool and playground, near SH-78 and the George Bush Turnpike.
Homes near Dominion of Pleasant ValleyHomes with recorded sales from late 2023 to 2026 at a median price of about $618,000 and a median size of about 3,300 square feet; some plans include dual suites.
Homes near Kreymer EastK. Hovnanian single-family homes in Wylie ISD.
Homes near Kreymer at the ParkBloomfield single-family homes in Wylie ISD.
Homes near Lewis RanchA gated community of 159 homes from a 55-plus builder, with a clubhouse, resort-style pool and spa, fitness studio, lighted pickleball courts, trails and year-round lawn care.
Homes near Ladera WylieHomes with a median size of about 3,300 square feet, some with main-floor suites and guest quarters; recorded sales from late 2023 to 2026 had a median price of about $640,000.
Homes near Braddock PlaceDuplex-style villa homes from Grenadier Homes, with a dog park.
Homes near Woodbridge VillasAlso on the way: Country Club Estates, with David Weekley and Windsor Homes listed as coming soon, and Davidson Homes’ Lake Park Villas (from about $330K) on the Rockwall County side in Rockwall ISD. Ask us which phases are selling now.
| Community | Builders | What to expect |
|---|---|---|
| Inspiration | Ashton Woods, First Texas Homes | 50- and 80-ft homesites; from about $456K; Wylie ISD |
| Dominion of Pleasant Valley | Coventry Homes, Grand Homes | 50- to 70-ft lots; from about $471K |
| Kreymer at the Park | K. Hovnanian | From about $518K; Wylie ISD |
| Lewis Ranch | Bloomfield Homes | From about $480K; Wylie ISD |
| Ladera Wylie | Ladera Living | 55-plus, gated; from about $397K |
| Woodbridge Villas | Grenadier Homes | Villas; from about $360K |
| Country Club Estates | David Weekley Homes, Windsor Homes | Coming soon |
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 Wylie home value was about $415,500 in September 2026, down about 5.4% from a year earlier. In ZIP 75098, Realtor.com counted 295 active listings, about the same as a year earlier, at a median list price of about $480,000, with a median of 59 days on market and about 29% of listings showing a price cut. List prices run above typical values because so many listings are newer and larger homes.
With steady inventory and builders offering incentives, buyers have leverage on both resales and new construction. Sellers do best when they price against the new homes in their school district and tax district.
Live from the NTREIS MLS for homes in Wylie (houses, townhomes and condos). Sold figures cover the last 60 days.
Monthly Wylie market report with trends Compare Wylie with nearby towns
Thinking of selling in Wylie?
Get a free, local Comparative Market Analysis — not an automated guess.
05Budget
On the Collin County side, inside city limits and outside a MUD, Wylie’s 2025 combined rate is about $1.95 per $100: the city ($0.543438), Wylie ISD ($1.1752), Collin County ($0.149343) and Collin College ($0.08122). The city offers a $30,000 over-65 exemption but no general homestead exemption.
Homes in the Dallas County part of Wylie pay Dallas County, Parkland Hospital and Dallas College instead of Collin County and Collin College, about $0.30 more per $100, and many are in Garland ISD ($1.1709). Rockwall County homes pay Rockwall County and Rockwall ISD rates.
| Taxing unit | Rate per $100 of value |
|---|---|
| City of Wylie (2025) | $0.543438 |
| Wylie ISD (2025) | $1.175200 |
| Collin County (2025) | $0.149343 |
| Collin College (2025) | $0.081220 |
| Typical total (in city, no MUD) | ≈ $1.95 |
| Dallas County side, if applicable | + about $0.30 |
At about 1.95% before exemptions, a $415,000 home on the Collin side would owe roughly $8,100 a year. The $140,000 school homestead exemption lowers that noticeably.
Some newer communities around Wylie, especially outside city limits near Lavon Lake, carry MUD or PID charges. We pull the tax certificate and any district’s rate history before you buy.
| Service | Provider |
|---|---|
| Electricity | Mostly Oncor (choose a retail provider); Farmers Electric Cooperative or CoServ in some areas |
| Water & sewer | City of Wylie (North Texas Municipal Water District supply); East Fork SUD or Wylie Northeast SUD in some areas |
| Natural gas | Atmos Energy or CoServ Gas, by area |
| Trash & recycling | Community Waste Disposal |
Tax rates are the adopted 2025 rates and change every year. Verify any address with the Collin Central Appraisal District (Dallas or Rockwall CAD for those parts of Wylie) before you buy. Estimate your payment →
06Education
Wylie ISD serves most of the Collin County side and enrolled 19,400 students in 2025–26. TEA rated the district A (92) in 2025, with Wylie High School at A (92) and Wylie East High School at A (91), and the district held an A (92) in TEA’s August 2026 ratings.
Garland ISD serves the Dallas County part of Wylie and Rockwall ISD the Rockwall County part, and small areas fall in Community, Plano or Princeton ISD.
| School district | What to know |
|---|---|
| Wylie ISD | Most of the city; A (92) district and two A-rated high schools in 2025. |
| Garland ISD | The Dallas County side, including parts of Dominion of Pleasant Valley (Sachse High). |
| Rockwall ISD | The Rockwall County side, including Lake Park Villas. |
| Community, Plano & Princeton ISDs | Small areas. Confirm by address. |
School boundaries change as districts grow. We confirm the assigned campuses for every home before you make an offer.
07Location
SH-78 is Wylie’s main artery, running southwest to Sachse, Garland and the President George Bush Turnpike and northeast toward Lavon and Farmersville, and FM-544 runs west toward Murphy and Plano. There is no DART rail in Wylie. Freight rail serves an intermodal terminal in town.
| Destination | Distance | Typical drive |
|---|---|---|
| Firewheel, Garland | ~7 mi | About 12 min |
| Downtown Plano | ~10 mi | About 20 min |
| Downtown Rockwall | ~12 mi | About 20 min |
| UT Dallas, Richardson | ~15 mi | About 27 min |
| Downtown McKinney | ~17 mi | About 30 min |
| Legacy West, Plano | ~23 mi | About 35 min |
| Downtown Dallas | ~28 mi | About 40 min off-peak |
| DFW Airport | ~38 mi | About 55 min |
Drive times are typical off-peak estimates. Allow more time at rush hour.
08Lifestyle
A large Corps of Engineers reservoir on Wylie’s north side for boating, fishing and lakeside parks.
Boating, swimming and fishing about 20 minutes south.
The “Wide Awake Wylie” railroad downtown on Ballard Avenue, with local shops and restaurants.
An award-winning downtown bluegrass festival.
The city-sponsored arts festival and the Wylie Chamber of Commerce’s annual rodeo.
Dog parks, splash pads and pickleball courts, plus hike-and-bike trails at the municipal complex and around Muddy Creek Preserve.
09Everyday life
Wylie’s largest employers are public: the school district, the regional water district and the city. A cluster of manufacturers and a freight-rail intermodal terminal add local jobs, and many residents commute to Plano, Richardson, Garland and Dallas.
10Quick answers
Wylie (about 63,800 residents in 2025) has an A-rated school district, a historic downtown, two nearby lakes and newer neighborhoods at a typical value near $416,000. The trade-offs are a longer commute to Dallas, SH-78 traffic and a total tax rate of about 1.95%.
Mostly Collin County. Small parts of the city are in Dallas County (about 1,600 residents) and Rockwall County (about 1,700), with different county, college and school rates.
About 28 road miles to downtown Dallas, roughly 40 minutes off-peak and longer at rush hour. Downtown Plano is about 10 miles west.
Mostly Wylie ISD, with 19,400 students in 2025–26 and an A (92) rating in 2025; both Wylie High and Wylie East earned A’s. The Dallas County side is in Garland ISD and the Rockwall County side in Rockwall ISD.
About $1.95 per $100 for 2025 on the Collin side: city $0.543438, Wylie ISD $1.1752, Collin County $0.149343 and Collin College $0.08122. Dallas County homes pay about $0.30 more.
Zillow’s typical home value was about $415,500 in September 2026, down about 5.4% from a year earlier. The median list price in ZIP 75098 was about $480,000.
Yes. Ashton Woods and First Texas build in Inspiration, Coventry and Grand Homes in Dominion of Pleasant Valley, plus K. Hovnanian, Bloomfield, Grenadier and others, with prices from the $300s.
Yes. Ladera Wylie is a gated community of 159 homes from a 55-plus builder, with a clubhouse, pool, pickleball and lawn care, from about $397,000.
Lavon Lake borders the north side of the city, and Lake Ray Hubbard is about 20 minutes south, which is why Wylie calls itself the “City Between the Lakes.”
Crime statistics are published by the Wylie 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 Shayla Eadler, Licensed Broker & Owner of Ten Twenty Realty (TREC #0747934), and reviewed October 2026. Facts come from public sources, including: U.S. Census Bureau (Vintage 2025), Collin CAD 2025 tax rates, Republic Title 2025 DFW tax rates, Wylie ISD 2025 ratings, TEA 2025 ratings, Wylie ISD, Texas Education Agency, Wylie EDC utilities, Wylie EDC major employers, Coventry Homes: Dominion of Pleasant Valley, Ashton Woods: Inspiration, Zillow home value index, Realtor.com ZIP inventory data.
Your Wylie expert
Karli specializes in Collin County real estate and has called DFW home for 17 years. She helps Wylie buyers sort out school districts, county lines and builder incentives, and guides sellers through pricing against new construction.
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