The story of this market
The typical home in Sachse, Texas sells for about $409,000, or $185 per square foot.
Prices are down 4.5% from a year ago, which gives buyers more room to negotiate. Homes take about 9 days to sell, which is fast. HUD's fair market rent for a two-bedroom is $1,746 a month.
Monthly price momentum
Home values since 2015
+1.1%
TX · past 12 months
Freddie Mac House Price Index, single-family homes, monthly through 2026-08. Each line starts at 100 in January 2015, so a reading of 180 means prices are up 80% since then.
Sachse, Texas
The Sachse housing market is currently experiencing a cooling phase, with median home values showing a year-over-year decline of 4.5% as of May 2026. While the median sale price remains around $409,000, the market is characterized by low inventory and a shift in pricing trends. Investors and buyers should note the divergence between local ZIP-level data and city-wide averages, as market conditions remain sensitive to broader regional economic shifts.
No ARED county foreclosure postings attributed to Sachse yet — the verified ledger covers every county the foreclosure ingest has read, attributed by published city area. Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.
Deterministic aggregate of 1 researched ZIP reports — sales_count-weighted (population fallback); per point, children lacking the value or its weight are excluded. Tax rates, sentiment and context notes are tier-native and never roll.
Median prices moved down 8.0% year over year.
Homes spend a median of 101 days on market with 0.0 months of supply — a slower-moving market.
0% of listings have cut prices · homes sell at 0% of asking — demand is holding steady.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · poverty 3.3% — a stable, low-distress profile.
Sachse is well-suited for family buyers and commuters seeking a suburban lifestyle within the DFW metroplex, offering a balance of residential space and access to regional employment hubs.
Sachse is served by the Garland and Wylie Independent School Districts, which offer a variety of educational options including specialized elementary and high school campuses.
The city is positioned as a northeastern suburb of Dallas, with residents relying on regional highway corridors for commuting to employment centers within the DFW metroplex.
The rental market in Sachse shows stable demand with a median asking rent of $1,746 as of May 2026, reflecting a modest year-over-year change of 0.2%.
Sachse's economy is integrated into the broader DFW metroplex, benefiting from the region's diverse industry mix and proximity to major employment centers in Dallas and Collin counties.
Sachse is a growing northeastern suburb of Dallas experiencing residential expansion and infrastructure development as part of the DFW metroplex.
Sachse is served by the Garland Independent School District for residents in Dallas County and the Wylie Independent School District for residents in Collin County.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. State (Texas) — Senior (65+) and Disabled Homestead Exemption and School Tax Ceiling: Grants an additional mandatory $10,000 exemption from ISD appraised value (Taxable Value_ISD = Appraised Value - $100,000 - $10,000) and establishes an absolute statutory tax freeze (school tax ceiling): total ISD property taxes cannot exceed the dollar ceiling established in the… State (Texas) — General Residence Homestead Exemption and 10% Valuation Growth Cap: Imposes mandatory state-level valuation deductions and growth limitations on the qualifying homestead: (1) Mandates a $100,000 deduction from appraised value for independent school district (ISD) maintenance and operations/debt taxation: Taxable Value_ISD = Appraised Value - $100… State (Texas) — Ad Valorem Real Property Taxation and Assessment Ratio: Mandates ad valorem appraisal of all real property at 100% of fair market value as of January 1 each tax year (Assessment Ratio = 1.00).
Data retrieved from U.S. Census Bureau and American Community Survey profiles.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment.
Imposes a county-wide junior college district ad valorem tax rate of $0.08122 per $100 of taxable assessed value. Formula: Tax = (Assessed Value - Collin College Exemption) * 0.0008122.
Texas Education Code Chapter 130; levied annually across county boundaries.
≈ $332/yr on a $409,000 median
applies when — Parcels located in unincorporated Collin County conducting outdoor burning, or during Commissioners Court burn bans.
Restricts outdoor burning of household trash and brush under TCEQ outdoor burning rules. When Commissioners Court issues a burn ban during drought conditions, all outdoor burning is strictly prohibited with violations enforced as Class C misdemeanors.
Texas Local Government Code Sec. 352.081; Texas Administrative Code Title 30 Chapter 111 Subchapter B.
Enforces non-judicial foreclosure on residential deeds of trust. Notice of sale must be posted at the Collin County Courthouse and filed with the County Clerk at least 21 days prior to sale; sales occur publicly on the first Tuesday of each month between 10:00 AM and 4:00 PM at the designated area.
Texas Property Code Sec. 51.002.
applies when — Parcels abutting or seeking driveway access/connections onto designated Collin County road rights-of-way.
Imposes County driveway permit obligations, culvert sizing specifications determined by County Engineering, sight distance standards, and required dedication of thoroughfare right-of-way widths upon subdivision or development.
Texas Transportation Code Chapter 251; Collin County Subdivision Regulations Roadway Specifications.
Collin County general property tax rate of $0.149343 per $100 of taxable assessed value (FY 2025-2026). Composes additively into total parcel tax: Total Tax = SUM[Taxable Value_i * Rate_i / 100] across Collin County ($0.149343), Collin College ($0.08122), school district (e.g., Plano ISD $1.03955, Allen ISD $1.1258), municipal tax, and special districts.
Adopted pursuant to Texas Property Tax Code Sec. 26.05; Collin County FY 2025-2026 budget order.
≈ $611/yr on a $409,000 median
applies when — Parcels divided into two or more parts outside incorporated municipal ETJ/limits, unless divided into tracts >10 acres without public street dedication.
Mandates formal subdivision plat approval by Collin County Commissioners Court. Requires standard 24x36 inch plat filings, public road access compliance, right-of-way dedications, and certified engineer drainage reviews. Violations constitute a Class B misdemeanor under Chapter 232.
Texas Local Government Code Chapter 232 Subchapter A; Collin County Subdivision Regulations Court Order.
applies when — Parcels situated within FEMA-designated Special Flood Hazard Areas (SFHA / 100-year floodplain) in unincorporated Collin County.
Requires development permits from the County Floodplain Administrator prior to any construction or grading. Structures must elevate lowest finished floor levels at or above base flood elevation (BFE) plus freeboard, and development cannot cause net rise in base flood elevation.
Texas Water Code Sec. 16.315; 44 CFR Part 60; Collin County Flood Damage Prevention Order.
All residential parcels fall into an ISD (e.g., Plano ISD at $1.03955 per $100; Allen ISD at $1.1258 per $100; Prosper ISD at $1.2141 per $100). Imposes standard Maintenance & Operations (M&O) and Interest & Sinking (I&S) rates. Grants a mandatory $100,000 residence homestead deduction from appraised value for school maintenance taxation: Tax = (Appraised Value - $100,000) * ISD Rate / 100.
Texas Property Tax Code Sec. 11.13(b) and Texas Constitution Art. VIII, Sec. 1-b.
≈ $4,252/yr on a $409,000 median
applies when — Parcels located within a Municipal Utility District (MUD), Water Control and Improvement District (WCID, e.g. Collin County WCID #3), or Fresh Water Supply District (FWSD).
Levies additional ad valorem property taxes ranging from $0.85 to $1.20 per $100 of taxable assessed value on top of county, city, and ISD taxes. Imposes statutory notice of special district debt obligations upon seller disclosure to prospective purchasers under Texas Water Code Sec. 49.452.
Texas Water Code Chapters 49, 51, and 54.
applies when — Parcels in unincorporated Collin County with accumulating refuse, stagnant water, abandoned materials, or dangerous weed growth.
Empowers Collin County authorities to require elimination of public nuisances. If uncorrected after notice, the County may abate the condition at property owner expense and assess an administrative lien against the parcel.
Texas Health and Safety Code Chapter 343 (Abatement of Public Nuisances).
Establishes annual market value and taxable assessed value across all jurisdictions. Subject to Texas Tax Code Sec. 23.23 ten percent (10%) homestead assessment cap year-over-year. Taxable Value = Appraised Value - Applicable Exemptions.
Governed by Texas Tax Code Title 1; valuations determined annually as of January 1.
applies when — Applies to any tract of land located in Collin County outside the corporate municipal boundaries (unincorporated area and extraterritorial jurisdictions governed by county agreement) that is divided into two or more parts for sale or residential development.
Prohibits parcel subdivision, development, or issuance of utility connections until a preliminary and final subdivision plat is engineered, reviewed, and approved by the Collin County Commissioners Court and recorded with the County Clerk. Imposes mandatory right-of-way dedications, drainage/stormwater infrastructure standards, utility will-serve commitments, driveway access permits, and minimum lot sizes. Parcels dividing into lots exceeding 10 acres, certain family transfers under Chapter 573, or agricultural divisions under Tex. Const. art. VIII are conditionally exempt.
Texas Local Government Code Chapter 232, Subchapter A; Collin County Subdivision Regulations.
applies when — Parcels utilizing private septic or on-site wastewater disposal systems instead of a centralized public sewer.
Mandates permitting, site evaluation, and design inspection by Collin County Engineering as the authorized agent for TCEQ. Minimum lot acreage and setback thresholds apply; maintenance contracts required for aerobic systems. Violations are punishable as Class B misdemeanors.
Texas Health and Safety Code Chapter 366; 30 TAC Chapter 285; Collin County Court Order 2008-187-03-11.
applies when — Applies to residential parcels situated within the jurisdictional boundaries of a Municipal Utility District (MUD), Water Control and Improvement District (WCID), Special Utility District (SUD), or Public Improvement District (PID).
Imposes layered ad valorem debt service and maintenance and operations (M&O) tax levies or special assessments directly onto the parcel's annual tax bill to retire infrastructure bonds (water, sewer, drainage, and roads). Statutory plat restrictions in Collin County dictate that the county does not operate or maintain district infrastructure, gates, cluster mailboxes, or streetlights, placing maintenance burdens entirely on the district or homeowner association.
Texas Water Code Chapters 49, 51, and 54; Texas Local Government Code Chapter 372; Collin County Subdivision Regulations Appendix E.
Imposes county-level property taxes composed of the General Fund and Farm-to-Market/Lateral Road rates, adopted annually by the Collin County Commissioners Court (typically ~0.14 to 0.16 per $100 of assessed taxable valuation). Formula: County Tax Levy = (Assessed Market Value - Applicable County Exemptions) × (County Tax Rate / 100). Collin County offers an optional local-option homestead exemption (5% of assessed value, minimum $5,000) under Tex. Tax Code § 11.13(n), plus mandatory and optional exemptions for Over-65 and Disabled persons with tax ceilings. Total parcel tax levy composes additively across distinct overlapping jurisdictions: Total Tax = County Tax + Municipal/City Tax + Independent School District (ISD) Tax + College/Special District Tax.
Texas Tax Code § 26.05; Collin County Commissioners Court annual budget and tax levy orders; Tex. Tax Code § 11.13.
≈ $20,450/yr on a $409,000 median
Imposes mandatory annual appraisal of all real property at 100% fair market value as of January 1 each year. Governs the 10% statutory homestead appraisal cap under Texas Tax Code § 23.23 (capping annual appraised value increases on qualifying homesteads at 10% plus new improvements). Establishes binding assessment rolls delivered to all local taxing jurisdictions, subject to administrative protest before the Collin County Appraisal Review Board (ARB).
Texas Tax Code Title 1; Tex. Tax Code § 6.01, § 23.01, § 23.23; established under 1979 Texas Senate Bill 621, operating since 1980.
A statutory tax lien automatically attaches to every residential parcel on January 1 of each year to secure payment of all ad valorem taxes, penalties, and interest assessed for the year. This lien has priority over virtually all other encumbrances, deeds of trust, or liens on the parcel, and secures delinquent tax enforcement proceedings.
Texas Tax Code § 32.01.
applies when — Applies to residential parcels subject to a recorded deed of trust with a power of sale in default.
Mandates strict statutory pre-sale notices before extinguishing borrower title: serving a 20-day written notice of default and intent to accelerate by certified mail, followed by a formal notice of trustee sale filed at least 21 days before sale with the Collin County Clerk, posted at the designated area at the Collin County Courthouse, and served on the debtor. Foreclosure public auctions must take place on the first Tuesday of the month between 10:00 AM and 4:00 PM at the designated public sale location at the Collin County Courthouse.
Texas Property Code § 51.002; Collin County Commissioners Court Courthouse Designation Order.
Governance registry — every jurisdiction re-researches on a rolling 90-day cycle. Property reports compose these inherited burdens into a per-parcel ledger with conditional determinations. Informational only — not legal advice.