New construction
New homes in Aubrey, and the school district that comes with them
An Aubrey 76227 address can mean Aubrey ISD or Denton ISD, city limits or a MUD, and each changes your payment.
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One ZIP code, several different bills
Aubrey grew from 5,006 residents at the 2020 census to an estimated 9,066 in 2025, and Aubrey ISD reported about 5,000 students in 2025-26, up 88.9% since 2019-20. The district told its board in July 2026 that it expects more than 7,000 new homes to be built and occupied over the next ten years.
Most of that building carries the 76227 ZIP code, and that ZIP covers far more than the city. Builder listings put Union Park, Sandbrock Ranch and even Lily Creek at Sutton Fields under an Aubrey address. Some of those communities are zoned to Denton ISD, some sit outside city limits, and a few are inside a municipal utility district that adds its own tax rate.
So the first question on any Aubrey new build is not the floor plan. It is which school district, which taxing units and which special district come with the lot. I've spent more than ten years in construction and remodeling, and I still start every new construction tour with the plat, the tax record and the drainage around the lot, then the model home.
Communities zoned to Denton ISD
About 800 acres off Sandbrock Parkway with Sandbrock Ranch Elementary on site, then Cheek Middle and Braswell High. In October 2026 Highland Homes listed 45, 50, 60 and 70 foot lots from $404,990, $470,990, $588,990 and $645,990, and David Weekley's plans ran $439,990 to $535,990 with HOA dues of $1,068 a year. David Weekley lists a total tax rate of 2.3278. See the Sandbrock Ranch guide.
KB Home opened Winn Ridge in October 2017 with prices in the low $200,000s and is still selling in Winn Ridge III. The developer describes more than 300 acres and over 1,400 lots at build-out, inside the City of Aubrey and covered by the Winn Ridge PID. KB lists Sandbrock Elementary, Pat Cheek Middle and Ray Braswell High. See the Winn Ridge guide.
More than 410 acres on FM 1385 about two miles north of US 380. Bloomfield Homes listed from $420,990 for 1,672 to 4,226 sq ft in October 2026, with Union Park Elementary, Navo Middle and Braswell High per the builder. See the ArrowBrooke guide.
Hillwood places Union Park in Little Elm, but builder listings use Aubrey 76227. Tri Pointe's collections started from about $380,000 to $470,000 and Bloomfield from $480,000 in October 2026. See the Union Park guide.
Communities zoned to Aubrey ISD
Lots from 40 to 75 feet and plans of about 1,300 to 3,000 sq ft. NewHomeSource listed it from $269,990 in October 2026, and D.R. Horton's own inventory ran $281,990 to $473,990. Its October offer included up to $10,000 in flex cash on select inventory through November 1, 2026, and an FHA buydown at 3.99% in year one rising to 5.99% from year three, for contracts on or after October 16 that close by December 31, 2026. See the Silverado guide.
Grand opened May 4, 2025 near US 377. In October 2026 NewHomeSource listed Cottage West from $244,674, Watermill West from $264,999 and Classic West from $299,999, with the Majors Collection coming soon from $321,999. A 2026 commercial listing describes nearby land as sitting in Aubrey's extraterritorial jurisdiction, so confirm city limits for your lot. See the Highpointe Ranch guide.
Beazer's Saratoga plans ran $309,990 to $444,990 on 40 and 50 foot homesites, and HistoryMaker advertised up to $100,000 off select inventory there through November 30, 2026. At Keeneland, Impression listed from $288,871, Pacesetter from $289,950 and HistoryMaker from $316,990. At Belmont, Impression listed from $305,990. See Saratoga, Keeneland and Belmont.
Off FM 2931. Pulte listed from $337,990 in October 2026 and Cambridge Homes had a coming soon section from $389,990. Recent listings say there is no PID but include a municipal utility district disclosure. See the Ribbonwood guide.
What the same $400,000 home pays in taxes
What to confirm in writing
Builders in the same community can list different elementary schools; at Saratoga, Beazer lists Fuller while HistoryMaker lists Brockett. Confirm with the district for the exact lot. For Denton ISD options see our <a href="/denton-isd-homes">Denton ISD homes page</a>.
Ask for every taxing unit on the lot, the MUD disclosure if there is one, and the PID notice that Texas law requires before you sign. Then compare full monthly payments, not base prices. Our <a href="/mud-pid-texas">MUD and PID guide</a> shows where to look.
October 2026 offers in Aubrey ranged from flex cash to rate buydowns, and most required the builder's lender. Compare the total cost over the years you expect to own the home with an outside loan estimate.
A low starting price usually means the smallest plan on the narrowest lot. Line up the same size home across builders, with lot premium and HOA, before you compare.
Pre-pour, pre-drywall and final inspections are cheap compared with fixing a problem after closing. Make sure the contract gives you access.
See what clients say.
Read reviews from buyers, sellers and renters on Google, then ask me anything. I answer the same day, in English or Spanish.
Common questions
Is Sandbrock Ranch in Aubrey ISD?
What is the cheapest new home in Aubrey right now?
Does Aubrey have MUDs and PIDs?
Is Aubrey ISD or Denton ISD cheaper in taxes?
What new schools are coming to the Aubrey area?
Should I buy new or resale in Aubrey?
- NewHomeSource, new home communities in Aubrey, TX (builder series and starting prices, Oct 2026)
- David Weekley Homes, Sandbrock Ranch (plan prices, HOA, total tax rate, schools, Oct 2026)
- KB Home, Winn Ridge III (schools and sales office)
- Scarborough Lane Development, Winn Ridge (300+ acres, 1,400+ lots, Winn Ridge PID, City of Aubrey)
- D.R. Horton, Silverado (prices, lot widths, schools, October 2026 incentives)
- Lennar, Highpointe Ranch grand opening (May 4, 2025)
- Texas Comptroller, 2025 property tax rates and levies (city, ISD, county and special district files)
- Pilot Point Post-Signal, Aubrey considers funding option (Duck Point PID, Jan 31, 2025)
- Pilot Point Post-Signal, AISD sets budget (2026-27 rate $1.2011, Aug 27, 2026)
- Pilot Point Post-Signal, AISD faces exponential growth (July 30, 2026)
- Community Impact, Denton ISD lowers tax rate (Sept 24, 2026)
- U.S. Census Bureau QuickFacts, Aubrey city, Texas
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