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Small town on 380.

Living in Providence Village, Texas

A master-planned town on US 380 that incorporated in 2010, with a 25-acre lake and two school districts split by Fishtrap Road.

By Albert Angarita, REALTOR®Updated October 2026Sources listed below
Talk to Albert →Neighborhoods
Licensed REALTOR®Texas #0773351, Amazing Brokerage
10+ yearsConstruction and remodeling
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The Star, FriscoFormation, 5 Cowboys Way
The read

Why Providence Village

Denton County

Providence Village started in 2000 as a Huffines Communities master plan and voted to incorporate on May 8, 2010. It sits along US 380 near FM 2931 in east-central Denton County, and the Census estimates 12,498 residents as of July 2025, up from 7,691 in 2020. The original community includes a clubhouse, two waterparks, two dog parks and a 25-acre lake, and newer sections such as Enclave at Pecan Creek and Chatham Reserve are still adding homes.

The key lesson here is that Fishtrap Road decides your school district: homes north of it are in Aubrey ISD and homes south of it are in Denton ISD. That split also changes your tax rate slightly and who your neighbors' kids go to school with, which matters at resale. Pin down the exact address before you compare houses, not after.

Market snapshot

The numbers

12,498[1]
Population
Census estimate, July 2025
$351,000[1]
Median owner home value
ACS 2020-2024
$338,819[2]
Median homestead value
Town figure, Sept 2025
0.474743[2]
Town tax rate
Per $100, tax year 2025
43.4 min[1]
Mean commute
ACS 2020-2024
$354,490[3]
ZIP 76227 median sold
June 2026, ZIP-wide
Living here

Schools, taxes, commute

Schools

Providence Village is split by Fishtrap Road: Aubrey ISD serves the north side (Monaco Elementary, Owens Middle, Aubrey High) and Denton ISD serves the south side (Providence Elementary, Rodriguez Middle, Braswell High). Aubrey ISD reports enrollment up 88.9% from 2019-20 to 2025-26, to about 5,000 students, and it has Elementary No. 5 under construction (July 2026). Always confirm zoning for the exact address.

Aubrey ISDDenton ISD
Property taxes

For tax year 2025, a Providence Village home pays the town (0.474743), Denton County (about 0.1859) and its school district: Aubrey ISD (1.2249) or Denton ISD (1.2069, the rate proposed with its Nov 2025 tax rate election, which voters approved). That is about 1.87% to 1.89% combined, or roughly $550 a month on a $350,000 home before exemptions. The town offers a $10,000 homestead exemption plus the state's $140,000 school exemption; ask whether a specific lot also sits in a special district.

Commute
The Star, FriscoUS 380 and the Dallas North Tollwayabout 25-30 off-peak min
Downtown DentonUS 380about 20-25 off-peak min
Legacy West, PlanoUS 380 and the Dallas North Tollwayabout 35-40 off-peak min
DFW AirportUS 380 and I-35Eabout 40-45 off-peak min
On the map

Where Providence Village sits

Drive times, schools and shopping around it. Ask me for a tour of the area.

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What is coming

Being built now

FM 2931 reconstruction

TxDOT has proposed rebuilding about 6.37 miles of FM 2931 from US 380 to FM 428 from a rural two-lane road into a four-lane urban roadway, with six lanes ultimately; it held public input in 2020 and 2022.[4]

US 380 corridor work

TxDOT's US 380 program includes a widening project under construction in Denton County as of Dec 2024, alongside the larger Collin County plan.[5]

Aubrey ISD Elementary No. 5

Construction was underway in July 2026 to relieve crowding at West and Fuller elementary schools; the district projects more than 7,000 new homes over 10 years.[6]

Chatham Reserve

Grand Homes is building on quarter-acre homesites just north of US 380, with plans from $589,900 and no MUD or PID tax, per the builder (Oct 2026).[7]

Neighborhoods

Where to look in Providence Village

Providence (original master plan)Huffines Communities plan begun in 2000 with a clubhouse, two waterparks, two dog parks and a 25-acre lake.
Enclave at Pecan CreekNewer section with 2025-built homes zoned to Aubrey ISD and a community pool.
Chatham ReserveGrand Homes community on quarter-acre lots, plans from $589,900, Aubrey ISD, no MUD or PID per the builder.
From Albert

Before you buy or sell

Buying here

Decide on school district first, then shop. North of Fishtrap Road is Aubrey ISD and south is Denton ISD, and the 2025 combined tax rate differs by only about 0.02%, so the choice is about schools and commute, not taxes. Also budget for drive time: the town's mean commute is 43.4 minutes (ACS 2020-2024).

Selling here

Most Providence Village resales were built in the 2000s, so buyers will compare yours to brand-new homes nearby in ZIP 76227. From my construction background, the updates that pay back here are the ones an inspector or appraiser notices: roof age, HVAC, water heater and fresh interior paint, rather than a high-end kitchen the area's prices may not support. Know which school district your address is in and lead with it in the listing.

Albert Angarita, REALTOR
Reviews

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FAQ

Questions people ask about Providence Village

Is Providence Village, TX a good place to live?
It is a small, master-planned town of about 12,500 people (2025 estimate) with a 25-acre lake, two waterparks and homes near the $350,000 range by Census and town figures. The tradeoff is drive time, with a 43.4-minute mean commute. It fits buyers who want amenities and price over a short commute.
What are property taxes in Providence Village?
For tax year 2025, the combined rate is about 1.87% (Denton ISD side) to 1.89% (Aubrey ISD side), including the town's 0.474743 rate and Denton County. The town has kept its rate at the no-new-revenue rate for about 10 years, per its mayor. Ask whether the specific lot is in any special district before you buy.
Which school district is Providence Village in?
Both. Aubrey ISD serves homes north of Fishtrap Road and Denton ISD serves homes south of it. Monaco Elementary (Aubrey ISD) and Providence Elementary (Denton ISD) are both inside the community, so check the exact address.
What do homes cost in Providence Village?
The Census puts the median owner-occupied home value at $351,000 (ACS 2020-2024) and the town cited a $338,819 median homestead in Sept 2025. New homes in Chatham Reserve start higher, from $589,900 per the builder. Get recent sold comps for your exact section before making an offer.
Is Providence Village in a MUD?
The community was originally financed through a special taxing district (Denton County Fresh Water Supply District No. 9), later renamed. Some newer builders, such as Grand Homes at Chatham Reserve, state their lots carry no MUD or PID tax. Ask the title company to confirm every taxing entity on the property.
Working with Albert

Your realtor in Providence Village

Buying or selling in Providence Village means knowing more than the city average. Homes here can fall in Aubrey ISD or Denton ISD; combined 2025 tax rates run about 1.87% to 1.89% depending on the address, and communities like Providence (original master plan), Enclave at Pecan Creek and Chatham Reserve each behave like their own market.

As your Providence Village realtor I verify the school zoning, the full tax rate and any HOA, MUD or PID for every home before you write an offer, and I bring more than ten years of construction and remodeling experience to every inspection and pricing decision. I work from Formation at The Star in Frisco and help clients in English and Spanish.

Buying  /  Selling  /  What is my home worth?

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Nearby
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Sources
  1. U.S. Census Bureau QuickFacts: Providence Village town, Texas, 2026-10
  2. Providence passes no-new-revenue rate (Pilot Point Post-Signal, Sept 4, 2025), 2026-10
  3. HAR.com ZIP 76227 price trends (single-family sold), 2026-10
  4. TxDOT virtual public meeting: FM 2931 from US 380 to FM 428, 2026-10
  5. Bypass process begins as US 380 land acquisitions begin (Community Impact, Dec 3, 2024), 2026-10
  6. AISD faces exponential growth (Pilot Point Post-Signal, July 30, 2026), 2026-10
  7. Grand Homes, Chatham Reserve, 2026-10
  8. Town of Providence Village, About the Town, 2026-10
  9. Providence Village, Texas (Wikipedia: history, schools, amenities), 2026-10
  10. Denton County Notice About 2025 Tax Rates, 2026-10
  11. AISD sets budget (Pilot Point Post-Signal, Aug 27, 2026; prior-year Aubrey ISD rate 1.2249), 2026-10
  12. Denton ISD voter-approval tax rate election (Community Impact, Oct 4, 2025), 2026-10
  13. Denton ISD lowers tax rate (Community Impact, Sept 24, 2026; confirms Nov 2025 VATRE passed), 2026-10
  14. Listing record: Enclave at Pecan Creek Ph III, Providence Village, 2026-10
  15. Texans pass Proposition 13 raising school homestead exemption (FOX 4, Nov 2025), 2026-10

Figures change. Verify school zoning, tax rates and HOA or MUD fees for any specific address before you buy. Albert does this on every home he shows.