A community, not a city.
Living in Savannah, Texas
Savannah is an unincorporated master-planned community on US 380 in Denton County, served by Denton ISD and the Elm Ridge WCID.
Why Savannah
Denton County (unincorporated)
Savannah is not a city. It is a census-designated place in unincorporated Denton County, a master-planned subdivision marketed by Huffines Communities on the north side of US 380, about 12 miles east of Denton and 15 miles west of McKinney, bordering Little Elm and Prosper. It had 6,529 residents in the 2020 census, nearly double its 3,318 in 2010, and covers about 0.93 square miles in ZIP code 76227.
Being unincorporated changes the math, and that is the lesson here. Savannah homes pay no city property tax, but the entire community sits inside the Elm Ridge Water Control and Improvement District, which levied 0.88 per $100 in 2025, so the combined rate still came to about 2.27%. When you compare Savannah with a house in Prosper, Little Elm or Aubrey, compare the full tax bill and the HOA dues, not just the sticker price.
The numbers
Schools, taxes, commute
Savannah is in Denton ISD, a district of more than 33,000 students. Savannah Elementary School (K-5) is inside the subdivision, and students continue to Cheek Middle School and Braswell High School, which opened in fall 2016; before that, Savannah was split between Denton High and Denton Ryan. Campus assignments can change with district rezoning, so confirm the zoned schools for the address with Denton ISD.
For tax year 2025, a Savannah home paid about 2.27% combined: Denton County 0.185938, Denton ISD 1.2069 and Elm Ridge WCID 0.88 per $100, with no city tax. On a $348,000 home that is about $7,900 a year, or roughly $660 a month, before exemptions; the $140,000 school homestead exemption brings a typical owner-occupied bill to about $6,200 a year (about $520 a month). Denton ISD's 2025 rate matched the one it proposed for its Nov. 4, 2025 voter-approval election, and in June 2026 the district proposed 1.1922 for 2026-27.
| The Star, Friscoapproximate off-peak via US 380 and Dallas North Tollway | 20-25 min |
| Downtown Dentonapproximate off-peak via US 380 (about 12 miles) | 15-20 min |
| Legacy West, Planoapproximate off-peak via US 380 and Dallas North Tollway | 30-35 min |
| DFW Airportapproximate off-peak via US 380 and I-35E | 35-45 min |
Where Savannah sits
Drive times, schools and shopping around it. Ask me for a tour of the area.
Being built now
The $135.9 million TxDOT project from Loop 288 in Denton to the Collin County line, which runs past Savannah, opened its overpasses and was expected to wrap up in April 2026. The Collin County segment east of Prosper still has no start date.[4]
The district proposed a 1.1922 per $100 rate for 2026-27 in June 2026, with the board to set the final rate in September after certified values arrive.[5]
East of Savannah, NTTA's Phase 4A extends the tollway main lanes from US 380 to FM 428 in Celina, with opening expected in late 2027.[6]
Where to look in Savannah
Before you buy or sell
Run the numbers on the full tax bill before you compare Savannah with a home in a nearby city. With no city tax but a 0.88 Elm Ridge WCID rate, Savannah's 2025 total of about 2.27% was higher than Prosper's Denton County side (about 1.90%), so a lower price here does not always mean a lower payment. Also remember that services like police come from Denton County, not a city, and ask the HOA what it maintains.
Savannah resales compete with new construction a few minutes away in Prosper and Celina, and typical values in ZIP 76227 fell about 6.9% in the year to September 2026 (Zillow). Put your effort into the items buyers of established homes worry about: roof age, HVAC condition, fence and siding wear, and drainage around the foundation. From my years in remodeling, fixing those before you list, and showing the receipts, keeps the conversation on your price instead of on a repair credit.
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.
Questions people ask about Savannah
Is Savannah, TX a city?
What are property taxes in Savannah, TX?
Which school district is Savannah in?
Is Savannah, TX a good place to live?
How long does it take to sell a home in Savannah?
What is the Elm Ridge WCID?
Your realtor in Savannah
Buying or selling in Savannah means knowing more than the city average. Homes here can fall in Denton ISD; combined 2025 tax rates run about 2.27% to 2.27% depending on the address, and communities like Savannah, Windsong Ranch (Prosper), Sutton Fields (Celina) and Lily Creek (Aubrey) each behave like their own market.
As your Savannah 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.
Thinking about Savannah?
Tell me what you're looking for and I'll come to the conversation prepared. Same-day response.
- Zillow Home Value Index and market data: ZIP 76227, 2026-10
- Texas Comptroller: 2025 property tax rates and levies (school district, county, special district), 2026-10
- U.S. Census Bureau QuickFacts: Savannah CDP, Texas, 2026-10
- Community Impact: $136M US 380 project adds overpasses, reduces congestion, 2026-10
- Community Impact: Denton ISD projects $325K budget surplus for FY 2026-27, 2026-10
- NTTA: Dallas North Tollway extension projects, 2026-10
- Savannah, Texas (CDP overview, schools, Elm Ridge WCID), 2026-10
- Denton ISD: District overview, 2026-10
- Community Impact: Denton ISD voter-approval tax rate election, 2026-10
- Crystal Lagoons: Windsong Ranch, 2026-10
- Dallas Express: City moves forward with Sutton Fields East, 2026-10
- NewHomeSource: Sutton Fields by Mattamy Homes, 2026-10
- Community Impact (sponsored, William Ryan Homes): Ten Mile Creek and Lily Creek, 2026-10
- FOX 4: Texas voters pass Proposition 13 homestead exemption increase, 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.