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Carroll ISD country.

Living in Southlake, Texas

Southlake's median sale price was $1.35 million in August 2026, and 71.8% of that month's sales closed under list price.

By Albert Angarita, REALTOR®Updated October 2026Sources listed below
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The read

Why Southlake

Tarrant and Denton counties

Southlake sits mostly in Tarrant County with a slice in Denton County, about 15 minutes from DFW Airport along TX-114, with 31,175 residents (July 2025 Census estimate). The vast majority of the city is in Carroll ISD, and Southlake Town Square at TX-114 and Southlake Boulevard anchors daily life. Zillow's median sale price was about $1.35 million in August 2026, and the typical home value was $1.32 million in September 2026, up 4.6% over the year.

Here is the lesson for a $1 million-plus move in Southlake: the market rewards correct pricing and punishes hopeful pricing. Zillow shows median days to pending rising from 17 in August to 41 in September 2026, sales averaging 97.6% of list price, and 71.8% of August sales closing under list. Buyers have room to negotiate on price and repairs; sellers who price to the closed comps on day one tend to avoid the slow price cuts that follow a stale listing.

Market snapshot

The numbers

$1.35M[1]
Median sale price
Aug 2026
$1.32M[1]
Typical home value
Sep 2026, up 4.6% year over year
41[1]
Median days to pending
Sep 2026, up from 17 in Aug
71.8%[1]
Sales under list price
Aug 2026, average 97.6% of list
$2.79M[2]
Average list price
Oct 2026, about $514 per sq ft
31,175[3]
Population
July 2025 Census estimate
Living here

Schools, taxes, commute

Schools

Most of Southlake is in Carroll ISD, but parts of the city are served by Grapevine-Colleyville ISD, Keller ISD and Northwest ISD, so district lines matter street by street. That also changes your tax rate, since Carroll ISD's 2025 rate is $0.9294 per $100 versus $1.0852 for Keller ISD. Verify the campus with the district for any address before you make an offer.

Carroll ISDGrapevine-Colleyville ISDKeller ISDNorthwest ISD
Property taxes

For tax year 2025, the city rate is $0.295 per $100. A Carroll ISD home in Tarrant County pays about 1.69% combined (city, Carroll ISD, Tarrant County, the hospital district and Tarrant County College), with a range of about 1.57% (Denton County, Northwest ISD) to 1.84% (Keller ISD). On a $2 million Carroll ISD home that is about $33,800 a year, roughly $2,810 a month, before exemptions; Southlake offers a 20% city homestead exemption on top of the state's $140,000 school exemption.

Commute
DFW AirportTX-114, approximate off-peak15-20 min
Downtown Fort WorthTX-114 and I-35W, approximate off-peak30-35 min
Downtown DallasTX-114 and TX-183 or I-35E, approximate off-peak35-40 min
The Star, FriscoTX-114 and TX-121, approximate off-peak35-40 min
On the map

Where Southlake 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

Old Dragon Stadium park

Carroll ISD sold Old Dragon Stadium and nearby fields to the city for just under $9 million, and the city is planning a park with open space and a trail honoring Carroll football (Community Impact, Nov 2025). No opening date has been set.[4]

Town Hall Plaza upgrades

The city approved a $1.7 million design contract in June 2025 for event power, food truck pads, drainage and closing Fountain Place, with earlier estimates of $13 million to $34 million for the full project.[5]

Bear Hollow (34 homes)

Council gave first-reading approval on August 4, 2026 to 34 homes on about 21 wooded acres on Davis Boulevard, with lots averaging about 14,000 square feet and 7.33 acres of open space.[6]

New custom enclaves

Council approved 14-lot Jane's Place on North Peytonville Avenue in March 2026, and Calais Custom Homes is building 10-lot Linmar Estates with 5,000 to 9,000 square foot homes, expected to finish by 2028.[7]

Neighborhoods

Where to look in Southlake

TimarronBuilt around Timarron Country Club, whose course opened in 1994 with design work by Byron Nelson.
CarillonA 285-acre Hines community at TX-114 and White's Chapel Road with two lakes and 68 acres of parks and green space.
Southlake Town Square areaMixed-use center designed by architect David Schwarz, with shops, restaurants and Central Market.
Linmar EstatesA 10-lot custom enclave on 10.8 acres with lots of 25,000 to 54,000 square feet, under construction by Calais Custom Homes.
Bear HollowA planned 34-home neighborhood on wooded land along Davis Boulevard, approved on first reading in August 2026.
CarillonA 285 acre Hines community in Southlake with French inspired architecture, two lakes and 68 acres of parks and greenways.Explore →Estes ParkAbout 170 custom homes in north Southlake, built out in 2013, with community lakes, greenbelts and walking trails in Carroll ISD.Explore →TimarronA Southlake golf community built around Timarron Country Club, an 18 hole Byron Nelson course founded in 1994 along Big Bear Creek.Explore →
Your first month

Settling in to Southlake

Electricity

Southlake is in Oncor's delivery area, so Oncor maintains the lines and you choose your own retail electric provider. Compare plans for your ZIP code on the state's official Power to Choose site before move-in day.[17]

Homestead exemption

File Form 50-114 with the Tarrant Appraisal District using its homestead exemption form (or the Denton Central Appraisal District for homes on the Denton County side). Southlake adds a 20% city homestead exemption once approved. The Comptroller's form is filed directly with the appraisal district, and the standard deadline is April 30 of the tax year.[18]

Schools

Carroll ISD enrolls new students through its online enrollment portal and posts attendance zone maps to confirm the campus for an address. If your street is in Grapevine-Colleyville, Keller or Northwest ISD instead, enroll with that district.[20]

Car registration and license

Register your vehicle with the Tarrant County Tax Assessor-Collector (main office at 100 E. Weatherford St., Fort Worth, plus branch offices) within 30 days of moving, after a passing emissions inspection (required in Tarrant and Denton counties). You can drive on a valid out-of-state license for up to 90 days; book your Texas license visit with DPS early, since offices work by appointment.[21]

Free tools

Know your numbers first

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From Albert

Before you buy or sell

Buying here

Confirm the school district by address, because a Keller ISD street pays about 1.84% while a Carroll ISD street pays about 1.69%, a difference of roughly $3,100 a year on a $2 million home. Then use the market: days to pending hit 41 in September 2026, which gives you leverage to ask for repairs or a price concession. Budget taxes on your purchase price, since the 10% homestead cap is removed when a home sells.

Selling here

With 71.8% of August 2026 sales closing under list, the first two weeks on market are your best shot at full price, so price from closed sales, not from neighbors' list prices. From my construction years: in a 15 to 30 year old Southlake home, a buyer's inspector will focus on roof age, HVAC and foundation movement, and fixing or documenting those usually returns more than a cosmetic refresh. Paint, lighting and landscaping are the finishing touches, not the strategy.

Albert Angarita, REALTOR
Reviews

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FAQ

Questions people ask about Southlake

Is Southlake, TX a good place to live?
Southlake has 31,175 residents (July 2025 estimate), mostly Carroll ISD schools, Southlake Town Square and a short drive to DFW Airport. The Census Bureau puts the median owner-occupied home at $1,014,500, so it is priced for buyers who value schools and space. If that fits your budget, compare neighborhoods by school district and lot size, since both affect taxes and resale.
What school district is Southlake in?
Most of Southlake is in Carroll ISD, but parts of the city fall in Grapevine-Colleyville, Keller and Northwest ISDs. The district changes both the campus and your tax rate. Always confirm by address with the district before writing an offer.
What are property taxes in Southlake?
For tax year 2025, a typical Carroll ISD home pays about 1.69% combined, with a range of roughly 1.57% to 1.84% depending on county and school district. On a $2 million home in Carroll ISD, plan on about $33,800 a year before exemptions. File your homestead exemption to get Southlake's 20% city exemption and the state school exemption.
How long does it take to sell a luxury home in Southlake?
Zillow's median days to pending was 41 in September 2026, up from 17 in August, and homes sold for an average of 97.6% of list in August. Expect longer timelines at the top of the market, where HAR showed the average active listing at $2.79 million in October 2026. Price to closed comps from day one to avoid chasing the market down.
Is new construction available in Southlake?
Yes, mostly in small custom enclaves: Linmar Estates (10 lots), Jane's Place (14 lots, approved March 2026) and Bear Hollow (34 homes, approved on first reading August 2026). Most new homes are built on infill land, so expect custom pricing and long build timelines. Get the builder's contract and timeline reviewed before you commit.
Working with Albert

Your realtor in Southlake

Buying or selling in Southlake means knowing more than the city average. Homes here can fall in Carroll ISD, Grapevine-Colleyville ISD, Keller ISD or Northwest ISD; combined 2025 tax rates run about 1.57% to 1.84% depending on the address, and communities like Timarron, Carillon, Southlake Town Square area and Linmar Estates each behave like their own market.

As your Southlake 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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Sources
  1. Zillow Research, city data for Southlake TX (ZHVI, median sale price, days to pending, sale-to-list, share sold below list), 2026-10
  2. HAR.com, Southlake TX market overview, 2026-10
  3. U.S. Census Bureau QuickFacts, Southlake city, Texas, 2026-10
  4. Community Impact, Southlake council roundup: plan for old Dragon Stadium (Nov 2025), 2026-10
  5. Community Impact, Southlake approves $1.7M engineering contract for park expansion (Jun 2025), 2026-10
  6. Hoodline, Southlake council clears Bear Hollow's 34 homes (Aug 2026), 2026-10
  7. Community Impact, 3 housing development updates in Southlake (Mar 2026), 2026-10
  8. Community Impact, 5 housing development updates in Grapevine, Colleyville and Southlake (Nov 2025), 2026-10
  9. Tarrant County, Truth in Taxation summary, tax year 2025 adopted rates, 2026-10
  10. Republic Title, 2025 DFW Area Tax Rates (Tarrant and Denton county totals, exemptions), 2026-10
  11. CandysDirt, Southlake neighborhood guide (school districts, Town Square), 2026-10
  12. Wikipedia, Southlake, Texas (Carroll ISD coverage, Town Square location), 2026-10
  13. Southlake Style, Phase One Carillon development complete (Feb 2012), 2026-10
  14. Invited Clubs, Timarron Country Club: Who We Are, 2026-10
  15. Dallas County Tax Office, Questions regarding a homestead cap (Texas Tax Code 23.23), 2026-10
  16. Texas Comptroller, Property tax exemptions, 2026-10
  17. Public Utility Commission of Texas, Power to Choose (Oncor delivery area, retail providers by ZIP), 2026-10
  18. Tarrant Appraisal District, homestead exemption form, 2026-10
  19. Texas Comptroller, Form 50-114 Residence Homestead Exemption Application, 2026-10
  20. Carroll ISD, Online Enrollment Portal and Attendance Zone Maps, 2026-10
  21. Texas DMV, New to Texas (30 days to register, emissions inspection), 2026-10
  22. Tarrant County Tax Assessor-Collector, 2026-10
  23. Texas DPS, Moving to Texas (driver license), 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.

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