Aubrey is a small Denton County city where horse country is turning into master-planned communities. Buyers who could not make Frisco or Prosper work keep moving their search north and west, and Aubrey is one of the places that search lands. Here is what is real about it in late 2026, and how to buy here with leverage.
Explore the full Aubrey city guide for neighborhoods, schools and current developments.
The 2026 Setup
- Population: the Census Bureau estimates the City of Aubrey at 9,066 residents as of July 2025, up from a 2020 base of 4,914. Several of the large communities with Aubrey addresses sit outside city limits, so the area's real growth is bigger than the city number.
- Home values: Zillow's typical home value for Aubrey was about $337,600 in September 2026, down 7.1% from a year earlier and about 16% below the August 2022 peak.
- Supply: active listings across the Dallas-Fort Worth metro were about 36,800 in September 2026, roughly 14% above September 2024. More inventory means more room to negotiate.
The Communities Leading Aubrey
- Sandbrock Ranch: an 800-acre community served by Denton ISD, with Sandbrock Ranch Elementary in the community, the Carriage House amenity center, pools, stocked fishing lakes, trails and a dog park. Builders listed by the community include Coventry Homes, David Weekley Homes and Highland Homes.
- Silverado: a large master plan on the Aubrey side of the US 380 corridor.
- ArrowBrooke and Winn Ridge: newer communities with active builder inventory.
Before you pick a community, confirm three things for the exact lot: the school district and campuses, whether the lot is inside city limits or in the county, and any special district tax on top of the city and county rates. Those decide your real monthly cost.
About the Tollway
The Dallas North Tollway is being extended north of US 380, but its path runs through Prosper and Celina, not through Aubrey. NTTA says Phase 4A, from US 380 to FM 428, is set to open in late 2027, and the next phase to the Grayson County line has no opening date yet. For Aubrey buyers, the tollway is a future access improvement nearby, not a road at your front gate. Drive the route you would actually use, at rush hour, before you count on it.
Straight Talk
Aubrey is still building its retail and dining, and you will drive to Denton, Little Elm or Frisco for some of it for now. If you need everything finished, buy closer in and pay for finished. If you are comfortable with an area that is still filling in, Aubrey's lower entry price is the trade.
What Your Money Buys in Aubrey
- Around the typical value (about $337,600, Sept 2026): new and nearly new homes in master-planned communities, often with builder incentives on finished inventory.
- Above that: larger lots and upgraded plans inside the same master plans.
- The lesson: early phases are not automatically cheaper. Compare the builder's price per square foot against recent resales in the same community before you sign.
The Rate Lever Most Buyers Skip
Freddie Mac's average 30-year fixed rate was 7.40% for the week of October 15, 2026, up from 6.27% a year earlier. At that rate, principal and interest on a $500K loan runs about $3,462 a month. A builder-funded 2-1 buydown sets the rate 2 points lower in year one and 1 point lower in year two, which works out to roughly $654 a month saved in year one and $334 a month in year two, about $11,900 in total. That is a cost a builder can pay for you, and it rarely shows up unless your agent asks for it in writing.
- Ask the builder's lender and an outside lender for a written quote on a temporary buydown and on a permanent buydown, then compare total cost over the years you expect to keep the loan.
- Qualify on the full note rate, not the year-one rate, so the payment in year three is one you already planned for.
- Put the incentive in the purchase contract, not in a sales office promise. I write it into every new construction offer in Aubrey.
Get the Aubrey Incentive Sheet
Rate buydowns, closing credits and design center dollars change often, and the builder's sales office represents the builder, not you. I track incentives and phase releases in Aubrey so my buyers know what to ask for before they walk in. Ask me for this month's Aubrey incentive sheet, or start with the Aubrey city guide, search homes or find out what your home is worth.
Prefer email? Reach me directly at albert@texava.com.
Albert Angarita, REALTOR, Texava Real Estate | Frisco and North Texas