Find the right home in Savannah, at the right price.

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.

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.

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.

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.

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.