For 2026, the lowest combined property tax rate in this DFW list is Grapevine at about $1.56 per $100, and the highest is Rowlett at about $2.49. Real estate agent Ben Jimenez checked 40 cities' official city, school district and county rates so you can compare them in one table.
Ben's take: “Two homes in the same city can have very different bills. The school district line and any MUD or PID matter more than the city name, so I pull the real tax bill for the exact address before my buyers write an offer.”Ben Jimenez, Real Estate Agent, Real Broker, LLC
Every rate below is the adopted rate per $100 of taxable value for tax year 2026 (the FY 2026-27 budgets), pulled from county truth-in-taxation sites, appraisal districts, and city and school district releases. Each row uses the school district that covers most of that city. Sources are listed at the bottom of the page.
| City | County | Main ISD | City rate | ISD rate | County (+hospital/college) | Approx. combined | Tax on $400K (before exemptions) | Year |
|---|---|---|---|---|---|---|---|---|
| Grapevine | Tarrant | Grapevine-Colleyville ISD | $0.2268 | $0.8686 | $0.1860 + $0.1590 hosp. + $0.1200 coll. | $1.5604 | $6,242 | 2026 |
| Rockwall | Rockwall | Rockwall ISD | $0.2580 | $1.0669 | $0.2620 | $1.5869 | $6,348 | 2026 |
| Flower Mound | Denton | Lewisville ISD | $0.3873 | $1.0778 | $0.1834 | $1.6485 | $6,594 | 2026 |
| Frisco | Collin | Frisco ISD | $0.4255 | $1.0194 | $0.1514 + $0.0812 coll. | $1.6776 | $6,710 | 2026 |
| McKinney | Collin | McKinney ISD | $0.4123 | $1.0347 | $0.1514 + $0.0812 coll. | $1.6796 | $6,718 | 2026 |
| Southlake | Tarrant | Carroll ISD | $0.2900 | $0.9269 | $0.1860 + $0.1590 hosp. + $0.1200 coll. | $1.6819 | $6,728 | 2026 |
| Lewisville | Denton | Lewisville ISD | $0.4364 | $1.0778 | $0.1834 | $1.6976 | $6,790 | 2026 |
| Plano | Collin | Plano ISD | $0.4376 | $1.0328 | $0.1514 + $0.0812 coll. | $1.7030 | $6,812 | 2026 |
| Allen | Collin | Allen ISD | $0.4147 | $1.1037 | $0.1514 + $0.0812 coll. | $1.7510 | $7,004 | 2026 |
| Keller | Tarrant | Keller ISD | $0.3004 | $1.0852 | $0.1860 + $0.1590 hosp. + $0.1200 coll. | $1.8506 | $7,402 | 2026 |
| Denton | Denton | Denton ISD | $0.5485 | $1.1528 | $0.1834 | $1.8847 | $7,539 | 2026 |
| Melissa | Collin | Melissa ISD | $0.4541 | $1.2008 | $0.1514 + $0.0812 coll. | $1.8876 | $7,550 | 2026 |
| The Colony | Denton | Lewisville ISD | $0.6275 | $1.0778 | $0.1834 | $1.8887 | $7,555 | 2026 |
| Aledo | Parker | Aledo ISD | $0.3524 | $1.1775 | $0.2847 + $0.0831 hosp. | $1.8977 | $7,591 | 2026 |
| Princeton | Collin | Princeton ISD | $0.4730 | $1.2011 | $0.1514 + $0.0812 coll. | $1.9067 | $7,627 | 2026 |
| Ovilla | Ellis | Red Oak ISD | $0.6122 | $1.0492 | $0.2735 | $1.9349 | $7,740 | 2026 |
| Prosper | Collin | Prosper ISD | $0.5050 | $1.2011 | $0.1514 + $0.0812 coll. | $1.9387 | $7,755 | 2026 |
| Midlothian | Ellis | Midlothian ISD | $0.6400 | $1.0269 | $0.2735 | $1.9404 | $7,762 | 2026 |
| Little Elm | Denton | Little Elm ISD | $0.5499 | $1.2252 | $0.1834 | $1.9585 | $7,834 | 2026 |
| Coppell | Dallas | Coppell ISD | $0.4412 | $0.9857 | $0.2246 + $0.2120 hosp. + $0.1066 coll. | $1.9701 | $7,880 | 2026 |
| Anna | Collin | Anna ISD | $0.5483 | $1.2158 | $0.1514 + $0.0812 coll. | $1.9967 | $7,987 | 2026 |
| Wylie | Collin | Wylie ISD | $0.5966 | $1.1752 | $0.1514 + $0.0812 coll. | $2.0044 | $8,018 | 2026 |
| Celina | Collin | Celina ISD | $0.5717 | $1.2088 | $0.1514 + $0.0812 coll. | $2.0131 | $8,052 | 2026 |
| Carrollton | Dallas | Carrollton-Farmers Branch ISD | $0.5370 | $0.9481 | $0.2246 + $0.2120 hosp. + $0.1066 coll. | $2.0283 | $8,113 | 2026 |
| Waxahachie | Ellis | Waxahachie ISD | $0.6100 | $1.1545 | $0.2735 | $2.0380 | $8,152 | 2026 |
| Irving | Dallas | Irving ISD | $0.5891 | $0.9884 | $0.2246 + $0.2120 hosp. + $0.1066 coll. | $2.1207 | $8,483 | 2026 |
| Forney | Kaufman | Forney ISD | $0.4413 | $1.2869 | $0.4151 | $2.1433 | $8,573 | 2026 |
| Gainesville | Cooke | Gainesville ISD | $0.6072 | $0.9977 | $0.3556 + $0.0861 hosp. + $0.0990 coll. | $2.1456 | $8,582 | 2026* |
| Arlington | Tarrant | Arlington ISD | $0.6298 | $1.0961 | $0.1860 + $0.1590 hosp. + $0.1200 coll. | $2.1909 | $8,764 | 2026 |
| Fort Worth | Tarrant | Fort Worth ISD | $0.7056 | $1.0291 | $0.1860 + $0.1590 hosp. + $0.1200 coll. | $2.1997 | $8,799 | 2026 |
| Grand Prairie | Dallas | Grand Prairie ISD | $0.6600 | $1.0031 | $0.2246 + $0.2120 hosp. + $0.1066 coll. | $2.2063 | $8,825 | 2026 |
| North Richland Hills | Tarrant | Birdville ISD | $0.5551 | $1.1865 | $0.1860 + $0.1590 hosp. + $0.1200 coll. | $2.2067 | $8,827 | 2026 |
| Richardson | Dallas | Richardson ISD | $0.5422 | $1.1319 | $0.2246 + $0.2120 hosp. + $0.1066 coll. | $2.2173 | $8,869 | 2026 |
| Dallas | Dallas | Dallas ISD | $0.6978 | $0.9857 | $0.2246 + $0.2120 hosp. + $0.1066 coll. | $2.2268 | $8,907 | 2026 |
| Mansfield | Tarrant | Mansfield ISD | $0.6390 | $1.1469 | $0.1860 + $0.1590 hosp. + $0.1200 coll. | $2.2509 | $9,004 | 2026 |
| Mesquite | Dallas | Mesquite ISD | $0.6540 | $1.0862 | $0.2246 + $0.2120 hosp. + $0.1066 coll. | $2.2834 | $9,134 | 2026 |
| Cedar Hill | Dallas | Cedar Hill ISD | $0.6390 | $1.1195 | $0.2246 + $0.2120 hosp. + $0.1066 coll. | $2.3017 | $9,207 | 2026 |
| Garland | Dallas | Garland ISD | $0.6799 | $1.1393 | $0.2246 + $0.2120 hosp. + $0.1066 coll. | $2.3624 | $9,450 | 2026 |
| Burleson | Johnson | Burleson ISD | $0.7298 | $1.2552 | $0.4170 | $2.4020 | $9,608 | 2026 |
| Rowlett | Dallas | Garland ISD | $0.8079 | $1.1393 | $0.2246 + $0.2120 hosp. + $0.1066 coll. | $2.4904 | $9,962 | 2026 |
*2026 city and school rates with one or more county-level rates (hospital, college or county) from 2025 because the 2026 rate was not yet published where we could verify it. Hover the year to see which. Rates are per $100 of taxable value and leave out MUD, PID, ESD and other special districts.
Ben's take: “A low city rate in a brand new neighborhood can still lose to an older suburb once you add the MUD. I compare the full bill, not the headline rate.”Ben Jimenez, Real Estate Agent, Real Broker, LLC
These are the 10 lowest combined rates in the table. Lower rate does not always mean a lower bill: home values, a MUD or PID, and your school district can change the math.
The highest combined rates on the list. Most of the difference comes from the school district and, in some counties, a hospital or college district.
Ben's take: “Frisco and Prosper buyers usually care about the same thing: the school district and the MUD. I check both on the appraisal record for the exact lot.”Ben Jimenez, Real Estate Agent, Real Broker, LLC
On the main Collin County side, Frisco comes in at about $1.6776 per $100 and Prosper at about $1.9387. On a $400,000 taxable value that is about $1,045 a year less in Frisco, before exemptions. Both towns cross into Denton County, and many newer neighborhoods in both add a MUD or PID, so the real gap on a specific home can be bigger or smaller.
Ben's take: “When a builder says the taxes are about 3%, the extra is almost always a MUD or PID. I get the disclosure and the district's rate before my buyers sign the contract.”Ben Jimenez, Real Estate Agent, Real Broker, LLC
Fast-growing towns on the edge of DFW, like Celina, Princeton, Anna, Melissa, Forney and parts of Prosper, Little Elm and Fort Worth, are full of new neighborhoods built with special districts. The developer uses the district to pay for roads, water and sewer up front, and the homeowners pay it back over time through their tax bill.
A separate taxing district, created under Texas law, that issues bonds for water, sewer and drainage. It adds its own rate per $100 to your bill, often $0.50 to $1.00 in newer areas, and the rate usually drops as the bonds are paid down and more homes are built.
A special assessment set by a city or county for streets, landscaping, trails or amenities. It can be a rate or a fixed annual amount on each lot, and some PIDs can be paid off early. Sellers and builders must disclose it before you sign.
Your bill is your taxable value divided by 100, times each rate. The homestead exemption lowers the school taxable value, so figure the school part separately.
With an ISD rate of $1.10 and $0.80 in city and county rates combined: school taxes are ($400,000 minus $140,000) / 100 x $1.10 = $2,860; other taxes are $400,000 / 100 x $0.80 = $3,200. Total about $6,060 a year, versus $7,600 with no homestead. Local percentage exemptions would lower it more.
Ben's take: “I send my past clients comparable sales every spring when the notices come out. If you bought with me, ask and I will pull them for your protest.”Ben Jimenez, Real Estate Agent, Real Broker, LLC
In Texas you must file your protest with the appraisal review board by May 15 or 30 days after the appraisal district mailed your notice of appraised value, whichever is later. Every DFW appraisal district lets you file online.
Found a city that fits your budget? Search every home for sale, then ask Ben Jimenez for the real tax bill on the ones you like.
Open the DFW map search, book a call, or call or text 469-730-6895.
Ben Jimenez has helped Dallas-Fort Worth buyers, sellers and investors since 2021, with 56+ transactions, $23M+ in sales volume and a 5.0 rating from 46+ five-star reviews. He checks the tax bill, school district and any MUD or PID on every home before his clients write an offer. Texas real estate license 0784675.
Combined 2026 rates for the 40 DFW cities in Ben Jimenez's table run from about $1.56 per $100 in Grapevine to about $2.49 in Rowlett, counting the city, main school district and county (plus hospital and college districts where billed). The middle of the list is about $2.00 per $100, before exemptions and any MUD or PID.
Of the 40 cities compared, Grapevine has the lowest combined 2026 rate at about $1.56 per $100, followed by Rockwall ($1.59) and Flower Mound ($1.65). Check for a MUD or PID on any newer neighborhood, because it can add more than the difference between cities.
On the main Collin County side, Frisco comes in at about $1.6776 per $100 and Prosper at about $1.9387. On a $400,000 taxable value that is about $1,045 a year less in Frisco, before exemptions. Both towns cross into Denton County, and many newer neighborhoods in both add a MUD or PID, so the real gap on a specific home can be bigger or smaller.
For 2026, every Texas school district must exempt $140,000 of your homestead's value from school taxes, and owners 65 or older or disabled get another $60,000, for $200,000 total. Many cities and counties add their own percentage or dollar exemption. File the homestead application with your county appraisal district once you live in the home.
Yes, but less. Texas homeowners 65 or older or disabled get an extra $60,000 school exemption ($200,000 total) and a school tax ceiling that freezes the school tax dollar amount on that home, which carries to a surviving spouse 55 or older. Many cities and counties offer their own senior exemption or freeze. Ben Jimenez checks these on the appraisal record for downsizing clients.
File by May 15 or 30 days after your appraisal district mailed your notice of appraised value, whichever is later. You can file online with Dallas CAD, Tarrant Appraisal District, Collin CAD, Denton CAD and the other DFW districts, and most protests settle at an informal review.
A MUD (municipal utility district) is a separate taxing district that pays for water, sewer and drainage built for a new neighborhood, and it adds its own rate to your bill until its bonds are paid down. A PID (public improvement district) is a special assessment for things like streets, landscaping or amenities. Neither shows up in the city or school rates, so Ben Jimenez gets the builder's or seller's disclosure before an offer.
Add your city, school district, county and any special district rates, divide by 100 and multiply by your taxable value. Your school taxable value is your appraised value minus the $140,000 homestead exemption, and some cities and counties take off a percentage too. On a $400,000 home at $2.00 per $100, the bill before exemptions is $8,000 a year.
Book a call with Ben Jimenez, call or text 469-730-6895, or get a free home value.
Sources: Aledo ISD 2026; Allen ISD 2026; Anna ISD 2026; Arlington ISD 2026; Birdville ISD 2026; Burleson ISD 2026; Carroll ISD 2026; Carrollton-Farmers Branch ISD 2026; Cedar Hill ISD 2026; Celina ISD 2026; City of Aledo 2026; City of Allen 2026; City of Anna 2026; City of Arlington 2026; City of Burleson 2026; City of Carrollton 2026; City of Cedar Hill 2026; City of Celina 2026; City of Coppell 2026; City of Dallas 2026; City of Denton 2026; City of Forney 2026; City of Fort Worth 2026; City of Frisco 2026; City of Gainesville 2026; City of Garland 2026; City of Grand Prairie 2026; City of Grapevine 2026; City of Irving 2026; City of Keller 2026; City of Lewisville 2026; City of Mansfield 2026; City of McKinney 2026; City of Melissa 2026; City of Mesquite 2026; City of Midlothian 2026; City of North Richland Hills 2026; City of Ovilla 2026; City of Plano 2026; City of Princeton 2026; City of Richardson 2026; City of Rockwall 2026; City of Rowlett 2026; City of Southlake 2026; City of The Colony 2026; City of Waxahachie 2026; City of Wylie 2026; Collin College 2026; Collin County 2026; Cooke County 2026; Coppell ISD 2026; Dallas College (DCCCD) 2026; Dallas County 2026; Dallas ISD 2026; Denton County 2026; Denton ISD 2026; Ellis County (general 0.255787 + lateral road/F&M 0.017713) 2026; Ellis County (incl. lateral road) 2026; Ellis County 2026; Forney ISD 2026; Fort Worth ISD 2026; Frisco ISD 2026; Gainesville Hospital District 2025; Gainesville ISD 2026; Garland ISD 2026; Grand Prairie ISD 2026; Grapevine-Colleyville ISD 2026; Irving ISD 2026; JPS Health Network (Tarrant County Hospital District) 2026; Johnson County (0.367 general + 0.05 farm-to-market road) 2026; Kaufman County (general 0.277350 + debt 0.057504 + road & bridge 0.080259) 2026; Keller ISD 2026; Lewisville ISD 2026; Little Elm ISD 2026; Mansfield ISD 2026; McKinney ISD (without the failed increase) 2026; Melissa ISD 2026; Mesquite ISD 2026; Midlothian ISD 2026; North Central Texas College 2025; Parker County (General 0.185698 + Debt 0.049859 + Lateral Road 0.049162) 2026; Parker County Hospital District 2026; Parkland Hospital (Dallas County Hospital District) 2026; Plano ISD 2026; Princeton ISD 2026; Prosper ISD 2026; Red Oak ISD 2026; Richardson ISD 2026; Rockwall County 2026; Rockwall ISD 2026; Tarrant County 2026; Tarrant County College District 2026; Town of Flower Mound 2026; Town of Little Elm 2026; Town of Prosper 2026; Waxahachie ISD 2026; Wylie ISD 2026. Law: Texas Comptroller, exemptions; Texas Comptroller, protests. Rates are per $100 of taxable value and change every year. Information deemed reliable but not guaranteed; verify the bill for a specific property with the county tax office. Updated November 11, 2026.