DFW Property Tax Rates by City
Combined property tax rates — city, county, school district, and college/hospital districts stacked together — for the Dallas–Fort Worth cities we lend in most. Texas has no state income tax, so property taxes are the number that makes or breaks a monthly payment here. Enter any home price to see what taxes add per month in each city.
Tax Year 2025 · bills due Jan 31, 2026 · rates before exemptions
| City (School District) | Combined Rate | Taxes / Year | Taxes / Month |
|---|
How to read this table. Rates are the combined 2025 tax-year levy for a typical residential address in each city–ISD pairing: city + county + school district + community college and hospital districts where they apply. Rates marked ≈ are close approximations — Tarrant and Denton county stacks vary more by address. Your exact rate depends on your specific address: school district lines, MUDs, and PIDs (common in newer Frisco, Prosper, Celina, and Little Elm neighborhoods) can add 0.2–1.0+ points. Verify any specific property with the county appraisal district before you write an offer — or send us the address and we'll pull it for you.
Why the same house costs more in one city
The school district is the biggest line
The ISD is usually half or more of your total bill — and district lines don't follow city lines. A Frisco address in Prosper ISD pays roughly 0.2 points more than one in Frisco ISD. Always check the ISD, not just the city.
New construction often has a MUD or PID
Master-planned communities frequently carry a Municipal Utility District tax or a PID assessment on top of the base stack. That's how a "low-tax" suburb can quietly bill over 3%. It's disclosed — but you have to look.
The homestead exemption is real money
Texas exempts $140,000 of your primary residence's value from school taxes (raised from $100k in 2025), plus local city/county exemptions. On most DFW homes that's $1,500–$2,000/year back. File it — it's free.
What taxes do to your monthly payment
Lenders qualify you on the full payment — principal, interest, taxes, and insurance. In DFW, taxes routinely add $600–$900/month on a mid-priced home, which moves your approval amount by tens of thousands of dollars. The practical takeaway: a slightly cheaper house in a high-tax pocket can cost more per month than a pricier one across the district line.
Run your full number — with your city's real tax rate — in our mortgage payment calculator, or compare owning vs. renting with taxes included in the rent vs. buy calculator.
Property Tax FAQ
Which DFW suburb has the lowest property taxes?
Among major suburbs, Frisco (Frisco ISD) and Plano currently have the lowest combined rates in Collin County — around 1.7% for tax year 2025. Grapevine, Southlake (Carroll ISD), and Rockwall also run below 1.7%. Dallas, Mesquite, Garland, and most of Tarrant County sit above 2.1%.
Are property taxes included in my mortgage payment?
Usually, yes. Most lenders collect 1/12 of your annual tax bill each month into an escrow account and pay the county for you. On conventional loans with 20%+ down you can often waive escrow and pay taxes yourself.
How do I file a homestead exemption?
File once, free, with your county appraisal district (Collin CAD, Denton CAD, Dallas CAD, or Tarrant AD) after you close on a home you'll live in. It exempts $140,000 of value from school taxes and caps how fast your taxable value can rise (10%/year). Never pay a company to file it for you.
Why did my neighbor's tax bill come out lower than mine?
Exemptions (homestead, over-65, disabled veteran), a different school district or MUD, or a successful protest. You can protest your appraised value every spring — in fast-appreciating DFW neighborhoods it's often worth doing.
Do property tax rates change every year?
Yes — each taxing entity (city, county, ISD, college district) adopts its rate every fall. Most DFW rates have drifted down slightly in recent years while appraised values rose. This page reflects tax year 2025; we update it annually.
Sources & methodology. Adopted 2025 tax rates as published by the taxing entities and county tax offices (Collin, Denton, Dallas, Tarrant), compiled from official rate notices and title-industry rate guides. Combined rates shown are for a typical residential address in the listed city–ISD pairing, excluding MUD/PID levies and before exemptions. This is educational information, not tax advice — confirm exact rates for a specific property with the county appraisal district.
Know Your Real Monthly Number
We quote every DFW loan with the actual tax rate for the address — not a statewide guess. Get a payment estimate you can trust before you shop.
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