Boom Town • Affordable • Horse Country
Moving to Aubrey, Texas
Next door to Frisco and Prosper at half the price
At a Glance
Quick Facts
The Big Picture
Overview
Aubrey is growing faster than almost any other city in Denton County, and the market has shifted meaningfully over the past two years. What was once a small town defined by peanut farms and horse ranches is now a construction zone of master-planned communities stretching along the US-380 corridor. The original Aubrey character is still visible, especially around Main Street and the older equestrian properties, but the buyer pool today is families from Frisco and Plano who got priced out of those markets and found that the same builders are selling here for less.
Inventory surged over 60% year-over-year in early 2026, which shifted the negotiating power toward buyers. Sandbrock Ranch is the flagship community, with homes ranging from the $400s to $700s and a strong amenity package. Keeneland, Silverado, and Arrowbrooke offer entry points in the mid $300s to $500s. The median sits around $334,000, making Aubrey the most accessible new construction market in the DFW growth corridor. Builders are offering incentives that weren’t available two years ago, and price-per-square-foot has corrected from peak.
Commute access runs through US-380, US-377, and the Dallas North Tollway via FM-428. Dallas is 45 to 55 minutes depending on traffic, and Fort Worth is roughly the same. DFW Airport is about 35 minutes. The honest tradeoff is the US-380 corridor itself. The widening project is underway and expected to wrap by summer 2026, but until then, peak hours are slow. Once the overpasses are complete and traffic separates, the commute math will improve.
Aubrey’s population has nearly doubled since 2020, and the growth isn’t slowing. New retail and dining options are following the rooftops, but the infrastructure is still catching up. If you’re comfortable being early in a market, the opportunity here is real. You get the new construction price point without the premium that Frisco or Prosper commands, and you’re positioned for the appreciation that comes when the road network matures.
The Honest Take
Pros and Cons
What Works
- Most accessible new construction price point in the DFW growth corridor
- Buyer leverage available: inventory surge has shifted negotiating power
- Large lots common in newer communities
- Growing infrastructure investment along US-380
- Proximity to Frisco and DNT corridor via FM-428
Tradeoffs
- US-380 congestion at peak hours, with road improvements ongoing through summer 2026
- Thin dining and retail relative to closer-in suburbs like Frisco or Prosper
- Higher average tax rate (~2.3%) compared to some Denton County alternatives
- Entertainment and daily errands often require a drive to Frisco or Denton
- Market is still maturing; not all promised retail and amenities are built yet
Local Life
Things to Do
Sandbrock Ranch Amenity Center
Resort-style pools, fitness center, dog park, splash pad, and a giant treehouse playground. Weekly community events and an on-site elementary school.
Downtown Aubrey & Main Street
Historic peanut silos, local shops, and restaurants including World Famous Moms, a hometown institution known for chicken-fried steak.
Ray Roberts Lake State Park
30,000 acres of lake access, hiking, biking, camping, fishing, and boating just a few miles north of town.
Frisco Dining & Retail
The Gates of Prosper, Stonebriar Centre, and the full Frisco entertainment corridor are 15 to 20 minutes south via FM-428.
Did You Know
Fun Facts
Aubrey is known as the “Horse Capital of Texas.” The sandy soil that once grew peanuts also makes ideal footing for horses, and working ranches still operate within a few miles of master-planned communities.
The Aubrey Peanut Festival has been running since 1986, honoring the town’s agricultural roots. Peanut farming took over when cotton declined in the 1920s, and Aubrey processed an average of 3,000 tons annually by the 1980s.
When the Texas and Pacific Railway built a station here in 1881, the original name “Onega” wasn’t popular. The new name, Aubrey, was literally drawn from a hat.
New Construction
Top Communities
- Sandbrock Ranch$400s–$700s+
- KeenelandMid $300s–$500s
- Silverado$300s–$500s
- The Woodlands by Terrata HomesMid $300s–$500s
Common Questions
FAQ
What is the property tax rate in Aubrey, Texas?
The average effective rate is around 2.3%, though individual addresses vary. Newer communities often include MUD or PID district overlays that can push the effective rate higher. Always verify the specific tax situation for any address with Denton CAD before calculating your monthly payment.
How far is Aubrey from Dallas and Fort Worth?
Dallas is 45 to 55 minutes depending on traffic, primarily via US-380 to the Dallas North Tollway or I-35E. Fort Worth is roughly the same via US-380 to I-35W. DFW Airport is about 35 minutes. The US-380 widening project is expected to improve commute times once it completes in summer 2026.
What are the best master-planned communities in Aubrey?
Sandbrock Ranch is the flagship, with homes from the $400s to $700s and a strong amenity package including resort-style pools, trails, and an on-site elementary school zoned to Denton ISD. Keeneland and Silverado offer entry points in the mid $300s to $500s.
Is Aubrey a good place to live?
Aubrey is a growing suburb that still moves at a small-town pace. The newer master-planned communities come with strong amenities, and your proximity to the rest of DFW means you are not far from anything you need. Dining and retail options are expanding, with an increasingly diverse set of restaurants and shops, though you will notice the selection is still catching up to more established suburbs like Frisco or Prosper. If you value newer construction, reasonable pricing, and a quieter day-to-day without being far from the metro, it is worth a serious look.
What are the downsides of living in Aubrey?
The US-380 corridor is congested at peak hours, and road improvements are ongoing. Dining and retail are thin compared to Frisco or Prosper, so daily errands often require a drive. The market is still maturing, and not all promised retail and amenities are built yet. The tax rate averages 2.3%, which is higher than some Denton County alternatives like Justin or Denton.
Watch
Explore Aubrey
Statistics accurate as of early 2026. Data sourced from Denton CAD, U.S. Census Bureau, Niche.com, and local MLS records. Market conditions change frequently. Contact Jeremiah for current figures.