Sachse Real Estate Specialist
Sachse, TX Real Estate in 2026: 7 Things to Know Before You Buy or Sell
By Jeanie Marten, Broker/Owner, Jeanie Marten Real Estate · Last updated October 1, 2026
Sachse is a city of about 32,800 people, about 20 miles northeast of downtown Dallas, and it sits in both Dallas and Collin counties. The county line decides your appraisal district, your tax rate and your school district: Sachse addresses in Dallas County are served by Garland ISD, and addresses in Collin County are served by Wylie ISD. Check the county for the exact address before you buy or set a list price.
Most agents can pull comps for Sachse. Fewer can tell you why two houses a mile apart pay different tax rates, go to different school districts and sit in different counties.
That's the part I know. I've lived in Sachse since 1998, and my brokerage office is on Hwy 78.
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1. Is Sachse in Dallas County or Collin County?
Both. And it matters more than most buyers expect.
- Appraisal district: Dallas County homes are valued by the Dallas Central Appraisal District. Collin County homes are valued by the Collin Central Appraisal District.
- Tax rate: County and school district rates differ on each side of the line.
- School district: The county decides it, as covered below.
- Protest deadline: Usually May 15 on either side, but you file with the right district.
2. Which school district serves Sachse?
According to the City of Sachse, residents who live in Dallas County attend Garland ISD schools, and residents who live in Collin County attend Wylie ISD schools.
Always confirm the attendance zone with the district by exact address. Never go by the neighborhood name alone.
3. Which Sachse neighborhoods should I know?
These are the neighborhoods where I've sold the most homes over almost 30 years:
Woodbridge
- Master-planned community that crosses into Wylie
- First phase completed in 1999
- Golf course, pools, trails and parks
Heritage Park
- Established Sachse neighborhood
- A long track record of resales I've handled
Richfield Estates
- Established Sachse neighborhood
- Resale homes on mature lots
Aria
- Townhomes built in 2023
- HOA covers exterior yard maintenance
- Lock-and-leave option in Sachse
Read more: Best Neighborhoods in Sachse, Texas and Everyday Life in Woodbridge, Sachse.
4. How has Sachse grown?
Sachse grew from 27,103 residents in the 2020 Census to an estimated 32,834 in 2025, according to the U.S. Census Bureau. Here's how it got there:
- 1998: I moved to Sachse.
- 1999: The first phase of Woodbridge was completed.
- 2002: Sachse High School (Garland ISD) opened.
- 2003: Kroger opened at Oak Grove Plaza, the first big sign Sachse could support destination retail.
- 2005: Firewheel Town Center opened just south of Sachse in Garland.
- 2011: The PGBT Eastern Extension opened across Lake Ray Hubbard.
- 2014: I opened Jeanie Marten Real Estate, my own independent brokerage.
More of the backstory: 7 Things Long-Time Sachse Residents Know.
5. What does it cost to own a home in Sachse beyond the mortgage?
- Property taxes: Set by your county, city, school district and any special district. File your homestead exemption ($140,000 off school taxes) as soon as you move in.
- HOA dues: Common in Woodbridge, Aria and newer neighborhoods. Read the documents before your option period ends.
- Water: Sachse uses tiered water rates, so a big yard and a hot summer show up on the bill.
I broke down the water side here: Why Your Water Bill Exploded.
6. How do you price and sell a home in Sachse?
Sachse sellers usually ask me what to fix first. The answer is usually less than they think. The price matters more.
Every listing price I recommend is built from five views: adjusted comparable sales, the MLS tax-roll AVM, an independent AI reasoning pass over the comps, the public Zestimate and current market motion. You'll see the real math, and you'll always know exactly where you stand.
- Professional photography and a YouTube video walkthrough, plus a companion Short
- 3D tour or floor plan
- Social and email campaigns built around your home
- Staging and pre-list prep advice, with local vendors I trust
- A weekly seller report, so nothing is a mystery
Keep reading: When to List Your Home in Sachse and Planning a Move Up Within Sachse.
Read the Sellers Guide
7. What should I check before buying a home in Sachse?
- Which county and school district the exact address falls in
- HOA dues, rules and what the amenities actually include
- Lot type, greenbelt or golf course edges, and the T-47 survey
- Flood zone status and drainage
- Commute routes to PGBT, Hwy 78 and Lakeview Parkway
Search Sachse HomesRead the Buyers Guide
Watch: The Sachse Market, Every Month
Every month I break down Sachse closed sales on YouTube: median price, price per square foot, days on market and seller concessions.
Woodbridge Lot Types: Corner vs Cul-de-Sac vs Greenbelt
See All Videos on YouTube
Rooted in the Sachse Community
- Sachse Chamber of Commerce Person of the Year
- Sachse Chamber of Commerce Spirit Award winner
- Multi-year winner, Best Realtor and Best Real Estate Company, The Sachse News
- REALTOR® of the Year, Lake Cities Association of REALTORS®
“Jeanie helped us sell our home in Sachse during a difficult market.”
Suzy P.
Read more client reviews
Sachse Real Estate FAQ
Is Sachse in Dallas County or Collin County?
Both. The county line affects your appraisal district, property tax rate and school district, so check the exact address.
Which school district serves Sachse?
According to the City of Sachse, Dallas County residents attend Garland ISD schools and Collin County residents attend Wylie ISD schools. Confirm the attendance zone by exact address.
How far is Sachse from downtown Dallas?
About 20 miles northeast of downtown Dallas, according to the City of Sachse.
How many people live in Sachse?
About 32,800, based on the U.S. Census Bureau's July 2025 estimate, up from 27,103 in the 2020 Census.
How do you price a Sachse home?
I use five inputs: adjusted comparable sales, the MLS tax-roll AVM, an independent AI review of the comps, the public Zestimate and current market motion. Then I recommend a list price and a probable sales price, and I show you how I got there.
Do you only work in Sachse?
No. Sachse is home base, and I also serve Wylie, Murphy, Lavon, Rowlett, Rockwall, Garland, Princeton, Royse City and Fate.
About the Author
Jeanie Marten, Broker/Owner, Jeanie Marten Real Estate. Licensed in Texas since 1997 and a broker since 2014, Jeanie has lived in Sachse since 1998 and has closed about 1,000 residential transactions in Northeast Dallas. She holds the GRI and e-PRO designations and is a Sachse Chamber of Commerce Person of the Year. Meet Jeanie · Google reviews
Jeanie Marten Real Estate · 6306 S State Hwy 78, Sachse, TX 75048 · Equal Housing Opportunity
