Rowlett is Lake Ray Hubbard’s best-kept secret, a lakeside community 20 minutes from downtown Dallas where the billion-dollar Sapphire Bay development is about to redefine what waterfront living looks like in North Texas. The families who bought here before everyone figures this out already know what’s coming.
Rowlett is a city of about 68,000 wrapped around Lake Ray Hubbard. You’ll find 1980s–2000s resale neighborhoods, golf-course and master-planned communities in the north and new lakefront construction near I-30. Here are 12 areas with dated price context.
Resales about $335K–$510K
A golf-course community built about 1999–2006, with two-story and single-story brick homes on mature lots. Some lakefront sections have private docks.
Home to Waterview Golf Club, an 18-hole public course, plus an amenity center with a pool and waterslide. Mandatory HOA; dues vary by section.
Resales about $455K–$515K
A walkable, nearly 200-acre community of traditional and cottage-style homes from the 2010s and early 2020s, now sold out.
Lots run 35, 45 and 55 feet wide. A fishing pond, Olympic-size pool and parks; mandatory HOA of about $250 a quarter.
Townhomes from the upper $300s
New lakefront townhomes and rear-entry “Casitas” by Mattamy and Beazer, with the final phase announced in November 2025.
Pocket parks, paths, a dog park and a fishing jetty, near the Sapphire Bay Marina. Lots are small, about 3,600 square feet. 2026 listings ran about $338K to $580K, several with price cuts.
Upper $600s to $800s
A 117-acre peninsula with K. Hovnanian homes and townhomes, apartments, the Sapphire Bay Marina and a hotel under construction.
The planned lagoon, resort and conference center haven’t been built, and the city sent the developer a notice of default in October 2025. In June 2026, active listings had all been reduced.
About $390K median
Mostly 1980s–1990s brick homes, plus new infill by Windsor and Beazer listed from about $463K to $603K.
Recent resales ran $315K to $450K. Redfin median for the three months ending August 2026; the 22 percent jump reflects a small sample. HOAs vary by subdivision.
Mixed; priced individually
The historic core around City Hall and the Downtown Green, with apartments, newer attached homes and older small-lot houses.
Walk to Main Street restaurants, the library and the DART Blue Line to Dallas. Older homes often have no HOA; newer attached homes usually do.
Listings about $310K–$525K
An established subdivision near the lake, roughly from the 1970s through 1990s.
August 2026 listings ranged widely by size and lot. HOA status wasn’t confirmed; many older Rowlett subdivisions have voluntary associations or none.
About $400K–$417K medians
Springfield Estates sits near Sprouts and Katy Railroad Park; Highland Meadows is on the east side.
Homes.com medians for 2026. East-side addresses can fall in Garland ISD or Rockwall ISD, so confirm the district by address.
Villas from about $340K
New construction by First Texas Homes since 2024, with villas from about $340K to $449K and larger plans to the mid-$600s.
Green space and walking and biking trails, with a community pool on some listings.
Listings about $340K–$525K
A newer subdivision facing Lake Ray Hubbard, with townhomes and single-family homes.
Builders and HOA details were still being confirmed, so ask for the builder and resale certificate.
About $505K to $590K+
Windsor Homes’ Lake Shore Village, near the lake, averages about $504K in list price.
First Texas Homes’ Woodcreek starts around $590K. Lot sizes and HOA dues weren’t published.
Priced individually
Older areas with larger, more varied lots and a mix of custom and older homes.
Parts may have no HOA. Ages and lot sizes vary street by street, so check the appraisal record.
Swipe or drag sideways to see them all.
Redfin’s citywide median was $383,246 for the three months ending August 2026, up 2.2 percent, with a median 50 days on market.
Neighborhood figures rest on few sales, so read them as context.
Dallas owns the shoreline “take area” below each lakefront lot. Owners sublease it through Rowlett, and a new buyer must sign a new sublease.
Docks and seawalls need Rowlett and Dallas permits.
The city rate for FY2027 is $0.807891 per $100, unchanged, with a small homestead exemption and $30,000 off for owners 65+.
School rates: Garland ISD $1.1393, Rockwall ISD $1.0669.
Most of Rowlett is in Garland ISD; the easternmost areas are in Rockwall ISD. Confirm by address.
The DART Blue Line ends at Downtown Rowlett station.
Rowlett, incorporated in 1952, covers about 20.75 square miles of land in Dallas and Rockwall counties on Lake Ray Hubbard and counted 62,535 residents in the 2020 census (Census estimate about 67,900 for July 2025). Area names follow builder, subdivision and listing usage; boundaries are approximate. Price figures are dated snapshots: Redfin medians for the periods shown, Homes.com medians for 2026 and builder or listing prices, several of them list prices rather than sales. Neighborhood figures rest on small samples and are context, not values. Eras, lot sizes and HOA dues come from builder and listing sources and were not checked against appraisal district records; confirm dues with the HOA’s resale certificate. Sapphire Bay status is from the City of Rowlett (October 2025 notice of default), builder materials and 2026 listing data; planned features are not amenities. Lake rules are from the City of Rowlett’s take-area and lake structure permit materials (normal pool elevation 435.5 feet). Tax rates are adopted 2026 rates from the City of Rowlett, Garland ISD and Rockwall ISD; county rates are not shown. School districts are listed at the district level only. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Rowlett’s food scene runs along Downtown Main Street, the Lakeview Parkway strip and Dalrock Road, from brewpubs and taco bars to Cambodian, Turkish and Nepali kitchens, with Lake Ray Hubbard close by. Here’s a 2026-checked list of 31.
Main St. near the Downtown Green & DART
Rowlett’s walkable core, with a brewpub, coffee, tacos and Latin food along Main Street, small shops and events on the Downtown Green.
The DART Blue Line ends a short walk away, at Downtown Rowlett station.
3840 Main St.
A brewery and brewpub with pizza and pub food in the heart of downtown.
3410 Main St.
Upscale tacos and a tequila list in the historic Oliver House.
3813 Main St.
Latin American dishes on Main Street.
3837 Main St.
Coffee plus house-baked breads and pastries and sandwiches.
4301 Lakeview Pkwy.
A long-running Italian dining room on the main commercial strip.
3801 Lakeview Pkwy., Ste. 600
A Greek taverna, open seven days a week.
3801 Lakeview Pkwy., #475
A Chinese, Japanese and Thai menu under one roof.
8602 Lakeview Pkwy., Ste. E
Cambodian and Thai dishes on the east end of the parkway.
5332 Lakeview Pkwy.
Momo dumplings and curries, all halal.
5326 Lakeview Pkwy.
A Monterrey-style taqueria.
3390 Lakeview Pkwy.
Brisket, pulled pork and sausage by the pound.
8120 Lakeview Pkwy., Ste. 100
Meats smoked in-house with home-style Southern sides.
3705 Lakeview Pkwy., Ste. 100
Cheesesteaks, made to order.
3535 Lakeview Pkwy.
A sports bar with plenty of TVs.
6702 Dalrock Rd., Unit 122
A Turkish grill, all halal.
6501 Dalrock Rd., Ste. 126
Nashville-style hot chicken with an Ethiopian berbere twist.
6201 Dalrock Rd.
A 1950s-themed American diner for breakfast and comfort food.
5701 President George Bush Hwy., Ste. 100
Lao and Thai street food by the Turnpike.
2300 Rowlett Rd., Ste. 111
New York-style pizza in Shoreview Plaza, open Tuesday to Sunday.
5213 Rowlett Rd.
Custom cakes and the house “Sweet Potato Thang,” Tuesday to Saturday.
9051 Marina Vista
A Lake Ray Hubbard marina with slip memberships, public boat rentals and excursions; closed Mondays.
Meigan Elise Dr., Sapphire Bay
A large sports bar with a lakefront patio, open since June 11, 2026.
9509 Waterview Pkwy.
An 18-hole, par-72 course open to the public.
3805 Main St.
Olive oils, balsamic vinegars and specialty foods.
3811 Main St.
A florist and gift shop with plants and home décor.
8800 Lakeview Pkwy.
Groceries and a pharmacy on the east end of the parkway.
Downtown Green, 4011 Main St.
A seasonal Thursday-evening market in past years; the 2026 schedule wasn’t confirmed.
2700 Lakeview Pkwy., Ste. 100
Construction was targeted to finish in November 2026; no opening date announced.
8901 Marina Vista
A seven-story hotel under construction on the peninsula.
1600 E. I-30, Rockwall
The nearest H-E-B, across the lake, opened October 29, 2025. Rowlett has none.
Rowlett eats in three main places: Downtown Main Street, the Lakeview Parkway (SH 66) strip and Dalrock Road, with lake time at Sapphire Bay and Waterview.
Two things worth saying plainly. Rowlett has no H-E-B; the nearest is in Rockwall. And Sapphire Bay is only partly built: the marina is open, but the planned lagoon and resort aren’t.
Compiled October 2026. Listings are from the City of Rowlett, the Rowlett Chamber of Commerce, downtownrowlett.com, business websites and social media, and 2025–2026 reporting, and were not confirmed with owners; call ahead to confirm hours and that a business is still open. Baker’s Ribs and El Centro are reported closed and are not listed. Kiki’s, Napoli’s, Tom Thumb and Sprouts could not be fully confirmed and are not listed. Bombshells’ street number appears as both 8524 and 8525 Meigan Elise Dr. Rooster Roo shares a listed suite with another business. Piada timing is from What Now Dallas; H-E-B Rockwall’s opening is from the Rockwall Times. The farmers market ran in 2022–2024; its 2026 season wasn’t confirmed. Coming-soon businesses had not opened as of this writing. Businesses listed are for general local reference and are not endorsements; I receive no compensation from any business named. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
From the “Morris” Post Office to a City on Lake Ray Hubbard
The city takes its name from Rowlett Creek, named for Dr. Daniel Rowlett, who came to Texas in 1835–36 and settled near present-day Bonham. He never lived near the creek.
Dr. Daniel Rowlett was a surveyor who also practiced medicine and law, and he represented Red River and Fannin counties in the Congress of the Republic of Texas. He died in 1847. The creek ran through land he owned in Collin County.
Rowlett Creek rises west of McKinney and flows about 26 miles southeast. The land around it was divided between the Peters Colony, west of today’s Rowlett Road, and the Mercer Colony to the east, and settlers began arriving in the 1840s.
The community’s first post office opened under the name Morris, after Postmaster Austin Morris.
The post office opened on April 5, 1880, with Austin Morris as the first postmaster. The state historical marker erected in 1986 records that the community was first known as Morris.
The Morris name lasted nine years. It was replaced in 1889, three years after the railroad came through. Texas Almanac records also tie the names China Grove and Davis’ Mills to the area, which lies in northeastern Dallas County and western Rockwall County.
The Greenville & Dallas Railroad, later part of the Katy system, was built through town in 1886.
The Greenville & Dallas Railroad connected Dallas with Greenville, and shortly after it opened the line was sold to the Missouri, Kansas and Texas, or Katy. A depot was built in town beside the tracks.
In 1889 the post office took the name Rowlett, after the creek. More than a century later, DART built its Blue Line extension to Rowlett on the same former Katy rail corridor, which the transit agency had bought for future use.
By 1892 Rowlett had about 200 residents, a general store, a mill and a cotton gin.
In 1892 the town’s cotton gin was operated by D. W. Housley. The population reached about 350 by 1896 before falling to about 200 by 1914. By the turn of the century, the marker records, Rowlett had two doctors, three general stores, a barber shop, a blacksmith shop, two churches and a depot.
By 1912 the town had added a bank, a telephone exchange and a two-story school. Two old cotton gins still stand in other uses.
The Bankhead Highway, an early coast-to-coast paved route from Washington, D.C., to San Diego, reached Rowlett in 1921.
The Bankhead Highway ran east to west through Greenville, Royse City, Rockwall, Rowlett and Garland. Its main route followed what is now State Highway 66 from Greenville through Garland, putting Rowlett on a cross-country road.
Electric service arrived in 1924. By then the town had Catholic, Christian and Methodist congregations, and by 1937 it supported more businesses, including a local newspaper, the Rowlett News.
Residents voted 84–0 to incorporate.
Eighty-four citizens voted, all in favor, to make Rowlett a city in 1952. At the time it had about 250 residents and ten businesses, according to the Handbook of Texas.
The new city straddled northeastern Dallas County and western Rockwall County, about 20 miles northeast of Dallas. Rowlett Creek formed its western edge. Within a dozen years, construction of a Dallas reservoir on the East Fork of the Trinity River would begin to change the town’s direction.
Dallas began building the Rockwall-Forney Dam in 1964, and impoundment began in December 1968.
Named for longtime Dallas Park Board president Ray Hubbard, the lake sits on the East Fork of the Trinity River, and Dallas owns it as a water supply. The earthfill Rockwall-Forney Dam is about 12,500 feet long, and the lake covers about 22,745 acres.
In 1970 Rowlett Creek was diverted to empty into the new lake rather than the East Fork. Completed in 1971, the lake borders Rowlett on the east, south and west, and the city counts more than 30 miles of shoreline.
A building boom followed the lake. The census counted 2,579 residents in 1970 and 7,522 in 1980.
The Handbook of Texas tracks the early boom: about 1,600 residents by 1973, 2,500 by 1975 and 10,573 by 1989. City records put the 1978 population at 5,100. Several dams were built on Rowlett Creek in the late 1960s and early 1970s as the area urbanized.
The census then recorded 23,260 residents in 1990, 44,503 in 2000 and 56,199 in 2010, as the area shifted from rural to urban.
The 9.9-mile President George Bush Turnpike Eastern Extension opened from SH 78 through Sachse and Rowlett to I-30.
The extension was part of the Loop 9/State Highway 190 corridor, which planners first proposed in 1957. Construction on the $958 million project began in August 2008, and the 9.9-mile road opened on December 21, 2011.
The route crosses Lake Ray Hubbard on a bridge and connects Rowlett to the rest of the Bush Turnpike loop to the west and to I-30 to the south.
DART’s Blue Line began serving Downtown Rowlett station.
The Blue Line extension broke ground on March 25, 2011, and testing began in April 2012. The line was built on the former Katy rail corridor that DART had bought for future expansion. Downtown Rowlett station, at 5000 Martin Drive, has about 750 parking spaces.
The station is the northern end of the Blue Line, with trains running through Downtown Garland. Rail and the turnpike anchor the city’s downtown redevelopment around Main Street.
An EF-4 tornado crossed Rowlett on December 26, 2015.
The Sunnyvale-Garland-Rowlett tornado struck on the evening of December 26, 2015, traveling about 13 miles. It was one of 12 tornadoes confirmed across North Texas that night, and it damaged and destroyed homes across the area.
Neighbors and first responders joined in the recovery, and the group Rowlett Strong, formed after the storm, went on to raise money for North Texas first responders. The 2025 remembrance ceremony at Schrade Bluebonnet Park marked the 10th anniversary.
Ground was broken in 2019 on Sapphire Bay, a lakefront development near I-30. A marina, homes and apartments followed.
The development occupies a 117-acre lakefront site near I-30. Its development agreement called for about 1.4 million square feet of commercial space and 1,600 residential units, with a hotel, conference center and man-made lagoon planned for the central section.
By 2025 parts of the site held a marina, single-family homes, a restaurant and apartments. In October 2025 the city sent developer Sapphire Bay Land Holdings I a notice of default over the stalled core of the project.
The 2020 census counted 62,535 residents, and the Census Bureau’s 2025 estimate is about 67,900.
The 2020 census counted 62,535 residents, up from 56,199 in 2010, and the city spans parts of Dallas and Rockwall counties. The Census Bureau’s 2025 estimate is about 67,900.
From a farm town of 250 at incorporation, Rowlett has become a lakeside city with rail service to Dallas, a toll road across the lake and a downtown built around the old railroad line that gave the town its start in 1886.
Compiled from the Texas State Historical Association Handbook of Texas (Rowlett, Daniel Rowlett, Rowlett Creek and Ray Hubbard Lake entries), the City of Rowlett’s History of Rowlett, Texas Historical Commission marker 6852 (1986), the Texas Water Development Board, Texas Parks and Wildlife, the North Texas Tollway Authority, DART, the National Weather Service and the City of Rowlett’s 2025 remembrance release. Where sources conflict, the widget follows the state historical marker and the city: the Handbook dates the post office to 1889, while the marker and city date the Morris post office to 1880 and its renaming to 1889. Lake Ray Hubbard dates vary by source; the dam was completed in 1969, and the lake is described as completed in 1971. The historical marker says the name may come from Daniel Owen Rowlett, a Mercer Colony surveyor; the widget follows the Handbook. Census figures are total population. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Fireworks on Main, Live on Main and a Holiday Parade of Lights
Rowlett’s Independence Day festival with live bands, food trucks, a kids’ zone and fireworks. Free. Held July 4, 2025, and July 4, 2026, from 5 to 10 p.m.
At Pecan Grove Park, 5300 Main St., with shuttle service.
Also held in 2023 and 2024.
A free street party with live music, food, drinks and a local artisan market. Spring nights ran in May and fall nights in September in both 2025 and 2026.
The city says it combines the earlier Friday Night Grooves and market series.
A free Hispanic Heritage Month celebration with mariachi, folklórico, Tejano music, food and an artisan market. Held October 10, 2025, and October 2, 2026.
Decorated car trunks with candy, plus carnival rides, a DJ, food trucks and a costume contest. Free. Held October 25, 2025; October 24, 2026, 6 to 9 p.m.
A Parade of Lights, tree lighting, holiday market, Santa and live entertainment. Held December 6, 2025; December 5, 2026, 5 to 8:30 p.m.
A seasonal outdoor ice rink that opens the night of the Holiday Main Street Fest. It ran in 2024–25 and 2025–26; the 2026–27 season hadn’t been announced.
A free environmental fair with eco-vendors, a plant swap and sneaker recycling, with Keep Rowlett Beautiful. Held April 19, 2025, and April 25, 2026.
Most of Rowlett’s big events happen on Main Street and the Downtown Green, a short walk from the DART station.
All are hosted by the City of Rowlett and free to attend; ask about any fee for ice skating.
Dates move for weather, so check rowletttx.gov before you go.
Timing shown is the usual pattern for each event; exact dates, times and prices change from year to year and should be confirmed with organizers. Event details are from the City of Rowlett’s event pages and news releases, the Rockwall Times and event listings; each event listed was found in at least two years. The city’s 2025 Fourth of July materials list different start times. Rowlett on Ice’s 2025–26 closing date differs slightly between sources, and skating fees were not confirmed. The 2026 Easter Eggstravaganza was canceled for weather, and the Thursday farmers and crafts market has not run as a separate event since 2024, so neither is listed. The tornado remembrance ceremony was held in 2016 and 2025 and is not shown as annual. Single-year events are not listed. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
What to know about Rowlett schools:
The ratings: 2026 ratings are preliminary until TEA finishes appeals. Review the full results at TXschools.gov.
Nearby: Dallas College, Collin College’s Wylie campus and UT Dallas are all within about 30 minutes.
Want the full breakdown? Read our complete Rowlett schools guide →
Garland ISD serves most of Rowlett, and Rockwall ISD serves the easternmost areas. Garland ISD rated a B (84) in 2025; Rockwall ISD earned an A (91) in 2026. In Garland ISD, a Choice of School lottery decides many assignments. Confirm the district by address.
District-wide
Serves most of Rowlett, plus Garland and Sachse. Rowlett High School is in the city, on the Bush Turnpike.
District rating: B (84) in 2025; the district reports an 86 for 2026, pending confirmation on TXschools.gov.
Enrollment is reported between about 49,000 and 51,000 depending on the source and year.
District-wide
Serves the easternmost areas of Rowlett, including Doris Cullins-Lake Pointe Elementary on Scenic Drive.
District rating: A (91) in 2026, up from a B (89) in 2025, as announced by the district; 2026 ratings are preliminary until appeals close.
Which middle and high schools serve Rowlett addresses wasn’t confirmed; check the district’s locator.
District-wide
Families new to the district or entering kindergarten, 6th or 9th grade rank up to six schools, and a lottery makes one offer. Current students can stay at their campus.
The 2026–27 window for grades 1–12 ran December 1 to January 12; Pre-K and kindergarten ran April 1 to May 1. Busing rules for choice transfers weren’t confirmed.
District-wide
Classes run August 10, 2026 to May 27, 2027. The rate fell from $1.1709 last year: $0.7553 for operations and $0.3840 for debt.
Voters approved a $1.28 billion bond in May 2023 and a tax-rate election in November 2025. No local homestead exemption beyond the state’s.
District-wide
Classes run August 13, 2026 to May 25, 2027. The rate is unchanged: $0.7869 for operations and $0.28 for debt.
Voters approved a tax-rate election in November 2025 after rejecting bonds in 2024. Programs include the Dr. Gene Burton College and Career Academy and ninth-grade campuses.
District-wide
The Gilbreath-Reed Career and Technical Center, collegiate prep programs, STEM and magnet campuses, and two standalone Pre-K schools.
Most programs are reached through Choice of School; magnet testing and applications follow the district’s timeline.
Texas rules
Texas treats homeschools as private schools; TEA doesn’t register or regulate them.
Private and charter schools operate in the area; confirm each school’s location and admissions directly.
Within about 30 minutes
Dallas College and Collin College’s Wylie campus are nearby, and UT Dallas in Richardson is reachable by the Bush Turnpike.
Campus names and drive times are approximate; confirm before you plan a commute.
The Garland ISD–Rockwall ISD line follows the county line in eastern Rowlett, not the ZIP code.
In Garland ISD, choice applications open each December, so timing a move matters.
On a $385,000 homestead, the school share runs about $2,790 in Garland ISD and $2,610 in Rockwall ISD.
Both get the $140,000 state exemption, plus $60,000 and a tax freeze at 65.
Garland ISD earned a B (84) in 2025 and reports an 86 for 2026. Rockwall ISD earned an A (91) in 2026.
Review the full results at TXschools.gov.
Garland ISD starts Monday, August 10; Rockwall ISD starts Thursday, August 13.
Garland ISD ends May 27, 2027, Rockwall ISD May 25.
Accountability ratings are shown at the district level only; campus ratings are intentionally not shown. Ratings change every year; use TXschools.gov for current ratings. Garland ISD’s 2025 B (84) is from TEA’s final 2025 report; its 2026 score of 86 is reported by the district and was not confirmed on TXschools.gov. Rockwall ISD’s 2026 A (91) and 2025 score of 89 are as announced by the district; 2026 ratings are preliminary until appeals are resolved. Enrollment and campus counts differ by source and year; Rockwall ISD’s campus count is reported as 22, 23 or 26. Choice of School details are from Garland ISD for 2026–27. Calendars are the districts’ 2026–27 calendars. Bond and tax-rate election results are from the districts, Ballotpedia and the Rockwall Herald Banner. Tax rates are 2026–27 adopted rates; school tax examples are illustrations, not quotes. Whether Rockwall ISD offers a local over-65 exemption above the state amount was not confirmed. Rowlett campus names are listed only where their location was confirmed. Homeschool rules are from the Texas Education Agency. School district assignment is determined by address and must be confirmed with the district. School information is provided for general reference only and is not a recommendation regarding any school, district, neighborhood or property. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Median Sales Price
What Rowlett homes actually sold for each month. With 1980s–2000s resales, golf-course homes, lakefront new construction and Sapphire Bay waterfront trading side by side, the mix of what sold moves this line as much as the market does.
Rowlett’s median moves with which homes sold: resales or new lakefront construction. Redfin put it near $383,200 for the three months ending August 2026, up 2.2 percent from a year earlier. Read the trend, not one month.
A 1990s two-story, a Waterview golf-course home and a new Bayside townhome can all land on this one line. The chart is not your comp. Your comps match your size, age, updates, lot and lake access.
Texas is a non-disclosure state, so portal prices are models. This is MLS. Ask for the actual comparable sales, including HOA dues, school district, and for lakefront homes, the shoreline sublease and dock permits.
Days on market describes how buyers behaved. Redfin’s median was about 50 days in August 2026, and several new-construction and waterfront listings have taken price cuts.
The first two weeks bring the most traffic a listing will ever get. If they pass without an offer, that is pricing information. Acting in week three beats acting in week ten.
When homes sit longer, there’s usually room to negotiate on price, repairs or closing costs. A listing that has waited a while is usually where the negotiating room is, and builders may offer incentives.
Under 10 showings means buyers are deciding quickly. Rising counts mean people are walking through and walking away, which is a different problem from nobody looking at all.
This separates a pricing problem from a presentation problem. Plenty of showings and no offer usually means something specific is putting people off, and that is fixable without dropping the price.
High showings-to-pending means you can be selective without losing homes. Read it against days on market: low on both is a hot market, high on both means the leverage is yours.
Check how many homes closed before you read anything into the price or days-on-market charts. A dip in closings can move the median without any change in what homes are worth.
Your competition includes builders offering incentives and homes in Garland, Sachse, Rockwall and Wylie. Price against true comparables, and have repair and permit records ready before you list.
Inventory runs from older resales to new lakefront construction. Confirm the school district, HOA, flood zone and, near the lake, the take-area sublease early, because they affect cost more than the price chart does.
Charts supplied by NTREIS via 10K Research and Marketing and update automatically. Data reflects residential activity reported to the MLS and may be revised as late-reported sales come in. Rowlett spans Dallas and Rockwall counties, and listings may be filed under a Rowlett address whether or not the property is inside city limits, so these charts may not match the city boundary. The median and days-on-market figures cited are Redfin’s for the period ending August 2026. These charts do not separate waterfront, school district, new construction or resale. Market statistics describe the area as a whole and are not a substitute for a comparative market analysis on a specific property. Texas is a non-disclosure state, so publicly available sale prices elsewhere are estimates rather than recorded figures. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Pick a purchase year and the price fills in. If you own here, type over it with what you actually paid. This calculator runs on the Dallas County index, the federal repeat-sales measure for the county that holds most of Rowlett. A home bought in 2015 is worth about twice its price on the index, in line with Texas, with the biggest jump between 2020 and 2022 and a flat stretch since.
Bought here? Tap the number and enter what you paid.
Federal house price index growth, indexed to the purchase year, where the purchase year equals 100.
From 2015 to 2025 the index rose about 98 percent in both Dallas and Rockwall counties, roughly matching Texas.
Both peaked in 2024 and dipped slightly in 2025, so a 2022–2024 buyer is roughly flat on price.
Redfin’s three-month median sale price for Rowlett was about $383,200 through August 2026, up 2.2 percent from a year earlier.
Older resales run lower; new lakefront and Sapphire Bay homes run higher. Type over it with what you paid.
The chart uses Dallas County, home to most of Rowlett. The Rockwall County index grew almost exactly as much since 2015.
Indexes are county-wide, so value any specific property from true comparables.
A $385,000 homestead pays roughly $7,610 a year on the Dallas County/Garland ISD side and $6,690 on the Rockwall County/Rockwall ISD side.
At 65+, about $6,120 and $5,720, and the city freezes its tax for seniors. Lakefront owners also pay a $350 yearly shoreline sublease.
Growth rates are the FHFA All-Transactions House Price Index, annual values 2009 through 2025: Dallas County, Texas (FRED series ATNHPIUS48113A, base 2000 equals 100, last updated 31 March 2026), the State of Texas (TXSTHPI) and the United States (USSTHPI). State and national figures are annual averages of published quarters. The Dallas County series recorded 155.22 in 2015, 307.02 in 2024 and 306.66 in 2025. Rockwall County (ATNHPIUS48397A) recorded 137.19 in 2015, 274.05 in 2024 and 271.67 in 2025. FHFA describes county indices as developmental and subject to revision, and the annual series does not cover 2026. The prefilled dollar figures are derived and illustrative, not published: they apply the Dallas County index to a $385,000 anchor near Redfin’s three-month median sale price for Rowlett ($383,246, ending August 2026). The index is built from conforming loans and excludes jumbo lending and all-cash purchases. Equity figures assume a 30-year fixed mortgage at that year’s Freddie Mac annual average rate (2025 approximately 6.60 percent), held to today, with no refinancing, no extra principal and no additional borrowing; Freddie Mac’s weekly 30-year average was 7.28 percent on 1 October 2026. They exclude closing costs, property taxes, insurance, maintenance, improvements and selling costs. The tax examples use 2026 rates for the City of Rowlett (0.807891), Garland ISD (1.1393), Rockwall ISD (1.0669), Dallas County (0.248650, adopted but subject to a November 3, 2026, voter-approval election; if rejected, the Dallas-side total falls about $74) and Rockwall County (0.2620), plus 2025 rates for Parkland Hospital District (0.212) and Dallas College (0.106575), whose 2026 rates were not confirmed. They assume a $385,000 appraised value with no homestead cap benefit and a newly qualified owner 65 or older; they apply the city’s 1 percent ($5,000 minimum) homestead and $30,000 over-65 exemptions, the $140,000 school exemption ($200,000 at 65+), the 20 percent homestead and $100,000 over-65 exemptions for Dallas County, Parkland and Dallas College (2025 figures) and Rockwall County’s $35,000 over-65 exemption. Whether Rockwall ISD grants a local over-65 exemption above the state amount was not confirmed. They are illustrations, not quotes. The city, school districts and Rockwall County also freeze taxes for owners 65 or older. The shoreline take-area sublease costs $600 initially and $350 a year, per the City of Rowlett. The homestead appraisal cap limits increases in a homestead’s taxable appraised value to 10 percent a year and ends on sale. Confirm taxing units, exemptions and protest deadlines with the Dallas Central Appraisal District or the Rockwall Central Appraisal District. This is an illustration for general reference, not an appraisal, a comparative market analysis, a valuation or investment advice. Past appreciation does not predict future appreciation. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Rowlett is a city of about 68,000 on the shore of Lake Ray Hubbard, about 19 miles east of downtown Dallas. The DART Blue Line starts on Main Street, and Garland and Rockwall are about 10 minutes away.
Estimated Off-Peak Drive Time from Central Rowlett
Around Town and Beyond
Estimated minutes off-peak from central Rowlett; the DART time is the scheduled ride to downtown’s Akard station. These are planning estimates, so check a live map before relying on any of them.
Downtown Rowlett station is the Blue Line’s terminus, about 39 minutes by train to Akard downtown. A three-hour pass is $3.
DART’s on-demand GoLink zone covers most of the city.
About 30 miles of Lake Ray Hubbard shoreline, with kayak launches at Paddle Point Park, the Sapphire Bay Marina and Waterview Golf Club.
The city reports more than 600 acres of parkland, including the 137-acre Rowlett Community Park and the Wet Zone waterpark. Main Street hosts Live on Main and Fireworks on Main.
The city sells water bought from the North Texas Municipal Water District, plus sewer and trash. Republic picks up trash, recycling and up to 2 cubic yards of bulk weekly.
New accounts need a $100 deposit.
Rush-hour drives to Dallas can run 40 to 65 minutes, and the Bush Turnpike is tolled. On the Dallas County side, a $385,000 homestead pays roughly $7,610 a year in property tax.
There’s no H-E-B in town; the nearest is in Rockwall.
Dallas owns the shoreline strip, so lakefront owners sign a $350-a-year sublease, and docks need Rowlett and Dallas permits.
Sapphire Bay is only partly built after a 2025 default notice.
Drive times are planning estimates from central Rowlett, drawn from mapping and distance-calculator sites rather than live traffic; check a live map before you rely on them. Published distance estimates for Love Field and DFW Airport vary by route. The rush-hour range is from a commuter guide published by a Rowlett apartment community. DART travel times are from published schedules (about 39 minutes to Akard and 44 to EBJ Union Station); DART says Blue Line trains run every 15 minutes at peak, 20 minutes midday and 30 minutes late at night, though other listings show longer gaps. Fares are DART’s local passes. Parkland and shoreline figures are from the City of Rowlett and DART. Utility details are from the City of Rowlett; the city’s brush and bulk pages list overage charges of $12.60 and $12.00 per cubic yard. The tax example is the Dallas County/Garland ISD illustration from our equity widget, using 2026 rates including a Dallas County rate subject to a November 3, 2026, election. Take-area fees are from the City of Rowlett. Sapphire Bay status is from the City of Rowlett’s October 2025 default notice and 2026 reporting. Population is the Census Bureau’s July 2025 estimate (67,890); the 2020 census counted 62,535. No crime, school ranking or flood zone claims are made. This information is provided for general reference and is not a representation about any specific property, commute or future development outcome. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Answered with verified specifics, from the county line, two school districts and Garland ISD’s lottery to lake docks, the take area, DART, Sapphire Bay and short-term rental permits.
Both. Most of Rowlett is in Dallas County, and a smaller eastern portion, including much of the Sapphire Bay area south of I-30, is in Rockwall County.
The county decides which appraisal district values your home, the Dallas Central or Rockwall Central Appraisal District, and which county rate appears on your bill: Dallas County’s proposed $0.248650 per $100, which goes to a November 3, 2026 vote, or Rockwall County’s $0.2620.
City services, utilities and the city tax rate are the same on both sides. Search the address on the appraisal district site to confirm a property’s county before you write an offer.
Garland ISD serves most of Rowlett, and Rockwall ISD serves the easternmost areas. The line roughly follows the county line, not the ZIP code, so two homes in the same ZIP can be in different districts.
Garland ISD earned a B (84) in 2025 and reports an 86 for 2026; Rockwall ISD earned an A (91) in 2026. Review current results at TXschools.gov.
Confirm the district for any address with the district itself, and check the appraisal record, which lists the school district as a taxing unit. Ask each district about enrollment, transportation and programs before you buy.
Garland ISD doesn’t simply assign schools by address. Families who are new to the district or entering kindergarten, 6th or 9th grade rank up to six schools, and a lottery makes one offer, with higher choices waitlisted.
Current students can stay at their campus. For 2026–27, the window for grades 1–12 ran December 1 to January 12, and Pre-K and kindergarten ran April 1 to May 1.
Buying near a particular campus doesn’t guarantee a seat there, so check deadlines early, ideally before closing. Rockwall ISD uses its own enrollment rules.
Your bill combines the City of Rowlett ($0.807891 per $100 for FY2027), your county and your school district: Garland ISD $1.1393 or Rockwall ISD $1.0669. Dallas County-side homes also pay Parkland and Dallas College.
On a $385,000 homestead, that works out to roughly $7,610 a year on the Dallas County/Garland ISD side and about $6,690 on the Rockwall County/Rockwall ISD side for an owner under 65.
Dallas County’s rate depends on a November 3, 2026 election, and a few 2026 rates weren’t final, so treat these as illustrations and check the actual tax record for any home.
Yes. The city offers a homestead exemption of 1 percent or $5,000, whichever is greater, plus $30,000 for owners 65 or older and a senior tax freeze on the city portion, adopted in 2004.
School districts add the state’s $140,000 homestead exemption, plus $60,000 and a tax ceiling at 65. Dallas County, Parkland and Dallas College offer a 20 percent homestead exemption; Rockwall County offers $35,000 for owners 65 and older with a tax ceiling.
None are automatic. File your homestead application with the Dallas or Rockwall appraisal district after you move in, then check that the exemptions appear on your record.
The City of Rowlett bills water, sewer, trash and drainage together. Apply online or at Utility Customer Service, 6602 Dalrock Rd. (972-412-6105), weekdays 7:30 a.m. to 5:30 p.m., with ID and proof of residency.
Residential accounts need a $100 deposit and a $25 service fee. The deposit can be waived with a letter of credit from your previous utility showing 12 months of good payment history.
Apply a few days before move-in. After your first bill, you can pay online, set up AutoPay and track hourly water use. After-hours water and sewer emergencies go to 972-412-6201.
Republic Services collects trash (blue-lid cart) and recycling (green-lid cart) weekly on the same day under contract with the city. Carts go out by 7 a.m.
Brush and bulky items are also picked up weekly on your trash day, up to 2 cubic yards, placed in front between the curb and sidewalk, not in the alley. Larger piles carry a per-yard charge. Older city pages describing monthly bulk pickup are out of date.
Service runs a day late after holidays. Find your day on the city’s collection map or call Republic at 972-422-2341. Residents also get two free landfill trips a year.
Rowlett buys its water from the North Texas Municipal Water District and follows the district’s conservation and drought stages.
Under the baseline plan, landscape watering is limited to no more than twice a week, only if needed, and sprinklers can’t run between 10 a.m. and 6 p.m. from April 1 through October 31. Watering in the rain isn’t allowed.
In past droughts, limits tightened to once a week or once every two weeks, with days set by address. Stages change with lake levels, so check the City of Rowlett and NTMWD for the current stage before you program a controller.
In most of Rowlett, you choose a retail electric provider. ZIP codes 75088 and 75089 are in Oncor’s delivery area, so Oncor runs the lines and restores outages while you pick the plan, often through the state’s Power to Choose website.
Compare contract length, early-termination fees and the price at your real usage, not just the advertised rate.
Farmers Electric Cooperative serves parts of Dallas and Rockwall counties outside the competitive market, so confirm the utility for edge-of-city or Rockwall County addresses with a recent bill before you close.
It varies by address, sometimes street by street. The most reliable check is the FCC National Broadband Map: enter the exact address to see which wired and wireless providers report service there and at what speeds.
Fiber, cable, fixed wireless and satellite availability can differ even within one subdivision, and some newer communities have builder-arranged service.
If you work from home, confirm upload as well as download speeds with the providers before your option period ends, ask the sellers which service they use now and what they pay, and check whether the home is already wired for the service you want.
Possibly, but owning a lakefront lot isn’t enough. Dallas owns Lake Ray Hubbard and the strip between private lots and the water, called the take area.
To use it, owners sign a take-area sublease: $600 to start and $350 a year. It doesn’t transfer with the house, so each new owner signs their own. Docks, boathouses, piers, retaining walls, patios and walkways there need permits from both Rowlett and Dallas.
Before buying, ask for the seller’s sublease and permit history, and confirm existing structures were permitted. Boat lifts and private ramps aren’t allowed under Dallas’s lake rules.
It depends on the lot. Rowlett has about 30 miles of Lake Ray Hubbard shoreline plus creek corridors such as Rowlett Creek and Muddy Creek, and flood-zone status depends on elevation and mapping, not just distance to the water.
Look up the address on FEMA’s Flood Map Service Center, ask the seller for an elevation certificate and any flood claims, and get an insurance quote before your option period ends.
Lenders require flood insurance for federally backed loans on homes in a mapped high-risk zone, and many lake-area owners buy it voluntarily even outside one.
Downtown Rowlett station, 5000 Martin Dr., is the northern end of the DART Blue Line. Scheduled trips take about 39 minutes to Akard and 44 minutes to EBJ Union Station.
DART says trains run every 15 minutes at peak, every 20 minutes midday and every 30 minutes late at night; check real-time schedules, since some listings show longer gaps. A three-hour pass is $3 and a local day pass $6.
DART’s on-demand GoLink covers most of Rowlett and can take you to the station on a valid fare.
Downtown Dallas is about 19 to 20 miles west on I-30, roughly 25 minutes off-peak, but rush hour can stretch it to 40 to 65 minutes.
Dallas Love Field is about 35 minutes off-peak, and DFW Airport about 40 to 50 minutes. Garland and Rockwall are each about 10 minutes, Richardson about 20 via the Bush Turnpike, a toll road, and Fort Worth about an hour.
These are mapping estimates. Drive your own commute at the hours you’d actually travel before you commit, or test the Blue Line if you work downtown.
Sapphire Bay is a planned roughly $1 billion lakefront development on about 117 acres south of I-30. Apartments, townhomes and single-family homes, the Sapphire Bay Marina and a sports bar that opened in June 2026 are operating, and a hotel is under construction.
The planned lagoon, resort and conference center haven’t been built. On October 14, 2025, the city council voted to send the developer a notice of default over the stalled project.
The final scope and timeline are uncertain. If you’re buying nearby, value the home on what exists today, not on planned amenities.
Rowlett has no H-E-B. The nearest is H-E-B Rockwall, 1600 E. I-30, which opened October 29, 2025, a short drive across the lake.
In town, grocery options cluster along Lakeview Parkway, including a Walmart Neighborhood Market, with more stores on Dalrock and Rowlett roads and in Garland, Rockwall and Sachse.
Store lineups change, so map the options from the specific neighborhood you’re considering. If one store matters to your routine, drive the route at the times you’d usually shop before you buy, and note that Lakeview Parkway traffic peaks on weekday evenings.
It varies. Many newer and master-planned communities, including several near the lake, have mandatory HOAs with annual dues, architectural rules and sometimes amenity fees. Many older neighborhoods have none or only a voluntary association.
HOA rules can limit fences, exterior colors, parking and short-term rentals, and the city’s rental permit application asks hosts to check them.
Before buying, request the resale certificate, dues history, budget and deed restrictions, and confirm whether membership is mandatory. Ask about any special assessments, amenity fees or transfer fees due at closing, and verify the requirements property by property, since rules differ even between sections of the same community.
Yes. Rowlett requires permits for fences, including repairs, accessory buildings, patio covers, carports, roofs, retaining walls, pools, hot tubs, driveways, decks, foundation repair, irrigation and plumbing, electrical or HVAC work.
Contractors must register with the city, and permits and inspections go through the MyGov portal. Building Safety is at 5702 Rowlett Rd. (972-412-6125); inspections requested by 3 p.m. are generally done the next business day.
Lakefront work in the take area needs Dallas permits too. Ask sellers whether past additions, pools and fences were permitted and inspected, because unpermitted work can complicate a sale, a refinance or an insurance claim.
Yes, with a city permit. Rowlett defines a short-term rental as a stay of fewer than 30 consecutive days, and its updated ordinance took effect April 1, 2025.
The annual permit fee is $2,000 per property, permits expire January 31 and don’t transfer to a new owner, and listings can’t be advertised before approval. Hosts need liability coverage, an inspection and quarterly hotel occupancy tax payments.
The city uses a contractor for permitting and runs a 24-hour hotline for complaints. HOA rules may be stricter, so check both before you buy for rental income.
Register for Connect Rowlett, the city’s notification service, through Smart911 to get calls, texts and emails, and add each household member.
The city also uses Wireless Emergency Alerts, NOAA weather radio, its own TV channel and WBAP 820 AM. Outdoor warning sirens are meant for people outside and may not be heard indoors; the city generally tests them monthly, weather permitting.
Keep phone weather alerts on, and know your home’s safest interior room before spring storm season. The NOAA radio codes are 048113 for Dallas County and 048397 for Rockwall County.
Answers were verified as of October 2026 from the City of Rowlett, DART, the Texas Education Agency, Garland ISD, Rockwall ISD, the Dallas and Rockwall central appraisal districts, Republic Services, the North Texas Municipal Water District, Baylor Scott & White, the U.S. Census Bureau and 2025–2026 local reporting. Rates, fees, providers and hours change; verify anything you intend to rely on. Tax figures use 2026 rates, including a Dallas County rate subject to a November 3, 2026, voter-approval election, and 2025 rates for Parkland and Dallas College; they are illustrations, not quotes. Garland ISD’s 2026 score is district-reported. The current NTMWD drought stage was not confirmed. Drive and rail times are estimates. Internet providers, HOA status for specific subdivisions and the trash fee were not independently confirmed. This is general information, not legal, tax, lending, insurance, environmental or engineering advice. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Verified numbers and links for Rowlett. Two things will catch you out: the city straddles Dallas and Rockwall counties, and on the Rockwall side you pay property taxes to the appraisal district, not the county tax office; and lakefront living comes with a Dallas sublease and permits. Start with the green first-week cards; county offices are in blue, and anything outside town is in purple.
One city account covers water, sewer, trash and drainage. Bring ID and proof of residency; new accounts need a $100 deposit plus a $25 fee.
972-412-6105 6602 Dalrock Rd. · after hours 972-412-6201 Do this firstFile with the Dallas Central Appraisal District after you move in. The Dallas County Tax Office collects the bill.
214-631-0910 2949 N. Stemmons Fwy., Dallas Do this firstRockwall CAD handles exemptions and collects property taxes on this side; the county tax office handles vehicles only.
972-771-2034 841 Justin Rd., Rockwall Do this firstMost of Rowlett is in Oncor’s area, where you choose a retail provider. Some edge areas are served by Farmers Electric Cooperative instead.
Oncor outages: 888-313-4747 Farmers Electric: 903-455-1715 Do this firstGarland ISD assigns campuses by lottery. Grades 1–12 apply in December and January; Pre-K and kindergarten in April.
garlandisd.net Rockwall ISD: rockwallisd.com Before you buyCheck any home near Lake Ray Hubbard, Rowlett Creek or Muddy Creek, and ask for an elevation certificate.
msc.fema.gov VehiclesNearest branch for vehicle registration, titles and property tax on the Dallas County side. Mesquite is an alternate.
214-653-7811 140 N. Garland Ave., Suite 101, Garland VehiclesVehicle registration and titles for the Rockwall County side. It doesn’t collect property taxes.
972-204-6130 1101 E. Yellow Jacket Ln., Suite 110, Rockwall Driver LicenseThe Garland Mega Center is reported at a new Bush Turnpike location; Rockwall also has an office. Confirm on the DPS site before you go.
214-861-3700 5250 N. President George Bush Hwy., Garland Do this firstRegister or update your address with Dallas County Elections.
469-627-8683 1520 Round Table Dr., Dallas Do this firstRegister or update your address with Rockwall County Elections.
972-204-6200 1101 E. Yellowjacket Ln., Suite 150, Rockwall City HallCity departments and the City Secretary at the Municipal Center on Main Street.
972-412-6100 4000 Main St. TrashWeekly trash and recycling on the same day, plus weekly brush and bulk up to 2 cubic yards. Carts out by 7 a.m.
972-422-2341 Two free landfill trips a year City HallPermits for fences, pools, patio covers, roofs and remodels through the MyGov portal.
972-412-6125 5702 Rowlett Rd. RentalsRentals under 30 days need a city permit: $2,000 a year, non-transferable and renewed each January.
Hotline 800-808-3126 PetsLost and found pets, adoptions and city pet registration.
972-412-6219 4402 Industrial St. PoliceNon-emergency police, fire and medical calls. For emergencies, call 911.
972-412-6200 Option 6 · 4401 Rowlett Rd. CourtCitations and court dates.
972-412-6222 4401 Rowlett Rd. RecreationPrograms, facility rentals and park pavilions. The Wet Zone waterpark is next door, open in summer.
972-412-6170 5300 Main St. LibraryCards, programs and computers. Closed Sundays.
972-412-6161 3900 Main St., Suite 200 BusinessBusiness and community connections and visitor information.
972-475-3200 4418 Main St. LakeLakefront owners sign a sublease for the Dallas-owned shoreline: $600 to start, $350 a year. Docks need Rowlett and Dallas approval.
972-412-6125 Boat permits $300 · other take-area permits $50 LakeDallas owns Lake Ray Hubbard and issues easements and construction permits in the take area.
214-670-3146 1500 Marilla St., Dallas LakeA non-motorized launch for kayaks and paddleboards on Miller Road, with a state paddling trail.
972-412-6170 Miller Rd. at Lake Ray Hubbard TransitDowntown Rowlett station is the end of the Blue Line, about 39 minutes to downtown Dallas. GoLink covers most of the city.
214-979-1111 5000 Martin Dr. HealthFull-service hospital with an emergency department in Rowlett.
972-520-8000 6800 Scenic Dr. HealthHospital and emergency care across the lake.
469-698-1000 3150 Horizon Rd., Rockwall HealthHospital with a 24/7 ER on the Bush Turnpike.
945-320-9000 4750 President George Bush Hwy., Sachse HealthA 24/7 emergency hospital.
214-294-6200 1975 Alpha Dr., Suite 100, Rockwall AlertsSign up through Smart911 for emergency calls, texts and emails. Outdoor sirens are meant for people outside.
Online signup RecordsDeeds and records for the Rockwall County side.
972-204-6300 1111 E. Yellowjacket Ln., Suite 100, Rockwall RecordsDeeds and records for the Dallas County side.
dallascounty.org 500 Elm St., Dallas Not in RowlettThe nearest H-E-B, opened October 2025, across the lake on I-30.
heb.com 1600 E. I-30, RockwallLinks, phone numbers and addresses verified October 2026 against the City of Rowlett (utilities, building safety, take area, short-term rentals, animal services, emergency communications, municipal court, library, community centre, voter registration), the Dallas and Rockwall central appraisal districts, the Dallas County and Rockwall County tax offices, elections offices and clerks, Farmers Electric Cooperative, Garland ISD, Dallas Water Utilities, the Rowlett Area Chamber, Baylor Scott & White, Texas Health Resources and Medical City Healthcare, and subject to change; if something has moved, tell me and I will correct it. Rowlett spans Dallas and Rockwall counties, so confirm the county, appraisal district and school district by address. Several items could not be fully confirmed and are flagged rather than presented as certain: the Garland DPS Mega Center’s move to the Bush Turnpike is from third-party listings and a property listing, not a DPS page; Paddle Point Park is listed at three different Miller Rd. addresses; the Chamber also lists 4018 Main St.; Atmos Energy’s service to Rowlett, the Dallas County Clerk’s phone and Republic’s trash fee were not confirmed. The take-area initial fee applies to a new owner only if past renewals lapsed; otherwise the $350 renewal is due. Code enforcement, senior programs, the marina, golf club, other grocery stores, colleges and airports are not listed until their details are confirmed. Several services are not in Rowlett and are listed under where you actually go: appraisal districts, tax offices, elections offices, county clerks and the DPS office are in Dallas, Garland and Rockwall. Listings are provided for general reference and are not endorsements; I receive no compensation from any organization named. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Rowlett is a city of about 68,000 on Lake Ray Hubbard, split between Dallas and Rockwall counties, with DART rail on Main Street and a mix of 1980s–2000s neighborhoods and new lakefront construction. Buying here is about the county line, school choice, lake rules and pricing against builders. I sort out the details that matter here, and the awkward parts are named.
Dallas owns the shoreline strip. A buyer signs their own sublease: just the $350 renewal if the seller never let it lapse, or $600 to start over. I get the sublease, renewal receipts and Rowlett and Dallas dock permits before you’re committed.
On the Rockwall side, you pay property taxes to Rockwall CAD, not the county tax office. A $385,000 homestead runs about $7,610 on the Dallas/Garland ISD side and $6,690 on the Rockwall side. I confirm the county and district for every address.
Garland ISD assigns schools by Choice of School lottery, with applications in December and January for grades 1–12. Buying near a school doesn’t guarantee a seat, so I time searches around the window for families who care.
The city sent the developer a default notice in October 2025, and the lagoon and resort haven’t been built. Waterfront listings there have taken price cuts. I price homes and HOA dues on what exists today, not on promised amenities.
Redfin’s median was about $383,200 through August 2026, with homes selling for about 97.5 percent of list; NTREIS showed about 5.6 months of supply in May. Builders offer incentives, so resale sellers need sharp pricing and buyers have room.
Rowlett has real trade-offs: rush-hour drives to Dallas, Bush Turnpike tolls, 1980s–90s homes due for roofs and HVAC, flood zones near the water and no H-E-B in town. If any of that is a dealbreaker, you will hear it from me first.
Confirm the county, which decides your appraisal district and where you pay taxes. Second, confirm the school district and, in Garland ISD, the choice timeline. Third, on lakefront homes, collect the sublease and permits for every dock or seawall. Fourth, pull the flood map and any elevation certificate. Fifth, inspect older homes for foundation, roof, HVAC and plumbing, including possible polybutylene in 1978–1995 homes. And sixth, file your homestead exemption with DCAD or Rockwall CAD.
Rowlett-specific things to raise with all four. Freddie Mac’s 30-year average was 7.28 percent on October 1, 2026, up from 7.03 percent a week earlier, so ask about rate locks and buydowns, and compare any builder incentives against a lender’s offer. The 2026 FHA limit for Dallas and Rockwall counties is $563,500, and the conforming limit is $832,750. Dallas County’s down payment program doesn’t cover Rowlett, so ask about the Rowlett Housing Finance Corporation’s TDHCA programs and TSAHC. I recommend these lenders based on their expertise and service. I do not receive compensation for referrals.
Either is fine. I answer my own phone, and you will never be routed to a call center or handed to a junior agent. Send me an address and I will tell you which county and school district it’s in, whether its HOA is mandatory, what the lake sublease and dock permits look like, whether it’s near a floodplain, and what the tax bill looks like.
Bobby Franklin, REALTOR® · Legacy Realty Group – Leslie Majors Team · 214-228-0003 · northtexasmarketinsider.com
Information on this page is provided for general reference and is not legal, tax, insurance, environmental, engineering or lending advice. The tax examples are illustrations using 2026 rates, including a Dallas County rate subject to a November 3, 2026, voter-approval election, and 2025 rates for Parkland and Dallas College; they are not quotes. Take-area sublease terms are from the City of Rowlett; the initial fee applies to a buyer only if past renewals lapsed. Garland ISD Choice of School timing is for 2026–27. Sapphire Bay status is from the City of Rowlett’s October 2025 default notice and 2026 listing data; later council action was reported by meeting summaries and should be confirmed with official minutes. Market figures are Redfin’s for the three months ending August 2026 and NTREIS data for May 2026. The polybutylene date range is from a national class-action settlement. The FHA limit is from lender tables and should be confirmed with HUD; the conforming limit is FHFA’s 2026 limit. Down payment program eligibility is from Dallas County and TDHCA. The mortgage rate is Freddie Mac’s Primary Mortgage Market Survey for 1 October 2026. No resale certificate-of-occupancy requirement was found for Rowlett; confirm with Building Safety. School district assignment is determined by address. All real estate services are provided through Legacy Realty Group. Equal Housing Opportunity.
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