Southlake, Texas REALTOR®
I’m Rebecca Kennedy, a Fort Worth native with Berkshire Hathaway HomeServices PenFed Realty Texas. Southlake is a market where the details carry real money — which school district a lot is actually in, which county taxes it, and how a VA loan works above the conforming limit. Those are the things I make sure my clients know before they write an offer.
Call or text: 817-372-9896
Email: rebecca@consideritsoldtx.com
Berkshire Hathaway HomeServices PenFed Realty Texas · Hardy Team
A Southlake address does not guarantee Carroll ISD. About 22 percent of the city’s land sits in Northwest, Keller or Grapevine-Colleyville ISD. I verify the district for every home.
Southlake schools and Carroll ISDWith full entitlement there is no VA loan limit — a Southlake price is not a wall. With partial entitlement, the county limit enters the math.
VA loans in SouthlakeMost of Southlake is in Tarrant County, part is in Denton. Different appraisal district, different rate, different place to protest.
Disabled veteran exemption in Tarrant CountyPriced on actual closed sales, with a straight answer on timing. Texas is non-disclosure, so the online estimates are guesses.
Why your Zestimate is wrong in TexasMost of Southlake is established, master-planned neighborhoods built from the early 1990s on. A few that come up often:
Built around Timarron Country Club and its Byron Nelson-designed course, known for an island-green 18th hole. Note that Cascades at Timarron, next door, is in Colleyville.
A 285-acre Hines community at SH 114 and White’s Chapel, with two lakes, about 68 acres of parks and green space, and a swim center.
About 170 homes of roughly 4,400 to 6,500 square feet on wooded lots in north Southlake, built out by 2013.
More than 300 homes south of FM 1709 with a clubhouse, lake, pool and tennis courts, built out in the late 1990s.
Two 1990s neighborhoods of roughly 270 and 290 homes, each with a clubhouse, pool and private lake.
About 77 homes, built out in 1994, within walking distance of Southlake Town Square.
Most of these are in Carroll ISD, but district lines run through Southlake. I confirm the district for every address.
New homes in Southlake mostly come in small, high-end pockets rather than large master-planned communities. Recent approvals include Jane’s Place, 14 lots on 22.7 acres off North Peytonville (March 2026), and Dove Ridge, seven homes on a private gated street off East Dove Road. Lots in The Estates of Pemberton were listed from $785,000 in mid-2025. If you are weighing a custom build, the lot, the builder contract and the appraisal all need a close look before you commit. See the DFW new construction directory.
For a Southlake home in Tarrant County and Carroll ISD:
| Taxing entity | Rate per $100 |
|---|---|
| Carroll ISD | 0.929400 |
| City of Southlake | 0.295000 |
| Tarrant County | 0.186200 |
| Tarrant County Hospital District | 0.165000 |
| Tarrant County College District | 0.112280 |
| Combined (these five) | 1.687880 |
2025 tax year. If the home is in a different district, swap the school line: Keller ISD 1.085200, Grapevine-Colleyville ISD 0.868600, Northwest ISD 1.117900. The Denton County part of Southlake pays Denton County (0.185938) instead of Tarrant County. Some properties also carry a small special-district rate. Exemptions: the city and Tarrant County each give a 20 percent homestead exemption, the city adds $75,000 for over-65 or disabled owners, and school districts give $140,000 (plus $60,000 for over-65 or disabled). For 2026, the city adopted 0.290000 and Carroll ISD 0.926900. I pull the current rates before you write an offer.
Southlake Town Square opened its first phase in March 1999 on about 130 acres of former farmland, and it is still the center of town. The city’s Champions Club, an 82,000-square-foot recreation center with an indoor pool and fieldhouse, opened in 2019 and was paid for with sales tax. Bob Jones Park on North White Chapel has soccer fields, a softball complex, a cricket pitch, equestrian trails and a fishing pond, next to the Bob Jones Nature Center and Preserve.
SH 114 runs through town, and the city puts DFW Airport about five miles away. Charles Schwab and Sabre are among the largest employers. Annual events include Art in the Square, Oktoberfest and Stars & Stripes.
Southlake and its neighbors — Keller, Colleyville, Grapevine and Westlake — along with Fort Worth and the south side, where I’m based in Burleson. I work across the Metroplex, and I will always tell you straight when a house is the wrong fit.
Monthly, by email
What sold, what is sitting, and what it means for your price — written by me, not an algorithm. One email a month. Unsubscribe any time.
You are on the list. The next Southlake update comes straight from me.
“She knows the market, is dedicated to the customer’s needs, is a great listener, and responds to any questions quickly. We are delighted with her service and love our new home.”
Google review
“Rebecca is wonderful to work with. She gives straightforward answers. She has great energy, is very smart, and she does the work.”
Google review
“Rebecca made home buying enjoyable! She is incredibly knowledgeable and made sure we were well informed. She listened to our requests and showed us exactly what we were looking for.”
Google review
Rebecca Kennedy is a REALTOR® with Berkshire Hathaway HomeServices PenFed Realty Texas who helps buyers and sellers in Southlake and the surrounding cities, including Keller, Colleyville, Grapevine and Westlake. She has written in-depth guides to Southlake's schools, history, economy and VA lending. Call or text 817-372-9896.
No. According to the City of Southlake, about 78 percent of the city's land area is in Carroll ISD; the rest is in Northwest ISD, Keller ISD and Grapevine-Colleyville ISD. Verify the district for each specific address.
Mostly Tarrant County, with a portion in Denton County. The county decides which appraisal district values the home and which county tax rate applies.
Yes, with full entitlement. Since January 1, 2020, veterans with full entitlement have no VA loan limit, as long as they qualify for the payment and the appraisal supports the price. With partially used entitlement, the county loan limit affects how much you can borrow with nothing down.
For a Southlake home in Tarrant County and Carroll ISD, the main 2025 rates add up to about 1.69 percent before exemptions: Carroll ISD 0.9294, the City of Southlake 0.295, plus Tarrant County, the hospital district and the college district. Homes in other school districts or in the Denton County part of Southlake pay different rates.
Yes, but mostly in small, high-end pockets. Recent approvals include Jane’s Place (14 lots on 22.7 acres, approved March 2026) and Dove Ridge (seven homes on a private gated street).
About five miles, according to the City of Southlake.
Call or text 817-372-9896, email rebecca@consideritsoldtx.com, or book a call at consideritsoldtx.com.
Looking at Southlake? Send me the address. I will tell you the district, the county and what the numbers really look like.
Book a call