Property valuation in Highland Village, TX: what your home is worth in 2026

by Jay Marks

A realistic sale price comes from very recent data.

Key takeaway

Price your Highland Village home from sales in the last 90 days, not last year's comps. The median sale price has dropped from a year ago, yet homes priced at today's level still close near asking. If you're checking a Denton Central Appraisal District notice instead, that same price drop is the evidence to test your appraised value against.

Who this guide is for

You own a home in Highland Village and need a realistic number, either to set a list price or to check whether your appraisal district value is too high.

What is your Highland Village home worth in 2026?

Highland Village's median sale price is down 8.6% from a year ago, yet the city has only 2.6 months of supply. Prices have reset, but demand hasn't.

Your home has two different values. The appraisal district's value drives your property taxes. The market value drives your list price. Know which one you need before you trust a number. The current figures are in the at-a-glance list below.

Median sale price and price per square foot

A hypothetical 2,600-square-foot home at the $218 median price per square foot comes to about $566,800, close to the $574,726 median sale price for all homes. Neighborhood-level prices, such as those in Highland Meadows or other subdivisions, give more useful context than the citywide figure.

A citywide median per square foot blends small and large homes, old and new builds, and lake-adjacent and interior lots. Larger homes usually come in lower per foot, so the multiplication can miss by tens of thousands in either direction.

Why last year's sales overstate today's value

Because of the drop above, a home whose comps pointed to $600,000 a year ago would land nearer $548,400 if it simply tracked the median. Check the dates on any comps you've been shown. Anything older than the last 90 days predates the price drop.

A median reflects the mix of homes that sold in that quarter. Your home may have dropped more or less than the city figure, so treat the decline as a reason to re-check comps, not a discount to apply mechanically.

Which home value do you need?

If you're setting a list price, go to how to price your home to sell in 2026. If you're checking a tax notice, go to appraisal district value vs. market value. If the estimate you're looking at is built on sales from before late 2025, read why last year's sales overstate today's value before you trust it. If a lender, court or estate needs the number, skip to licensed appraisal. If your home has been updated, or has a lot or location your neighbors' homes don't, read what raises or lowers your home's value and adjust any comp-based figure.

Appraisal district value vs. market value

The appraisal district's number often differs from what a buyer would pay today, and the gap comes down to timing and legal rules.

Why your appraisal notice and a sale price differ

Under Texas Tax Code Section 23.01, the Denton Central Appraisal District must appraise taxable property at its market value as of January 1 of the tax year. The notice you get in spring describes a past market, not today's. In a falling-median year, that lag can leave the notice above what comparable homes are selling for now.

The appraised value is not a list price in either direction. A low notice doesn't mean buyers will pay little, and a high one doesn't mean they'll pay that much.

When a protest makes sense

Protest when the January 1 appraised value is higher than what similar homes nearby sold for around that date. Price drops later in the year don't count until next year's notice. Texas is a non-disclosure state, so sale prices aren't public record, and your own evidence of comparable sales carries weight. Owners can submit closing statements or a comparative market analysis. Request the district's evidence packet before your hearing to see which sales it used.

How the homestead cap affects your taxable value

Under Tax Code Section 23.23(a), if you qualified for the homestead exemption in both the preceding and current year, your appraised value can rise no more than 10% a year plus the market value of any new improvements, or only to market value if that is lower.

The cap doesn't transfer. After a sale, the buyer doesn't carry forward your capped value. The cap applies again only from January 1 of the year after the buyer first qualifies for the exemption. The cap limits the value, not the rate, so your bill can still rise if taxing units raise rates. Confirm which exemptions are on your account on the Denton Central Appraisal District site.

Ways to estimate your home's value

The right method depends on who will rely on the number.

Online home value estimates

These tools are free and instant, which makes them useful as a broad range. Because sale prices aren't public, portals see fewer of them, so their models lean on list prices and tax data. Estimates can lag a falling market and can't see your updates or condition. Compare three online estimates; if they disagree widely, treat none of them as your value.

Comparative market analysis

An agent pulls closed MLS sales of similar Highland Village homes from the recent window, including sale prices the portals may not have, and adjusts for differences. It's the standard basis for a list price. Jay Marks Real Estate can prepare a comparative market analysis for an address on request.

A CMA is a pricing opinion, not an appraisal, so lenders, courts and estates won't accept it. Ask to see the closed sales it uses and their dates.

Licensed appraisal

A state-licensed professional's appraisal is what you need when a third party must rely on the number: a refinance, estate, divorce or pre-listing dispute. It costs money and captures a single date. When you sell, the buyer's lender orders its own appraisal anyway. Get a written quote and turnaround time before ordering one.

What raises or lowers your home's value

Buyers pay for condition, usable space and location advantages, none of which a citywide median can capture.

Condition and updates

Kitchens, baths, roof, HVAC and flooring move a home up or down relative to its comps. The comparison that matters is between your home and the condition of the homes that sold. Updates rarely return their full cost at sale. Ask which updates showed up in recent comps' sale prices before committing to pre-listing work.

Size, lot, and location within the city

Square footage, lot size, backing onto green space near Lewisville Lake, and frontage on a busy road all shift value against otherwise similar comps. For schools, confirm zoning with any Lewisville ISD campus rather than relying on a listing or a neighbor.

No public data puts a dollar figure on a lake view or a busy-street discount in Highland Village. Those adjustments come only from comparing closed sales of similar homes, so ask for comps that match your lot type.

How to price your home to sell in 2026

List from the last 90 days of closings and adjust early if the listing stalls, rather than chasing the market down with late price cuts. Owners preparing for the market can review the steps for selling a home in Highland Village.

Start from the last 90 days of sales

Sold homes closed at just under full list price on average, per the sale-to-list ratio below. A home priced at today's level sells near asking, which leaves little room to list well above recent closings and negotiate down. Since sold homes close near asking, the list price you set at the start of the selling process largely sets your final sale price.

That ratio describes homes that sold. Overpriced listings that sat or were withdrawn don't appear in it, so it flatters the market slightly.

Watch your first weeks on the market

The median days on market is 41. Few showings or no offers well before that point usually means the price, not the market, is the problem. A listing that lingers past the median invites lower offers, and a price cut signals to buyers that you'll move.

Where above-list sales come from

Even in a quarter when the median fell, 22.6% of homes sold above asking. Correctly priced, well-prepared homes still draw competition. Jay Marks Real Estate can walk through recent closings and pre-listing prep for a specific home.

About three in four homes did not sell above list. Pricing low to spark a bidding war is a gamble, not a strategy.

At a glance

Median sale price, all homes: $574,726 (90 days ending Sept. 30, 2026)
Median sale price, single family: $574,771 (90 days ending Sept. 30, 2026)
Change in median sale price, all homes: -8.6% year over year (90 days ending Sept. 30, 2026)
Median price per square foot, all homes: $218 (90 days ending Sept. 30, 2026)
Homes sold, all homes: 63 (90 days ending Sept. 30, 2026)
Median days on market, all homes: 41 (90 days ending Sept. 30, 2026)
Sale-to-list price ratio, all homes: 98.6% (90 days ending Sept. 30, 2026)
Share sold above list price, all homes: 22.6% (90 days ending Sept. 30, 2026)
Months of supply, all homes: 2.6 (90 days ending Sept. 30, 2026)
Homes for sale (inventory), all homes: 54 (90 days ending Sept. 30, 2026)

Highland Village property valuation FAQs

How is property value calculated in Texas?

Appraisal districts estimate market value, the price a property would bring in an open-market sale between informed parties, using the sales comparison, cost and income approaches through mass appraisal. An agent's comparative market analysis instead focuses on specific recent sales to set a list price.

What is the property tax rate in Highland Village, Texas?

For the 2025 tax year, the combined rate is about $1.8047 per $100 of taxable value. That includes Denton County at 0.185938, the City of Highland Village at 0.500984 and Lewisville ISD at 1.117800. A home with a $500,000 taxable value after exemptions would owe roughly $9,023. Your appraisal district account page shows the units that apply to your address.

Do homeowners over 65 pay property taxes in Highland Village?

They do, but owners 65 and older receive an additional $60,000 school-district homestead exemption on top of the general one, for a combined $200,000 reduction in school-taxable value under Tax Code §11.13(c). Once qualified, their school district tax bill is capped at the amount imposed in the first year they qualified. For owners qualifying in 2024 or later, that ceiling is recalculated each year and can fall with school tax-rate compression. It can rise for new improvements.

How can you lower your property taxes in Highland Village?

Claim your exemptions, starting with the mandatory $140,000 general residence-homestead exemption for the 2026 tax year. File Form 50-114 with the Denton Central Appraisal District by the statewide deadline of April 30 of the tax year. New homeowners may file later under late-filing provisions.

When is the property tax protest deadline in Denton County?

The deadline to protest a 2026 Notice of Appraised Value with the Denton Central Appraisal District is May 15, 2026, or 30 days from the mailing date of the notice, whichever is later. You can file your protest online with the district.

What county is Highland Village, TX in?

Highland Village is in Denton County, Texas, so the Denton Central Appraisal District sets home values for tax purposes.

Is Highland Village expensive?

At the median sale price and price per square foot in the at-a-glance list, a typical Highland Village home sells for more than half a million dollars.

Is now a good time to sell a home in Highland Village?

Inventory is lean and prices have reset lower. Sellers who price to recent sales face less competition than in a balanced market but shouldn't expect last year's price.