Sandbrock Ranch
By J.D. Aaron, Keller Williams
· Published
Aubrey horse country, developed by the brother-and-sister team behind Highland Homes — three builders, $370K to $670K+, and a MUD worth understanding.
Start with the name, because most people never think about it. Sandbrock is Sanders and Brock — Rod Sanders and Jean Ann Brock, the brother-and-sister team behind Highland Homes. This is their own master-planned community, on land they say they wanted to pass on rather than sell off.
That’s worth knowing when you walk in. Highland is one of the three builders here, and the people who founded Highland are the ones who planned the streets. Not a problem — but it explains why the community and that builder feel like one continuous idea rather than a developer and a tenant.
The numbers
| Property | 2,400 acres total, about 800 being developed into the community |
| Homes planned | About 2,400 |
| Price range | High $300s to $670K+ |
| HOA | $1,068 a year, billed quarterly ($267) |
| Total tax rate | About 2.27% (breakdown below) |
| Schools | Denton ISD — Sandbrock Ranch Elementary on site; Cheek Middle and Braswell High |
On those schools: Denton ISD redraws lines as the county grows. If the assignment matters to you, confirm it for your specific address with the district.
The three builders, and the spread between them
Before you click through or walk into any of these — tell me first. Registering yourself with a builder is how you lose the representation they would otherwise have paid for.
| Builder | Starting around |
|---|---|
| Highland Homes | ~$370K on 45’ lots · ~$407K on 50’ · ~$540K on 60’ · ~$670K on 70’ |
| David Weekley Homes | ~$435K |
| Coventry Homes | ~$553K |
Starting prices are from current builder listings and move constantly — treat them as a band, not a quote. “We’re looking at Sandbrock Ranch” doesn’t narrow anything down yet. The lot width is what actually sets your price, your yard, and your street.
Aubrey is horse country, and they leaned into it
This land ran horses before it ran streets, and Aubrey has been horse country a long time. The developers built the community’s identity around that rather than papering over it — which is the difference between a place with a theme and a place with a history.
What’s actually on the ground
The Carriage House amenity center (fitness room and demo kitchen), a resort-style pool and splash pad, stocked fishing lakes, walking and biking trails, an event lawn, a recreational field, a dog park, and a three-story treehouse — which sounds like a gimmick until you see how much it gets used. The elementary school is on site too.
The tax rate, in dollars
Three entities stack on a home here — and notice there’s no city line. The published breakdown has no city tax at all:
| Entity | Rate |
|---|---|
| Denton ISD | 1.152800% |
| Denton County MUD No. 6 | 0.935000% |
| Denton County | 0.185938% |
| Total | 2.273738% |
What that means before exemptions:
| Home price | Per year | Per month |
|---|---|---|
| $400,000 | $9,095 | $758 |
| $500,000 | $11,369 | $947 |
| $700,000 | $15,916 | $1,326 |
The MUD line
At 0.935%, the MUD is 41% of the total bill — about $390 a month on a $500,000 home. That’s a bigger share than at Landmark or Pecan Square, even though the total rate lands lower than both, because there’s no city tax in the stack. That’s the tradeoff: a lower total, but more of it is paying back the infrastructure bonds.
The Denton ISD line is its FY 2026-27 rate; the MUD figure is the community’s last published rate. Each entity resets yearly, so confirm the current total for your section in writing before you sign.
Before you go
Three builders means three sets of contracts, three incentive structures, and three different answers on what’s releasing. The first-visit registration rule applies here like anywhere else — tell me before you go, not after.