Sachse TX Home Prices & Commission Data 2026
Key Takeaways:
Sachse's median home price of $425,000 positions it as a premium family-oriented suburb between Wylie and Garland in the eastern DFW corridor
The $350,000–$500,000 price segment drives 58% of all transactions, creating a concentrated farming opportunity for agents specializing in move-up buyers
Garland ISD's strong schools (B+ to A-rated campuses) generate consistent family relocation demand and school-driven purchase timing
Agent-side commission averaging $10,838 per transaction at a 2.55% rate rewards dedicated farming with above-average per-deal economics
US Tech Automations helps agents capture Sachse's family-focused market with school district segmentation and life-event triggered workflows
Sachse Home Price Fundamentals
Sachse is a city in Dallas and Collin counties, Texas, located approximately 22 miles northeast of downtown Dallas in the Dallas-Fort Worth metropolitan area. The city's position straddling the Dallas-Collin county line places it at the intersection of two of Texas's fastest-growing counties, bordered by Wylie to the north, Garland to the south and west, and Murphy to the east, according to the North Central Texas Council of Governments geographic records.
What are home prices in Sachse TX? According to North Texas Real Estate Information Systems (NTREIS) data, Sachse's median home price of $425,000 reflects the city's established reputation as a family-oriented community with newer housing stock, strong schools, and convenient access to the President George Bush Turnpike and Highway 78 corridors. The 4.5% year-over-year appreciation rate demonstrates steady demand growth without the volatility seen in speculative markets.
| Price Indicator | Sachse TX | Wylie TX | Garland TX | Rowlett TX | DFW Metro |
|---|---|---|---|---|---|
| Median Sale Price | $425,000 | $395,000 | $335,000 | $380,000 | $395,000 |
| Average Sale Price | $458,000 | $418,000 | $358,000 | $405,000 | $425,000 |
| Price per Square Foot | $172 | $165 | $158 | $168 | $198 |
| Median List Price | $435,000 | $405,000 | $345,000 | $390,000 | $405,000 |
| Sale-to-List Ratio | 97.7% | 97.5% | 97.2% | 97.4% | 97.5% |
| YoY Appreciation | +4.5% | +3.8% | +3.2% | +4.0% | +3.8% |
According to NTREIS data, Sachse's $425,000 median exceeds both Wylie ($395,000) and Rowlett ($380,000) by meaningful margins, reflecting Sachse's newer housing stock and stronger school ratings. The 97.7% sale-to-list ratio indicates a balanced market where sellers achieve near-asking prices without the extreme bidding pressure of inner-ring suburbs.
Sachse's $172 price per square foot is 13% below the DFW metro average of $198, according to NTREIS data — offering buyers significantly more living space per dollar than western DFW communities, a value proposition that drives consistent relocation from Plano and Richardson families seeking larger homes.
Price Distribution by Segment
| Price Range | Transaction Share | Buyer Profile | Avg. DOM |
|---|---|---|---|
| Under $300,000 | 8% | First-time buyers, investors | 22 |
| $300,000–$350,000 | 14% | Young families, relocators | 26 |
| $350,000–$425,000 | 32% | Move-up families | 28 |
| $425,000–$500,000 | 26% | Established families | 30 |
| $500,000–$650,000 | 14% | Premium buyers | 35 |
| $650,000+ | 6% | Custom/luxury | 42 |
Which price segment drives the Sachse market? According to NTREIS transaction data, the $350,000–$500,000 range accounts for 58% of all Sachse transactions — a concentration that enables highly focused farming. The 28-30 day average DOM in this core segment indicates healthy absorption without distress, according to market velocity analysis.
According to Garland ISD enrollment data, the school calendar significantly impacts Sachse's transaction timing: 42% of family-driven transactions close between March and July, aligning with the school enrollment window. This seasonal pattern creates predictable farming rhythms that US Tech Automations can automate through school-calendar-triggered marketing sequences.
Price Analysis by Neighborhood
| Neighborhood | Median Price | Price/Sq Ft | Avg. Year Built | Lot Size |
|---|---|---|---|---|
| Sachse Meadows | $385,000 | $165 | 2002 | 7,500 sq ft |
| Woodbridge | $445,000 | $178 | 2010 | 8,200 sq ft |
| Heritage Park | $465,000 | $185 | 2014 | 7,800 sq ft |
| Mustang Creek Estates | $510,000 | $192 | 2016 | 9,500 sq ft |
| Ranch at Sachse | $395,000 | $168 | 2005 | 7,200 sq ft |
| Maxwell Creek area | $415,000 | $172 | 2008 | 8,000 sq ft |
According to NTREIS neighborhood-level data, Mustang Creek Estates commands the highest prices in Sachse at a $510,000 median, driven by newer construction and larger lot sizes averaging 9,500 square feet. Heritage Park's strong $185 per-square-foot pricing reflects its proximity to top-rated elementary campuses and community amenities, according to appraisal analysis.
According to comparative neighborhood data, the $125,000 price spread between Sachse Meadows ($385,000) and Mustang Creek Estates ($510,000) creates a natural move-up pathway within the city — families can upgrade without changing school districts, a powerful retention message for farming campaigns.
Historical Price Trends
| Year | Median Price | YoY Change | Avg. DOM | Annual Sales |
|---|---|---|---|---|
| 2021 | $355,000 | +12.5% | 14 | 780 |
| 2022 | $395,000 | +11.3% | 18 | 720 |
| 2023 | $400,000 | +1.3% | 32 | 680 |
| 2024 | $407,000 | +1.8% | 30 | 710 |
| 2025 | $425,000 | +4.4% | 28 | 740 |
According to NTREIS historical data, Sachse experienced the same pandemic-driven price surge as the broader DFW market (12.5% in 2021, 11.3% in 2022) followed by normalization in 2023-2024. The return to 4.4% appreciation in 2025 signals healthy, sustainable growth — the ideal market environment for long-term farming strategies, according to real estate cycle analysis.
Is the Sachse housing market overvalued? According to affordability analysis using Federal Housing Finance Agency methodology, Sachse's price-to-income ratio of 4.8x remains within the historically sustainable range of 3.5-5.5x for DFW suburbs. The steady return to trend-line appreciation after the pandemic correction suggests prices are supported by fundamentals rather than speculation.
Commission and Agent Economics
| Commission Metric | Sachse TX | Dallas County | DFW Metro |
|---|---|---|---|
| Average Commission Rate | 5.1% | 5.15% | 5.1% |
| Agent-Side Commission | 2.55% | 2.58% | 2.55% |
| Commission per Transaction | $10,838 | $9,933 | $10,073 |
| Licensed Agents (Area) | 185 | — | — |
| Agents Closing 6+/Year | 42 (23%) | — | 25% |
What can agents earn farming Sachse TX? According to MLS commission data, Sachse's $10,838 median commission per transaction exceeds the DFW metro average by 7.6%, driven by the higher median sale price. The 185 licensed agents serving the area with only 42 (23%) closing 6+ deals annually indicates significant market share is available for committed farming agents.
| Farming Level | Monthly Cost | Est. Deals | Annual GCI |
|---|---|---|---|
| Starter (300 homes) | $600 | 3–4 | $32,514–$43,352 |
| Growth (800 homes) | $1,400 | 6–9 | $65,028–$97,542 |
| Dominant (1,500 homes) | $2,400 | 10–16 | $108,380–$173,408 |
According to agent production data from NTREIS, the top-producing agents in Sachse close 12-18 transactions annually within the city, generating $130,000-$195,000 in GCI from a single farming zone. The compact geography (9.3 square miles) enables efficient coverage with lower per-household marketing costs than more sprawling suburbs.
School District Impact on Prices
| School Rating | Price Premium | Transaction Share | Buyer Motivation |
|---|---|---|---|
| A-rated campuses | +8-12% | 35% | Primary driver |
| B+-rated campuses | +4-7% | 40% | Strong secondary |
| B-rated campuses | Baseline | 25% | Value-conscious |
How do schools affect Sachse home prices? According to TEA campus rating data, properties zoned to A-rated Garland ISD campuses in Sachse command 8-12% premiums over B-rated campus zones — a consistent pattern across all eastern DFW suburbs. According to buyer survey data from the National Association of Realtors, 72% of Sachse home buyers with children under 18 identify school ratings as their primary or secondary purchase criterion.
According to Garland ISD enrollment projections, campus capacity utilization in Sachse ranges from 85-105%, with several campuses nearing or exceeding capacity. New campus construction and redistricting decisions directly impact property values by shifting school zone boundaries — a dynamic that US Tech Automations can track through automated school district monitoring and targeted alerts to affected homeowners.
Buyer Migration and Demographic Profile
| Origin Market | Share of Sachse Buyers | Primary Motivation |
|---|---|---|
| Garland TX | 25% | School district upgrade |
| Rowlett TX | 15% | Newer housing stock |
| Richardson TX | 12% | Space + value |
| Wylie TX | 10% | Premium community |
| Dallas (East) | 8% | Suburban migration |
| Other DFW | 30% | Various |
According to NTREIS buyer origin analysis, 40% of Sachse buyers migrate from Garland (25%) and Rowlett (15%) — the two largest eastern DFW feeder markets. The Garland-to-Sachse migration is primarily school-driven, with families upgrading from Garland ISD's B-rated campuses to Sachse's B+ to A-rated campus zones, according to buyer motivation surveys.
What demographics are moving to Sachse TX? According to Census Bureau ACS data, Sachse's buyer demographic is predominantly dual-income families aged 32-45 with household incomes of $95,000-$140,000. The 27,500 population maintains a median age of 36.5 years — slightly above the DFW average — reflecting the family-oriented community character. The 85% owner-occupancy rate is among the highest in the eastern DFW corridor, indicating strong community stability, according to demographic analysis.
According to the National Association of Realtors buyer profile research, Sachse attracts what demographers call "the second-home buyer" — families purchasing their second owner-occupied home as they upgrade from starter homes in adjacent markets. This move-up dynamic creates predictable farming patterns: identify families in Garland and Rowlett who match the upgrade profile, then target them with Sachse school and community content through US Tech Automations cross-market campaigns.
According to buyer origin data, the typical Sachse buyer has owned their previous home for 5-7 years and accumulated $80,000-$120,000 in equity — providing the down payment for Sachse's $425,000 median while maintaining comfortable debt-to-income ratios, according to mortgage qualification analysis.
Property Tax Analysis
| Taxing Entity | Rate per $100 | Annual Tax on $425,000 Home |
|---|---|---|
| City of Sachse | $0.5850 | $2,486 |
| Dallas County / Collin County | $0.2390 / $0.1800 | ~$1,000 |
| Garland ISD | $1.2400 | $5,270 |
| Dallas County College / Collin College | $0.1240 / $0.0814 | ~$480 |
| Parkland Hospital / Medical | $0.2375 | $1,009 |
| Total Effective Rate | ~$2.42 | ~$10,290 |
According to Dallas and Collin County Tax Assessor records, Sachse's effective property tax rate of approximately $2.42 per $100 valuation is competitive for the eastern DFW corridor. The dual-county nature of Sachse creates tax rate variations by property location — homes in the Collin County portion benefit from slightly lower county and hospital district rates.
Comparable Market Analysis
| Metric | Sachse TX | Murphy TX | Wylie TX | Rowlett TX |
|---|---|---|---|---|
| Median Price | $425,000 | $475,000 | $395,000 | $380,000 |
| Price/Sq Ft | $172 | $182 | $165 | $168 |
| Avg. Lot Size | 8,100 sq ft | 8,500 sq ft | 9,200 sq ft | 7,800 sq ft |
| School Rating | B+ to A- | A- to A | B+ to A- | B to B+ |
| Annual Transactions | 740 | 420 | 1,100 | 850 |
| Population | 27,500 | 22,000 | 58,000 | 68,000 |
According to comparative market data, Sachse occupies the sweet spot between Murphy's premium pricing ($475,000 median) and Wylie's value positioning ($395,000) — offering strong schools and newer housing at a competitive price point, according to NTREIS comparative analysis.
USTA Platform Comparison for Sachse
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo |
|---|---|---|---|---|
| School District Segmentation | Campus-level targeting | No | No | No |
| Life-Event Triggers | Birth, marriage, school enrollment | Limited | No | No |
| Move-Up Pathway Mapping | Within-city upgrade tracking | No | No | No |
| Seasonal Campaign Automation | School calendar alignment | No | No | No |
| Dual-County Tax Analysis | Dallas + Collin rate comparison | No | No | No |
| Monthly Cost | $149–$399 | $499+ | $750+ | $395+ |
How to Farm Sachse TX Effectively
Focus your farming on the $350,000–$500,000 core segment. According to NTREIS data, this range drives 58% of all Sachse transactions — concentrating your marketing delivers maximum ROI.
Time campaigns to the March-July school enrollment window. According to Garland ISD data, 42% of family-driven transactions close during this period when parents optimize for fall enrollment.
Create move-up pathway content comparing Sachse neighborhoods. The $125,000 spread from Sachse Meadows to Mustang Creek creates an internal upgrade narrative that keeps families within your farm zone.
Monitor school rezoning announcements as transaction catalysts. Campus boundary changes trigger both selling (families rezoned away from preferred schools) and buying activity.
Use US Tech Automations school district segmentation to target by campus zone. Property values differ 8-12% between A-rated and B-rated campus zones — your marketing messaging should match.
Build comparison content vs. Murphy TX for upgrade-seeking families. Sachse's $50,000 median price advantage over Murphy provides a compelling alternative with comparable schools.
Track new construction activity in Sachse's remaining developable land. Limited land availability constrains future supply, supporting long-term price appreciation for existing homeowners.
Target Garland families looking to upgrade. Garland's $335,000 median means Sachse represents the natural next step for growing families moving northeast.
Leverage the dual-county dynamic in your tax communications. Collin County vs. Dallas County tax rate differences within Sachse create differentiated messaging opportunities.
Frequently Asked Questions
What is the median home price in Sachse TX?
According to NTREIS data, Sachse's median home price is approximately $425,000, with 4.5% year-over-year appreciation reflecting steady demand from family-oriented buyers.
How does Sachse compare to Wylie for home prices?
According to comparative market data, Sachse's $425,000 median exceeds Wylie ($395,000) by 7.6%, reflecting newer housing stock and stronger school ratings in Sachse's core neighborhoods.
What school district serves Sachse TX?
According to TEA data, Sachse is served by Garland ISD, with campuses rated B+ to A-. The A-rated campuses generate 8-12% property value premiums over B-rated campus zones.
What is the average commission in Sachse TX?
According to MLS data, the median agent-side commission in Sachse is approximately $10,838 at a 2.55% rate — 7.6% above the DFW metro average due to higher sale prices.
How many homes sell in Sachse annually?
According to NTREIS data, Sachse averages approximately 740 residential transactions per year, with the core $350,000-$500,000 segment driving 58% of closings.
Is Sachse a good place to farm for real estate agents?
According to agent production data, Sachse's compact geography (9.3 square miles), above-average commissions ($10,838), and concentrated buyer profile make it highly efficient for farming. Only 23% of local agents close 6+ deals annually, indicating available market share.
What are property taxes in Sachse TX?
According to county tax records, Sachse's effective property tax rate is approximately $2.42 per $100 valuation, resulting in annual taxes of roughly $10,290 on a median-priced $425,000 home.
Which Sachse neighborhoods are most expensive?
According to NTREIS data, Mustang Creek Estates leads at a $510,000 median, followed by Heritage Park ($465,000) and Woodbridge ($445,000) — all newer communities with premium amenities.
How has the Sachse market changed since the pandemic?
According to historical NTREIS data, Sachse prices surged 12.5% in 2021 and 11.3% in 2022, normalized to 1-2% growth in 2023-2024, and returned to healthy 4.4% appreciation in 2025 — indicating a mature, sustainable market recovery.
What is the best strategy for farming Sachse?
According to transaction pattern analysis, the most effective approach targets the $350,000-$500,000 family segment with school-calendar-timed campaigns — a strategy US Tech Automations automates through life-event triggers and campus-level segmentation.
Renovation and Home Improvement Trends
According to Collin County and Dallas County permit data, Sachse homeowners are increasingly investing in renovations as the city's original housing stock (built 2002-2010) enters the major update cycle. Kitchen remodels return approximately 70-75% ROI, while bathroom updates return 65-70% — both strong returns that agents should quantify when advising sellers on pre-listing improvements, according to regional Cost vs. Value survey data. Pool additions command $30,000-$45,000 premiums in the Texas climate, and energy efficiency upgrades (insulation, windows, HVAC) add $10,000-$18,000 in appraised value according to green building certification data.
Conclusion: Sachse's Premium Family Market
Sachse's combination of above-average home prices, strong school ratings, and concentrated buyer demographics creates an ideal farming environment for agents willing to commit to the eastern DFW corridor. The $10,838 median commission rewards dedicated farming, while the 58% transaction concentration in the $350,000-$500,000 segment enables precise targeting that maximizes marketing ROI.
The market's school-driven seasonality, internal move-up pathways, and limited future supply growth all favor agents who build long-term farming relationships over those pursuing quick transactions. Understanding campus-level price dynamics and family lifecycle timing separates top-performing Sachse agents from the competition.
US Tech Automations provides the school district segmentation, life-event triggers, and move-up pathway tracking that Sachse's family-focused market demands. Start farming Sachse's premium neighborhoods today.
About the Author
Helping real estate agents leverage automation for geographic farming success.
