Carrollton, TXCarrollton-Farmers Branch ISD

Josey Ranch

Carrollton’s biggest established subdivision: mature trees, real lots, Plano-adjacent price

Josey Ranch is Carrollton’s largest and best-known residential area, an umbrella of 4,000+ homes spread across tightly-knit sub-neighborhoods like Josey Oaks, Josey Lakes, and Saddlebrook Estates, running west of N Josey Lane toward I-35E. Built largely between the mid-1980s and early 2000s, it offers traditional North Texas brick homes on established lots, with Josey Ranch Lake, the library, and the Carrollton Town Center retail cluster all minutes away. It is the value play for buyers priced out of Plano and Frisco who still want a big, settled neighborhood.

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Price Range

$400K – $600K

Property Types

Single-family brick traditional, Two-story move-up homes, Entry-level resale, Townhomes (The Villas of Josey Ranch)

Year Built

1986–2002

HOA: Varies by sub-neighborhood. Several include pool, park, and community center access; there is no single Josey Ranch HOA. Confirm current dues for the specific street before writing an offer.

Schools

Carrollton-Farmers Branch ISD

ElemGood Elementary

MiddleDeWitt Perry Middle School

HighNewman Smith High School

Commute & Access

Immediate I-35E access · PGBT and SH-121 within minutes · ~25–30 min to Downtown Dallas via I-35E

Highlights

What makes Josey Ranch stand out

Carrollton’s largest subdivision: 4,000+ homes across several sub-neighborhoods
Median sale price around $555K last month, up 14.0% year over year (Redfin)
Homes sell in roughly 28 days, a competitive market
Mature tree canopy and full-size lots, rare at this price point in DFW
Josey Ranch Lake, the Josey Ranch Lake Library, neighborhood pools, parks, and trails
Carrollton Town Center, SuperTarget, Studio Movie Grill, and BigShots golf five minutes away

Best Fit

First-time and move-up buyers priced out of Plano and Frisco who still want a large established subdivision, mature trees, and a solid 1980s–2000s brick house on a real lot, with retail and a movie theater five minutes from the driveway. Especially strong for households commuting to Addison, Las Colinas, or DFW Airport. Buyers optimizing purely for school ratings should compare campus assignments carefully before committing.

Nearby Amenities

Josey Ranch Lake and Josey Ranch Lake Library
Neighborhood pools, parks, and walking trails
Carrollton Town Center open-air shopping
Studio Movie Grill and BigShots golf driving range
SuperTarget, Sam’s Club, and a large restaurant cluster at I-35E

Major Employers Nearby

Addison / Galleria office corridor
Las Colinas (Irving) corporate campuses
DFW International Airport employers
Plano Legacy corridor via PGBT / SH-121
Carrollton Trinity Mills business district

Check these before you offer

The trade-offs a listing will not mention. None of these are reasons not to buy here; they are the things worth pricing in.

Josey Ranch is an umbrella name for several sub-neighborhoods, and there is no single association. Dues, rules and amenity access differ street to street, so confirm the specific one rather than the area.
The stock dates from roughly 1986 to 2002, which puts roofs, HVAC, fencing and original kitchens and baths in the replacement window across much of it.
The size of the area is why published medians disagree with each other. Different portals cover different streets, so price the specific sub-neighborhood.
Immediate I-35E access is the commuting advantage and the noise exposure, depending on where in the area the house sits.
CFBISD assignment varies across an area this large and should be confirmed by address.

Josey Ranch: Frequently Asked Questions

Is Josey Ranch a good place to buy in Carrollton?

For the right buyer, yes. Redfin reported a median sale price around $555K last month, up 14.0% year over year, with homes going under contract in about 28 days. This is a competitive, in-demand area. You get mature trees, established lots, and a large well-known subdivision for less than the equivalent house in Plano or Frisco. The honest trade-off is the schools: the feeder pattern is mid-range rather than best-in-class, so it rewards buyers who value house, lot, and location over district rankings.

How much do homes in Josey Ranch cost?

Expect roughly $400K to $600K. Josey Ranch is an umbrella of several sub-neighborhoods with homes from about 1,569 to 3,488 square feet, so the range genuinely spans entry-level to move-up and larger luxury product. Different listing portals report different medians for the area depending on which streets and time window they include, which is exactly why the range matters more than any single number. Ask Mali for comps on the specific sub-neighborhood you are targeting.

What schools serve Josey Ranch?

Josey Ranch is in Carrollton-Farmers Branch ISD, and the commonly assigned feeder is Good Elementary, DeWitt Perry Middle School, and Newman Smith High School, which earned a B (85 out of 100) in the state's 2025 accountability ratings. Because Josey Ranch is a large umbrella area covering many streets, campus assignment can vary, so verify your exact address with the CFBISD boundary tool before you buy.

Does Josey Ranch have an HOA?

There is no single Josey Ranch HOA. Dues, rules, and amenities vary by sub-subdivision: several include pool, park, trail, or community center access, while others are minimal. Because the structure differs street to street, confirm the specific HOA and its current assessment for any home you are considering rather than assuming the neighborhood average.

What is the commute from Josey Ranch?

Strong in most directions. Josey Ranch sits right against I-35E, with the President George Bush Turnpike and SH-121 within minutes, which puts Las Colinas, DFW Airport, Addison, and the Plano Legacy corridor all in easy reach. Downtown Dallas is roughly 25–30 minutes via I-35E outside of peak congestion. Carrollton also has DART rail: the Green Line from Downtown Carrollton Station reaches Downtown Dallas in about 30 minutes if you would rather leave the car at home.

Nearby

More Carrollton neighborhoods

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