One city, two counties, and it is the county line - not the city limits - that decides your school district.
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Sachse straddles the Dallas / Collin county line northeast of Dallas, and that split is the single most important thing a buyer needs to understand here. Per the City of Sachse’s own Education page, the Dallas County portion of town is served by Garland ISD and the Collin County portion is served by Wylie ISD, and the city itself cautions that the district boundary does not follow the city limits. Beyond that, Sachse is the older, more settled, higher-income half of the Sachse/Wylie pair: median age 39.9, median household income $131,808, and 84.7% of occupied homes owner-occupied (ACS 2020-2024 5-year). It is a bedroom community with no corporate campus of its own; SH-78 and the President George Bush Turnpike carry most residents out to work.
An ownership-heavy, built-out bedroom suburb: 84.7% owner-occupied, median age 39.9, most residents commuting out.
Summers are hot and sunny with highs in the mid-to-upper 90s°F. Winters stay mild - expect 50°F afternoons mixed with the occasional cold snap. North Texas averages 229 sunny days, roughly 41 inches of rain, and minimal snow each year.
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The best-known master-planned community in the area, built around Woodbridge Golf Club. It is genuinely multi-jurisdictional: it spans Dallas and Collin counties, the cities of Sachse and Wylie, and both Garland ISD and Wylie ISD. Which side of the lines a house sits on changes the school and the city services. Ask before you offer.
An established Sachse subdivision built out in multiple phases, next to the city’s 36-acre Heritage Park.
An established single-family subdivision in Sachse (75048), built out from roughly the mid-2000s, with its own homeowners association (Parkwood Ranch Homeowners Association, organized in 2010).
An established single-family subdivision in Sachse (75048), built out from roughly 2005 to 2010, with its own homeowners association.
Jackson Meadows and Jackson Hills are adjacent Sachse subdivision phases run under the Jackson homeowners association umbrella.
A Sachse residential neighborhood with the city's The Commons Park sitting inside it, at 3300 The Commons Parkway. That is the distinguishing feature: the park is municipal, maintained by the city rather than by an association, and it is a walk from home for the surrounding streets.
Understanding Sachse's community composition helps buyers match lifestyle preferences with neighborhood character. The figures below reference recent American Community Survey estimates and city planning reports.
Total Population
30,491
US Census ACS 2020-2024 5-year estimate. The 2020 Decennial count was lower, so don’t mix the two vintages.
Median Age
39.9 years
US Census ACS 2020-2024 5-year. Older than neighboring Wylie (35.3), because Sachse is the more built-out of the pair.
Median Household Income
$131,808
US Census ACS 2020-2024 5-year. Notably higher than Wylie’s $119,522.
Homeownership
84.7% owner-occupied
US Census ACS 2020-2024 5-year (8,977 owner-occupied of 10,596 occupied units).
Sachse High SchoolHigh
Garland ISD’s comprehensive high school in Sachse, serving the Dallas County side. Because Garland ISD runs district-wide school choice, Sachse students in GISD may also apply to magnet and academy programs at other campuses.
Hudson Middle SchoolMiddle
Named by the City of Sachse as one of the Garland ISD campuses serving Sachse.
Armstrong Elementary SchoolElementary
A Garland ISD campus the City of Sachse lists as serving Sachse (Dallas County side).
Sewell Elementary SchoolElementary
A Garland ISD campus the City of Sachse lists as serving Sachse (Dallas County side).
Cox Elementary SchoolElementary
One of two Wylie ISD elementary campuses the City of Sachse names as serving Sachse residents in Collin County. Wylie ISD elementaries run K-4, then feed a 5-6 intermediate campus.
Whitt Elementary SchoolElementary
The other Wylie ISD elementary campus the City of Sachse names as serving its Collin County residents.
Moving to Sachse means lining up the right vendor team, understanding seasonal weather shifts, and comparing neighborhoods before touring. Mali guides you through scouting trips, remote video tours, and negotiation strategy so your Sachse plan comes together smoothly.
Answers to common questions about living, buying, and relocating to Sachse, Texas.
Two of them, and the county line decides. Per the City of Sachse’s own Education page, the Dallas County portion of the city is served by Garland ISD and the Collin County portion is served by Wylie ISD. Critically, the city itself warns that the district boundary does not follow the city limits, so a Sachse mailing address does not tell you the district. Confirm the exact address with the district before you write an offer: Wylie ISD at 972-429-3000, Garland ISD at 972-494-8201.
Because Woodbridge is the clearest example of the problem. The master-planned community around Woodbridge Golf Club spans two counties, two cities (Sachse and Wylie) and two school districts (Garland ISD and Wylie ISD). Two houses a few streets apart inside the same neighborhood, with the same builder and the same HOA, can land in different districts and different municipalities. Never assume from the subdivision name.
Two things buyers actually feel. First, enrollment model: Garland ISD runs open enrollment / school choice, so the neighborhood campus is a default rather than a lock. With space available and family-provided transportation, a student may attend another GISD campus. Wylie ISD uses fixed attendance boundaries with no open enrollment. Second, grade structure: Wylie ISD runs K-4 elementary, 5-6 intermediate, 7-8 junior high, and 9-12 high school, which is a different path through school than Garland ISD’s. If you’re choosing between halves of the same town, those are real differences.
On the Dallas County / Garland ISD side, the City of Sachse names Sachse High School, Hudson Middle School, and Armstrong and Sewell elementary schools. On the Collin County / Wylie ISD side, it names Cox Elementary and Whitt Elementary, which feed Wylie ISD’s intermediate, junior high and high school campuses. We don’t publish numeric school ratings. Those are a third party’s proprietary metric that changes every year, and nothing on this site refreshes them.
The most defensible public number is the US Census ACS 2020-2024 5-year median value of owner-occupied homes: $406,200. That is a self-reported home value, not a sale price, and the two are not the same measure. Current median sale prices published by listing aggregators disagreed with each other by more than $100K when we checked, so we won’t quote one here. Ask Mali for the current NTREIS median with an explicit as-of month.
The one sourced figure is the ACS mean one-way commute: 29.5 minutes (2020-2024 5-year), for residents who don’t work from home. Sachse’s two routes out are SH-78 (the main surface arterial, carrying over 49,000 vehicles a day through the city) and the President George Bush Turnpike, an NTTA toll road whose eastern extension runs through the city and heads west toward Richardson, Plano and DFW. For downtown Dallas, you take the PGBT to I-30 or SH-78 toward I-30 / US-75. Any specific door-to-door drive time you see online is a guess; run your own address.
It’s a quiet, park-heavy suburb rather than an entertainment destination. Heritage Park is the centerpiece: 36 acres on Hudson Dr with a 0.7-mile trail, a covered playground, grills and a reservable pavilion. It hosts Sachse Fallfest each October, which the Chamber says draws about 10,000 people. Muddy Creek Preserve, a broad city park system, and the public Woodbridge Golf Club round it out. Lavon Lake and Lake Ray Hubbard are both a short drive but neither is inside the city.
It is a built-out suburb with a commute. The demographics: median age 39.9, median household income $131,808, and 84.7% of homes owner-occupied (ACS 2020-2024). It is a bedroom community with no corporate campus of its own; the in-city employers are the school districts, city government and SH-78 retail.
Have more questions about Sachse? Contact Mali at yourealtordfw@gmail.com or call (972) 408-6939.
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Every public campus inside Sachse city limits, with the letter grade and score the Texas Education Agency published for it in 2025. Enrolment and grades come straight from TEA's accountability download and the federal school directory, so nothing here is a third-party score that nobody refreshes.
Sachse is split across 2 school districts. Two houses on the same street can feed different districts, and boundaries in this corridor get redrawn most years as new campuses open. Confirm the assignment for the exact address with the district before you write an offer - and if the school is a reason you are buying, ask Mali to put the district's written confirmation in your file.
Dallas County · 4 campuses in town
Collin County · 2 campuses in town
Wylie ISD · Grades PreK-4
Wylie ISD · Grades PreK-4
Garland ISD · Grades PreK-5
Garland ISD · Grades PreK-5
Garland ISD · Grades 6-8
Garland ISD · Grades 9-12
Sachse homes are taxed by 4 separate governments, and the combined 2025 adopted rate is 2.06% per year of appraised value. That is the number before any exemption and before the special districts below - which is why the figure on a listing page and the figure on your first tax bill are so rarely the same.
| Taxing unit | Rate per $100 | Share |
|---|---|---|
| Wylie ISD | 1.175200 | 57% |
| City of Sachse | 0.650416 | 32% |
| Collin County | 0.149343 | 7% |
| College district | 0.081220 | 4% |
| Combined | 2.056179 | 100% |
Collin County has no hospital district, which is the main structural reason its cities run below their Dallas County neighbours rather than anything about how Sachse budgets.
No exemption
$10,281
What an investor or second-home owner pays.
With homestead
$8,517
Effective rate 1.7034% of market value.
You keep
$1,764
Per year, once the exemption is filed and granted.
| Unit | Exemption | Taxed on | Tax |
|---|---|---|---|
| Wylie ISD | $140,000 | $360,000 | $4,231 |
| City | none adopted | $500,000 | $3,252 |
| County | $25,000 | $475,000 | $709 |
| College district | $100,000 | $400,000 | $325 |
Every school district in Texas must exempt $140,000 of a homestead's value. Cities, counties and college districts may each adopt up to 20% on top, and several here adopt nothing at all - which is why this has to be worked out one unit at a time rather than netted against the combined rate. Year one is billed at full market value; the 10% appraisal cap starts the January after your exemption is granted.
Collin County has 28 special districts levying their own rate on top of everything above - 23 Municipal Utility Districts, 3 Municipal Management Districts, 1 Water Control & Improvement Districts, 1 Fresh Water Supply Districts. Adopted 2025 rates run from 0.41 to 1.20 per $100. At the top of that range a district adds more than half again the entire Sachse stack, and none of it is reduced by a homestead exemption.
These follow subdivision boundaries, not city limits, so two houses a mile apart in Sachse can differ by a full point. They are most common in newer master-planned communities, because that is what the bonds paid to build.
A Public Improvement District is not a taxing unit. It is an assessment a city levies on the specific parcels that benefited from the roads, water and amenities its bonds paid for - set per parcel, absent from every rate table and every listing-site tax estimate, and not reduced by a homestead exemption because it is not a tax. It typically runs the life of the bonds, often 20 to 40 years, and can frequently be paid off in a lump sum. In a new-build community that is the difference between the budget you built and the payment you owe, and the option period is when you find out.
HOA dues are a private contract with the neighbourhood association. They are not on the tax bill, not collected by the county, not deductible, and not touched by any exemption - and a community can have an HOA and a MUD and a PID at once, which is the combination that catches people out. Ask for the dues, the transfer fee, the reserve study and any special assessment in writing, and read them alongside the tax bill rather than instead of it.