Highland Homes 45-foot homesites
The entry price point at Sandbrock Ranch. Highland Homes lists homes on 45-foot lots from the $360s, with a model at 3636 American Paint Drive.
Active new builds
Buy a new home in Sandbrock Ranch and keep the commission
Sandbrock Ranch builders pay your agent's commission. TurboHome credits most of it back to you, on top of whatever incentives the builder offers. On a $450,000 home in Aubrey, Texas, that's about $8,500 back at closing.
Licensed Texas Realtors. Free private tours. No obligation.
Your Sandbrock Ranch savings stack
- Builder incentivesRate buydowns, closing costs, upgrades
- Negotiated
- TurboHome rebateOn a $450,000 home
- +$8,500
- You keep both
- Builder deal + $8,500
What to know before buying in Sandbrock Ranch
Sandbrock Ranch is a master-planned community in Aubrey, in Denton County, built on about 800 acres of a 2,400-acre property. Brother and sister Jean Ann Brock and Rod Sanders develop it, development started in 2018, and the plan calls for about 2,400 homes. The community sits on the US 380 corridor, 38.4 miles north of Dallas, with access from I-35 and the Dallas North Tollway. About 150 acres are set aside as green space, and the remaining land is held for conservation.
The Carriage House amenity center at 1601 Sandbrock Parkway sits on a stocked fishing lake with a lakeside patio. Residents also get two resort-style pools, a splash pad, a fitness center, a demo kitchen, an event lawn and recreation field, a three-story treehouse, the 1.6-acre Scout's Corner dog park, and miles of trails. A full-time lifestyle director runs events.
For buyers, three builders sell new homes from the $360s to the $900s on 45- to 70-foot homesites. HOA dues are $1,068 a year, the total tax rate is 2.3278 per $100 of value including a MUD, and the community is zoned to Denton ISD with an elementary school on site. A local buyer's agent compares the builders' lots and incentives and negotiates price, upgrades, and credits before you sign.
- 800
- Acres
- 2,400
- Homes planned at build-out
- 2018
- Year homebuilding started
- $360s to $900s
- New home prices
- School districts
- Denton ISD
- Property tax
- 2.3278% combined, including MUD
- HOA dues
- $1,068 a year
- Master developer
- Jean Ann Brock and Rod Sanders
Stack your rebate on top of Sandbrock Ranch builder incentives
Most buyers walk into a model home and take the builder's deal as offered. The cheapest house in the neighborhood comes from layering three savings.
The builder's incentive
Sandbrock Ranch builders advertise rate buydowns, closing-cost credits, and design-center allowances. Those stay yours when you buy with TurboHome.
Your TurboHome rebate
Builders pay the buyer's agent commission. We keep a flat fee and credit you the rest at closing, about $8,500 on a $450,000 home.
What we negotiate on top
Lot premiums, upgrade pricing, and discounts on finished spec homes. Builders rarely offer these to buyers who don't ask.
- Home price
- $450,000
- Builder-paid commission (3%)
- $13,500
- TurboHome flat fee
- $5,000
- Your TurboHome rebate
- $8,500
Example at a 3% builder-paid commission. Builders set their own buyer-agent compensation, and your rebate is confirmed in your written buyer agreement and on the closing statement.
Unlock your $8,500 rebate at closing
Plan with 3% buyer-agent compensation. We credit you back and take a low flat fee.
$450,000
*Estimate based on 3% buyer-agent compensation. Actual compensation is negotiated in your written buyer agreement.
Your planning estimate
$8,500
Estimated rebate after TurboHome applies its exact price-tiered flat fee to the $450,000 home price and 3% compensation assumption.
- Estimated compensation
- $13,500
- TurboHome flat fee
- $5,000
- Estimated rebate
- $8,500
Final rebate depends on compensation received, your written agreement, lender approval, and closing instructions.
What you'd get back at $450,000
$8,500
TurboHome
your rebate
$0
Buying without an agent
no rebate
Buying through the builder's sales office alone returns no commission to you. Builders set their own buyer-agent compensation, so confirm it before you sign.
How we negotiate with Sandbrock Ranch builders
TurboHome agents work with new-construction buyers all the time. We know where builders have room to move, and the builder's sales rep works for the builder.
Spec homes priced to move
A finished home that sits costs the builder money every month. We look for inventory that has lingered and push for a lower price or a bigger credit.
Lot premiums and upgrades
Premiums for lake, greenbelt, and cul-de-sac lots are often negotiable, and design-center upgrades carry a markup. We ask for both before you sign.
Incentives without lender lock-in
Many incentives require the builder's preferred lender. We have you get an outside quote so you can see what the incentive is really worth.
Timing the ask
Builders work toward quarter-end and section close-out targets. We time offers to the moments a sales office most needs a contract.
Contract review
Builder contracts are written by the builder. We go through deposits, construction delays, and warranty terms with you before you commit.
Independent inspections
New does not mean flawless. We recommend a third-party inspector at pre-pour, pre-drywall, and the final walkthrough.
Builders selling in Sandbrock Ranch
- Coventry Homes
- David Weekley Homes
- Highland Homes
Builder lineups change as sections open and sell out. Ask us who is selling now and which builders have move-in-ready homes.
Register us before your first model home visit
Many builders only pay a buyer's agent who is with you, or registered, on your first visit to their sales office. Walk into a Sandbrock Ranch model home alone and the builder can decline to pay agent commission. Without it, there is no TurboHome rebate.
Tell us which builders and models you want to see. We register you first, so every incentive and your rebate stay on the table.
Where to buy inside Sandbrock Ranch
Each village has its own age, price point, and school zoning. Here is how they compare.
Highland Homes 50- to 70-foot homesites
Highland lists 50-foot lots from the $400s and 60-foot lots from the $530s, and its full Sandbrock range runs from 1,599 to 4,425 square feet. Models are at 2001 Calumet Drive and 1717 and 1721 Sandbrock Drive.
Active new builds
David Weekley Homes 50-foot homesites
David Weekley builds on 50-foot homesites from $439,990 for the 1,885-square-foot Lily, with plans up to 3,455 square feet. Models are at 2005 and 2009 Calumet Drive.
Active new builds
Coventry Homes 60-foot homesites
Coventry builds on 60-foot lots with homes from the $570s to the $850s and 2,300 to 4,500 square feet. The model is at 1713 Sandbrock Ranch Drive.
Active new builds
Move-in ready homes
Sandbrock Ranch lists move-in ready homes that are under construction or complete, and the community advertises limited-time builder incentives such as special pricing and rate buydowns on some of them.
Move-in ready
What our local agents check in Sandbrock Ranch
The details that change your monthly payment or resale value, and that a model home tour won't mention.
Count the MUD in your tax rate
Sandbrock Ranch lists a total rate of 2.3278 per $100 of value: Denton County 0.18594, Denton ISD 1.2069, and Denton County MUD No. 6 0.935. The MUD replaces city taxes here. On a $450,000 home that is $10,475 a year before exemptions.
Add the HOA to your monthly payment
Sandbrock Ranch lists HOA dues of $1,068 a year, billed in quarterly payments of $267. Dues cover community management, amenity upkeep, common-area landscaping, and lifestyle events, and CCMC manages the HOA.
Compare builders on the same lot width
On 50-foot lots, Highland lists homes from the $400s and David Weekley from $439,990. On 60-foot lots, Highland starts in the $530s and Coventry in the $570s. We line up the same lot width across builders before you pick a plan.
Ask for the current builder incentive
Sandbrock Ranch advertises limited-time builder incentives, including special pricing and rate buydowns, and David Weekley lists DFW financing incentives through December 31, 2026. We ask for the incentive and a price cut on top of your TurboHome rebate.
Register us before your first model visit
Seven model homes sit on Calumet Drive, Sandbrock Drive, Sandbrock Ranch Drive, and American Paint Drive, and they are open seven days a week. Tell us which builders you want to see so we are registered as your agent at each one.
Meet your Agents
Meet your Agents
Experience: 10+
No. of Transactions: 208+
“With a strong background in real estate development, I specialize in securing favorable terms like seller credits and repairs. I'm committed to clear communication, expert negotiation, and delivering results that align perfectly with my clients' goals and expectations.”
Real buyers, real wins
Real stories from real people who saved thousands with TurboHome.
Their team is incredibly friendly, professional, and attentive. They made everything so much easier and stress-free. Highly recommend!
P
Polo Green
Donny helped me navigate a few addendums and successfully extended closing when needed, ensuring everything went smoothly.
W
Wilmer Tejada
I like the business model of TurboHome. The whole process was extremely easy and I felt a lot more comfortable working with them (no pressure) than a traditional agent.
T
Tiffany Peng
Donny's helped us navigate a couple of issues that arose prior to closing, working closely with the seller and their agent to ensure everything continued to progress smoothly.
J
Jay Patel
Kevin was great to work with and exceeded our expectations. The credit we received from the buyers agent commission helped tremendously with our closing costs as well.
D
Dustin Rosenberg
Awesome experience! We purchased a home quick and easy using Turbo Home. It cut down on so much time going back and forth. Quick, easy and efficient home buying!
S
Sergio Rodriguez
Very pleasant experience, prompt response times to inquiries, and explanation of entire process. Highly recommend Kevin, Donny and Daniel and the rest of their team.
R
Roberto Grijalba Garcia
Donny and the TurboHome team were responsive, knowledgeable, and friendly. They helped us organize our own inspection after discovering major inaccuracies in the seller's disclosure packet.
R
Rebbecca R.
Their team is incredibly friendly, professional, and attentive. They made everything so much easier and stress-free. Highly recommend!
P
Polo Green
Donny helped me navigate a few addendums and successfully extended closing when needed, ensuring everything went smoothly.
W
Wilmer Tejada
I like the business model of TurboHome. The whole process was extremely easy and I felt a lot more comfortable working with them (no pressure) than a traditional agent.
T
Tiffany Peng
Donny's helped us navigate a couple of issues that arose prior to closing, working closely with the seller and their agent to ensure everything continued to progress smoothly.
J
Jay Patel
Kevin was great to work with and exceeded our expectations. The credit we received from the buyers agent commission helped tremendously with our closing costs as well.
D
Dustin Rosenberg
Awesome experience! We purchased a home quick and easy using Turbo Home. It cut down on so much time going back and forth. Quick, easy and efficient home buying!
S
Sergio Rodriguez
Very pleasant experience, prompt response times to inquiries, and explanation of entire process. Highly recommend Kevin, Donny and Daniel and the rest of their team.
R
Roberto Grijalba Garcia
Donny and the TurboHome team were responsive, knowledgeable, and friendly. They helped us organize our own inspection after discovering major inaccuracies in the seller's disclosure packet.
R
Rebbecca R.
Buying in Sandbrock Ranch: common questions
Yes. When the builder pays buyer-agent compensation, TurboHome keeps a flat fee and credits you the rest at closing. On a $450,000 home with 3% compensation, that is $13,500 minus a $5,000 flat fee, or an $8,500 TurboHome rebate. Your lender confirms how the credit is applied.
More Dallas-Fort Worth communities with new homes
The same rebate and builder negotiation apply in every community we cover.
Painted Tree new homes
McKinney, TX
Selling new homes · 643 sold in 2025
Silverado new homes
Aubrey, TX
Selling new homes · 446 sold in 2025
Eastridge new homes
Princeton, TX
Selling new homes · 427 sold in 2025
Elevon new homes
Lavon, TX
Selling new homes · 407 sold in 2025
Devonshire new homes
Forney, TX
Selling new homes · 395 sold in 2025
Lakehaven new homes
Farmersville, TX
Selling new homes · 375 sold in 2025
Written by Lucas Beard. Reviewed by Jake Shuler, Texas Realtor® License #674075. Updated October 2026.
Sources
- Sandbrock Ranch: official community site
- Sandbrock Ranch: FAQ (developers, acres, homes, taxes, HOA, schools)
- Sandbrock Ranch: builders and price ranges
- Sandbrock Ranch: amenities
- Sandbrock Ranch: homes (development start and build-out)
- Highland Homes: Sandbrock Ranch
- David Weekley Homes: Sandbrock Ranch
Prices, taxes, HOA dues, and builder lineups change. Confirm current figures with the builder and your title company before you sign.
Ready to buy in Sandbrock Ranch?
Talk to a local Texas agent about builders, incentives, and your TurboHome rebate before your first model home visit.
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