Mortgage Lender Serving Aubrey, TX

The City of Aubrey publishes a Boundary and ETJ map. The extraterritorial jurisdiction is unincorporated land next to a city's boundary, and as a general rule a city's powers apply inside its limits unless state law extends them outward. Aubrey's council and planning agendas use that language for real tracts: a Sandbrock Ranch phase is described as lying in the Aubrey ETJ, and other agendas carry ordinances to annex tracts of ETJ land.

For a buyer, that means the name Aubrey in an address does not settle whether a home is inside the city. A city's own property tax applies to property inside its limits, while counties and school districts tax property across their jurisdictions. Ask the appraisal district or the county tax office which entities tax the exact parcel, and ask the seller and the city whether any annexation is pending. The tax picture can change if land is annexed.

Denton ISD's communities-served page lists Aubrey, and the Denton County tax office's jurisdiction list names Aubrey ISD as a separate school district alongside Denton ISD. The same county list includes the City of Aubrey among the jurisdictions the tax office collects for.

An Aubrey address can therefore fall in either school district, and each levies its own tax at its own rate. Ask the districts which one covers the address you are considering. The names are given for information only.

The City of Aubrey's utility billing page says its Water Billing Department invoices city residents for water, sewer and trash, and that residents of the Winn Ridge community get water and utility service through Mustang Water, with trash handled by the city's provider but billed on the Mustang bill. Mustang Special Utility District publishes maps of its water and sewer service areas by subdivision.

Texas Water Code Section 13.257 also matters here. A seller of property in a certificated water or sewer service area must deliver a written notice to the buyer ahead of any binding contract. The prescribed wording warns that there may be special costs or charges before service begins and a period needed to build lines, and it tells the buyer to contact the provider. Some transfers are exempt, such as property already receiving service from that provider on the transfer date.

Get the provider's name and any connection terms in writing before you make an offer, and send us the notice you receive.

A municipal utility district is a special district that can issue bonds for water, wastewater, drainage and similar infrastructure and repays them through its own property tax. Aubrey's agendas show what that looks like locally. A May 2023 council agenda includes a development agreement amendment and a consent resolution for land in the ETJ and inside the Clear Sky Municipal Utility District, and a March 2024 agenda includes interlocal agreements between the city and that district for fire and emergency medical services and for police and emergency response.

We cannot tell you from a city name whether a given lot is in a MUD or carries an assessment. The lot decides. Texas Water Code Section 49.452 covers MUDs and similar districts: the notice goes to the buyer before a binding contract, a late notice gives the buyer a right to terminate, and a signed copy is recorded at closing. A public improvement district brings its own notice, because Texas Property Code Section 5.014 has the seller give the purchaser a prescribed written statement of the assessment obligation.

That matters for debt-to-income. Fannie Mae's Selling Guide lists taxes, special assessments and owners' association dues among the items in a borrower's monthly housing expense, so a district tax or assessment adds to the housing side of your ratio and can reduce the loan amount you qualify for.

Where city or district water and sewer are not available, a property may use a private well and a septic system, and loan programs set property requirements for them. Fannie Mae's Selling Guide says that when public water or sewer is unavailable, community or private facilities must be available and used, must be viable on an ongoing basis, and must be on the site unless a legally binding agreement gives access. HUD's FHA handbook says a connection to a public or community water system is required when feasible and available at a reasonable cost, and it sets water-quality requirements, including a well water test for newly constructed properties. Guidelines vary by loan type and change, so tell us before you commit to a home with a well or septic system.

On new construction, keep the January 1 valuation date in mind, because that is when appraisal districts set most property values. A home that is partly built on that date may be valued on what existed then, so the first full tax bill after completion may be higher. Raise it with us and your title company before closing, so escrow for that first year is planned in advance.