On the 2026 rolls, the average single-family home in Colleyville is worth $678,440 for tax purposes. A year earlier it was $705,492. Even so, the city's share of the tax bill on that average home rose from $2,200.65 to $2,391.37 for fiscal year 2026-27, an increase of $190.72, or 8.66%, Community Impact reported.
Over the same stretch, the homes that actually sold got more expensive. In August 2026, the median sale price in ZIP code 76034 was $1,050,000, up from $1,035,000 in August 2025. If you're comparing Colleyville with Southlake or Westlake this fall, these figures show that the tax bill in a seller's disclosure packet is the least reliable number in it. It comes from values that haven't been reappraised since 2024, it was trimmed by protests, and a new tax rate now sits on top of it. A buyer's first full year of ownership will fall in 2027, which is a reappraisal year.
A tax roll that shrank while the homes on it didn't
The Tarrant Appraisal District doesn't reappraise homes every year. Its board-approved 2027-28 reappraisal plan says residential property "will only be reappraised in odd years," and every other property type is reappraised annually. Speakers at a May county meeting argued that home values had stayed frozen at their higher 2024 levels even after the market fell in 2025, the Fort Worth Report noted. On September 8, 2026, the TAD board voted 5-4 to keep that schedule, which means the next residential reappraisal happens in 2027.
Colleyville's roll got smaller anyway. City Manager Jerry Ducay blamed the two-year reappraisal policy and growing numbers of protests, arbitration cases and lawsuits, according to the Fort Worth Report's coverage of the budget proposal. Each successful challenge lowers a value. City staff said TAD put the total Colleyville roll at $8.9 billion, down 3.09%. Residential value fell 3.52% to $7.8 billion, and commercial value rose 0.17%. The city's own comparison of average homestead taxable value, $705,492 down to $678,440, works out to a slightly steeper drop of about 3.8%. Each figure measures a different slice of the roll.
None of this came from a revaluation of the market. The roll shrank because of administrative decisions and appeals, applied to a set of values that dates back to 2024.
When the roll shrinks, the rate makes up the difference
A city's tax revenue is its rate multiplied by the roll. If the roll gets smaller and the rate stays put, revenue goes down. Colleyville's 2026 rate worksheet shows a no-new-revenue rate of $0.321034 per $100 of value and a voter-approval rate of $0.352480. On September 15, the council adopted $0.352480. That's the voter-approval figure exactly, up from $0.311931 the year before, and it's the third year in a row the city has raised its rate.
| Component | FY 2025-26 | FY 2026-27 |
|---|---|---|
| Total city rate per $100 | $0.311931 | $0.352480 |
| Maintenance and operations | $0.2942 | $0.31865 |
| Interest and sinking, for debt | $0.0177 | $0.03383 |
| Average homestead taxable value | $705,492 | $678,440 |
| City tax on that average home | $2,200.65 | $2,391.37 |
Most of the increase is in the debt portion. Finance Director Cassie Smith said it covers an extra $766,000 in debt service for the recreation center project and the fire apparatus payment schedule. The council approved a $98.33 million budget for the year that began October 1.
City leaders were open about the reasoning. State law caps how much operations revenue a city can collect without holding an election, so Colleyville chose to take the room available now. Mayor Bobby Lindamood told the council, as quoted by the Fort Worth Report:
"If you don't take advantage of some of that opportunity and bank that revenue, years down the line, you're going to have a problem where you're going to have a much more draconian change that's going to have to be undertaken."
When the budget passed, he described the increase as about "$20 a month for those who have to pay it," Community Impact reported. Colleyville isn't alone in this. At the September TAD meeting, speakers said, as the Fort Worth Report recounted, that several local taxing entities were weighing rate increases to make up for lower-than-expected revenue. These figures cover only the city's portion of a Colleyville bill. School district, county and other entities are billed separately.
Why the seller's bill won't be the buyer's bill
Here's how this plays out at the closing table. A seller's 2026 bill can reflect three things that a buyer shouldn't count on carrying over to the next owner.
- The frozen value. The 2026 figure comes from the 2024 residential appraisal. TAD's next residential reappraisal is in 2027, and a home's value is set as of January 1 of the tax year.
- The seller's protest results. Whatever reduction a seller won through protest, arbitration or litigation is built into that number, and it reflects the seller's case, not a fresh look at the market. More than 272,000 homeowners countywide protested in 2026, according to TAD estimates cited by the Fort Worth Report.
- The seller's homestead cap. The Texas Comptroller explains that the 10% annual limit on a homestead's appraised value applies only when the owner qualified for the homestead exemption in both the current year and the year before. The limit begins January 1 of the year after the owner qualifies. TAD's plan says capped values keep rising 10% a year, even in years without a reappraisal, until they catch up to market value.
The cap belongs to the owner, not the house, and TAD's homestead exemption page says buyers have to qualify and apply for their own homestead exemption. A long-time owner whose capped value has fallen well below market may be showing you a bill that a new owner would never see.
Comparing the market with the roll shows how wide that gap can get, though not exactly. The $678,440 is an average taxable value across homesteads. The $1,050,000 is the median price of the 25 homes that sold in 76034 in August 2026. The homes that sell tend to be the larger and newer ones, so the two figures can't be compared directly. What the comparison does show is that the homes changing hands are priced well above the average value the city taxes.
TAD expects little movement across the county as a whole. Its 2027-28 plan says current analysis "appears to indicate that market trend on a county wide basis will be flat." A flat county doesn't mean a flat result for any particular house, though. Starting in 2027, each home will be reappraised against its own market, and a buyer's newly purchased home will be valued without a cap that year.
A market with leverage on both sides
These tax dynamics play out in a market that's balanced and somewhat slow. In September 2026, North Texas MLS data showed 19 closed single-family sales in Colleyville and 20 pending. Homes averaged 75 days on market and sold at 93.5% of list price. There were 76 active listings, or 2.9 months of inventory. Closed sales in 76034 fell to 25 in August 2026 from 38 a year earlier.
When sellers are getting a little over 93 cents on the dollar and homes are taking more than two months to sell, buyers have room to work. Expected holding costs belong in that negotiation. A buyer who estimates the 2027 bill from a realistic market value and the current $0.352480 city rate will be negotiating with better numbers than one who relies on last year's statement. For a seller, being clear about how the home's tax history was built reassures buyers and can prevent a late surprise that derails the deal.
This post is general information, not tax, legal or financial advice. Exemption eligibility, protest rights and tax estimates depend on your own situation, so check yours with TAD, a tax professional or your lender.
FAQ
Did Colleyville homes lose value in 2026? The tax roll got smaller, but homes weren't reappraised. City staff attributed the drop to TAD's two-year schedule and to more protests, arbitration and litigation. Meanwhile, the August 2026 median sale price in 76034 was up from a year earlier.
When will Tarrant County reappraise homes next? In 2027, under the plan the TAD board approved on September 8, 2026. Residential property is reappraised in odd-numbered years.
Does the seller's homestead exemption carry over to me? No. TAD says a buyer has to qualify and apply for their own exemption. The Comptroller says the 10% cap begins the year after the owner qualifies.
If you're selling in Colleyville before the 2027 reappraisal, buyers will base their offers on what they think the house will cost to hold, not on last year's bill. Jeannie Anderson Group can show you where your home's market value sits relative to its 2026 taxable value, so you can price and present it for the buyer who's running those numbers. Request a Luxury Home Valuation to get started.
