Southlake Vs Colleyville: How To Choose Your Ideal Neighborhood

Trying to choose between Southlake and Colleyville? You are not alone. Both offer beautiful homes, solid schools, and quick access to the best of DFW, which can make the decision feel overwhelming. In this guide, you will get a clear, side‑by‑side look at prices, schools, lots and architecture, lifestyle, commute, taxes, and real examples of what your money buys. By the end, you will know which neighborhood better fits your priorities. Let’s dive in.

Southlake vs. Colleyville at a glance

• Prices: Southlake’s typical home values center around the low to mid 1 millions, while Colleyville’s center in the high 800s to low 1 millions. Exact figures vary by source and by neighborhood tier.
• Schools: Carroll ISD in Southlake reports district A ratings in recent releases, while Grapevine‑Colleyville ISD (Colleyville) shows a solid B overall with campus‑level variation. See Carroll ISD’s update on straight A ratings in 2025 for context (Carroll ISD district news). Review GCISD’s TEA summary for current accountability details (TEA GCISD summary).
• Commute: Average travel times to work are about 18 minutes for Southlake and about 25 minutes for Colleyville, based on ACS place‑level summaries (Southlake profile). Your drive will depend on your exact route and time of day.
• Lifestyle: Southlake has a vibrant town‑center experience at Southlake Town Square. Colleyville offers a quieter, village‑style center and established, tree‑lined neighborhoods.

Why home‑price sources differ

You will see different “medians” depending on the data source. Zillow’s ZHVI is an index that smooths values across home types, while MLS‑based reports focus on median sale price, and some portals highlight median list price. All three measure the market from different angles. When you compare neighborhoods, match the method, the time frame, and the home type to get apples‑to‑apples context.

Home prices and market pace

Southlake’s recent figures place typical values around 1.25 million based on index data, with median sale prices near 1.3 million in early 2026 reporting. Limited inventory at the high end can push list prices in popular zip codes higher. Homes here often sit in the mid to upper price bands because many are custom or luxury builds.

Colleyville’s typical values sit below Southlake on average, with index data around the high 800s and median sale figures closer to the 1.1 million range in late 2025 reporting. That said, the markets overlap at the top. New custom builds and gated enclaves in Colleyville compete directly with Southlake’s mid to upper tiers.

Days on market reflect the luxury mix in both cities. Recent reporting shows Southlake listings often taking multiple dozens of days to sell, with Colleyville tracking somewhat shorter in late 2025 snapshots. If you are buying, be ready to act quickly on well‑priced homes. If you are selling, plan for professional presentation and a pricing strategy matched to your home’s tier.

Practical price bands to plan around

• Southlake: smaller or attached product can start in the high six‑figure to low seven‑figure range for limited inventory. Many family homes sell around 1.1 to 2 million, with estate properties at 2 million and above.
• Colleyville: you can still find established single‑family options in the 500k to 800k range, a large middle band from roughly 800k to 1.5 million, and estate or gated luxury at 1.5 million and above.

Schools and zoning to confirm

For many buyers, schools are the top deciding factor. Carroll ISD, which serves most of Southlake, reports district A ratings in recent accountability releases. You can read the district’s update on straight A ratings here (Carroll ISD 2025 report).

Colleyville is served primarily by Grapevine‑Colleyville ISD. TEA reporting shows an overall district score in the mid 80s (B), with campus‑level variation year to year. Review the latest district summary and then check campus pages for the schools tied to the home you are considering (TEA GCISD summary).

Important: Attendance zones can change and some neighborhoods straddle district boundaries. Always verify the exact school assignment for a specific address before you write an offer.

Lots, neighborhoods, and home styles

Southlake blends master‑planned communities with estate pockets. In planned areas like Timarron and similar neighborhoods, you will often see lots around 0.25 to 0.5 acres, with traditional and transitional architecture. Estate areas such as the Jellico corridor feature multi‑acre parcels and custom homes with high‑end finishes.

Colleyville leans into established subdivisions and mature streetscapes. Many neighborhoods offer lots around 0.18 to 0.4 acres, with updated ranch and traditional brick homes common. Newer gated enclaves, such as Oak Alley, introduce 0.5 to 0.8 acre lots and custom transitional styles that compete in the luxury tier.

Recent listing snapshots to illustrate value

Below are representative examples observed in early 2026. Availability and pricing change often. Use these as style and lot‑size benchmarks, not as active inventory.

• Southlake, Timarron example: about 0.33 acre, mid to upper price band around 1.36 million, traditional or transitional finish level typical for golf‑community product.
• Southlake, estate example on Johnson Road: roughly 2.98 acres with a price around 1.9 million, showing how Southlake offers acreage inside city limits.
• Southlake, Jellico area estate: multi‑million pricing on a 7 acre parcel, representing the upper echelon of Southlake estates.
• Colleyville, Lakewood or Brentwood example: lots around 0.23 to 0.37 acres, renovated homes commonly in the 600k to 1.4 million range depending on size and updates.
• Colleyville, Oak Alley Estates: gated custom‑home lots around 0.77 acres, showing where larger parcels are available within Colleyville.

Lifestyle and amenities

If you enjoy a true town‑center scene, Southlake Town Square is a signature draw. It mixes shops, dining, a cinema, and frequent community events in a walkable setting that anchors the city’s social life. Get a sense of the experience with this community writeup of the Town Square district (Southlake Town Square overview). Access to Bob Jones Nature Center, Grapevine Lake, and private clubs adds to the recreation menu.

Colleyville offers a calmer rhythm with a village‑style center and neighborhood‑based amenities. The Village at Colleyville brings together shops, dining, and adjacent condo or loft living in a compact district (The Village at Colleyville description). Across the city you will find pocket parks, trails, and mature residential streets that feel tucked away from regional retail centers.

Commute and regional access

Both cities sit near the SH‑114 and SH‑121 corridors, with straightforward access to DFW International Airport and employment centers in Dallas and Fort Worth. Average one‑way travel times are about 18 minutes in Southlake and about 25 minutes in Colleyville for residents overall (Southlake commute snapshot). Your real‑world drive depends on departure time, toll choices, and incidents.

Tips:

• Plug your exact office address into your mapping app during your typical AM and PM departure windows. Compare both cities over a few days.
• Note where you prefer to spend free time. If you often head toward Dallas, Southlake’s SH‑114 orientation may shave some minutes on average. If you split time between Grapevine and Fort Worth, Colleyville’s position can work well.

Taxes and total cost of ownership

Property taxes vary by city, school district, county, and exemptions. Use these as starting points and verify for a specific address.

• Southlake: an effective property‑tax level around 1.07 percent appears in 2025 data summaries. Your actual bill will depend on assessed value and exemptions (Southlake tax context from ATTOM).
• Colleyville: effective overall rates commonly fall in the 1.1 to 1.8 percent range depending on district makeup and exemptions. The City adopted a 7 percent homestead exemption for FY2025 (Colleyville FY25 tax documentation).

Reappraisal note: Tarrant Appraisal District policy updates in 2024 and 2025 affected reappraisal timing and can change assessed values. Always confirm the current year’s figures with the county and TAD before finalizing your budget (TAD reappraisal news).

Sample tax estimates

These back‑of‑napkin examples show how taxes scale by price. They are not quotes.

• 800,000 purchase price
  • Southlake at 1.07 percent: about 8,560 per year.
  • Colleyville at 1.1 to 1.8 percent: about 8,800 to 14,400 per year.
• 1,250,000 purchase price
  • Southlake at 1.07 percent: about 13,375 per year.
  • Colleyville at 1.1 to 1.8 percent: about 13,750 to 22,500 per year.
• 2,000,000 purchase price
  • Southlake at 1.07 percent: about 21,400 per year.
  • Colleyville at 1.1 to 1.8 percent: about 22,000 to 36,000 per year.

Ask about HOA and PID details as well. Many Southlake master‑planned areas include PIDs or higher‑amenity HOAs. Colleyville’s gated enclaves typically have HOA covenants and fees for private amenities and maintenance.

Safety and demographics

Both communities are often shown with favorable safety indicators in consumer crime‑map services. Always consult official sources and local police reports for current information. As a starting point, review a consumer crime‑map snapshot for Colleyville to understand how these tools visualize incidents (Colleyville crime‑map view). For demographics and commuting context, place‑level profiles can help you compare education levels and travel patterns.

Which is right for you?

Choose Southlake if you want a lively town‑center lifestyle, consistent top district ratings from Carroll ISD, and a larger share of custom and estate options. Expect to budget more in most price tiers.

Choose Colleyville if you prefer a quieter neighborhood feel, a strong district with campus‑level variation, and the chance to trade up in lot size or value at the same budget. Estate‑level opportunities exist here too, but with more options in the mid ranges.

Not sure yet? Tour both on the same day. Walk Southlake Town Square, then drive a few Colleyville streets near the Village. Compare commute times in your app, and note which home styles and lot sizes feel right.

When you are ready to explore homes, confirm school zones, and stress‑test your budget against taxes and HOA or PID fees, reach out. Our team can tailor a short list that fits your commute, lifestyle, and value goals. Connect with David DeVries for neighborhood‑level guidance and a plan that gets you moving with confidence.

FAQs

What are typical 2026 home prices in Southlake and Colleyville?

• Southlake centers around the low to mid 1 millions by recent index and sale snapshots, while Colleyville centers in the high 800s to low 1 millions, with overlap at the luxury tier.

How do Carroll ISD and GCISD compare for school performance?

• Carroll ISD reports district A ratings in 2025 releases, while GCISD shows a B overall with campus variation; review the latest district and TEA pages for current details.

What commute times should I expect from each city?

• Place‑level averages show about 18 minutes in Southlake and about 25 minutes in Colleyville; map your exact route during peak hours for a realistic door‑to‑door comparison.

What lot sizes and home styles are common in each city?

• Southlake blends 0.25 to 0.5 acre planned‑community lots with 1 to 7 acre estates; Colleyville offers many 0.18 to 0.4 acre lots plus 0.5 to 0.8 acre gated custom parcels.

How much should I budget for property taxes in Southlake vs. Colleyville?

• A simple guide is about 1.07 percent of value in Southlake and roughly 1.1 to 1.8 percent in Colleyville, before exemptions; verify exact rates and assessed values for any address.

Where can I verify school zones and accountability ratings?

• Start with the district and TEA pages: see Carroll ISD’s update on A ratings and GCISD’s TEA summary, then confirm the specific campus assignment for the home’s address.