Irick Real Estate Group

05/04/2026

The Property Tax Move 95% of Homeowners Skip

If you own property in North Texas, your 2026 Notice of Appraised Value has either landed in your mailbox already or will any day now. What you do with it over the next two weeks could be worth a few thousand dollars.

Here's what most folks don't realize: between 60% and 80% of Texas property owners who file a protest end up with a reduction. The statewide average savings runs about $1,945 a year. And because the homestead cap compounds off your prior appraised value, every year you don't push back, you're starting from a higher base the next year.

Yet across our area, most homeowners simply accept the number on the notice and move on.

Cooke County has the lowest engagement of any county I cover — only about 5% of parcels were protested last year. Grayson sits at 11%. Even Denton County, where folks are generally more dialed in, only sees about 27% of parcels protested. That means somewhere between 73% and 95% of your neighbors, depending on the county, are leaving money on the appraisal district's table without a fight.

What you need to know:

The deadline is May 15, 2026, or 30 days after your notice was mailed — whichever is later. There is no fee to file. You don't need a lawyer or a tax agent (though they exist if you'd rather not deal with it yourself). You can file directly through your county's appraisal district website:

Denton County: dentoncad.com

Cooke County: cookecad.org

Grayson County: graysonappraisal.org

Most cases are resolved in an informal review — a 15-minute conversation with a district appraiser, often by phone or video — before they ever reach a formal hearing. Your strongest evidence is comparable sales in your neighborhood, photos of any condition issues the district can't see from the road, and any errors in their property record (wrong square footage, wrong bedroom count, a pool that doesn't exist).

If you'd like a hand: I'm happy to pull comparable sales for you. It's the same data the appraisal district uses, and having it in hand makes the informal review go a whole lot faster. Just hit reply with your address.

Forty minutes of your time before May 15 might be the most profitable afternoon you spend this spring.

https://mailchi.mp/0fef9b3a922e/lake-ray-roberts-area-market-report-12770472

04/22/2026

New Construction Is the Real Growth Story — And Pilot Point ISD Is Leading It

When it comes to measuring genuine community growth, there's no better barometer than new home construction sales. Here's why that matters: when an existing home sells, it's essentially a wash — one family moves out, one family moves in. The population needle doesn't move. But every new construction closing represents a net new household — a new family planting roots, new kids enrolling in schools, new customers for local businesses. It's not a transfer of occupancy; it's a true plus one for the community.

With that in mind, the Q1 2026 numbers across the Lake Ray Roberts area tell a very interesting story. Out of 112 total new construction closings across all school districts this quarter, 71 of them — 63% — landed inside Pilot Point ISD. To put that in sharper perspective, Pilot Point ISD recorded 96 total home sales in Q1, meaning nearly three out of every four closings in that district were brand new homes. That's not a resale market — that's a growth market.

The remaining districts round out the picture in different ways. Gainesville ISD closed 13 new construction sales out of 40 total (33%). Sanger ISD saw 10 out of 50 (20%). Whitesboro ISD and Valley View ISD each recorded 7 new construction closings — Whitesboro ISD out of 26 total sales (27%) and Valley View ISD out of a smaller overall pool. Callisburg ISD posted 2 out of 20, while Tioga ISD and Collinsville ISD each had 1 new construction closing — out of 2 and 6 total sales respectively.

What does this mean if you're a seller? If your property is in or near Pilot Point ISD, you're sitting in one of the fastest-growing submarkets in North Texas. Builder activity at this level drives up demand for surrounding resale inventory, supports pricing, and signals that infrastructure and amenities will follow.

If you're a buyer, these numbers are a reminder that the window on "getting in early" in this area is closing. Growth at this pace tends to compress affordability over time — what feels like a stretch today often looks like a bargain three years from now.

https://mailchi.mp/4a70517768a3/lake-ray-roberts-area-market-report-12770398

04/14/2026

From the moment you arrive, the curb appeal of this beautiful brick home — accented with a German schmear facade and manicured landscaping — sets the tone for what's inside. Thoughtfully designed and meticulously maintained, this 3-bedroom, 2-bathroom corner lot home offers the perfect blend of style and function in one of Whitesboro's most sought-after neighborhoods. The open-concept living, kitchen, and dining areas flow seamlessly together, creating an inviting space ideal for entertaining. The kitchen features leathered granite countertops, custom cabinetry, stainless steel appliances, a walk-in pantry, and a generous island with room for multiple barstools. The primary suite is a true retreat — complete with a striking wood accent wall, en-suite bath with upgraded leathered granite, a spacious walk-in closet, and a linen closet. The two secondary bedrooms are tucked away on the opposite side of the home, sharing a full bath and offering ideal flexibility for kids, guests, or a home office. Even the laundry room gets a touch of personality with decorative ceramic tile. Out back, a custom pergola covers an extended patio — perfect for morning coffee or evening unwinding. Just beyond the backyard, a community park features a commercial playground, baseball fields, tennis court, and walking paths. Walk to all WISD schools, the football field, and the track. A short drive puts you in downtown Whitesboro for shopping and dining, with easy access to Highways 82, 56, and 377. This is small-town living done right — come see it for yourself. Offered by Chance Kirby Irick Real Estate

04/14/2026

From the moment you arrive, the curb appeal of this beautiful brick home — accented with a German schmear facade and manicured landscaping — sets the tone for what's inside. Thoughtfully designed and meticulously maintained, this 3-bedroom, 2-bathroom corner lot home offers the perfect blend of style and function in one of Whitesboro's most sought-after neighborhoods. The open-concept living, kitchen, and dining areas flow seamlessly together, creating an inviting space ideal for entertaining. The kitchen features leathered granite countertops, custom cabinetry, stainless steel appliances, a walk-in pantry, and a generous island with room for multiple barstools. The primary suite is a true retreat — complete with a striking wood accent wall, en-suite bath with upgraded leathered granite, a spacious walk-in closet, and a linen closet. The two secondary bedrooms are tucked away on the opposite side of the home, sharing a full bath and offering ideal flexibility for kids, guests, or a home office. Even the laundry room gets a touch of personality with decorative ceramic tile. Out back, a custom pergola covers an extended patio — perfect for morning coffee or evening unwinding. Just beyond the backyard, a community park features a commercial playground, baseball fields, tennis court, and walking paths. Walk to all WISD schools, the football field, and the track. A short drive puts you in downtown Whitesboro for shopping and dining, with easy access to Highways 82, 56, and 377. This is small-town living done right — come see it for yourself. Offered by Chance Kirby with Irick Real Estate 940.300.6900

https://www.homes.com/property/100-prairie-grass-dr-whitesboro-tx/dec65m3lny0g3/

01/25/2026

They say everything is bigger in Texas, even the wind chill! Whether you’re looking to trade the surprise freezes for a warmer climate—or just moving across town—Irick Real Estate has you covered.

We know the local market inside and out, from the hidden gems of North Texas to the best spots to escape the cold. Whether you are moving near or far, we are always here to help you find home.

01/06/2026

🏠 UNFINISHED BARNDOMINIUM ON 11 ACRES | The Ultimate Nature Retreat Ever dreamed of finishing your own custom barndominium? This 2,800 sq. ft. steel-framed masterpiece is waiting for your final touch!

https://www.homes.com/property/401-coyote-trail-whitesboro-tx/z7dtg4cys8tmr/

Why you’ll love it:

The Land: 11 acres of old-growth timber, a seasonal creek, and a stocked spring-fed pond. 🦌🐟

The Build: High-quality steel framing with HVAC, plumbing, and electrical already completed.

The Views: Massive second-story deck perfect for sunrises.

Bonus Features: Shop space, storm shelter area, and indoor dog kennels.

👇 COMMENT BELOW: What would you do with 2,800 sq. ft. of shop and living space? Tell us your design ideas!

12/25/2025

09/03/2025

06/28/2025

🌾 50 Acres of Peaceful, Ag-Exempt Texas Countryside – Minutes from Lake Texoma! 🌳🏡

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Looking for unrestricted land with BIG potential? Whether you're planning to build a custom estate, start a working ranch, or escape the city on weekends, this 50-acre ag-exempt property has it all.

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🚤 Just minutes from Lake Texoma for boating, fishing, and hiking

🛍️ Close to shopping, dining, and entertainment in Gainesville, Sherman, and Whitesboro

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💡 No restrictions. Build your dream home, private airstrip, barn, or keep it wild—it’s all up to you!

📞 Shown by appointment only. Call now to explore this rare opportunity to own a true piece of Texas.

💬 Love open land and wide skies? Drop a 🌅 in the comments and tag someone who needs to see this!

06/26/2025

🏡 Your North Texas Land & Home Brokerage Since 1952

For over 70 years, Irick Real Estate has helped buyers and sellers navigate the ever-changing North Texas market—from cozy homes in town to sprawling ranch properties. 🌟

🔎 Dreaming of a country home, land to build on, or your next investment property?

📍 We’re local, we’re experienced, and we know every back road, boundary, and boom area.

💬 Let’s talk strategy, opportunity, and why now might be the perfect time to make your move.

📲 Message us to connect with an agent who knows this land like it’s home—because it is.