Emerald Bay — At a Glance
Market DataEmerald Bay is an established Flower Mound neighborhood near Lake Grapevine and the Northshore Trail — approximately 150 homes built 1990s–2000s, served by Lewisville ISD. Pricing varies by lot size, condition, and lake proximity. Every Emerald Bay purchase requires home-specific analysis.
Emerald Bay Location — Flower Mound TX 75022
📍 Denton CountyLocated in southeast Flower Mound near Lake Grapevine, close to Twin Coves Park near FM 1171 and Long Prairie Rd — ~15 miles from DFW Airport, ~30 miles from downtown Dallas, ~25 miles from downtown Fort Worth.
Emerald Bay School Feed — Verified
LISD Confirmed| Grade Level | School | District | Notes |
|---|---|---|---|
| Standard Lots | $600K–$800K | Verify with HOA | 0.3–0.5 acre · Mature trees · 1990s build |
| Premium / Updated | $800K–$1M+ | Verify with HOA | Larger lots · Lake proximity · Renovated homes |
Why does this matter for buyers? If you're searching for homes in the Flower Mound HS attendance zone specifically, and national platforms list Emerald Bay as Flower Mound HS, you'll never see these homes in your filtered results. Conversely, if you're a seller in Emerald Bay and your listing shows the wrong school, you're invisible to Flower Mound HS buyers — who represent a significant portion of the qualified buyer pool.
⚠️ Always verify school feeds directly with LISD for your specific address before any offer or listing. Redistricting can occur.
Emerald Bay — Custom-Home Enclave (No Formal Sections)
Custom EstatesEmerald Bay is an established neighborhood of approximately 150 homes built across the 1990s and into the early 2000s. There are no formal sub-sections — Emerald Bay was developed as a single-phase neighborhood with consistent lot sizing (0.3–0.5 acres) throughout. Pricing varies by home size, lot orientation, lake-proximity premium for Bay-facing lots, and renovation status.
For specific home comparables, recent sales analysis, or off-market opportunities in Emerald Bay, contact Scott at (325) 895-1656 for an MLS-sourced CMA. With limited inventory and individual custom homes, every transaction requires lot- and condition-specific underwriting rather than city-wide comparables.
Emerald Bay Inspection Priorities
20–35 Year Old HomesAll Emerald Bay homes were built 1990s–2000s — making them 20–35 years old. This is not a reason to avoid Emerald Bay; it's a reason to inspect strategically. The items below cover the most common findings that generate negotiation leverage or post-closing surprises in this community.
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HVAC Systems — Emerald Bay homes (1990s–2000s, 20–35 years old) are well past original HVAC lifespan. Most are on first or second replacement. Verify replacement date and refrigerant type.
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Roof — 1990s–2000s architectural shingle roofs are 20–35 years old. Most have been replaced; verify replacement date, any hail damage history, and remaining warranty.
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Foundation — 0.3–0.5 acre lots on North Texas expansive clay. Standard slab inspection priorities — door alignment, drywall cracks, slab levels.
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Pool Equipment — Many Emerald Bay homes have pools given larger lots. Inspect pump age, filter type, plaster/pebble surface life, and deck condition.
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Drainage on Larger Lots — Larger lots can have drainage complications, especially lots near the lake or on slopes. Verify proper grading, no standing water, and lake-area lots have FEMA flood zone confirmation.
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Irrigation Systems — Multi-zone irrigation systems on 0.3–0.5 acre lots. Check controller, broken heads, valves, and backflow preventer.
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Original 1990s Plumbing — Some 1990s homes may have polybutylene supply lines, which fail prematurely. Verify pipe material at visible connections.
Scott's approach to Emerald Bay inspections:
Before the option period expires, Scott prepares a repair-versus-price-reduction strategy based on actual costs. Certain inspection findings are better negotiated as a price reduction than a repair request — and knowing the difference is where leverage is won or lost. Emerald Bay buyers, sellers overlooking pre-listing preparation, and buyer's agents who skip this step consistently leave negotiating leverage on the table.
Emerald Bay Property Taxes
Current Tax RatesEmerald Bay falls within Flower Mound proper — no MUD or PID taxes. The combined rate below applies to most Emerald Bay addresses. The 20% homestead exemption (current) significantly reduces the effective tax burden for owner-occupied homes.
| Taxing Entity | Rate per $100 | On $750K Median |
|---|---|---|
| Town of Flower Mound | $0.387277 | ~$3,706 |
| Denton County | $0.185938 | ~$1,780 |
| Lewisville ISD (LISD) | $1.117800 | ~$10,697 |
| Denton County College | ~$0.122500 | ~$1,172 |
| Total (est.) | ~$1.8135 | ~$17,355 |
| After 20% Homestead Exemption | — | ~$13,884/yr |
Tax estimates based on current published rates. Actual assessed value may differ from sale price. File your homestead exemption with DCAD by April 30 of the year following purchase. No MUD or PID taxes apply to Emerald Bay addresses. Always verify with your title company and DCAD for any specific address.
Homes for Sale in Emerald Bay Flower Mound TX
Active MarketEmerald Bay homes range from $600K to $1M+ with a median around $750K. Pricing varies by lot size, proximity to Lake Grapevine recreational areas, home condition, and the extent of renovations. Updated homes on larger lots command significant premiums over original-condition properties.
What drives Emerald Bay home prices
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Lot size — 0.3–0.5+ acre lots are significantly larger than most Flower Mound subdivisions
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Premium lot designation — lot position, home condition, and renovations drive pricing differences. Contact Scott for a property-specific analysis.
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Updated vs. original mechanicals — a Emerald Bay home with updated HVAC, roof, and water heaters sells faster and closer to ask. Homes with original systems either sit longer or require price concessions to compensate for the buyer's upcoming capital costs.
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Section designation — Each Emerald Bay property is unique — automated valuations and city-wide averages are unreliable. Scott provides property-specific comparable analysis.
Looking for current Emerald Bay homes for sale?
Scott provides NTREIS MLS access — the same data every agent in North Texas uses, not Zillow estimates. Call or text (325) 895-1656 for a current active listing list, section-filtered, with days on market and price history for each home.
Premium Homes in Emerald Bay — Near Lake Grapevine
$800K–$1M+Emerald Bay offers one of Flower Mound's best combinations of large lots (0.3–0.5+ acres), lake proximity, and established neighborhood character — without the $1.5M+ entry point of Point Noble or Tour 18. Comparable neighborhoods near Lake Grapevine in Southlake trade at significantly higher prices.
- 🔒Emerald Bay is not gated
- ⛳Direct course frontage
- 🏡Largest lots in the subdivision
- 💰$600K–$1M+ price range
- 📋HOA fees vary — verify with HOA
- 🏫Flower Mound HS · LISD
- ✓Emerald Bay: $600K–$1M+, large lots near lake, no MUD
- —Comparable LISD neighborhoods at similar price points
- —Westlake: $3M–$7M luxury tier
- —Frisco golf communities: add MUD $5K+/yr
- ✓DFW Airport: ~15 mi from Emerald Bay
- ✓Argyle ISD #1: adjacent, Tour 18 option
Luxury REALTOR® for Emerald Bay — what representation looks like at $1M+
Scott has represented buyers and sellers in Flower Mound luxury transactions exceeding $1.5M — including gated community purchases requiring title review of CC&Rs, easements, and HOA reserve fund analysis. Luxury Emerald Bay transactions require section-specific comparables, not city-wide medians — and marketing that reaches Flower Mound HS and luxury estate buyers specifically.
Emerald Bay — Community Overview
📍 Flower Mound TXEmerald Bay is an established neighborhood with larger lots near Lake Grapevine, ~150 homes built in the 1990s. All homes benefit from Flower Mound's SMARTGrowth policy — no MUD taxes. Contact Scott Hunt at (325) 895-1656 for current inventory and pricing analysis.
Listing Agent & Buyer's Agent for Emerald Bay Flower Mound TX
Scott Hunt · REALTOR®📋 Listing Agent — Selling a Emerald Bay Home
A Emerald Bay listing deserves more than a sign in the yard and an MLS entry. Scott's full-service marketing package is built to reach the right buyer — locally and nationally.
- ✓Section-specific CMA — priced by your section, lot type, and condition — not the FM city-wide median
- ✓Professional photography — high-resolution interior and exterior photos that showcase near Lake Grapevine lots, architectural detail, and curb appeal at listing launch
- ✓Professional video & virtual tour — cinematic walkthrough video distributed across YouTube, Instagram, Facebook, and TikTok to reach out-of-state and relocation buyers
- ✓Targeted social media ads — paid campaigns on Facebook and Instagram targeting Flower Mound HS families, DFW relocators, and luxury estate buyers by income, zip code, and life event
- ✓Google My Business posts — your listing promoted directly on Scott's verified GMB profile, reaching buyers searching for Emerald Bay and Flower Mound homes on Google Maps
- ✓National MLS syndication — Zillow, Realtor.com, Redfin, HAR.com, and 100+ portals with verified Flower Mound HS school data on every platform
- ✓Seller net sheet — know your exact proceeds before you commit to listing
🏠 Buyer's Agent — Buying a Home in Emerald Bay
Emerald Bay's ~150 homes, dual HOA structure, and 20–30 year old systems require a buyer's agent who knows the subdivision — not just the zip code.
- ✓Section matching — Scott maps your budget, school priorities, and lifestyle to the right Emerald Bay section before you tour a single home
- ✓Pre-offer mechanical assessment — HVAC, roof, and water heater age evaluated before you commit, so capital costs are factored into your offer from day one
- ✓HOA due diligence — both the master HOA and section HOA reviewed for fees, reserve funds, and pending assessments before any offer is written
- ✓Option period strategy — Scott guides you through inspection results with a clear framework: what warrants a repair request, what justifies a price reduction, and what to walk away from — all backed by current market data, not emotion
- ✓Transparent representation — Scott explains exactly how buyer representation works, how his fee is structured, and how it's typically negotiated as part of your transaction — no surprises at the closing table
- ✓Live NTREIS MLS access — current active listings filtered by section, near Lake Grapevine backing, and price range — not stale Zillow estimates or delayed portal data
Scott Hunt — Emerald Bay REALTOR®
TREC #655659-SA · Minerva Realty Corporation · Flower Mound TX · (325) 895-1656
Scott Hunt is a licensed Texas real estate agent and REALTOR® with Minerva Realty Corporation, specializing in Emerald Bay Flower Mound TX since 2015. As both a listing agent and buyer's agent for Emerald Bay homes, Scott brings section-specific market knowledge that city-wide averages can't provide. He holds 115 five-star Google reviews and is listed in the D Magazine DFW real estate directory.
Buying a Home in Emerald Bay
Step-by-StepEmerald Bay's ~150 homes mean buyer representation here requires subdivision-level knowledge — not just Flower Mound market familiarity. The section, lot position, and condition all drive price in ways that city-wide medians don't capture.
Define your priorities: near Lake Grapevine backing, gated access (premium lots only), school proximity, or price range. Each section trades differently. Scott maps your priorities to the right section before you tour a single home.
Emerald Bay has a two-layer HOA structure — a master HOA covering community-wide amenities and a section-specific HOA covering your immediate neighborhood. Fees and rules vary significantly by section. Scott walks you through what to expect for your specific section before you make an offer. HOA disclosures and financial documents are provided through the title process once you're under contract.
Before writing an offer, Scott attempts to determine the known age of HVAC, roof, and water heaters based on available listing data, seller disclosure, or prior home inspection records. Where this information is available, it informs the offer price and option period strategy before you spend money on inspections.
Emerald Bay's median of ~$750K is the average across all ~150 homes. The right comparable set for a premium lot home is not the same as for a standard section. Scott runs comparables by specific section, lot type, and condition.
Texas option periods are typically 3–10 days. For a 20–30 year old Emerald Bay home, Scott recommends a 5–7-day option period — enough time for a certified home inspector, a structural assessment if warranted, and review of HOA documents delivered through title. Before the period expires, Scott prepares a repair-versus-price-reduction strategy based on actual costs. Emerald Bay buyers, sellers who overlook pre-listing preparation, and buyer's agents who skip this step consistently leave negotiating leverage on the table.
Selling a Home in Emerald Bay
Subdivision CMAEmerald Bay sellers who price from city-wide Flower Mound data — median $540K–$605K — are using the wrong benchmark. The correct comparable set is section-specific, lot-adjusted, and condition-normalized within Emerald Bay itself. Whether you want to sell your home in Emerald Bay quickly or maximize your net proceeds, the strategy starts with the right comparables — not a Zestimate.
Pricing from the FM city-wide median ($540K–$605K) for a home that competes in a $900K–$1.3M section pool
Section-specific CMA: same section, similar lot, comparable condition — delivered before any listing commitment
Every Emerald Bay listing is verified as Flower Mound HS — incorrect listings lose Flower Mound HS buyers before they ever see the home
Emerald Bay homes need targeted marketing to qualified buyers in the $600K–$1M+ range — not generic Flower Mound MLS syndication
As a Emerald Bay REALTOR® and luxury REALTOR® for premium Emerald Bay estates and near Lake Grapevine estate homes, Scott brings section-level expertise to every listing — whether you're selling a $650K standard section home or a $1.8M premium estate. The marketing approach, the comparable pool, and the buyer audience are different for each tier.
Read the Full Seller Guide →
"Scott knew every section of Emerald Bay cold — which had the older HVAC systems, which lots backed to the near Lake Grapevine, and what the school feeds were for specific streets. He caught that the listing we almost made an offer on showed Flower Mound HS — wrong. It's Marcus. Closed in 47 days."
"First-time homebuyer in Flower Mound. Scott walked me through what to look for in a 20-year-old Emerald Bay home — roof, HVAC, water heaters — and how to read the HOA financials. We negotiated $18,000 in credits based on the inspection. I felt completely informed at every step."
"Listed our Emerald Bay home and Scott ran comparables by section — not just the FM median. He priced it correctly for our section and we had three offers in 12 days. Sold above list. The subdivision expertise is real, not a sales pitch."
See all 115 five-star Google reviews on Scott's Google Business Profile · 5.0 ★ average · 10+ years serving Flower Mound
Read All 115 Reviews →Emerald Bay FAQ
8 Common QuestionsWhat school district is Emerald Bay Flower Mound TX in?
Emerald Bay is served by Lewisville ISD (LISD). The high school feed is Flower Mound HS. Always verify the specific school feed for your address with Lewisville ISD before contract — national real estate platforms occasionally display inconsistent school data.
The full feeder pattern: Emerald Bay Elementary → Shadow Ridge Middle School → Flower Mound HS.
This distinction matters. If you're a buyer searching for Flower Mound HS homes and national platforms have Emerald Bay listed as Flower Mound HS, you'll miss the entire subdivision in filtered results. Always verify school feeds directly with LISD for your specific address before any offer.
What are HOA fees in Emerald Bay?
Emerald Bay HOA fees range from approximately varies. Emerald Bay HOA fees cover common area maintenance. Request current disclosure during the option period.
Emerald Bay has a two-layer HOA structure: a master HOA covering community-wide amenities (near Lake Grapevine perks, common areas, pools, tennis) and section-specific HOAs that cover the immediate neighborhood. Always request the complete HOA financial disclosure — both layers — during your option period.
What are home prices in Emerald Bay Flower Mound TX?
Emerald Bay home prices range from approximately $600K to $1M+, with a city-verified median of around $750K based on recent market data.
Emerald Bay home prices range from $600K to $1M+, with a median around $750K. Pricing depends on lot size (0.3–0.5 acres), home condition (built 1990s–2005), and proximity to Lake Grapevine. Homes with pools, updated interiors, and lake-adjacent positions command the highest prices.
Lot position matters significantly: lot size, position, and condition all affect pricing. Call Scott at (325) 895-1656 for a property-specific CMA. Call Scott at (325) 895-1656 for a section-specific CMA.
Is Emerald Bay a gated community?
Most of Emerald Bay is an upscale neighborhood with large lots near Lake Grapevine and the Northshore Trail. Emerald Bay is not a gated community.
What should I inspect in a Emerald Bay home?
Emerald Bay homes were built 1990s–2005, making them 20–35 years old. Priority inspection items:
HVAC — Typical lifespan 15–20 years. Many units are on their second cycle or due for replacement. Verify age and service history. A unit approaching 15+ years should factor into offer price.
Roof — 1990s Emerald Bay roofs are 25–35 years old. Most have been replaced. Verify last replacement date and warranty.
Water heaters — 10–12 year lifespan. Two units in most homes. Replacement: $1,200–$2,500 each.
Foundation — North Texas expansive clay causes foundation movement over time. An experienced licensed home inspector can generally spot potential deficiencies and may recommend a licensed structural engineer for further review.
HOA reserve fund — Request the reserve fund study. Underfunded reserves lead to special assessments.
Does Emerald Bay have MUD or PID taxes?
No. Emerald Bay does not have MUD or PID taxes. This is consistent with established Flower Mound neighborhoods — the Town's SMARTGrowth policy required infrastructure to be built before residential development, eliminating special district financing.
This saves Emerald Bay buyers approximately $4,000–$7,000 per year compared to similar homes in Frisco, Celina, or Prosper with active MUD/PID assessments. Over a 10-year ownership period, that's $40,000–$70,000 in tax savings — a structural financial advantage that many buyers underestimate.
What sections are in Emerald Bay?
Emerald Bay has ~150 homes.
Each section was built at a different time (1990s–2005), has different lot sizes, different HOA fee structures, and different price ranges. The section designation is in the legal description and visible in NTREIS MLS listing data. Scott can identify the section for any specific address and run section-specific comparables.
What amenities does Emerald Bay have?
Emerald Bay amenities include: proximity to nearby parks, trails, and Lake Grapevine recreational areas, plus connections to Flower Mound's 87-mile trail system.
HOA membership provides access to community amenities — the specific amenities covered by your HOA depend on your section. premium lots has access to all master HOA amenities plus section-specific gated access. Verify which amenities are included in your HOA assessment before purchase.
How do I find homes for sale in Emerald Bay Flower Mound TX?
Emerald Bay homes for sale are listed on NTREIS MLS and syndicated to Zillow, Realtor.com, Redfin, and HAR.com. Based on recent market data, Emerald Bay typically has 3–10 active listings at any time depending on season, spanning $600K to $1M+.
The most reliable way to see current Emerald Bay homes for sale — with accurate school data, HOA disclosures, and section-specific price history — is through a REALTOR® with NTREIS MLS access. Call Scott Hunt at (325) 895-1656 for a current active listing list, section-filtered and priced with verified comparables.
Who is the best listing agent for Emerald Bay Flower Mound?
The best listing agent for a Emerald Bay home is one who can price by section — not by the Flower Mound city-wide median — and who lists accurate, consistent school data (Flower Mound HS) on every listing platform.
Scott Hunt is a licensed Texas REALTOR® with Minerva Realty Corporation (TREC #655659-SA) specializing in Emerald Bay Flower Mound TX since 2015. He delivers section-specific CMAs, correct school data on all listing platforms, NTREIS MLS launch, and digital marketing targeting Flower Mound HS and luxury estate buyers. 115 five-star Google reviews. Call (325) 895-1656 for a free pre-listing CMA — no commitment required.
How do I buy a home in Emerald Bay Flower Mound TX?
Buying a home in Emerald Bay requires four things standard Flower Mound buyer representation doesn't always provide: (1) section selection knowledge — each of the ~150 homes has different pricing and HOA structures; (2) pre-offer mechanical assessment — 20–30 year old HVAC, roofs, and water heaters need age-verified before you commit; (3) HOA due diligence on both the master and section HOA; (4) option period strategy based on actual repair costs, not emotion.
Scott explains exactly how buyer representation works, how his fee is structured, and how it's typically negotiated as part of your transaction — so you arrive at the closing table fully informed. Call (325) 895-1656 or read the full buyer guide.
What is the best real estate agent for Emerald Bay Flower Mound TX?
Scott Hunt is a licensed Texas REALTOR® and real estate agent with Minerva Realty Corporation (TREC #655659-SA), specializing in Emerald Bay Flower Mound TX real estate since 2015. He holds 115 five-star Google reviews, is listed in the D Magazine DFW real estate directory, and is one of the few Flower Mound agents who prices Emerald Bay by section rather than city-wide averages.
Scott represents both buyers and sellers in Emerald Bay — from $600K to $1M+. Contact: (325) 895-1656 · flowermoundrealtors.com · Minerva Realty Corporation · 2201 Long Prairie Rd #107193, Flower Mound TX 75022.
Ready to Buy or Sell in Emerald Bay?
Call or text Scott Hunt — Emerald Bay specialist with section-specific CMA, inspection strategy, and 115 five-star Google reviews. Free consultation, no obligation.
🏠 Flower Mound Real Estate Guide
All 17 subdivisions, market data, school districts, and property tax breakdown.
Read the Complete Guide →📋 Buyer Guide — Flower Mound TX
Step-by-step buying process, inspection strategy, option period guidance, and closing costs.
Read the Buyer Guide →💰 Seller Guide — Flower Mound TX
Subdivision CMA methodology, pricing strategy, and seller net sheet.
Read the Seller Guide →⛳ Bridlewood — Flower Mound TX
Golf course community, premium lots gated section, Marcus HS, $600K–$2M+.
Read the Bridlewood Guide →🏘️ Wellington — Flower Mound TX
Flower Mound's largest community, resort amenities, Flower Mound HS, $400K–$900K+.
Read the Wellington Guide →🏗️ Canyon Falls — Flower Mound TX
New construction, split Argyle/Northwest ISD, FM side has no MUD/PID, Northlake side has MUD, $500K–$1.2M+.
Read the Canyon Falls Guide →🏘️ Vickery — Flower Mound TX
Gated Toll Brothers community, Marcus HS, walking trails, new construction, $800K–$1.2M+.
Read the Vickery Guide →🏡 Bella Lago — Flower Mound TX
Luxury 1-acre estate homes near Lake Grapevine, Flower Mound HS, custom-built, $1.2M–$2M+.
Read the Bella Lago Guide →Scott Hunt — Emerald Bay Specialist · Minerva Realty Corporation
Scott Hunt has represented Emerald Bay buyers and sellers since 2015 — pricing by section and condition rather than city-wide medians, verifying ISD and HOA structure by specific address, and providing the inspection strategy this community's homes actually need. 115 five-star Google reviews. Listed in the D Magazine DFW real estate directory.
TREC #655659-SA · (325) 895-1656 · flowermoundrealtors.com
✺ EQUAL HOUSING OPPORTUNITY. We are pledged to the letter and spirit of U.S. policy for the achievement of equal housing opportunity throughout the Nation. We encourage and support an affirmative advertising and marketing program in which there are no barriers to obtaining housing because of race, color, religion, sex, handicap, familial status, or national origin.
INFORMATION ABOUT BROKERAGE SERVICES — Texas law requires all real estate licensees to provide the following information to prospective buyers, tenants, or sellers: Information About Brokerage Services (IABS Form) · Consumer Protection Notice.
Scott Hunt · REALTOR® · TREC License #655659-SA · (325) 895-1656 · flowermoundrealtors.com · 2201 Long Prairie Rd #107193, Flower Mound, TX 75022
Sponsored by: Minerva Realty Corporation · Broker License #1483045 · Broker Phone: (877) 339-6463
This website is not intended to solicit buyers or sellers currently under contract with another agent. Tax estimates are based on current published rates and are for illustration only — verify with DCAD and your title company. HOA fee ranges are estimates; request official disclosure for any specific property. School feed information reflects current LISD published assignments and is subject to redistricting — always verify directly with LISD. Data deemed reliable but not guaranteed. Page updated periodically. Verify all data before contract.
Recent Sold Listings — Marketing in Action
Video MarketingProfessional listing video marketing is one of Scott's key differentiators.