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Rollback taxes in Texas and specifically Denton County can cost you thousands and they hurt even more when you don’t see them coming.

If you’re buying land with ag valuation in Texas, this is one of the most important things to understand before you close.

In this video, I break down:

What ag valuation really is (productivity vs market value)
How rollback taxes are calculated
The 3-year lookback period
What actually triggers rollback taxes (it’s not the sale)
How to negotiate rollback taxes in your contract
and 4 ways to protect yourself before you close

If you’re buying acreage, land, or a ranchette in Denton County, understanding this upfront can save you from a major surprise after closing.

Watch this next:
Can You Keep the Ag Valuation When You Buy a Property in Denton County?

If you’re looking at a property and want help thinking through the numbers, taxes, and financing strategy before you make an offer, reach out, I'm here help you build a game plan.

Wes Gregg
North Texas Mortgage Broker

Denton County / DFW
00:00 The surprise tax bill
00:20 What ag valuation really is
00:40 How rollback taxes work
01:00 3-year lookback explained
01:20 Real example ($13,500+)
01:45 What triggers rollback taxes
02:05 Why ag valuation doesn’t transfer automatically
02:25 Rollback taxes are negotiable
02:50 Why Denton County is strict
03:05 4 ways to protect yourself
03:40 Final advice before you buy
04:00 How to get help before making an offer

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Buying property with an ag exemption in Denton County? Don't assume you keep it automatically. Ownership transfer triggers a new 1-D-1 application for open space valuation. Understand land use, not just deeds. #DentonCounty #AgExemption #TexasRealEstate #PropertyTax #HomeBuying

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Thinking about buying land in Denton County and wondering if the ag exemption transfers to you?

This is one of the biggest misconceptions I see with acreage buyers.

When a property sells, a new deed is recorded — but that doesn’t mean the ag valuation automatically transfers with it. The county is not looking at ownership… they’re looking at how the land is being used.

In this video, I break down:

what happens when a property changes ownership
how the 1-d-1 ag application works
the 3 times you’ll deal with that form
the 5 out of 7 year history requirement
what actually counts as agricultural use in Denton County
how the county verifies ag use (including aerial imagery and inspections)
how leasing your land can help you qualify

If you’re buying acreage, ranchettes, or land in Denton County, understanding this before you close can save you from major surprises.

Because if the ag valuation doesn’t continue…
you could be looking at rollback taxes.

👉 In the next video, I break down rollback taxes and how they’re calculated.

If you’re looking at a property and want help thinking through financing and strategy before you make an offer, reach out — I’d be happy to help you build a game plan.

Wes Gregg
North Texas Mortgage Broker
Denton County / DFW

00:00 Biggest mistake buyers make
00:20 What happens when a property sells
00:40 Why ag valuation doesn’t transfer automatically
01:00 The 1-d-1 application explained
01:30 The 3 times 1-d-1 is used
01:55 What the county is really looking for (production)
02:20 The 5 out of 7 year history rule
02:45 City limits rule (5 out of 5 years)
03:05 What counts as ag use in Denton County
03:25 Understanding intensity requirements
03:45 Leasing your land for ag use
04:10 How Denton County verifies ag use
04:45 What to do before you buy
05:20 Be prepared for pushback
05:50 The risk of rollback taxes
06:15 Next video: rollback taxes explained

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Thinking about buying land in Denton County and trying to understand ag exemptions?

One of the biggest mistakes buyers make is assuming an ag exemption works the same way as a homestead exemption. It doesn’t.

In this video, I explain:

Denton County property taxes

county tax vs ISD tax

how homestead exemption works

why ag exemption is usually really an ag valuation

what buyers need to understand before purchasing acreage

This is part 1 of my Before You Buy Land in Denton County series.

Next video:
Can You Get Ag Valuation in Denton County With Under 5 Acres?

If you’re looking at acreage in Denton County and want help building a financing gameplan before you make an offer, reach out.

00:00 Why “Ag Exemption” Confuses Buyers
00:18 Can You Get Ag on Under 5 Acres in Denton County
00:38 How Property Taxes Work in Texas
01:00 Denton County vs ISD Taxes Explained
01:20 The 4 Main Property Tax Exemptions
01:45 How the Homestead Exemption Saves You Money
02:15 Ag Exemption vs Homestead (Big Difference)
02:30 What Ag Valuation Really Means
02:55 How Denton County Calculates Ag Value
03:10 Bees, Livestock, and Pasture Use
03:25 The 1-Acre Homesite Rule

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Think buying your first home is impossible by 25? This 5-step process breaks down homeownership, proving it's achievable and simpler than you imagine. Your path to your first property starts now. #FirstHome #Homeownership #RealEstateTips #YoungHomebuyers

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Buying a house in your 20s might feel overwhelming, but the process is actually much simpler than most people think.

In this video, I break down the 5-step map to buying your first home — without confusing mortgage terms.

When I bought my first house at 25 years old, a lot of my friends thought it was a bad idea. Most tried to talk me out of it. But once you understand how the homebuying process actually works, it stops feeling like a mystery.

Inside this video you'll learn:

• The first step every homebuyer should take
• How mortgage pre-approval actually works
• What happens between making an offer and closing day
• Why buying earlier can help you build long-term wealth
• The simple roadmap lenders follow for every mortgage

My goal is to be a guide through the process, not a salesperson. If you're thinking about buying a home in North Texas, understanding this roadmap will help you make smarter decisions.

If you're exploring homeownership and want to understand your options, let’s connect.

Reach out anytime:
loans@wesgregg.com

(817) 781-9392

North Texas Mortgage Broker

Chapters

0:00 Buying a House in Your 20s
0:36 My Story – Buying My First Home at 25
1:32 Step 1 – Budget & Credit
3:05 Step 2 – Mortgage Pre-Approval
4:22 Step 3 – Finding the Right House
5:38 Step 4 – Loan Approval Process
6:52 Step 5 – Closing Day

#FirstTimeHomeBuyer
#HomeBuyingTips
#NorthTexasRealEstate

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A lot of buyers in North Texas are being attracted to builder incentives on new construction homes.

Lower interest rates.
Closing cost credits.
Maybe even upgrades.

But there is a cost many buyers don’t fully understand when purchasing new builds in developing communities.

MUD taxes.

In this video we compare two real homes in Denton Texas:

New Build:
5416 Corduroy Road
Price: $279,990
1434 sq ft
Located in a new DR Horton community

Resale Home:
1424 Brandywine Circle
Price: $280,000
1348 sq ft
Located inside Denton city limits with no HOA and no MUD taxes.

While the purchase prices are almost identical, the long-term cost difference can be significant because of municipal utility district taxes and other community fees.

In this video we break down:

• What MUD and PID taxes actually are
• Why many new developments in North Texas have them
• How they impact your monthly housing cost
• How a resale home inside city limits compares
• What buyers should look at beyond builder incentives

If you’re considering buying a home in Denton, Argyle, Aubrey, Prosper, Celina, or anywhere in North Texas, understanding the tax structure of the neighborhood can make a major difference in long-term affordability.

My goal is to help buyers look beyond the marketing and understand the real numbers.

If you have questions about buying in North Texas

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Discover the three paths to real estate riches: paying down principal, leveraging appreciation (3-5% annually in North Texas!), and outsmarting inflation. Make your mortgage payment work for you. #RealEstate #Investing #WealthBuilding #Mortgage #Appreciation #Inflation

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Most people think real estate wealth comes from one big jump in home value/ appreciation.
That’s not how it actually works in real time.
If you're buying a home in North Texas — especially in Denton County — long-term wealth is typically built through three steady forces working together:
Principal paydown
Appreciation over time
Inflation – the double edged sword when a fixed rate loan actually works in your favor
In this video, I break down why consistency beats timing the market. This is why most people actually lose in real estate because of crashes… they lose because they don’t think long term and sell too early.
If you’re considering buying in Denton, Argyle, Krum, Sanger, Aubrey, or surrounding areas, and want to see what this looks like for your specific numbers, my team and I can walk you through it.
Real estate isn’t about timing the market
It’s about the staying power.

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