First-time homebuyer guide for Rowlett — from a local realtor who won't BS you

I've been selling homes in Rowlett for 8 years. Here's the honest guide I wish someone had given me when I bought my first home here.

Down payment reality:

You do NOT need 20% down. FHA loans require 3.5%. Conventional loans go as low as 3%.
On a $350K home: 3.5% = $12,250 down. 20% = $70,000. Big difference.
PMI (private mortgage insurance) on a conventional loan with <20% down adds $100-200/month. It drops off automatically when you hit 20% equity.

Down payment assistance programs available in Rowlett:

TSAHC (Texas State Affordable Housing Corp) — Up to 5% of loan amount as a grant (doesn't have to be repaid). Income limits apply but they're generous — up to $120K household income in Dallas County.
TDHCA My First Texas Home — Below-market interest rates + down payment assistance. Source: tdhca.state.tx.us
City of Dallas DAP — If you work in Dallas (even if you live in Rowlett), you may qualify. Up to $60K in assistance for qualifying buyers. Source: dallascityhall.com

School districts — this matters for resale:

Rowlett is split between Garland ISD (GISD) and Rockwall ISD (RISD)
The dividing line roughly follows Dalrock Rd — east of Dalrock is generally RISD, west is GISD
RISD is rated higher and commands a 5-10% price premium on comparable homes
If schools matter to you (or to your future buyer), verify the school zone BEFORE making an offer. Don't assume — check the district websites.
Source: GreatSchools.org, TEA school ratings

Flood zone reality:

Parts of Rowlett near Rowlett Creek and Lake Ray Hubbard are in FEMA flood zones (Zone AE and Zone X-shaded)
If you're in Zone AE, flood insurance is REQUIRED by your lender. Cost: $800-2,500/year depending on the property.
FEMA maps are available at fema.gov/flood-maps — enter the property address
Even if a home isn't in a flood zone, get an elevation certificate if it's near water. Rowlett flooded in the 2015 tornado and the 2018 heavy rains. Proximity to the lake is beautiful but comes with risk.

HOA fees by neighborhood:

The Shores: $200-250/month (includes community beach, pool, gym, landscaping)
Dalrock Ranch: $0-50/month (some sections have HOA, some don't)
Heritage: $30-50/month
Princeton Heights: $0-25/month
Sapphire Bay: $150-300/month (varies by builder/section, higher amenity package)

Property taxes:

Rowlett total tax rate: approximately 2.4-2.7% of assessed value (city + county + school district + water district)
On a $350K home: $8,400-$9,450/year (before homestead exemption)
File your homestead exemption immediately after closing. This caps annual appraisal increases at 10% and saves you thousands over time. File at dcad.org.
Protest every year. See my property tax protest post.

Sources:

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