- Hunt County
- Royse City TX
- 75189
- Local Area: Verandah Ph 4
Property Overview
Welcome to this well-maintained home located in the popular Verandah subdivision! This 3-bedroom, 2-full-bathroom gem features an open floor plan that flows seamlessly into the kitchen — perfect for entertaining family and friends. The kitchen offers plenty of cabinetry and a spacious work area for preparing family meals. Step outside onto the covered patio and enjoy the expansive backyard, ideal for hosting gatherings with loved ones. This property may qualify for Seller Financing (Vendee). Seller's name is Secretary of Veterans Affairs. Seller DOES NOT pay customary closing costs: including title policy, escrow fees, survey or transfer fees. Proof of funds required on cash transactions; Lender Pre-Approval letter for offers (dated within last 30 days No Survey Available.
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Property highlights
Year Built 2022
School District Royse City Isd
HOA $570 Annually
Parking 2-car garage
Architecture Traditional, Detached
Neighborhood Verandah Ph 4
Full Property Details
Property Details
Quick Details
- Price $226,000
- Status Active
- Bedrooms 3
- Bathrooms 2
- Square Feet 1,535 Sq Ft
- Lot Size 0.16 acres
- Lot Size Sq Ft 7,144
- Year Built 2022
- Price / Sq Ft $147 / Sq Ft
- MLS # 21392539
Overview
- Property Type Residential
- Property Subtype Single Family Residence
- Property Condition Resale
- County Hunt
- Subdivision Verandah Ph 4
- Days on Market 45
Home Details
- Architectural Style Traditional, Detached
- Stories 1
- Levels One
- Full Baths 2
- Half Baths 0
- Construction Brick, Wood Siding
- Foundation Combination
- Roof Composition
- Flooring Brick
- Heating Central
- Cooling Central Air
- Property Attached No
Kitchen & Interior
- Appliances Dishwasher, Electric Cooktop, Disposal
- Interior Features Cable Tv, Walk In Closets
Lot & Exterior
- Lot Features Interior Lot
- Fencing Wood
- Pool No
Parking
- Parking Garage Faces Front
- Garage Spaces 2
- Covered Parking 0
- Attached Garage Yes
Taxes & HOA
- Annual Taxes $6,692
- HOA Fee $570 Annually
- HOA Includes All Facilities, Association Management
- Parcel Number 235928
- Legal Description S5301 VERANDAH PH 4 BLK 39 LOT 13 ACRES .164
- Tax Block 39
- Tax Lot 13
Utilities
- Utilities Cable Available
Schools
- School District Royse City ISD
- Elementary Ruth Cherry — Royse City ISD
- Middle Ouida Baley — Royse City ISD
- High Royse City — Royse City ISD
Listing Information
- Listing Agent Ray King
- Brokerage Infinity Realty Group of Texas
- MLS Board NTREIS
- List Date 09/22/2026
- Source Updated 09/22/2026
- Last Updated 11/02/2026
Property Tax & CAD Valuation for 2049 Berrywood Drive
Hunt CAD (TrueProdigy) records for 2049 Berrywood Drive, Royse City, TX 75189 show a CAD market value of $252,925 and a net appraised value of $252,925. CAD values are used for property-tax purposes and may differ from the property's current list price or eventual sale price.
TAX INFO FOR NORMAL PEOPLE
A plain-English look at Hunt CAD (TrueProdigy) property-tax and appraisal records for 2049 Berrywood Drive, Royse City, TX 75189, including CAD market value, appraised value, exemptions, taxing entities, improvement records, and value history.
View Official Hunt CAD (TrueProdigy) Property Record
1. CAD Big Picture: Land + Improvements = Market Value
This shows what the CAD market value is made of. Appraisal districts usually separate value between the land and the improvements. Improvements may include the home, garages, shops, patios, pools, decks, storage, and other structures.
Land Value $47,182 + Improvement Value $205,743 = CAD Market Value $252,925
2. Improvement Details: Size, Type & Assessed Value
This is a breakdown of the improvements CAD has listed for the property and the square footage or area connected to those records. CAD improvement records may include the main living area, garages, shops, decks, patios, pools, storage, or other site improvements when available.
Building
Value: $196,981 Total Area: 2126 Sqft Living Area: 1535 Sqft
| Detail | CAD Code | Area |
|---|---|---|
| MAIN AREA | MA | 1,535 Sqft |
| ATTACHED | GA | 400 Sqft |
| OPEN PORCH W/ROOF | PO | 128 Sqft |
| OPEN PORCH W/ROOF | PO | 63 Sqft |
| Additional Feature / Structure | Type / Details | Area / Quantity |
|---|---|---|
| SOLAR PANEL SYSTEM COMPLETE | Code: SOLAR PANELS · Class: A3 · Built 2023 | 12 Sqft |
3. Current Tax Exemptions & Statutory Limitations
Property tax bills reflect two distinct types of CAD adjustments: local taxing jurisdiction exemptions (which reduce taxable value below appraised value) and statutory appraisal limitations (which limit the annual growth of appraised value itself). Each taxing entity establishes its own exemption amounts and tax rates.
The current CAD record shows a disabled veteran exemption. Specific deduction amounts vary by taxing jurisdiction.
The current CAD record shows a homestead exemption. Specific deduction amounts vary by taxing jurisdiction.
The current CAD record shows an exemption. Specific deduction amounts vary by taxing jurisdiction.
Each taxing jurisdiction may apply its own exemptions, limitations, and taxable-value adjustments. The figures shown reflect the current CAD record. Specific exemption details are displayed when available from the source. A buyer’s exemptions and future tax obligations may differ.
4. Value After CAD Reductions
This is where CAD reductions, exemptions, limitations, or special-use valuation may affect the value used for tax calculations.
CAD Market Value $252,925 − All Current CAD Reductions $0 = Current Taxed Starting Point $252,925
This reflects the CAD net appraised value after current CAD reductions. Individual taxing units may use different taxable values when exemptions apply.
Combined taxable-value reduction for applicable school district (Royse City ISD) from current exemptions on record (Disabled Veteran, Homestead, Additional Exemption); current owner’s exemptions, not guaranteed to transfer to buyer. Additional local taxing units on this record also show taxable-value reductions: Hunt County (-$18,762), Hunt Memorial Hd (-$18,762), Verandah MUD Of Hunt Co (-$18,762).
5. Who Taxes It?
These are the local entities included in the current CAD/tax estimate. A property tax bill can include a city, county, school district, municipal utility district, public improvement district, or other special district. Each entity may use its own taxable value, rate, and exemption treatment.
| Entity | Taxable Value | Rate (per $100) | Est. Tax (No Ex.) | Savings | Est. Tax (Current) |
|---|---|---|---|---|---|
|
County
HUNT COUNTY |
$234,163 | 0.3346 | $846 | -$63 | $784 |
|
Other Entity
HUNT MEMORIAL HD |
$234,163 | 0.2148 | $543 | -$40 | $503 |
|
School District
ROYSE CITY ISD |
$94,163 (H) | 1.2552 | $3,175 | -$1,993 | $1,182 |
|
Municipal Utility District (MUD)
VERANDAH MUD OF HUNT CO |
$234,163 | 0.8500 | $2,150 | -$159 | $1,990 |
(H) Taxable reduction reflected in school district taxable value.
Each taxing jurisdiction may apply its own exemptions, limitations, and taxable-value adjustments. The figures shown reflect the current CAD record. Specific exemption details are displayed when available from the source. A buyer's exemptions and future tax obligations may differ.
Special District Context
- Municipal Utility District (MUD): A special-purpose district that may appear as a separate taxing entity.
6. Estimated Tax Bottom Line
Est. Taxes (No Exemptions) $6,714 − Est. Tax Reductions / Savings $2,255 = Est. Taxes (With Current Exemptions) $4,459
The current CAD tax estimate shows exemptions and adjustments reduce the estimated annual taxes by about $2,255. Estimated taxes without exemptions are calculated by applying each jurisdiction's tax rate to its pre-exemption taxable value. Exemption savings represent the difference between this unexempted estimate and the county's current tax estimate. Taxable values and tax rates vary by jurisdiction. Future taxes depend on buyer qualification and future adopted rates.
The current tax estimate reflects a homestead exemption on the property's present CAD record. That exemption does not automatically transfer to a new owner; a buyer must qualify for their own exemptions. For comparison, the current estimate is $4,459 with the exemptions shown today and $6,714 without exemptions. Actual future taxes will depend on buyer eligibility, future appraised values, and adopted tax rates.
7. CAD Values Over Time
YOY Change reflects the change in CAD Market Value from the prior appraisal year. Taxed / Appraised reflects the CAD net appraised value after CAD reductions, or the certified capped appraisal value where jurisdictions differ. Individual taxing units may use different taxable values when exemptions apply.
| Year | Land | Impr. | Market | Taxed / Appraised | YOY Change |
|---|---|---|---|---|---|
| 2022 | $40,850 | — | $40,850 | $40,850 | — |
| 2023 | $47,210 | $219,420 | $266,630 | $266,630 | +$225,780 / +552.71% |
| 2024 | $47,210 | $242,930 | $290,140 | $290,140 | +$23,510 / +8.82% |
| 2025 | $47,210 | $219,890 | $267,100 | $267,100 | -$23,040 / -7.94% |
| 2026 | $47,182 | $205,743 | $252,925 | $252,925 | -$14,175 / -5.31% |
| 2027 | — | — | — | — | — |
8. List Price vs CAD Value
The current list price and the county’s CAD market value are not the same thing. CAD market value is used for property-tax context and may lag the open market, reflect prior protests, exemptions, caps, agricultural or special-use treatment, or other appraisal district methods.
How does the list price compare with the CAD value?
CAD values are appraisal-district values used for property-tax purposes and can differ from current asking prices and eventual sale prices.
Current List Price $226,000 − Current CAD Market Value $252,925 = Under CAD Value -$26,925 (-10.6%)
A sale price can become part of the appraisal district’s future evidence. A buyer’s future taxable value and tax bill may change after purchase, especially if exemptions, caps, or special-use valuation change.
For tax planning, buyers should confirm future taxable value, exemptions, and special-use treatment with the appraisal district, tax office, lender, CPA, or other qualified advisor.
LIFE AROUND VERANDAH PH 4
A curated look at local favorites, everyday stops, and lifestyle context near this property.