Providence Village is an incorporated town in eastern Denton County known for its distinctive Cape Cod- and Craftsman-inspired homes, established Providence HOA amenities and location near the growing US-380 corridor.
The area combines an established residential community with newer housing options in and around Providence Village. Buyers should pay attention to the specific subdivision, HOA, school district, taxes and special assessments attached to an individual property because these can vary considerably across the area.
Local Real Estate Broker Perspective
I'm Theresa De La Rosa, Texas Real Estate Broker focusing on North Texas new construction at Covenant Heritage Realty, LLC. I help buyers compare new construction and resale homes throughout Denton County and North Texas. In Providence Village, one of the most important things I encourage buyers to verify is the specific property's HOA, school district, taxes, special assessments and amenity access, because these can differ depending on the subdivision and address.
* Builder pricing, inventory and community information reviewed September 2026.
Quick Facts
Quick Answers
Short, direct answers to the questions buyers ask most about Providence Village, based on the verified details in this article. School assignments, HOA structures, and special assessments vary by address, so verify the specifics for the exact property.
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Is Providence Village a city or a master-planned community?
Providence Village is an incorporated town in Denton County. It was originally developed as a master-planned community and incorporated as its own municipality in 2010, so it has its own ordinances, services, and governance, separate from Aubrey or Denton.
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Is Providence Village in Denton ISD or Aubrey ISD?
It depends on the specific address. Parts are served by Denton ISD (Providence Elementary, Rodriguez Middle School, and Braswell High School), while other properties, including some newer developments, fall within Aubrey ISD. Verify the current assignment for the exact address.
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Is there new construction in Providence Village?
Yes. Lennar's Foree Ranch offers single-family homes from approximately $228,000 to $437,000, and K. Hovnanian's Providence Commons offers new townhomes from the mid-$200s. Compare builder terms, floor plans, incentives, and total ownership costs.
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Does every Providence Village home have the same HOA?
No. Homes in the original Providence development are part of the Providence HOA with access to its amenities, while newer developments such as Foree Ranch and Providence Commons may have their own HOA structures, fee schedules, and amenity access.
Where Is Providence Village Located?
Providence Village sits in eastern Denton County, just west of the Collin County line. The location provides access to US-380 for travel toward Denton, Frisco, McKinney and surrounding employment centers. Actual drive times vary substantially with destination and traffic conditions.
- Highway 380 access. The community is minutes from US Highway 380, a major east-west arterial connecting Denton, McKinney and Frisco.
- Ray Roberts Lake State Park. One of North Texas's larger recreational lakes is north of the area, offering boating, fishing, hiking and camping.
- Nearby retail. Providence Village Square provides local shopping, with larger retail destinations in Denton and Frisco.
- Employment access. Major employers in the region include Texas Health Presbyterian Hospital Denton, the University of North Texas, and commercial corridors along Highway 380 and the Dallas North Tollway.
What Sets Providence Village Apart
Providence Village distinguishes itself from newer master-planned communities in several meaningful ways. First is the architectural character. The Cape Cod and Craftsman styles are less common in North Texas, where many communities favor farmhouse or contemporary designs. The steep rooflines, dormer windows, covered porches and stone accents create a cohesive streetscape.
Second is the amenity package from the Providence HOA. The community's two pool complexes, including a 35-foot waterslide, are a genuine differentiator. Combined with a fitness center with extended daily hours, clubhouse, lakes, walking trails, tennis courts, sports fields and fishing piers, the established Providence HOA offers recreational infrastructure to residents within that HOA.
Third is the established community environment with mature landscaping and existing amenities. While many Denton County communities are still in their early build-out phases, Providence Village has been developing for over two decades.
New Construction Options
New construction is available in select developments within or near Providence Village. Here are the primary communities currently offering new homes:
Comparing multiple builders and developments can help buyers evaluate differences in pricing, included features, homesites, financing offers, warranties and available inventory. As of August 2026, Lennar's Foree Ranch advertises homes from approximately $228,000 to $437,000, while K. Hovnanian's Providence Commons advertises new townhomes from the mid-$200s. Pricing and availability can change without notice.
Lennar — Foree Ranch
Foree Ranch is a Lennar single-family home community in the broader Providence Village area. Currently selling, with home prices approximately $227,999 to $436,999. The community offers multiple collections including Wellton, Cottage, Watermill, Classic and Classic 3 Car. Current move-in-ready inventory is available. Foree Ranch has its own community information, HOA and fee structure and amenities. Buyers should not assume Foree Ranch automatically uses all original Providence HOA amenities.
Foree Ranch buyers should evaluate the full cost of ownership, including the applicable property-tax rate, HOA fees and special assessments for the specific property. Lennar's current published information notes approximately: Tax rate 1.89%, special assessment fees approximately $1,479.47, HOA fees listed separately. These costs should not be assumed to be identical to homes in the original Providence HOA.
K. Hovnanian — Providence Commons
Providence Commons is K. Hovnanian's new-construction townhome community. Homes start from the mid-$200s with three floor plans, up to 4 bedrooms and approximately 1,700+ sq ft. Current quick-move-in inventory is available.
Before Buying in Providence Village, Verify These 5 Things
- Exact subdivision and community name
- Applicable HOA and amenity access
- Full property-tax rate and any special assessments
- Denton ISD or Aubrey ISD assignment and current campuses
- Whether the home is resale, completed inventory or new construction
Schools: Verify the District and Campus by Address
Properties in and around Providence Village can fall within Denton ISD or Aubrey ISD depending on location. Buyers should verify the current district and campus assignments for the specific address directly with the applicable school district.
Providence Elementary, Rodriguez Middle School and Braswell High School are among the Denton ISD campuses associated with this part of the US-380 corridor. Exact assignments should be verified for the specific property.
Some properties in the broader Providence Village and Aubrey area are served by Aubrey ISD. Campus assignments depend on the property address and should be verified directly with Aubrey ISD. Lennar currently identifies Foree Ranch with Aubrey ISD and lists Jackie Fuller Elementary and Aubrey High School, while warning buyers to verify independently.
Providence HOA Amenities
The original Providence HOA supports a substantial amenity package. These amenities are associated with homes within the Providence HOA; not every home or newer development in the town has access. HOA dues and amenity access vary by subdivision and property. Buyers should verify the applicable HOA, dues, transfer or initiation fees and amenity rights for the specific address.
- Main Clubhouse and Community Center available for events and gatherings.
- Two pool complexes including a 35-foot waterslide, junior Olympic pools, children's and tot pools, and splash areas.
- Fitness center with extended daily hours (3:00 AM to 12:00 AM per current HOA).
- Tennis courts, basketball courts, soccer fields, baseball fields for active residents and youth sports.
- Seven lakes including Lake Providence, with fishing opportunities.
- Walking and biking trails, greenbelts connecting neighborhoods and parks throughout the development.
- Playgrounds, barbecue and picnic areas throughout the community.
What I Look at When Helping Buyers Compare Providence Village Homes
When I help a buyer evaluate a home in Providence Village, I start with the specific address rather than relying only on the community name. I compare whether the property is resale or new construction, the applicable HOA and amenity access, the complete property-tax obligation and special assessments, current school assignments, the home's condition or builder offering, and comparable inventory.
That address-level review is especially important in Providence Village because established Providence neighborhoods and newer developments such as Foree Ranch and Providence Commons can have different ownership costs, amenities and community structures.
Who May Want to Consider Providence Village?
Providence Village may appeal to buyers looking for established amenities, distinctive architecture and housing options at several price points. It is well suited for:
- Buyers who value established recreational amenities. The Providence HOA amenity package, including two pool complexes and a waterslide, is a key differentiator for residents within that HOA.
- Buyers comparing new construction with resale homes. The area offers both established resale inventory and newer construction in developments like Foree Ranch and Providence Commons.
- Buyers interested in distinctive architecture. The Cape Cod and Craftsman styles found throughout the original Providence neighborhoods are less common in North Texas.
- Buyers wanting access to the US-380 corridor. The location provides routes toward Denton, Frisco, McKinney and surrounding employment centers.
- Buyers comparing townhomes with detached homes. Providence Commons offers townhome living while Foree Ranch and established neighborhoods offer single-family detached homes.
How Providence Village Compares to Nearby Communities
Buyers considering Providence Village are often also looking at other communities along the US-380 corridor. Here is how they compare:
| Feature | Providence Village | Sandbrock Ranch | Union Park | Foree Ranch |
|---|---|---|---|---|
| Established | 2000 (mature) | Mid-2010s | Mid-2010s | 2024 (newer) |
| Housing types | Resale + new construction (select) | New construction, resale | New construction, resale, 55+ | New construction only |
| Amenity style | Providence HOA amenities (two pools, waterslide, fitness) | Equestrian, resort-style | Resort + Del Webb 55+ | Community-specific (verify) |
| School district | Denton ISD or Aubrey ISD (verify) | Denton ISD | Denton ISD | Aubrey ISD (verify) |
| Current new construction | Foree Ranch, Providence Commons | Multiple builders | Multiple builders | Lennar only |
Providence Village offers a different mix of established resale homes and newer construction than many recently launched communities along the US-380 corridor. For a broader look at builder activity in the region, explore our North Texas new construction guide. Buyers should compare Providence Village with nearby US-380 communities using current home prices, total taxes and assessments, HOA costs, school assignments, housing type and the amenities included with the specific property.
Providence Village Buyer Questions I'm Asked Most Often
Is Providence Village a city or a master-planned community?
Providence Village is an incorporated town in Denton County, not a neighborhood within a larger city. It was originally developed as a master-planned community and later incorporated as its own municipality in 2010. That local government structure means the town has its own ordinances, services and governance, separate from Aubrey or Denton.
Is Providence Village in Denton ISD or Aubrey ISD?
It depends on the specific address. Parts of Providence Village and the surrounding area are served by Denton ISD (including Providence Elementary, Rodriguez Middle School and Braswell High School), while other properties, including some newer developments, fall within Aubrey ISD. Always verify the current school assignment for the exact property address directly with the district.
Does every Providence Village home have the same HOA?
No. Homes in the original Providence development are part of the Providence HOA and typically have access to its amenity package. Newer developments such as Foree Ranch and Providence Commons may have their own HOA structures, fee schedules and amenity access. This is one of the first things I help buyers verify before comparing properties. Reach out to Theresa De La Rosa to discuss how HOA structures compare across specific Providence Village addresses.
Does Providence Village have a PID or special assessment?
Some properties in the Providence Village area carry a Public Improvement District (PID) or special assessment, and the amounts and terms vary by subdivision and property. For example, Lennar's Foree Ranch currently discloses a special assessment of approximately $1,479.47. Buyers should verify the complete tax obligation and any special assessments for the specific address before making an offer.
Is there new construction in Providence Village?
Yes. New construction is available in select developments within or near Providence Village. Lennar's Foree Ranch offers single-family homes from approximately $228,000 to $437,000. K. Hovnanian's Providence Commons offers new townhomes from the mid-$200s. Buyers should compare both new construction and resale options, and I help clients evaluate builder terms, floor plans, incentives and total ownership costs for each option. For a full overview of builder communities in the region, see our North Texas new construction guide.
What should I compare before buying a home in Providence Village?
I recommend comparing the specific subdivision and HOA, total property-tax rate and any special assessments, current school district and campus assignments, home condition (resale) or builder and floor plan (new construction), and the complete cost of ownership including HOA dues, taxes and assessments. Comparing Denton County new construction communities side by side can also help buyers see how Providence Village stacks up against nearby options like Sandbrock Ranch, Union Park and others along the US-380 corridor.
Do I need my own real estate agent when buying new construction?
While you are not legally required to have your own agent, the sales representative on site represents the builder, not you. Having your own broker means someone is looking out for your interests throughout the transaction -- from comparing builder terms and incentives to helping you understand the transaction, timelines, and builder procedures. Theresa helps buyers understand the practical implications of the documents; builder contracts are legally binding, and buyers should consult a qualified real estate attorney when they need legal interpretation or advice. I work with buyers across both new construction and resale to help them make informed decisions with clarity and confidence. Contact Theresa to discuss your specific situation.
Why Work With a Real Estate Broker for New Construction at Providence Village?
When you walk into a builder's sales center, the agent on site represents the builder. They are helpful and professional, but their fiduciary duty is to the builder, not to you. Having your own broker representing your interests changes the equation entirely. As a Real Estate Broker with 18 years of experience across Denton County, I bring several advantages to buyers evaluating Providence Village area communities:
- Builder knowledge. I help buyers compare current builders and communities based on available floor plans, included features, homesites, inventory, warranties, pricing and incentives.
- Contract guidance. New-construction contracts differ from standard resale contracts. As your Real Estate Broker, I help you understand the transaction process, timelines, financial obligations and business terms and negotiate where appropriate. I do not provide legal advice, and buyers with questions about legal provisions should consult a qualified real estate attorney before signing.
- Community comparison. I know Providence Village, Sandbrock Ranch, Union Park and other communities in the 380 corridor. I will help you evaluate which community truly fits your lifestyle, budget and long-term goals.
- Relocation support. If you are moving to North Texas from out of state, I have a proven process for helping buyers evaluate communities, tour homes virtually and navigate the purchase remotely.
- Incentive evaluation. I help buyers compare the complete terms of builder offers, including price, financing, closing-cost assistance and other incentives when available.
Eligible buyers using VA financing should confirm loan eligibility, builder requirements and any available incentives for the specific home.
The Bottom Line
Providence Village offers an unusual combination of established Cape Cod- and Craftsman-inspired neighborhoods, mature Providence HOA amenities and newer housing options in and around the town. The key for buyers is to evaluate the SPECIFIC property rather than assume every Providence Village address has the same HOA, amenities, school district, taxes or assessments. Foree Ranch, Providence Commons and established Providence neighborhoods can differ considerably in ownership costs and community structure. That makes an address-level comparison especially important when considering Providence Village.
Buyers should compare Providence Village real estate with nearby US-380 communities using current home prices, total taxes and assessments, HOA costs, school assignments, housing type and the amenities included with the specific property.
Important disclaimer: Builder participation, pricing, inventory, incentives, HOA dues, amenity access, property-tax rates, special assessments, school districts, campus assignments and development information are subject to change and can vary by property. Buyers should independently verify the applicable HOA, taxes, assessments and school district for the specific address. Builder contracts may contain terms different from standard resale contracts; legal questions should be directed to a qualified real estate attorney. Property values and future appreciation are not guaranteed.
Want to explore whether Providence Village is the right community for your next move? Schedule a consultation and we will walk through your options together.
Theresa De La Rosa
Real Estate Broker at Covenant Heritage Realty, LLC
Texas Real Estate Broker · REALTOR®
Theresa De La Rosa is the founder and Broker of Covenant Heritage Realty, LLC. She holds the Accredited Buyer's Representative (ABR) designation, is a Certified Luxury Marketing Specialist, an AI Certified Agent, and an AI Listing Advantage holder, and has been recognized as a RateMyAgent Price Expert and a Million Dollar Club producer. Her practice includes new construction across Providence Village and communities throughout Denton County and North Texas. She works with buyers and sellers across both new construction and resale real estate, helping clients compare communities, builders, homes, current market conditions and total ownership costs. With 18 years of experience, she provides strategic, data-driven real estate guidance for every stage of the journey.