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Sandlin Manor is a small gated neighborhood of roughly 20 custom homes in central Southlake, Texas, 76092, off North White Chapel Boulevard along West Chapel Downs Drive and Chapel Downs Court. The original manor house dates to 1998, with the remaining homes built largely between 2007 and 2011 on lots of about 0.45 to 0.7 acre. Homes run to 6,000 square feet and beyond, and the association charges $650 a year, which is low for a gated Southlake neighborhood. Tarrant Appraisal District records confirm the taxing entities: the City of Southlake, Tarrant County, Tarrant County Hospital, Tarrant County College and Carroll ISD. Nitin Gupta, CRS, GRI, CLHMS, Broker Associate with Competitive Edge Realty, represents buyers and sellers here and across Southlake. Call 469-269-6541 or contact Nitin to start with a conversation.

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Gated access at $650 a year

Listing records show a mandatory association at $650 annually through Sandlin Manor HOA, covering management fees. For a gated neighborhood that is genuinely low: comparable Southlake communities run $1,200 to $2,900 a year, and gated neighborhoods elsewhere in the city charge more still. In a 20-home association, though, the per-owner share of any significant gate or common area repair is large, so ask specifically about the reserve position and any history of special assessments alongside the current dues, and confirm what the fee covers for gate operation and maintenance. Read about the Texas HOA resale certificate and what it discloses.

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What the appraisal record shows about value here

Tarrant Appraisal District records for one 5,361-square-foot home built in 2010 on a 0.46-acre lot show the total market value moving from $1,187,760 in 2021 to $1,582,823 in 2022, $1,815,285 in 2023 and $2,078,852 in 2024, holding at that figure through 2026. That is roughly a 75 percent increase across three years followed by three flat years.

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Two things follow for a buyer. Any price figure for this neighborhood from 2021 or earlier is close to useless today. And because taxes are calculated from the appraised value rather than the seller's basis, a purchase can trigger a reassessment above what the seller has been paying, which matters at this level: recorded unexempt taxes on another home here run about $27,995 a year. Confirm the assessed value, exemptions and combined rate for the specific address with the appraisal district.

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What homes cost

A 6,102-square-foot home on West Chapel Downs Drive sold in May 2025 at $2,400,000, with average price per square foot in the neighborhood near $393. Another home on the same street listed at $1,679,000 on a 0.462-acre lot. Appraised values on individual homes sit above $2 million.

With about 20 homes and infrequent sales, there is no meaningful neighborhood average. Price a specific home from the closest matches on size, lot and condition, and expect the comparable set to extend to similar gated and custom Southlake homes nearby. For a current read, use the home value analysis or contact Nitin.

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An original house, then infill

The neighborhood's original manor house dates to 1998, with the rest of the homes built between about 2007 and 2011. That is a nine-year gap, and it means the housing stock is not uniform even in a neighborhood this small. Ask the build year for the specific home, since a 1998 house and a 2010 house are at different points on every replacement cycle, and treat comparables accordingly.

Schools: Carroll ISD, confirmed at the appraisal district

Tarrant Appraisal District records list Carroll ISD among the taxing jurisdictions for parcels in Sandlin Manor, so the district is documented rather than inferred. Carroll runs a multi-campus progression, an elementary campus, then an intermediate campus, then a middle school, then a ninth and tenth grade high school, and finally Carroll Senior High for eleventh and twelfth grade, and the district operates more than one chain of elementary, intermediate and middle campuses. Confirm the assigned campuses for the exact address with the district rather than relying on the district name alone. Learn more about Carroll ISD schools and compare districts with the DFW school district ratings guide.

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What to check before you buy

Homes built between 2007 and 2011 at this size are reaching first replacements on water heaters and HVAC components, with roofs following, and the 1998 home is a cycle ahead of that. Foundation performance, windows, pool and spa equipment, and the age and quality of any renovation all belong on the inspection list. On half-acre lots, add irrigation coverage, drainage and grading, and tree health near the structure. Because the neighborhood is gated, also confirm how the gate is maintained and funded and what happens if it fails. The seller's disclosure covers only what the seller knows, so the inspection period is where the real information comes from. Learn about the Texas option period.

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Be careful with search results for this name

Searches for "Sandlin Manor" return homes from across Southlake, including Shady Oaks, Oak Hill Estates, Lake Crest, Stony Brook, Aubrey Estates and others at prices from under $1 million to well over $5 million. Confirm the subdivision field reads Sandlin Manor and the address sits on West Chapel Downs Drive or Chapel Downs Court before using any listing or sale as a comparable. Note also that the neighborhood is sometimes written as Sandin Manor, and that Sandlin Street elsewhere in the 76092 ZIP code is an unrelated street with much smaller lots.

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Location

Sandlin Manor sits centrally in Southlake off North White Chapel Boulevard, reached from East Southlake Boulevard, a short drive from Southlake Town Square for shopping and dining, with SH 114 nearby and the entrance to DFW International Airport a short drive. Grapevine, Colleyville, Keller and Westlake are all close. Drive your own commute at the hours you would travel before committing.

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Comparing Sandlin Manor with other Southlake neighborhoods

Among gated options, Lakes of La Paloma offers waterfront lots at higher dues and The Enclave offers about ten larger estates on acre lots. Among small non-gated custom neighborhoods, Oak Pointe, Miracle Point and Pattersons Pond are the closest comparisons on size and lot. For acre-plus land, look at Laurelwood Park or Loch Meadow Estates. Sandlin Manor's distinguishing combination is a gate, a central location and unusually low dues. See the DFW communities directory.

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Selling a home in Sandlin Manor

In a 20-home gated neighborhood, your home will almost always be the only one available, and buyers will compare it against custom homes across central Southlake. Two things belong in the marketing: the gate, since gated inventory in Southlake is limited, and the low annual assessment, which is a real monthly difference against comparable neighborhoods. Pricing should come from the closest size and lot matches rather than from a portal search that pulls in unrelated subdivisions. See the seller marketing plan and seller services.

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Sandlin Manor FAQs

Is Sandlin Manor gated?

Yes. It is a small gated neighborhood in central Southlake off North White Chapel Boulevard, with homes on West Chapel Downs Drive and Chapel Downs Court.

How many homes are there, and when were they built?

About 20 homes. The original manor house dates to 1998, with the rest built largely between 2007 and 2011, on lots of roughly 0.45 to 0.7 acre.

What are the HOA dues at Sandlin Manor?

$650 a year through Sandlin Manor HOA, covering management fees, which is low for a gated Southlake neighborhood. In a 20-home association, ask about reserves and any special assessment history, and confirm how the gate is maintained.

What do homes cost in Sandlin Manor?

A 6,102-square-foot home sold in May 2025 at $2,400,000, with average price per square foot near $393, and appraised values on individual homes sit above $2 million. Figures from 2021 or earlier are not a useful guide.

What school district serves Sandlin Manor?

Carroll ISD, listed among the taxing jurisdictions for these parcels by the Tarrant Appraisal District. Confirm the assigned elementary, intermediate and middle campuses for the exact address, since Carroll operates more than one chain.

How much have values moved here?

Appraisal records for one home show total market value rising from $1,187,760 in 2021 to $2,078,852 in 2024, then holding at that figure through 2026. Because taxes follow appraised value, a purchase can trigger a reassessment above the seller's current bill.

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Work With Nitin Gupta in Southlake

Nitin Gupta is a Broker Associate with Competitive Edge Realty with 480+ closed DFW transactions, 13 professional designations including CRS, GRI and CLHMS, and D Magazine Best REALTOR® recognition in 2020, 2023 and 2024. He serves clients in English, Hindi, Punjabi, Urdu and Gujarati. Read client reviews, watch home tours on his YouTube channel, or call 469-269-6541.

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If Sandlin Manor is on your list, tell Nitin your target move date, whether a gated neighborhood is essential, the square footage and lot you need and your price range, and he will tell you what trades here and which comparable Southlake homes belong on the same tour.

Updated September 2026.