Collin Value

2016 River Trl, Melissa, TX 75454

2,278 sqft, built 2021, in Legacy Ranch Phase 2. Appraised at $496,183 for 2026.

Collin County account 2832197

In line with similar homes

8 similar homes nearby support a value at or above your county value.

Appraised value$496,183
Similar homes$508,449
No gap: similar homes are at or above the county value · bars start at $0

How sure: High · 8 similar homes (5 shown below) · public records only

Appraised value
$496,183
Tax year 2026
Living area
2,278 sqft
$218 per sqft
Year built
2021

What we found

Unequal assessment

Weak

0 of 8 similar homes are assessed lower per square foot. Their similarity-weighted median is $222.32/sqft, but land is valued apart from the home, and some of them have less land value per square foot of home than yours, which counts as $155,000. Counting your land in place of theirs where theirs is less, they support a value of $508,449.

Compare this assessment

Start with the county value and property facts, then review appraisal comps, recent sales, and prior-year changes to decide whether the assessment is worth challenging. The comps on this page are free to review; email sign-in is only used to save a printable report.

For nearby context, browse ZIP 75454 and Legacy Ranch Phase 2 assessment pages.

Protest deadline

The 2026 protest deadline was . The 2027 protest deadline is . 2027 notices usually arrive in April.

Deadline rule: May 15, or 30 days after your notice of appraised value is mailed, whichever is later. A deadline on a weekend or holiday moves to the next business day. Evidence is reviewed by the Appraisal Review Board (ARB). Dates checked against the official source.

Assessment snapshot

These public CCAD records highlight what may be worth checking before you file.

  • Assessment changeThe appraised value stayed about the same, from $496,180 in 2025 to $496,183 in 2026.
  • Appraised value per square footThe current public record shows about $218 per square foot before any comparable-property adjustments.
  • Nearby comparison areaThis page starts the equity review with public records for the Legacy Ranch Phase 2 neighborhood and ZIP 75454.
  • Neighborhood value signalAmong 317 residential records in the same neighborhood, the average appraised value is about $182 per square foot.
  • Area year-over-year signalNearby residential records with prior-year values moved about +9.0% on average.

Comparable assessments

Showing 5 of the 8 similar homes in this property's equity comparison, from public appraisal records.

  • 2010 River Trl, Melissa, TX 75454
    2,260 sqft | $220/sqft | built 2021 | Similar size (2,260 vs 2,278 sqft); Built same year (2021); Similar lot size (7,800 vs 7,800 sqft)
    $497,292
  • 2112 Ranchwood Dr, Melissa, TX 75454
    2,318 sqft | $226/sqft | built 2021 | Similar size (2,318 vs 2,278 sqft); Built same year (2021); Similar lot size (7,800 vs 7,800 sqft)
    $524,400
  • 2207 Vista Ridge Rd, Melissa, TX 75454
    2,329 sqft | $229/sqft | built 2021 | Similar size (2,329 vs 2,278 sqft); Built same year (2021); Similar lot size (7,800 vs 7,800 sqft)
    $534,173
  • 2203 Ranchwood Dr, Melissa, TX 75454
    2,318 sqft | $222/sqft | built 2021 | Similar size (2,318 vs 2,278 sqft); Built same year (2021); Similar lot size (7,896 vs 7,800 sqft)
    $515,329
  • 819 Embers Ln, Melissa, TX 75454
    2,241 sqft | $223/sqft | built 2022 | Similar size (2,241 vs 2,278 sqft); Similar age (2022 vs 2021); Similar lot size (7,600 vs 7,800 sqft)
    $500,183

Recent comparable sales

Sales selected by similarity to the subject property. Texas is a non-disclosure state, so these MLS-listed sales are supplemental evidence.

  • 4210 Juniper Ln, Melissa, TX 75454
    August-31-2026 | 2,231 sqft | $202/sqft | built 2018 | Similar size (2,231 sqft); Similar age (2018); Sold after the valuation date
    $450,000
  • 3501 Laurel Valley Ln, Melissa, TX 75454
    September-10-2026 | 2,394 sqft | $184/sqft | built 2021 | 5% size difference (2,394 sqft); Similar age (2021); Sold after the valuation date
    $440,000
  • 2218 Jackson Dr, Melissa, TX 75454
    August-31-2026 | 2,236 sqft | $187/sqft | built 2016 | Similar size (2,236 sqft); Moderate age difference (5 years older); Sold after the valuation date
    $418,000
  • 4025 Mockingbird Ln, Melissa, TX 75454
    September-15-2026 | 2,499 sqft | $168/sqft | built 2021 | 10% size difference (2,499 sqft); Similar age (2021); Sold after the valuation date
    $419,900
  • 4400 Mimosa Dr, Melissa, TX 75454
    July-27-2026 | 2,405 sqft | $191/sqft | built 2017 | 6% size difference (2,405 sqft); Moderate age difference (4 years older); Sold after the valuation date
    $460,000

Public appraisal comparison for 2026. Prepared . Appraisal source: Collin Central Appraisal District. Sales data checked in this snapshot: . Matches consider available size, age, location and property characteristics. How comparisons work.

Value history

No change in 2026 from 2025.

Appraised value by tax year, with the change from the previous year listed
Tax yearAppraised valueChangeChange %
2026$496,183+$30.0%
2025$496,180−$2360.0%
2024$496,416−$23,999−4.6%
2023$520,415——
3-year total−$24,232−4.7%