Collin Value

6 Shady Bend Dr, Melissa, TX 75454

3,539 sqft, built 1999, in Country Ridge Phase 1. Appraised at $1,122,672 for 2026.

Collin County account 2054875

Likely too high

about $205,000

8 similar homes nearby point to a value about $205,000 lower than yours.

Appraised value$1,122,672
Similar homes$917,662
$205,010 gap · bars start at $0

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

Appraised value
$1,122,672
Tax year 2026
Living area
3,539 sqft
$317 per sqft
Year built
1999
Homestead
Yes
Owner-occupied exemption on file

Why we think so

Unequal assessment

Strong

8 of 8 similar homes are assessed lower per square foot. Their similarity-weighted median is $216.77/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 $473,340. Counting your land in place of theirs where theirs is less, they support a value of $917,662.

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 Country Ridge Phase 1 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 decreased 4.1% from $1,171,000 in 2025 to $1,122,672 in 2026.
  • Appraised value per square footThe current public record shows about $317 per square foot before any comparable-property adjustments.
  • Nearby comparison areaThis page starts the equity review with public records for the Country Ridge Phase 1 neighborhood and ZIP 75454.
  • Neighborhood value signalAmong 214 residential records in the same neighborhood, the average appraised value is about $231 per square foot.
  • Area year-over-year signalNearby residential records with prior-year values moved about -0.8% on average.

Comparable assessments

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

  • 5 Country Ridge Rd, Melissa, TX 75454
    3,547 sqft | $217/sqft | built 1990 | Similar size (3,547 vs 3,539 sqft); Similar lot size (67,117 vs 70,132 sqft); Both have pool
    $768,891
  • 49 Country Ridge Rd, Melissa, TX 75454
    3,346 sqft | $262/sqft | built 1997 | 6% smaller (3,346 vs 3,539 sqft); Similar age (1997 vs 1999); Similar lot size (72,040 vs 70,132 sqft)
    $878,000
  • 15 Trailridge Dr, Melissa, TX 75454
    3,327 sqft | $213/sqft | built 2000 | 6% smaller (3,327 vs 3,539 sqft); Similar age (2000 vs 1999); Similar lot size (67,941 vs 70,132 sqft)
    $710,109
  • 4 Trailridge Dr, Melissa, TX 75454
    3,330 sqft | $231/sqft | built 1997 | 6% smaller (3,330 vs 3,539 sqft); Similar age (1997 vs 1999); Similar lot size (68,097 vs 70,132 sqft)
    $768,700
  • 25 Trailridge Dr, Melissa, TX 75454
    3,404 sqft | $251/sqft | built 1997 | Similar size (3,404 vs 3,539 sqft); Similar age (1997 vs 1999); Similar lot size (74,575 vs 70,132 sqft)
    $853,730

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.

  • 40 Trailridge Dr, Melissa, TX 75454
    August-28-2026 | 3,367 sqft | $290/sqft | built 1995 | Similar size (3,367 sqft); Moderate age difference (4 years older); Sold after the valuation date
    $975,000
  • 8 Shady Bend Dr, Melissa, TX 75454
    October-1-2026 | 3,869 sqft | $246/sqft | built 2001 | 9% size difference (3,869 sqft); Similar age (2001); Sold after the valuation date
    $950,000
  • 3500 Jersey Rd, Melissa, TX 75454
    September-25-2026 | 3,687 sqft | $156/sqft | built 2017 | Similar size (3,687 sqft); Sold after the valuation date
    $575,000
  • 3500 Brazos St, Melissa, TX 75454
    October-5-2026 | 3,362 sqft | $148/sqft | built 2016 | 5% size difference (3,362 sqft); Sold after the valuation date
    $499,000
  • 82 Trailridge Dr, Melissa, TX 75454
    May-29-2026 | 2,950 sqft | $224/sqft | built 2004 | Moderate age difference (5 years newer); Sold after the valuation date
    $660,000

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

Down 4.1% in 2026 from 2025.

Appraised value by tax year, with the change from the previous year listed
Tax yearAppraised valueChangeChange %
2026$1,122,672−$48,328−4.1%
2025$1,171,000−$16,457−1.4%
2024$1,187,457+$381,462+47.3%
2023$805,995+$102,286+14.5%
2022$703,709+$76,371+12.2%
2021$627,338+$70,423+12.6%
2020$556,915——
6-year total+$565,757+101.6%