Real Estate · North Dallas

Open House · June 15 · 2–4 PM

Riverset · Garland, TX 75042

2622 Settlers Place

$399,900 · Garland, TX 75042

3 BD

Bedrooms

2.5 BA

Bathrooms

1,971

Sq. Feet

$203

Per SqFt

~$175

HOA/mo

2023

Year Built

CB JENI Homes Low-Maintenance Townhome HOA Covers Front & Back Yard Resort-Style Pool Walking Trails · Duck Creek Dog Park · Children's Playground 0.6 mi · N Garland High Near UT Dallas · I-75 · PGBT Modern Farmhouse Community

What Makes This Home Worth Seeing

✺

CB JENI Homes — quality townhome builder, largest in DFW

✺

Open-concept kitchen: quartz countertops, gas range, large island

✺

High ceilings, wood laminate flooring, modern design throughout

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HOA handles all front yard and back yard maintenance

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2-car rear-entry garage — cleaner streetscape, added security

✺

Built 2023 — energy-efficient construction, no deferred maintenance

Nearby Sold Comps Verify in NTREIS

Address	Bd/Ba	SqFt	$/SqFt
2618 Settlers Pl	3/2.5	1,971	~$203
2538 Settlers Pl	3/2.5	1,971	~$200
2622 Settlers ★	3/2.5	1,971	$203

Priced in line with direct Riverset comparables. Verify all comps in NTREIS before presenting.

The Conversation Starter

Buyer representation costs you nothing — the seller pays. I'm a CPA and an active agent. Not marketing, just math. If 2622 Settlers Place isn't the right fit, I'll find the one that is.

📷 View on Zillow ✺ Photo Gallery 🏠 Buyer Guide

Financial Analysis

The Numbers — Built by a CPA

2622 Settlers Place Garland, TX 75042 · $399,900

Monthly Payment at $399,900

30-yr fixed ~6.75% · Taxes est. $7,200/yr · HOA ~$175/mo · Insurance est. $1,200/yr · All figures estimates only

5% Down

Down: $20,000

$3,190

/ month PITI + HOA

PMI included
~Est. only

10% Down

Down: $40,000

$2,980

/ month PITI + HOA

PMI included
Most common entry

20% Down

Down: $80,000

$2,620

/ month PITI + HOA

No PMI
~Est. only

2-1 Buydown — Ask about seller concessions (requires seller agreement + lender confirmation). Year 1: ~4.75% rate — saves ~$420/mo P&I · Year 2: ~5.75% rate — saves ~$210/mo P&I. Up to ~$7,560 in two-year savings — a negotiating lever worth raising at the table.

Sold Comp Analysis

Public record estimates — verify all figures in NTREIS

Address	Bd/Ba	SqFt	$/SqFt	Status
2618 Settlers Pl	3/2.5	1,971	~$203	Sold '24
2538 Settlers Pl	3/2.5	1,971	~$200	Sold '24
1657 Dewberry Ln	3/2.5	1,800	~$211	Active
2622 Settlers ★	3/2.5	1,971	$203	Listed

At $203/sqft, this home is priced in line with direct Riverset comparables — new construction quality, 2023 build, HOA-maintained yard, move-in ready. No discounting needed to compete. The value is the product.

Garland 75042 Market Context

Garland Median Sold Price

$290K

Riverset Townhome Range

$360–420K

2622 Settlers Pl List Price

$399,900

Zillow Zestimate

$397,200

Source: Zillow / NTREIS public data, June 2026. Verify all figures before client presentation.

Questions to Ask at This Open House

What is included in the HOA — and what is the reserve fund balance?
Are there any pending special assessments?
What do utilities run monthly combined?
What is the seller's motivation — flexibility on price or timing?
Has the HOA had any recent litigation or management changes?
Are there rental restrictions in the HOA bylaws?

Texas = Zero State Income Tax — The Math Matters

Annual Income	California Tax	New York Tax	Illinois Tax	Texas Tax	Annual Savings vs. CA
$100,000	~$3,600	~$6,100	~$4,900	$0	~$3,600
$150,000	~$8,200	~$9,300	~$7,400	$0	~$8,200
$200,000	~$15,000	~$14,700	~$9,900	$0	~$15,000

TX Homestead Exemption: $140,000. File Form 50-114 with Dallas County Appraisal District. Rates estimated — verify with licensed CPA.

Market Intelligence

Who Is Buying This Home — and Why

2622 Settlers Place Garland, TX 75042 · $399,900

We researched the Riverset community, the $380K–$420K townhome segment in 75042, and the buyer profile driving demand for low-maintenance, new-construction homes near the US-75 corridor. What follows is who we are targeting this listing toward — and the specific channels we are using to reach them. This work was done before the listing went live.

The UT Dallas Professional

Primary Avatar

Age

28–38

Income

$80K–$130K household

Situation

Renting in Richardson or Plano. First home purchase. Tired of rent increases.

Why Riverset

10-min drive to UTD campus. Commute to Legacy West/Plano is under 20 min. New construction with no maintenance overhead.

Decision

Monthly payment vs. current rent is close. HOA handling yard maintenance is a lifestyle win.

Find Them

LinkedIn (UT Dallas alumni), Facebook groups (Garland/Richardson young professionals), Zillow Save alerts

The Relocating Family

Secondary Avatar

Age

32–44

Income

$100K–$160K household

Situation

Moving from CA, IL, or NY for a corporate relo or remote-work freedom. Seeking value vs. coastal markets.

Why Riverset

New community feel, safe neighborhood, HOA-maintained. $399,900 buys nearly 2,000 sqft — impossible in their origin market.

Decision

Texas zero-income-tax savings offset Garland property taxes. Proximity to PGBT, I-75, and Dallas employment centers.

Find Them

Facebook relocation groups (Moving to DFW), Instagram geo-targeted ads, Bay Area/Chicago real estate forums

The Downsizer

Tertiary Avatar

Age

55–68

Income

Fixed income / retirement assets

Situation

Kids are grown. Current home is too large. Wants to free up equity, eliminate yard work, and simplify.

Why Riverset

HOA handles all landscaping — zero yard responsibility. Lock-and-leave lifestyle. Modern finishes without another renovation project.

Decision

Uses equity from prior home sale. Minimal or no mortgage. Comfort and convenience over square footage.

Find Them

Facebook (55+ North Texas groups), neighbor outreach in nearby older Garland neighborhoods, eXp agent network

How We Are Reaching Each Avatar

Targeted Facebook + Instagram ads — geo-targeted to 75042, 75081, 75080 (Richardson, Plano renters in the right payment range)
LinkedIn outreach — UT Dallas alumni tag, North Dallas tech professionals under 40
Zillow Premier placement — this listing will show to buyers with saved searches in the 75042 price band
Agent-to-agent outreach — direct message to buyer's agents with active buyers in the $375K–$425K Garland range

Relocation Facebook groups — "Moving to Dallas-Fort Worth" and related groups have 50,000+ active members, many in the Avatar 2 profile
Neighbor outreach — door cards in adjacent Riverset streets targeting current renters and upgrade buyers
Open house — Saturday June 13, 2–4 PM drives in-person traffic while listing momentum is highest
This document — sent to Krystal to demonstrate the depth of preparation behind this launch

Most agents list and wait. We identify who is most likely to buy this specific home, build the message for each avatar, and deploy targeted channels before the first showing. Krystal, this is the homework — and it was done before your listing went live.

Community & Lifestyle

Riverset & Garland, TX

2622 Settlers Place Garland, TX 75042 · $399,900

Riverset — The Community

Riverset was born from the Pickett Dairy Farm — one of Garland's last working farms — and reimagined into one of North Texas's most distinctive new communities. Developed by Wilbow Corporation with four renowned builders (CB JENI, Brightland, M/I Homes, and Grenadier), Riverset blends modern farmhouse architecture with walkable, amenity-rich living.

2622 Settlers Place sits inside this master-planned community with over 300 homes completed across Phase 1 and Phase 2. The community design centers on Duck Creek, a lush greenbelt corridor that runs through the neighborhood and connects to the city-wide trail network.

Community Amenities

🏊

Resort-Style Pool with Cabanas

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Modern Farmhouse Amenity Center

🐕

Texas-Sized Dog Park

🚶

Miles of Walking Trails

🌿

Duck Creek Greenbelt

🛝

Children's Playground

🌳

Central Park + Creek-Side Park

🌱

HOA Maintains All Landscaping

🏘️

Perennial Gardens Throughout

HOA covers both front and back yard maintenance — mowing, edging, weed control, and shrub pruning. Lock-and-leave lifestyle with zero yard responsibility. Approximate dues: ~$175/month.

Location — Garland Has Got It

Garland sits just northeast of Dallas, positioned between I-75 (US Central Expressway) and the George Bush Turnpike — giving residents easy access to the entire DFW employment corridor without the premium pricing of Frisco, Plano, or Allen.

Commute Times

UT Dallas Campus

10–12 min

Richardson / Telecom Corridor

12–16 min

Legacy West / Plano

18–22 min

Firewheel Towne Center

8–10 min

Uptown / Downtown Dallas

22–28 min

DFW Airport

35–40 min

Love Field

22–26 min

Nearby Lifestyle

Grocery: Tom Thumb, Kroger, Walmart Supercenter, H-E-B (nearby)
Dining: Firewheel Towne Center restaurants, local Garland dining corridor
Shopping: Firewheel Towne Center (5 min), NorthPark (20 min), Stonebriar (25 min)
Entertainment: Granville Arts Center, Curtis Culwell Center, Lake Ray Hubbard
Outdoors: Lake Ray Hubbard boating/fishing (10 min), Duck Creek trails (steps away)
Golf: Duck Creek Golf Club (5 min)

Lake Ray Hubbard is less than 10 minutes away — boating, fishing, waterfront dining, and trails. For buyers who want DFW access with an outdoor lifestyle, this location punches well above its price.

Garland Market Context — June 2026

$290K

Garland Median Sold

2622 Settlers priced 38% above city median — new construction premium justified

~70

Avg Days on Market

Garland overall. Riverset townhomes move faster in this range.

77 TH

Townhomes Sold Last Month

Active townhome segment in Garland — meaningful buyer pool

$175

HOA / Month

Covers all landscaping, front and back yard

Education

Garland Independent School District

2622 Settlers Place Garland, TX 75042 · $399,900

Riverset is served by Garland ISD — the fourth-largest school district in the DFW Metroplex with 52,000+ students across 78 campuses. GISD was named 2026 Texas District of the Year by H-E-B Excellence in Education. The district offers strong magnet and specialized programs, UIL 6A athletics, and a growing STEM and dual-enrollment curriculum.

Schools Serving 2622 Settlers Place

Elementary

Davis Elementary

Garland ISD · ~0.5 mi

K–5 · Nearby campus serving Riverset students

Middle School

Bussey Middle School

Garland ISD · ~1.4 mi

Gr. 6–8 · Short drive from Riverset

High School

North Garland High School

Garland ISD · ~0.6 mi · UIL 6A

Gr. 9–12 · 2,785 students · Home of the Raiders · Math, Science & Technology Magnet Program

About Garland ISD

2026 Texas District of the Year — H-E-B Excellence in Education Award
78 campuses, 52,000+ students, Pre-K through 12
Fourth-largest district in DFW Metroplex
13th largest in the state of Texas
UIL 10-6A athletics — competitive sports programs
Strong AP, dual enrollment, and Career & Technical Education (CTE) programs
Bond 2023 — ongoing investment in new facilities and upgrades
Superintendent: Dr. Ricardo López

North Garland High — Magnet Program

North Garland High School sits 0.6 miles from Riverset and hosts one of two Math, Science, and Technology Magnet Programs in Garland ISD — a meaningful draw for STEM-focused families. The program attracts students from across the district and represents a real differentiator for buyers with school-age children.

Why This Matters at $399,900

At this price point, Garland ISD access is a genuine differentiator for the relocating-family avatar. Buyers moving from California, New York, or Illinois are accustomed to paying a significant school-district premium. Garland ISD — a district just awarded Texas District of the Year — at $399,900 delivers meaningful value that those buyers recognize immediately.

78

Campuses

52K+

Students

2026

TX District of the Year

Proximity to Higher Education

UT Dallas — 10–12 min drive. Top-ranked engineering and business programs. A direct driver of demand for Riverset homes among graduate students, faculty, and staff.
Dallas College – Brookhaven Campus — ~10.5 mi. Affordable transfer and certificate programs.
Richland College — ~8 mi. One of the largest community colleges in the DCCCD system.

The proximity to UT Dallas (10 min) plus Garland ISD's District of the Year recognition creates a double pull for two of the three buyer avatars we are targeting — the young professional and the relocating family. School zone is not a checkbox on this listing. It is a selling point we lead with.

For You · Krystal

Share Your Listing on Social

2622 Settlers Place Garland, TX 75042 · $399,900

These captions are written in your voice — as the seller, not the agent. Copy and paste directly into Instagram, Facebook, or Threads. No edits needed, but make them your own if something doesn't sound like you.

Instagram / Facebook — Full Caption

Long form · Best for feed posts with the exterior photo

My home is officially on the market. 🏡 2622 Settlers Place · Garland, TX · $399,900 3 bed · 2.5 bath · 1,971 sqft · Riverset community I love this house. The open kitchen, the high ceilings, the fact that the HOA handles all the yard work so you literally never have to think about it. New construction — built in 2023 — so everything is modern and nothing needs fixing. My agent put together all the resources about this home — the neighborhood, the schools, a full breakdown of what it costs per month, and exactly who this house is right for. She did not just list it and wait. She did the homework before it even went live. If you or someone you know is looking in the $399,900 range in the DFW area, this is worth a serious look. Open house this Saturday, June 13 · 2 to 4 PM Link in bio for photos and full details. Or DM me directly. 🔗 https://2622-settlers-seller-report.netlify.app 📍 Riverset · Garland TX · Near UT Dallas 🏠 Listed by @ravenhomeco Thinking about selling? If you want to know what your home is worth and how I do the pricing and research before a listing goes live, reach out. I run the same analysis for every home I take on. 📲 (408) 234-9393 · raven@ravenmok.com

Hashtags

#GarlandTX #Riverset #JustListed #ForSale #OpenHouse #DFWRealEstate #GarlandHomes #LowMaintenance #NewConstruction #CBJENIHomes #MovingToDFW #NorthTexas #RavenHomeCo #DFWHomes #FirstTimeHomeBuyer

Stories / Threads / X — Short Version

Short form · Works for Stories, Reels cover text, or quick posts

My home is live. 🏡 2622 Settlers Place in Garland — $399,900, 3 bed / 2.5 bath, Riverset community. My agent put together a full home report with everything you need to know before the open house. Saturday June 13, 2–4 PM. Full home report: https://2622-settlers-seller-report.netlify.app Thinking about selling? If you want to know what your home is worth and how I do the pricing and research before a listing goes live, reach out. I run the same analysis for every home I take on. 📲 (408) 234-9393 · raven@ravenmok.com

Text or DM — Personal Network

Send directly to friends, family, or coworkers who might know a buyer

Hey! Just wanted to let you know my house at 2622 Settlers Place in Garland is officially for sale — $399,900, 3 bed / 2.5 bath, Riverset community. Open house this Saturday June 13 from 2 to 4 PM. My agent put together a full breakdown of the home, neighborhood, and schools if you want to share it with anyone who might be looking. Here's the link: https://2622-settlers-seller-report.netlify.app Thinking about selling? If you want to know what your home is worth and how I do the pricing and research before a listing goes live, reach out. I run the same analysis for every home I take on. 📲 (408) 234-9393 · raven@ravenmok.com

The more people who see this in the first week, the better our momentum. Even one share to the right person can make the difference. Zillow rewards early engagement — so if you can post the day the listing goes live, that timing matters.