Living in Waterview: What It’s Really Like
Picture an early Rowlett morning—coffee in hand, a paved trail close by, and plans that rarely require leaving the neighborhood. By afternoon, neighbors are gathering at the waterpark, tee times are rolling at the golf course, and weekends feel easy.
That’s everyday life in Waterview, one of Rowlett’s most established master-planned communities. Known for its resort-style amenities, golf course setting, and trail system, Waterview offers a lifestyle that blends outdoor recreation with suburban convenience.
In this guide, we’ll walk through what living in Waterview is actually like—amenities, homes, HOA structure, costs to expect, and practical buyer considerations—so you can decide whether it fits your next move in the Lake Cities.
What living in Waterview feels like
Waterview is designed around recreation and connection. Streets flow through clusters of single-family homes, with greenbelts and paved trails linking neighborhood parks and the amenity center. The overall feel is suburban and relaxed, with outdoor time naturally built into daily routines.
For many residents, weekdays revolve around work in Rowlett, Garland, Plano, or Dallas, while evenings and weekends stay close to home—pool days, golf rounds, bike rides, and neighborhood events are part of the rhythm here. Waterview tends to appeal to homeowners who value amenities and community over constant driving.
Master plan and HOA at a glance
Waterview is a true master-planned community, with shared amenities maintained by a master homeowners association. The Waterview HOA dues cover common-area maintenance, neighborhood parks and trails, and resident access to the community pool and waterpark facilities.
Broadmoor Estates is a gated enclave within Waterview and is governed by its own sub-association, which may have additional guidelines and fees beyond the master HOA, depending on the property.
The Waterview Golf Course is a municipal course, open to the public. Green fees, lessons, leagues, and clubhouse dining are not included in Waterview HOA dues and are handled directly through the golf facility.
Signature amenities and lifestyle
Private waterpark and pools
Waterview is known for a resort-style pool complex with features like slides, splash zones, shaded seating, and lap-friendly areas. Seasonal hours, wristbands or access passes, and guest rules are common in master-planned communities, so check the latest HOA guidelines before you buy.
Golf course setting
The course and clubhouse shape the views along certain streets and add to the “resort neighborhood” feel. Because it’s a municipal course, access is not tied to residency—buyers should budget separately if golf is part of their lifestyle.
Parks and trails
A network of greenbelts, parks, playgrounds, and paved multi-use paths connects different sections of the community. It’s one of the reasons Waterview tends to feel active and outdoorsy without being far from everyday essentials.
Lake Ray Hubbard (nearby)
Waterview is not located directly on Lake Ray Hubbard, but the lake is a short drive away for boating, fishing, and watersports. Most residents access the lake through nearby public marinas and boat ramps.
Homes in Waterview
Waterview primarily features single-family homes in a range of traditional styles. Floor plans commonly offer open living spaces with 3 to 5 bedrooms, 2 to 4 bathrooms, and two-car garages. Outdoor living is a priority for many properties, with covered patios and landscaped yards.
Because Waterview was built in multiple phases, buyers will notice meaningful variation in floor plans, lot sizes, and architectural styles. Some sections favor larger lots and golf course or greenbelt views, while others prioritize proximity to trails, parks, or the amenity center.
- Open kitchen, dining, and living areas
- Flexible spaces (study, game room, media room)
- Outdoor upgrades (extended patios, summer kitchens)
- Strong storage (walk-ins, attic space)
Property taxes, HOA fees, and budget
Texas has no state income tax, and local property taxes fund schools and services. Effective tax rates vary by property and jurisdiction. HOA dues can also vary by section and amenity set. Build a full monthly cost picture that includes mortgage, taxes, HOA dues, utilities, and any optional lifestyle expenses.
Everyday life and access
Many residents commute to nearby employment centers in Garland, Plano, and Dallas. If you expect a daily drive, test the route during your typical travel window. Rowlett’s DART access can also be a plus for downtown Dallas commuters.
Schools and local services
Waterview is served by Garland Independent School District (GISD). Currently, students living in Waterview typically attend Keeley Elementary or Liberty Grove Elementary, followed by Schrade Middle and Sachse High School.
School assignments can vary by address and grade level and may change over time, so buyers should verify zoning using Garland ISD’s attendance boundary tools for any specific property before making an offer.
Buyer practicalities to check
- Flood insurance: review FEMA maps and consult your insurance agent for the specific property.
- HOA docs: confirm rules for exterior changes, rentals, parking, pets, and amenity access.
- Broadmoor Estates: if applicable, review both the master HOA and the sub-association documents.
FAQs
What amenities are included with Waterview HOA dues?
Waterview HOA dues include maintenance of common areas, neighborhood parks and trails, and resident access to the community pool and waterpark facilities. Guest policies and seasonal rules apply and can change, so buyers should review the most current HOA documents for details.
Is the Waterview golf course private or open to the public?
The Waterview Golf Course is a municipal course and open to the public. Green fees, lessons, leagues, and clubhouse dining are not included in Waterview HOA dues and are handled directly through the golf facility.
Does Waterview offer private lake access or docks?
Waterview is not located directly on Lake Ray Hubbard and does not offer private lake access or docks within the community. The lake is a short drive away, and residents typically access it through public marinas and boat ramps.
Which schools serve Waterview addresses?
Waterview is served by Garland ISD (GISD). Currently, students living in Waterview typically attend Keeley Elementary or Liberty Grove Elementary, followed by Schrade Middle and Sachse High School. School assignments can change, so verify by address before making an offer.
This page is intended as a neighborhood overview. HOA rules, amenities, fees, and school zoning can change—verify details for any specific property during your due diligence.
