The Collin County Assessor's Office told county leaders that housing demand remains strong, that many local sales are cash transactions from out-of-area buyers, and that these trends — together with permit surges and new short-term rental uses — pose valuation challenges.

Pam, chief appraiser, said many transactions are cash and come from outside the area, making first-time buyers scarce. "Almost all transactions that are occurring in this county are cash. They're coming from out of town," she said. That dynamic, she said, makes starter homes especially hard for local first-time buyers to afford.

Board members and staff discussed a recent surge in building permits tied to code changes. Pam said permit activity rose before new, more restrictive codes took effect, as property owners rushed to secure permits under the older rules. "People jumped in to get those building permits really quickly before the code changed," she said.

The assessor's office also described new housing forms in the county: tiny homes, park models and conversions that residents use as primary housing or short-term rentals. Pam said those uses complicate valuation, particularly when a property earns significant short-term rental income. "Airbnbs are definitely a challenge," she said. Appraisers can use an income approach if income data are available, but Pam cautioned the office lacks manpower to treat every home with such detailed analyses. "I don't have the manpower to do that forever," she said.

She said the office will use available market-rent studies and observable comparable rents where possible but will prioritize uniformity across neighboring properties. "We have two basic mandates, and one is to be uniform and equitable in our assessments," Pam said.

The presentation also touched on migration patterns: residents moving from higher-cost corridors (the I‑5 corridor was cited) into the county seeking larger lots and lower prices. Pam and board members said this migration is one factor driving demand and out-of-area cash purchases.

No new rules for short-term rentals were adopted at the meeting. Pam said the assessor's office will continue to monitor building-permit activity, housing starts, Airbnb income patterns and sales data to refine valuation models as needed.