Hutchins
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- Prosperity55
- Schools76
- Safety53
- Lifestyle73
- Market94
- Affordability68
- Commute58
- Growth85
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Hutchins
Snapshot
✓ Pros
- Attractive for first-time buyers and budget-focused households
- Short commute to Dallas
- Many residents work nearby in logistics, manufacturing, and distribution
- Less congestion than big suburbs
✗ Cons
- Limited retail, dining, and entertainment – Most amenities require driving to nearby cities
- School options are limited, making it important to research districts carefully
- Truck traffic, noise, and industrial zoning in certain areas
- Minimal public transportation options
Demographics
Population
Mobility & Migration
Age Distribution
Households
Education Level
Connectivity & Remote Work
Racial & Ethnic Composition
Real Estate
💡 Market Insights
Home Prices
Market Trends ⚠️
Market Health
Market Insights
Typical Home
Property Mix
Common Features
Costs & Ownership
Investment Indicators
Lifestyle
Explore Hutchins on Google Maps
Lifestyle Scores
Nearby Amenities (within 5 miles)
Getting Around
Averaged across Hutchins, weighted by where people live. #49 of 84 cities. Most errands need a car here.
Local life in Hutchins
Hutchins grew up on the Houston and Texas Central Railroad, which reached the town in 1872. Its older core sits around N.
Day-to-day Hutchins1,3,6,8,9,18,27,28,29,30,31,32,33,35,36
- 1Hutchins City Hall
- 2Atwell Public Library
- 3Public Safety Building (Police, Fire Station 1)
- 4Fire Station No. 2
- 5Campbell Park
- 6Trinity River Audubon Center
- 7Whataburger
- 8Love's Travel Stop / Carl's Jr.
- 9Walmart Supercenter (grocery, pharmacy)
- 10Methodist Charlton Medical Center
- 11Baylor Scott & White Urgent Care+ DeSoto
- 12Wilmer-Hutchins Elementary
- 13J.N. Ervin Elementary
- 14Royce West Leadership Academy
- 15Wilmer-Hutchins High School
- 16Lancaster High School
- 17Dallas College Cedar Valley
Only businesses with a current official store listing are mapped. Three city parks (Sunrise Creek, MLK Jr., Valley View) are left off because the city does not publish their addresses. Off the map (farther out): Cedar Hill State Park.
Hutchins's year, month by month1,2,13,14,15,16
| Month | Event | Where |
|---|---|---|
| March | Easter Egg Hunt (Mar. 28 in 2026) | Campbell Park |
| August | Back-to-School Community BBQ (listed for Aug. 1) | Not stated |
| October | National Night Out (Oct. 7 in 2025) | Campbell Park |
| Fall | Fall Fest | Not stated |
| Date not stated | Movie in the Park | Not stated |
| December | Christmas Parade (since 1989) | Starts at Campbell Park |
From city event pages and flyers dated 2025-2026, plus a 2021 news report on the parade route. The city calls these free annual events but does not post a full 2026-27 calendar.
Drive times from Hutchins City Hall38
- Trinity River Audubon Center6.9 mi11 min
- Methodist Charlton Medical Center9.9 mi14 min
- Walmart Supercenter, Lancaster10.6 mi16 min
- Downtown Dallas11.4 mi18 min
- Cedar Hill State Park17.1 mi23 min
- Southwestern Medical District16.1 mi25 min
- Dallas Love Field17.6 mi30 min
- Las Colinas23.8 mi34 min
- Downtown Plano29.1 mi37 min
- DFW Airport32.2 mi45 min
- Downtown Fort Worth40.5 mi49 min
Realust calculation with the OSRM open routing engine, Oct. 28, 2026. Free-flow times; weekday rush hour adds time.
What's in town vs. nearby3,5,6,8,28,29,30,31,34,35,36,38
| Need | In Hutchins | Nearest outside town |
|---|---|---|
| Full grocery | None confirmed (convenience grocery, Family Dollar, fuel stops) | Walmart Supercenter, Lancaster (10.6 mi, ~16 min) |
| Pharmacy | None confirmed | Walmart Pharmacy, Lancaster |
| Emergency room / hospital | None | Methodist Charlton Medical Center, Dallas (9.9 mi, ~14 min; Level III trauma) |
| Urgent care | None confirmed | Baylor Scott & White Urgent Care+, DeSoto (9.3 mi, ~14 min) |
| Library | Atwell Public Library, 300 N. Denton St. | - |
| Recreation center | Under construction, 401 N. JJ Lemmon Rd. | - |
| Ambulance / fire | Hutchins Fire Department (2 stations, city ambulances) | - |
| Nature trails | City parks (no published trail miles) | Trinity River Audubon Center (6.9 mi); Cedar Hill State Park (17.1 mi) |
| College | None | Dallas College Cedar Valley, Lancaster |
Distances from OSRM routing from City Hall.
Read the full local life guide
A small city center built around civic buildings
Hutchins grew up on the Houston and Texas Central Railroad, which reached the town in 1872. Its older core sits around N. Main St., Palestine St. and Denton St., between I-45 and the rail line. It is a civic center more than a shopping district. The Atwell Public Library is at 300 N. Denton St., and Campbell Park is two blocks south at 200 S. Denton St.
City Hall moved from 321 N. Main St. to a new building at 400 N. JJ Lemmon Rd. Across the street, the city broke ground in April 2026 on a combined recreation center and library. State filings put it at 401 N. JJ Lemmon Rd., 41,700 sq ft and about $28 million. The city said it expected a fall 2026 opening, but the state filing lists Nov. 5, 2027 as the completion date.
Most food and fuel stops are on the I-45 frontage roads. Whataburger at I-45 and Palestine St. (215 N. Interstate 45 Service Rd.) is open 24 hours. Love's Travel Stop at Exit 272 (2500 S. I-45) runs 24 hours and has a Carl's Jr. inside. Interstates 20 and 45 both pass through the city, and Union Pacific's Dallas Intermodal Terminal sits partly in Hutchins and partly in Wilmer.
Events center on Campbell Park
The city lists four free annual events: an Easter egg hunt, Movie in the Park, Fall Fest and a Christmas parade. The 2026 egg hunt was Saturday, March 28, at Campbell Park. National Night Out was held there on Oct. 7, 2025. The city also listed a Back-to-School Community BBQ for Aug. 1.
The Christmas parade has run since 1989. In 2021 it started at Campbell Park at 6 p.m., ran along Denton, Palestine, Main and Hickman streets, and ended at the Hutchins Community Center with a tree lighting. The 2025 edition was called the Homegrown Heroes Christmas Parade.
Parks: four city parks, more nature nearby
Hutchins Parks & Recreation lists four parks: Sunrise Creek, Campbell, Martin Luther King Jr. and Valley View. Each has a children's play area, and parks are open dawn to dusk. The city does not publish acreage or a per-park amenity list.
Campbell Park is the main one. In 2024 the city replaced its basketball courts with an open-air picnic pavilion (about $300,000) and added a restroom building (about $150,000). A 2026 rental policy lets the public reserve its baseball fields and large pavilion. In 2026 the city also sought a consultant for a 10-year parks, recreation and special events master plan, including an inventory of trails.
For bigger outdoor space, the Trinity River Audubon Center (6500 Great Trinity Forest Way, Dallas) is about 11 minutes north. It covers 120 acres with nearly five miles of trails. Cedar Hill State Park, on 7,500-acre Joe Pool Lake, is about 23 minutes west.
Errands mostly mean a drive
We found no full-size supermarket in Hutchins. The USDA's list of SNAP retailers in town shows fuel stops, a convenience grocery and a Family Dollar. The nearest supercenter we confirmed is Walmart at 150 N. Interstate 35E in Lancaster, about 11 miles and 16 minutes away. It has a pharmacy. We did not confirm a stand-alone pharmacy in Hutchins.
For emergencies, Methodist Charlton Medical Center (3500 W. Wheatland Rd., Dallas) is about 14 minutes away. It is a Level III trauma center and a certified stroke center. Baylor Scott & White Urgent Care+ in DeSoto (1001 I-35E) is about 14 minutes away. The Atwell Public Library offers e-books, interlibrary loan, TexShare databases and computer access.
Schools
Most of Hutchins is in Dallas ISD's Wilmer-Hutchins feeder pattern. It includes Wilmer-Hutchins Elementary (PK-5, 7475 J.J. Lemmon Rd.), J.N. Ervin Elementary (PK-5), Royce West Leadership Academy (grades 6-8, formerly Kennedy-Curry Middle School) and Wilmer-Hutchins High School (9-12, 5520 Langdon Rd.). All four have Dallas addresses. TEA's 2026 ratings, released Aug. 12, 2026, were B (81) for Wilmer-Hutchins Elementary, C (77) for Ervin, D (68) for Royce West and C (76) for Wilmer-Hutchins High.
Part of the city is in Lancaster ISD, which is zoned to Lancaster High School (200 E. Wintergreen Rd., Lancaster). Lancaster ISD rose to a B (80) district rating in 2026. Check the zone for any specific address. Dallas College's Cedar Valley Campus is in Lancaster.
Getting around and public safety
I-45 and I-20 meet at Hutchins. Off-peak, downtown Dallas is about 18 minutes from City Hall, Love Field about 30, Las Colinas about 34, Plano about 37, DFW Airport about 45 and downtown Fort Worth about 49. Rush hour will add time. Hutchins is not on a DART line. Since Oct. 1, 2025, STAR Transit has run STARNow on-demand rides within Hutchins, Lancaster and Wilmer, with links to DART's UNT Dallas and Camp Wisdom stations. It also runs advance-booked Dial-A-Ride trips.
The police and fire departments share a public safety building at 550 W. Palestine St. Police moved in during January 2022, after a $6 million bond passed in 2018. The department has 22 sworn officers and 9 civilian staff. Fire Station No. 2 is at 1525 E. Wintergreen Rd. The fire department runs its own ambulances, and all shift personnel are trained as paramedics or EMTs.
Not confirmed yet
- Addresses and acreage for Sunrise Creek, Martin Luther King Jr. and Valley View parks, and acreage for Campbell Park.
- Opening date of the recreation center and library (city: fall 2026; TDLR: Nov. 5, 2027).
- Which Lancaster ISD elementary and middle campuses serve the Lancaster ISD part of Hutchins, and Lancaster High School's 2026 campus rating.
- Whether any Hutchins addresses are zoned to J.N. Ervin Elementary.
- Fall Fest and Movie in the Park dates; 2026 Christmas parade date.
- Hutchins Community Center and Event Center street addresses.
- Fire department staffing and ISO rating.
- Whether Hutchins has a pharmacy or clinic in town.
Questions people ask
Is there a grocery store in Hutchins, TX?
We found no full-size supermarket in Hutchins. In town there are convenience stores, a small grocery and a Family Dollar. The nearest supercenter we confirmed is Walmart at 150 N. I-35E in Lancaster, about 11 miles away.
What school district is Hutchins in?
Most of Hutchins is in Dallas ISD's Wilmer-Hutchins feeder pattern: Wilmer-Hutchins Elementary, Royce West Leadership Academy (6-8) and Wilmer-Hutchins High School. A portion of the city is in Lancaster ISD. Check the zone for any specific address.
How far is Hutchins from downtown Dallas?
About 11 miles, or roughly 18 minutes off-peak via I-45. DFW Airport is about 45 minutes and Love Field about 30.
Where is the nearest hospital to Hutchins?
Methodist Charlton Medical Center at 3500 W. Wheatland Rd. in Dallas, about 14 minutes away. It is a Level III trauma center.
Does Hutchins have public transit?
Not DART service. STAR Transit's STARNow on-demand rides cover Hutchins, Lancaster and Wilmer and connect to DART's UNT Dallas and Camp Wisdom stations.
What parks are in Hutchins?
The city lists four: Campbell, Sunrise Creek, Martin Luther King Jr. and Valley View. Campbell Park (200 S. Denton St.) has ballfields, a rentable pavilion added in 2024, restrooms and a playground.
When will the new Hutchins recreation center and library open?
Construction began in 2026 at 401 N. JJ Lemmon Rd. The city said it expected a fall 2026 opening, while the state construction filing lists a Nov. 5, 2027 completion date.
Sources (40) · checked Oct 28, 2026
- City of Hutchins, home page (City Hall address, hours, upcoming events, departments)
- City of Hutchins, Parks & Recreation
- City of Hutchins Fire Department, Fire Station Locations
- City of Hutchins Police Department
- City of Hutchins Fire Department
- City of Hutchins, Atwell Public Library
- City of Hutchins, Recreation Center and Library Groundbreaking Ceremony (Apr. 14, 2026)
- TDLR TABS2026007286, Hutchins Recreation Center and Library
- TDLR TABS2024019311, Hutchins Pavilion Construction (Campbell Park)
- TDLR TABS2025004743, Campbell Park Bathroom
- City of Hutchins Resolution R2026-04-1339, Park Facilities Rental Policy (Apr. 20, 2026)
- ConstructConnect, City of Hutchins RFP: Parks, Recreation and Special Events Master Plan (Feb.-Mar. 2026)
- City of Hutchins, March 2026 newsletter (Easter Egg Hunt, Mar. 28, 2026)
- City of Hutchins, National Night Out 2025 flyer (Oct. 7, 2025)
- City of Hutchins, 2025 Homegrown Heroes Christmas Parade thank-you
- Focus Daily News, City of Hutchins hosts 33rd annual Christmas parade and tree lighting (Dec. 22, 2021)
- City of Hutchins, Community Services & Parks Programs
- Dallas ISD Demographic Studies, Wilmer-Hutchins feeder pattern
- Dallas ISD, 2026 Accountability Summary, Wilmer-Hutchins EL (057905301), Aug. 12, 2026
- Dallas ISD, 2026 Accountability Summary, Wilmer-Hutchins H S (057905380), Aug. 12, 2026
- Dallas ISD, 2026 Accountability Summary, J N Ervin EL (057905142), Aug. 12, 2026
- Dallas ISD, 2026 Accountability Summary, Royce West Leadership School (057905354), Aug. 12, 2026
- Dallas ISD The Hub, Dallas ISD middle school renamed to honor Sen. Royce West (Feb. 22, 2024)
- Texas Tribune Public Schools Explorer, Kennedy-Curry Middle School
- Wikipedia, Hutchins, Texas
- Lancaster ISD, 2026 District Accountability rating (Aug. 14, 2026)
- HAR.com, Lancaster High School profile (address, grades)
- Dallas College, Cedar Valley Campus
- Methodist Charlton Medical Center, Emergency & Trauma
- Solv Health, urgent care near Lancaster, TX (Baylor Scott & White Urgent Care+ DeSoto listing)
- Walmart, Lancaster Supercenter store #471
- Whataburger store locator, Hutchins
- Love's Travel Stops, location #331 Hutchins
- SNAP-authorized retailers in Hutchins (republished from USDA FNS SNAP Retailer Locator)
- National Audubon Society, Trinity River Audubon Center
- North Texas Master Naturalists, Cedar Hill State Park
- STAR Transit, service updates in Wilmer, Hutchins and Lancaster (effective Oct. 1, 2025)
- OSRM open routing engine, table service (Realust calculation, Oct. 28, 2026)
- U.S. Census Geocoder and Esri World Geocoder (endpoint coordinates for drive times)
- City of Hutchins, Parks & Recreation Board agenda, Aug. 1, 2023 (former City Hall, 321 N. Main St.)
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Job Market
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Income Distribution
Education
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Academic Info
📈 Graduation Rates (Class of 2024)
🎯 College Readiness (Class of 2023)
Transportation
Mobility Scores
Commute
Distance To
⚡ EV Charging
Drive to major employers from Hutchins
Rush-hour drive times from the center of Hutchins, weekday at 8:00 AM.
| Workplace | 8 AM rush | No traffic | Distance |
|---|---|---|---|
| Downtown DallasDallas | 26 min | 16 min | 12.1 mi |
| Baylor University Medical CenterDallas | 29 min | 17 min | 12.8 mi |
| AT&TDowntown Dallas | 30 min | 18 min | 12.3 mi |
| Uptown DallasDallas | 32 min | 18 min | 13.5 mi |
| SMUUniversity Park | 43 min | 23 min | 16.5 mi |
| UT Southwestern / Medical DistrictDallas | 43 min | 23 min | 17.6 mi |
| Arlington Entertainment DistrictArlington | 44 min | 35 min | 29.3 mi |
| Dallas Love FieldDallas | 48 min | 28 min | 19.8 mi |
Show all 36 workplaces
| Workplace | 8 AM rush | No traffic | Distance |
|---|---|---|---|
| Southwest AirlinesLove Field | 48 min | 28 min | 20.9 mi |
| American AirlinesFort Worth | 49 min | 35 min | 32.6 mi |
| Texas InstrumentsDallas | 49 min | 26 min | 21.5 mi |
| Las Colinas Urban CenterIrving | 50 min | 28 min | 23.9 mi |
| Kimberly-ClarkIrving | 52 min | 30 min | 24.6 mi |
| McKessonLas Colinas | 53 min | 30 min | 26.5 mi |
| Telecom CorridorRichardson | 53 min | 29 min | 27 mi |
| State Farm CityLineRichardson | 56 min | 31 min | 28.4 mi |
| Downtown Fort WorthFort Worth | 58 min | 44 min | 41.5 mi |
| Galleria / LBJDallas | 58 min | 30 min | 25 mi |
| UT DallasRichardson | 59 min | 35 min | 28.1 mi |
| DFW AirportDFW | 61 min | 39 min | 33.7 mi |
| Medical City PlanoPlano | 62 min | 37 min | 33.2 mi |
| Legacy WestPlano | 64 min | 38 min | 34.7 mi |
| Fidelity InvestmentsWestlake | 65 min | 44 min | 42.6 mi |
| Tyler TechnologiesPlano | 65 min | 40 min | 35.4 mi |
| JPMorgan Chase Legacy WestPlano | 66 min | 39 min | 35.3 mi |
| Lockheed MartinFort Worth | 66 min | 53 min | 50.5 mi |
| Charles SchwabWestlake | 66 min | 45 min | 43.7 mi |
| Toyota North America HQPlano | 66 min | 42 min | 36.4 mi |
| Capital OnePlano | 67 min | 41 min | 37.3 mi |
| The StarFrisco | 67 min | 41 min | 37.8 mi |
| Keurig Dr PepperFrisco | 68 min | 42 min | 37.3 mi |
| Frito-Lay / PepsiCoPlano | 68 min | 41 min | 35.9 mi |
| RaytheonMcKinney | 72 min | 47 min | 44.7 mi |
| AllianceTexasFort Worth | 75 min | 54 min | 51.5 mi |
| University of North TexasDenton | 79 min | 56 min | 52.2 mi |
| Texas Woman's UniversityDenton | 80 min | 58 min | 52.1 mi |
Source: Google Routes forecast, updated October 2026. Find where to live near your work →
Cost of Living
Cost Index (100 = National Average)
Monthly Utilities
Everyday Costs
Taxes
Hidden costs in Hutchins
Five units tax most Hutchins homes: the city, Dallas ISD, Dallas County, Parkland Hospital and Dallas College. Their 2025 rates add up to about 2.18% of value before exemptions.
Estimated 2025 tax bill on a typical Hutchins homestead1,12
- City of Hutchins$1,391/yr
- Dallas ISD$712/yr
- Dallas County$405/yr
- Parkland Hospital$399/yr
- Dallas College$201/yr
Realust estimate. Assumptions: $235,200 market value (ACS 2024 median), homestead, Dallas ISD part of the city, owner under 65, no MUD or PID (none found), 2025 DCAD rates and exemptions, no 10% appraisal cap. The same home in the Lancaster ISD part pays about $3,561.
Base 2025 tax rate: Hutchins vs. nearby Dallas County cities1
- Hutchins (Lancaster ISD part)2.42%
- Lancaster (Lancaster ISD)2.36%
- Balch Springs (Dallas ISD)2.32%
- Seagoville (Dallas ISD)2.25%
- Dallas (Dallas ISD)2.23%
- Hutchins (Dallas ISD part)2.18%
- Wilmer (Dallas ISD)2.00%
All rates from the DCAD 2025 sheet. Each city is paired with the ISD named in the label; some cities have more than one ISD. Excludes exemptions: Hutchins, Wilmer and Seagoville give a 10% city homestead, Dallas 20%, Lancaster none.
Estimated monthly costs beyond the mortgage (sourced parts only)1,7,10,12,14,15
- Property tax (homestead, Dallas ISD)$259/mo
- Electric (1,000 kWh, median fixed plan)$154/mo
- Internet (AT&T fiber, starting price)$50/mo
- Sewer (5,000 gal, 2026 rate)$45/mo
- Water (5,000 gal, 2026 rate)$45/mo
- Trash (city rate)$17/mo
Realust estimate. Assumptions: $235,200 homestead, 2025 tax rates; 1,000 kWh at the 15.4¢ median price on Oct. 28, 2026; 5,000 gallons on the January 2026 city water and sewer rates; city trash rate effective Oct. 1, 2025; AT&T's lowest advertised fiber price. Excludes insurance, gas, any drainage fee and HOA dues (Southaven adds $34).
Utility providers in Hutchins7,10,14,15,16
| Service | Provider | How it's priced | Source |
|---|---|---|---|
| Electric delivery | Oncor | Retail choice; 17 providers, 115 plans (Oct. 28, 2026) | ElectricRates.org |
| Water and sewer | City of Hutchins | $24.20 water + $23.99 sewer minimums (2,000 gal each), Jan. 2026; steps up yearly to 2028 | Ordinance 2025-02-1205 |
| Trash | Republic Services (city contract) | $16.89/month, twice-weekly carts | Ordinance 2025-09-1214 |
| Natural gas | Atmos Energy (Mid-Tex) | Rates not retrieved | City resolution R2025-03-1248 |
| Internet | Spectrum, AT&T fiber, T-Mobile 5G, fixed wireless | From $20-$65/month | BroadbandNow |
Hutchins residential water minimum charge, 3/4-inch meter8
Adopted schedule from the city's Feb. 3, 2025 rate study, Scenario 1, which matches Ordinance 2025-02-1205.
Read the full hidden costs guide
Property tax is the largest added cost
Five units tax most Hutchins homes: the city, Dallas ISD, Dallas County, Parkland Hospital and Dallas College. Their 2025 rates add up to about 2.18% of value before exemptions. A portion of the city sits in Lancaster ISD instead, which brings the base rate to about 2.42%. Check the school district by address with Dallas CAD.
The city rate rose to 0.657 per $100 for 2025, from 0.630082 the year before. The council adopted it on Sept. 15, 2025. For 2026 the city proposed 0.620845, and Dallas County adopted 0.24865, which goes to voters on Nov. 3, 2026.
On a $235,200 homestead in Dallas ISD, the 2025 bill works out to about $3,108 a year, or $259 a month. The city's share is the largest, at about $1,391, because Dallas ISD's $140,000 homestead exemption shrinks the school tax. In the Lancaster ISD part, the same home pays about $3,561. A rental owner with no homestead exemption pays about $5,139.
Exemptions that lower the bill
Hutchins exempts 10% of a homestead's value ($5,000 minimum) and $30,000 for owners 65 or older or disabled. Dallas ISD exempts $140,000 plus another 10%. Dallas County, Parkland and Dallas College each exempt 20% and give $100,000 to owners 65 and older. Lancaster ISD gives the $140,000 state exemption but no local percentage.
The $140,000 school exemption took effect for 2025 after voters approved it in November 2025.
No MUD or PID found
The 2025 Dallas CAD rate sheet lists no municipal utility district or public improvement district in Hutchins. City council records and the builder pages for Southaven and Skyline Estates do not show one either. Ask for the tax certificate on any home before you buy.
New homes cost more in tax because they carry a higher value. A Southaven home listed at $393,900 would owe about $6,144 a year in its first year with a homestead, plus $408 a year in HOA dues.
Electric: pick your own provider
Oncor owns the wires, so residents choose a retail electric provider. On Oct. 28, 2026, 12-month fixed plans at 1,000 kWh ranged from 14.1¢ to 18.7¢ per kWh, with a median of 15.4¢. That is about $154 a month at 1,000 kWh. Read each plan's Electricity Facts Label, because advertised prices assume exactly 1,000 kWh.
Water and sewer rates are rising each January
The city raised water and sewer rates in March 2025 and set further increases each January through 2028. In 2026 the water minimum is $24.20 and the sewer minimum is $23.99, each covering the first 2,000 gallons. Water then costs $6.90 per 1,000 gallons up to 10,000, and sewer $7.16 per 1,000.
At 5,000 gallons, that is about $45 for water and $45 for sewer in 2026, rising to about $49 each in 2027. Before the change, the water minimum was $12.58.
Trash costs $16.89 a month for twice-weekly cart pickup by Republic Services, or $14.89 for seniors. Atmos Energy provides natural gas.
Internet, rent and commute
Spectrum cable reaches about 87% of the city and AT&T fiber about 80%, with prices starting at $30 and $50 a month. T-Mobile 5G home internet and fixed wireless fill gaps.
Median gross rent was about $1,396 in 2024 Census data. Interstates 20 and 45 run through the city. Downtown Dallas is about 12 miles away, roughly 17 minutes with no traffic. The average commute for residents is 32.3 minutes.
Not confirmed yet
- Does Hutchins charge a residential drainage (stormwater) fee, and how much is it?
- What deposit does the city charge to open a water account for owners and renters?
- What share of homes sits in a FEMA flood zone near the Trinity River?
- What does homeowners insurance typically cost in Hutchins?
- What do Atmos Energy residential gas bills run in Hutchins?
- What 2026 tax rates did the city and the school districts adopt?
Questions people ask
What is the property tax rate in Hutchins, TX?
About 2.18% before exemptions for the Dallas ISD part of the city in 2025: city 0.657, Dallas ISD 0.9938, Dallas County 0.2155, Parkland 0.212 and Dallas College 0.1066 per $100. The Lancaster ISD part is about 2.42%.
How much are property taxes on a $235,000 home in Hutchins?
About $3,108 a year ($259 a month) with a homestead exemption in Dallas ISD, using 2025 rates. About $3,561 in the Lancaster ISD part, and about $5,139 for a rental with no homestead exemption.
What school district is Hutchins in?
Most of Hutchins is in Dallas ISD. A portion is in Lancaster ISD. Check by address.
Does Hutchins have a homestead exemption?
Yes. The city exempts 10% of a homestead's value ($5,000 minimum) and $30,000 for owners 65 and older or disabled.
Are there MUDs or PIDs in Hutchins?
None appear on the 2025 Dallas CAD rate sheet or in recent city council records. Confirm with the tax certificate on any home.
Who provides electricity in Hutchins?
Oncor delivers power, and residents choose a retail provider. The median 12-month fixed plan was 15.4¢ per kWh at 1,000 kWh on Oct. 28, 2026.
How much is the water bill in Hutchins?
In 2026 the minimums are $24.20 for water and $23.99 for sewer, each covering 2,000 gallons. At 5,000 gallons, expect about $90 for both. Rates rise again in January 2027.
How much is trash pickup in Hutchins?
$16.89 a month for twice-weekly cart service through Republic Services, or $14.89 for seniors.
Sources (25) · checked Oct 28, 2026
- Dallas Central Appraisal District, 2025 Tax Rates and Exemptions
- City of Hutchins, FY 2026-2027 Proposed Budget
- City of Hutchins, City Council minutes, Sept. 15, 2025
- City of Hutchins, City Council minutes, Aug. 18, 2025
- City of Hutchins, FY 2025-2026 Budget and Tax Rate presentation
- Dallas County, Notice of Adopted TY2026 Tax Rate Increase Final Vote
- City of Hutchins, Ordinance 2025-02-1205 (water and sewer rates)
- NewGen Strategies and Solutions, City of Hutchins Water & Wastewater Rate Study (Feb. 3, 2025)
- City of Hutchins, Staff Report on water and sewer rates (Feb. 17, 2025)
- City of Hutchins, Ordinance 2025-09-1214 (solid waste rates)
- City of Hutchins, Staff Report on solid waste rates (Sept. 15, 2025)
- Census Reporter, Hutchins, TX profile (ACS 2024 5-year)
- YourCityResource, Hutchins city TX housing (Census ACS)
- ElectricRates.org, Hutchins, TX electricity (prices as of Oct. 28, 2026)
- BroadbandNow, Internet providers in Hutchins, TX (data as of Oct. 28, 2026)
- City of Hutchins, Staff Report: Atmos Cities Steering Committee membership, Resolution R2025-03-1248 (Mar. 3, 2025)
- NewHomeSource, Southaven by LGI Homes
- Jome, 1008 Cedar St, Hutchins (Southaven, LGI Homes)
- Home listing, Skyline Estates (Aaron Layman)
- Wikipedia, Hutchins, Texas
- Home listing, Skyline Estates (Coldwell Banker)
- OSRM routing table (router.project-osrm.org), queried Oct. 28, 2026
- Texas Tribune, Voters OK property tax breaks for Texas homeowners, businesses (Nov. 4, 2025)
- City of Hutchins, City Council minutes, Nov. 3, 2025
- Home listing, Southaven (Aaron Layman)
What’s coming
Public projects that will change daily life in Hutchins: new jobs, roads, schools and places to go. Every project links to its source.
Hutchins recreation center & library
Hutchins broke ground in April 2026 on a combined recreation center and library across the street from the new City Hall on JJ Lemmon Road. The city expects it to open in fall 2026.
Why it matters: New gym and library space in town for residents.
Dallas ISD $6.2B bond
Dallas ISD voters approved a $6.2 billion bond in May 2026, funding 26 new replacement schools plus renovations, gym upgrades and new buses.
Why it matters: New and rebuilt campuses across Dallas ISD neighborhoods.
Also in Dallas · Addison · Cockrell Hill · Seagoville · Wilmer
Citywide
Dallas County homelessness tax vote
County Prop A would raise the tax rate to $0.24865 per $100 from $0.2155 to fund homelessness reduction, incl. mental health treatment, support services and encampment resolution.
Why it matters: Higher county tax bill for Dallas County homeowners if it passes.
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Citywide
We track publicly announced projects from official and local news sources. Plans and dates change; dates are targets, not promises. Map locations are approximate. Projects don't affect the Realust Score. Know of a project we're missing? Tell us.
Growth story in Hutchins
Hutchins began around 1860 as a trading stop near a Trinity River ferry crossing, about 9 miles south of downtown Dallas. The Houston and Texas Central Railroad arrived in 1872 and the town took the name of its president, William J.
Hutchins population, Census counts 1980-20201
Decennial Census counts. The city's plan says the 2020 count missed most of the state jail population.
Hutchins population, Census Bureau estimates (July 1)2
All values are Census Bureau estimates (Vintage 2025), not counts. Their April 2020 base (7,205) is well above the 2020 Census count (5,607), so do not compare them with the chart above. NCTCOG's January 2026 estimate is 6,495 on a different basis.
New homes permitted by the City of Hutchins6
Units: housing units. Census Building Permits Survey; all single-family. Some years before 2018 were partly imputed by the Bureau. January-September 2026: 90 units (not charted, partial year).
Dallas ISD enrollment (serves most of Hutchins)31
Ballotpedia, federal data, district-wide. No published projection found. A small west-side part of Hutchins is in Lancaster ISD.
New-home communities in Hutchins5,8,10,11,12
| Community | Builder | Planned size | Status | Location |
|---|---|---|---|---|
| Southaven | LGI Homes | Phase A plat 79.3 acres; ~1,000 homes with Skyline Estates Watermill | Selling, from $312,900 | West of JJ Lemmon Rd, south of Langdon Rd; 905 Cottonwood Ave |
| Skyline Estates Watermill | Lennar | ~1,000 homes with Southaven | Sold out | East Hutchins, near E Wintergreen Rd and Trout Rd |
| Skyline Estates | LGI Homes | 68 homes | Built out | Skyline Dr area |
| Skyline Kings Circle Extension | None named | 9 lots, 10.8 acres | Preliminary plat (2023) | 1400 Skyline Dr |
Separate lot totals for Southaven and Skyline Estates Watermill are not published; the city plan gives about 1,000 homes for the two together.
Where Hutchins is growing8,10,14,15,19,25,26,28
- 1Southaven (LGI Homes) sales office
- 2Southaven Phase A plat
- 3Skyline Estates
- 4Skyline Kings Circle Extension (platting)
- 5Chick-fil-A Supply distribution center
- 6FedEx Ground hub
- 7Commerce 45
- 8Union Pacific Dallas Intermodal Terminal
- 9Core5 site / Wintergreen Rd warehouses
- 10City Hall
Skyline Estates Watermill has no published street address.
Read the full growth story guide
A rail and river town
Hutchins began around 1860 as a trading stop near a Trinity River ferry crossing, about 9 miles south of downtown Dallas. The Houston and Texas Central Railroad arrived in 1872 and the town took the name of its president, William J. Hutchins. It incorporated in 1945.
Its modern role is freight. I-45 runs through the middle of the city and I-20 forms its north edge. Union Pacific's 360-acre Dallas Intermodal Terminal, started in 2004, sits on the Wilmer line, and FedEx Ground chose Hutchins for a regional hub in 2003.
Population: a count that depends on the jail
The 2020 Census counted 5,607 people, up from 2,805 in 2000. The city's 2024 comprehensive plan says that count included only 543 people in group quarters, while the Hutchins State Jail held 2,041 in 2022.
The Census Bureau's estimates start from a higher base of 7,205 and reach 8,206 in July 2025. NCTCOG, which starts from the census count, puts January 2026 at 6,495. Either way, household growth is modest: the Bureau's estimates rose about 1,000 from 2020 to 2025, most of it after 2022.
The plan's build-out analysis finds room for about 860 more homes and roughly 9,065 residents in total under current zoning.
Housing: two builder communities
For most of the 2000s and 2010s the city permitted fewer than 50 homes a year, and often fewer than five. That changed in 2018, when LGI Homes opened the 68-home Skyline Estates. Permits peaked at 211 in 2022 and have run 40 to 90 a year since. Every home permitted since 2000 has been single-family.
Two communities carry the current wave. LGI's Southaven, on the west side near I-45 and Lancaster Hutchins Road, is selling three- to five-bedroom homes listed from $312,900 to $402,900 and opened a park in January 2026. Lennar's Skyline Estates Watermill, on the east side, is listed as sold out. The city plan counts the two together at about 1,000 homes.
Mobile homes made up about a quarter of the housing stock in 2023, and about half of occupied homes are rented. Parts of the city sit in the Trinity River floodplain, so check flood zone by address.
What is driving it: warehouses
Industrial land is the city's main growth story. The comprehensive plan counted 10.85 million square feet of industrial and flex space in October 2023 and plans to grow industrial land from about 25% to 43% of the city.
Recent projects include Chick-fil-A Supply's distribution center, opened in February 2024 with 225 first-year jobs; IAC's 553,030 sq ft Wintergreen Distribution Center; Majestic's 1.4 million sq ft PointSouth park at I-45 and I-20; and a rail-served Lineage cold storage plant due in late 2027. Private employers in ZIP 75141 reported 6,760 paid employees in 2023.
The city is also building civic space: a new City Hall on JJ Lemmon Road and a $28 million recreation center and library slated for 2027.
Schools
Most of Hutchins is in Dallas ISD, which absorbed the former Wilmer-Hutchins ISD in 2006. Most students are zoned to Wilmer-Hutchins Elementary, Kennedy-Curry Middle and Wilmer-Hutchins High, which had 717 students in 2026. A small west-side area is in Lancaster ISD.
Both districts have lost students since 2016. Dallas ISD voters approved a $6.2 billion bond in May 2026, and Lancaster ISD voters approved $376 million the same day.
Values and incomes
The ACS median home value rose from $71,300 (2011-2015) to $235,200 (2020-2024), but the newest figure has a margin of error of about $69,000 and reflects new construction entering a small sample. Median household income rose from $36,403 to $47,829 over the same periods.
Not confirmed yet
- How many homes are planned in Southaven and Skyline Estates Watermill individually?
- Does Southaven or Skyline Estates Watermill sit in a PID or other special district?
- Will the comprehensive plan's proposed elevated water tank and Trout Road water lines be funded, and when?
- Which homes in the Southaven area fall in Lancaster ISD versus Dallas ISD?
- Has the 2020 Census count been corrected through the Count Question Resolution program?
Questions people ask
What is the population of Hutchins, Texas?
The 2020 Census counted 5,607. The Census Bureau estimates 8,206 for July 2025, from a higher starting base; NCTCOG estimates 6,495 for January 2026. The difference is largely how the state jail population is counted.
Is Hutchins growing?
Slowly in people, faster in warehouses. The city permitted 40 to 211 homes a year from 2022 to 2025 and 90 through September 2026, while industrial space has grown past 10 million square feet.
What new-home communities are in Hutchins?
LGI Homes' Southaven is selling on the west side. Lennar's Skyline Estates Watermill on the east side is listed as sold out. LGI's earlier Skyline Estates (68 homes) is built out.
What school district serves Hutchins?
Dallas ISD serves most of the city; Lancaster ISD serves a small west-side area. Check by address.
Who are the big employers in Hutchins?
The city's list is led by FedEx Ground (1,300), the Hutchins State Jail (429) and Chick-fil-A Supply (325). Union Pacific's intermodal terminal sits on the Wilmer line.
How much do homes cost in Hutchins?
The ACS 2020-2024 median value is $235,200 (wide margin of error). New Southaven homes were listed from $312,900 to $402,900 in October 2026.
What is being built in Hutchins?
A new City Hall, a planned recreation center and library on JJ Lemmon Road, a Lineage cold storage plant due in 2027 and an outdoor-storage site on Wintergreen Road due in early 2027.
Sources (43) · checked Oct 28, 2026
- Hutchins, Texas (Wikipedia; historical census table, history, school districts)
- U.S. Census Bureau, Vintage 2025 city and town population estimates, Texas (sub-est2025_48.csv)
- U.S. Census Bureau, Vintage 2020 city and town population estimates, Texas (SUB-EST2020_48.csv)
- NCTCOG, 2026 Population Estimates (January 1, 2026)
- City of Hutchins, Comprehensive Plan (adopted July 15, 2024)
- U.S. Census Bureau, Building Permits Survey, annual place files, South Region (soYYYYa.txt, 2000-2025)
- U.S. Census Bureau, Building Permits Survey, South Region place file, year-to-date through Sept 2026 (so2609y.txt)
- City of Hutchins, Planning & Zoning Commission agenda packet, Oct 19, 2023 (Southaven Phase A final plat)
- LGI Homes, Southaven expands community amenities with opening of new park (Jan 23, 2026)
- LGI Homes, Southaven community page (accessed Oct 28, 2026)
- LGI Homes, LGI Homes expands into new community in Dallas (Skyline Estates, Jan 11, 2018)
- Livabl, Skyline Estates Watermill by Lennar (accessed Oct 28, 2026)
- Jome, new construction homes in Hutchins, TX (accessed Oct 28, 2026)
- Aaron Layman Properties, Skyline Estates subdivision listing, Hutchins
- City of Hutchins EDC, Major Businesses (undated; accessed Oct 28, 2026)
- City of Hutchins, Economic Development Corporation page (accessed Oct 28, 2026)
- FOX 4, Chick-fil-A brings state-of-the-art distribution center to Hutchins (Feb 13, 2024)
- FreightWaves, FedEx picks Texas site for distribution hub (Sept 3, 2003)
- Mann Report, Provident Industrial acquires Commerce 45, a 1.5 million SF two-building portfolio in Hutchins (May 26, 2026)
- Majestic Realty, PointSouth Logistics & Commerce Centre (accessed Oct 28, 2026)
- REBusiness Online, Lineage breaks ground on cold storage facility in Hutchins, Texas (Dec 8, 2025)
- Lineage via Business Wire, Lineage breaks ground on new automated facility in Dallas market (Nov 18, 2025)
- REBusiness Online, Foundry Commercial underway on 13-acre IOS facility in Hutchins, Texas (Aug 6, 2026)
- REjournals, Hutchins tag: IAC Wintergreen Distribution Center (July 15, 2024) and Cooper&Hunter build-out (Aug 4, 2026)
- REBusiness Online, Core5 Industrial Partners acquires site in Hutchins for 754,897 SF industrial facility (Jan 13, 2017)
- City of Hutchins, City Hall groundbreaking (May 2024)
- TDLR, TABS2024009625, Hutchins City Hall
- Zabalist summary of TDLR TABS2026007286, Hutchins Recreation Center and Library
- U.S. Census Bureau, 2023 ZIP Code Business Patterns totals (zbp23totals)
- U.S. Census Bureau, 2022 ZIP Code Business Patterns totals (zbp22totals)
- Ballotpedia, Dallas Independent School District, Texas (enrollment by year)
- Texas Tribune Public Schools Explorer, Dallas ISD (state enrollment data, 2026)
- Texas Tribune Public Schools Explorer, Wilmer-Hutchins High School (2026)
- Wilmer-Hutchins Independent School District (Wikipedia)
- Dallas ISD The Hub, Voters approve two Dallas ISD bond propositions totaling nearly $3.5 billion (Nov 4, 2020)
- KERA News, Dallas ISD record school bond package election results (May 2, 2026; unofficial)
- Bloomberg, Dallas Voters Approve $6.2 Billion of Bonds for School Projects (May 4, 2026)
- Texas Tribune Public Schools Explorer, Lancaster ISD (2026 enrollment)
- Lancaster ISD, 2026 bond election results (unofficial), May 4, 2026
- Lancaster ISD, May 2026 Bond Election Quick Facts
- U.S. Census Bureau, ACS 5-year table-based summary files 2017-2021 to 2020-2024 (B25077, B19013, B25001, B25003), place 4835612
- U.S. Census Bureau, ACS 2015-2019 5-year summary file, Texas
- U.S. Census Bureau, ACS 2011-2015 5-year summary file, Texas