Combine
Data updated
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Each dot is one of the 84 cities we score — brighter means a higher score. Boundaries, highways and lakes: US Census TIGER.
- Prosperity72
- Schools76
- Safety50
- Lifestyle50
- Market75
- Affordability77
- Commute50
- Growth80
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Combine
Snapshot
✓ Pros
- Extremely quiet & private – Very few neighbors, low traffic, and open space
- Ample land for families or hobbies – Perfect for gardening, animals, or outdoor projects
- Affordable for acreage – Lower cost per acre than most northern suburbs
✗ Cons
- Limited retail, dining, and entertainment
- School options are limited
- Slow emergency response & utilities – Rural location can affect services like fire, police, and internet
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 Combine on Google Maps
Nearby Amenities (within 5 miles)
Local life in Combine
Combine is a small city about 20 miles south-east of Dallas, off US 175, split between Kaufman and Dallas counties. It has no downtown or retail strip of its own that we could document with 2025-26 sources.
Day-to-day Combine7,8,10,11,17,23,29,30,31,32
- 1John Bunker Sands Wetland Center
- 2Combine Volunteer Fire Department
- 3Crandall-Combine Community Library (at Central Middle School)
- 4Crandall High School (9-12)
- 5Wilson Elementary (PK-5)
- 6Martin Elementary (PK-5)
- 7Crandall ISD Administration
- 8Seagoville Elementary (PK-2), Dallas ISD
- 9Central Elementary (3-5), Dallas ISD
- 10Seagoville Middle School (6-8), Dallas ISD
- 11Walmart Supercenter
- 12Walgreens
Only places with a full street address from a live or 2025-26 source are mapped. City Hall is left off because its sources conflict (100 Davis Rd. on the city contact page, 123 Davis Rd. on the 2020 state building filing). Seagoville High School is left off because Dallas ISD pages give two street names. Off the map (farther out): Baylor Scott & White Emergency Center - Forney, Texas Health Presbyterian Hospital Kaufman.
Combine's year (2026 dates)25,27,28
| When | Event | Where |
|---|---|---|
| Sat, Mar 28, 2026 | Great Blue Heron Hustle 5K/10K & Community Event, 7:30 a.m. | John Bunker Sands Wetland Center |
| Sat, Apr 11, 2026 | Eagles of the Wetland guided walk, 11 a.m. | John Bunker Sands Wetland Center |
| Sat, Nov 7, 2026 | Wings Over the Wetland (WOW) fundraiser | John Bunker Sands Wetland Center |
Only events with 2025 or 2026 dates. We found no dated 2025-26 city-run festivals.
Drive times from Combine34
- Dallas City Hall27.5 mi42 min
- Dallas Love Field33.7 mi54 min
- DFW Airport48.4 mi69 min
Realust calculation with the OSRM open routing engine, Oct 28, 2026. Free-flow times; weekday rush hour on US 175 adds time.
What's in town vs. nearby5,7,10,11,17,23,29,30,31,32,33
| Need | In Combine | Nearest outside town |
|---|---|---|
| Grocery | None found with 2025-26 evidence | Walmart Supercenter, 220 N. Highway 175, Seagoville; Kroger Marketplace under construction in Crandall |
| Pharmacy | None found with 2025-26 evidence | Walgreens, 610 E. Malloy Bridge Rd., Seagoville; Walmart Pharmacy |
| Emergency room | None | Baylor Scott & White Emergency Center, 757 E. US Hwy 80, Forney (24 hours) |
| Hospital | None | Texas Health Presbyterian Hospital Kaufman, 850 Ed Hall Dr. |
| Library | None of its own | Crandall-Combine Community Library, 500 W. Lewis St., Crandall |
| Nature / trails | John Bunker Sands Wetland Center (about 3 mi of trails) | - |
| High school | None | Crandall High School (Crandall ISD) or Seagoville High School (Dallas ISD) |
| Police / fire | Combine Police Department; Combine Volunteer Fire Department | - |
In-town and nearby entries come from live store, city and district pages fetched Oct 2026 and 2026 filings.
Read the full local life guide
A rural city without a town center
Combine is a small city about 20 miles south-east of Dallas, off US 175, split between Kaufman and Dallas counties. It has no downtown or retail strip of its own that we could document with 2025-26 sources. Daily errands happen in Seagoville, Crandall and Forney.
Land use explains much of this. The city requires at least 1 net acre, 2,000 sq ft of living space and a 500 sq ft garage for a new home, with a 60-foot front setback. The city says it has no public works department, so driveway culverts and ditches are usually the owner's job.
City Hall is open weekdays 8 a.m. to 5 p.m., closed for lunch from noon to 1 p.m. The city's contact page lists it at 100 Davis Rd. Water comes from the Combine Water Supply Corporation, and the city has an electric franchise agreement with Trinity Valley Electric Cooperative (TVEC).
Outdoors: a wetland, not a parks system
The city website lists no parks department or city parks. The main outdoor draw is the John Bunker Sands Wetland Center at 655 Martin Lane, which the city links from its homepage. It is a partnership between the North Texas Municipal Water District and The Rosewood Corporation, inside the district's East Fork Water Reuse Project.
The center has about 3 miles of boardwalk and natural-surface berm trails. About 300 bird species have been recorded there, including bald eagles. It is open Tuesday to Friday 8 a.m. to 4 p.m. and Saturday 7 a.m. to 4 p.m., with last entry at 3:15 p.m. Adult admission is $5, seniors (60+) pay $4, and children 12 and under get in free.
The year's events happen at the wetland
We found no dated 2025-26 city festivals. The dated events we could confirm were at the wetland center. The first Great Blue Heron Hustle 5K/10K ran on March 28, 2026, and the second is set for April 3, 2027. A guided Eagles of the Wetland walk was held on April 11, 2026. The Wings Over the Wetland fundraiser is on Saturday, Nov. 7, 2026.
The center is closed for Thanksgiving on Nov. 26-27 and for Christmas on Dec. 24-25, 2026. It reopens on the Saturday after each holiday.
Errands and health care are a drive away
We found no grocery store or pharmacy in Combine with 2025-26 evidence. The Walmart Supercenter at 220 N. Highway 175 in Seagoville is open 6 a.m. to 11 p.m. daily and has a pharmacy. Walgreens is at 610 E. Malloy Bridge Rd. in Seagoville. In Crandall, Kroger broke ground on Sept. 25, 2026, on a Marketplace store of about 100,000 sq ft, at a reported cost of $40 million. No opening date has been announced.
The Baylor Scott & White Emergency Center in Forney (757 E. US Hwy 80, Ste. 150) is a freestanding ER that is open 24 hours. Texas Health Presbyterian Hospital Kaufman is at 850 Ed Hall Drive. State filings show an emergency department addition and renovation there, scheduled from November 2026 to June 2028.
Combine shares a library with Crandall. The Crandall-Combine Community Library is at 500 W. Lewis St. in Crandall, the Central Middle School address. From August to May it is open Monday to Thursday 9 a.m. to 6 p.m., Friday until 3:30 p.m. and Saturday 9 a.m. to 1 p.m. Summer hours are shorter.
Schools depend on the county line
The city's tax table lists two school districts: Crandall ISD and Dallas ISD. Your campus depends on your address.
Crandall ISD had 7,485 students in 2026. It runs six PK-5 elementaries, two middle schools for grades 6-8 (Central and Heartland), and one high school, Crandall High School at 13385 FM 3039. Wilson Elementary (300 S. Meadowcreek) and Martin Elementary (11601 W. US Hwy 175) are reported for Combine addresses. Confirm the assignment with the district. In TEA's 2024-25 ratings, Crandall ISD received a D overall and Crandall High a B.
Dallas County addresses are reported to fall in Dallas ISD's Seagoville feeder pattern. That pattern has one middle school, Seagoville Middle (950 Woody Rd., grades 6-8), and ends at Seagoville High School. In the 2024-25 ratings, Seagoville Middle received a B and Seagoville High a C. Dallas ISD as a whole received a B. TEA released 2026 ratings in August 2026, but we could not retrieve campus results.
Getting around and public safety
US 175 is the main route to Dallas. Off-peak, Dallas City Hall is about 42 minutes away, Love Field about 54 minutes and DFW Airport about 69 minutes. These are Realust estimates from an open routing engine; weekday rush hour adds time. The city publishes a revised truck route map and rules for driving ATVs on city roads.
Combine has its own police department, led by Chief Martin Cassidy, with a non-emergency number of 469-376-4500. It was hiring full-time officers in 2026. Fire protection comes from the Combine Volunteer Fire Department, which is listed with two stations at 125 Davis Rd. Outside city limits, Kaufman County residents need a county permit to burn. The city does not use tornado sirens and points residents to Kaufman County emergency alerts instead.
Not confirmed yet
- City Hall street number: 100 Davis Rd. (city site) vs. 123 Davis Rd. (2020 TDLR building filing).
- Which Crandall ISD elementary and middle school, and which Dallas ISD elementary, serve each part of Combine.
- 2026 TEA ratings for the campuses that serve Combine.
- Which ambulance service covers Combine.
- Police department headcount and station address.
- Acreage of the John Bunker Sands Wetland Center.
- Whether the city holds any recurring community events (none dated 2025-26 were found).
Questions people ask
Is there a grocery store in Combine, Texas?
We found none in city limits with 2025-26 evidence. The nearest supercenter is the Walmart at 220 N. Highway 175 in Seagoville. Kroger broke ground on a Marketplace store in Crandall in September 2026, with no opening date announced yet.
What school district is Combine in?
It depends on the address. The city lists Crandall ISD and Dallas ISD as taxing districts. Crandall ISD addresses go to Crandall High School. Dallas County addresses are reported to fall in Dallas ISD's Seagoville feeder pattern. Check the district's zone maps for your street.
Where is the nearest emergency room to Combine?
The Baylor Scott & White Emergency Center at 757 E. US Hwy 80 in Forney is open 24 hours. Texas Health Presbyterian Hospital Kaufman, at 850 Ed Hall Dr., also has an emergency department.
How long is the drive from Combine to downtown Dallas?
About 42 minutes to Dallas City Hall off-peak, roughly 27.5 miles, by a Realust routing estimate. Rush hour adds time. Love Field is about 54 minutes away and DFW Airport about 69.
Does Combine have a library?
It shares the Crandall-Combine Community Library at 500 W. Lewis St. in Crandall.
What is the John Bunker Sands Wetland Center?
It is a wetland education center at 655 Martin Lane, run as a partnership between the North Texas Municipal Water District and The Rosewood Corporation. It has about 3 miles of trails and about 300 recorded bird species. Adult admission is $5.
How big do lots have to be in Combine?
New homes need at least 1 net acre, at least 2,000 sq ft of living space and a 500 sq ft garage, with a 60-foot front setback and a 150-foot minimum lot width.
Who provides fire protection in Combine?
The Combine Volunteer Fire Department, which is listed with two stations at 125 Davis Rd.
Sources (37) · checked Oct 28, 2026
- City of Combine, Contact page (City Hall address and hours)
- City of Combine, City Hall page
- City of Combine, homepage (departments, Oct 2026 notices)
- City of Combine, FAQs
- City of Combine, Police Department
- City of Combine, Fire Department
- NERIS (FSRI), Combine Fire Department FD48257436
- NERIS (FSRI), Combine Fire Department stations
- TDLR TABS2020017987, Combine Police HQ/City Hall (2020-21)
- Crandall-Combine Community Library
- Crandall ISD, Our Schools
- Crandall ISD, Directions
- Crandall ISD, Attendance Zone
- Texas Tribune Public Schools Explorer, Crandall ISD (2026 enrollment)
- Texas Tribune Public Schools Explorer, Crandall ISD rating (2024-25)
- Texas Tribune Public Schools Explorer, Crandall High School
- Dallas ISD, Seagoville feeder demographic studies (campus list)
- Seagoville High School, feeder pattern
- Texas Tribune Public Schools Explorer, Seagoville High School
- Texas Tribune Public Schools Explorer, Seagoville Middle School
- Wikipedia, Combine, Texas (school assignment)
- Homes.com, Combine TX school search
- John Bunker Sands Wetland Center, Prepare for your visit
- John Bunker Sands Wetland Center, homepage
- John Bunker Sands Wetland Center, Wings Over the Wetland 2026
- John Bunker Sands Wetland Center, Great Blue Heron Hustle
- Patch, Great Blue Heron Hustle 5K/10K (Mar 28, 2026)
- Patch, Eagles of the Wetland: 2026 (Apr 11, 2026)
- Walmart, Seagoville Supercenter #5288
- Walgreens store locator, Seagoville
- Baylor Scott & White, Emergency Center - Forney
- TDLR TABS2027001056, Texas Health Presbyterian Hospital Kaufman ED addition (2026-28)
- The Shelby Report, Kroger breaks ground on $40M Marketplace in Crandall (Sept 28, 2026)
- OSRM open routing engine (Realust drive-time calculation, Oct 28, 2026)
- TML Directory, City of Combine (2019 profile)
- Solv, Integrity Urgent Care Seagoville listing
- KLTV, TEA releases 2026 A-F accountability ratings (Aug 14, 2026)
Seasonal Temperatures
Annual Conditions
Crime & Safety
Crime & safety data coming soon.
Job Market
Income
Employment
Income Distribution
Education
School District
Schools
Academic Info
📈 Graduation Rates (Class of 2024)
Transportation
Mobility Scores
Commute
Distance To
⚡ EV Charging
Drive to major employers from Combine
Rush-hour drive times from the center of Combine, weekday at 8:00 AM.
| Workplace | 8 AM rush | No traffic | Distance |
|---|---|---|---|
| Downtown DallasDallas | 46 min | 29 min | 25.4 mi |
| AT&TDowntown Dallas | 49 min | 32 min | 25.7 mi |
| Baylor University Medical CenterDallas | 49 min | 30 min | 26.1 mi |
| Uptown DallasDallas | 51 min | 31 min | 26.8 mi |
| Texas InstrumentsDallas | 57 min | 37 min | 34 mi |
| Telecom CorridorRichardson | 60 min | 40 min | 38.3 mi |
| SMUUniversity Park | 61 min | 36 min | 29.9 mi |
| Galleria / LBJDallas | 62 min | 39 min | 36.6 mi |
Show all 36 workplaces
| Workplace | 8 AM rush | No traffic | Distance |
|---|---|---|---|
| State Farm CityLineRichardson | 62 min | 42 min | 39.7 mi |
| UT Southwestern / Medical DistrictDallas | 62 min | 36 min | 31 mi |
| Arlington Entertainment DistrictArlington | 66 min | 49 min | 43.9 mi |
| Dallas Love FieldDallas | 66 min | 41 min | 33.2 mi |
| UT DallasRichardson | 66 min | 45 min | 39.4 mi |
| Las Colinas Urban CenterIrving | 67 min | 41 min | 37.3 mi |
| Southwest AirlinesLove Field | 67 min | 41 min | 34.3 mi |
| Medical City PlanoPlano | 69 min | 48 min | 44.5 mi |
| Kimberly-ClarkIrving | 70 min | 43 min | 37.9 mi |
| McKessonLas Colinas | 70 min | 43 min | 39.9 mi |
| Legacy WestPlano | 73 min | 49 min | 47.4 mi |
| American AirlinesFort Worth | 74 min | 48 min | 44.7 mi |
| Capital OnePlano | 76 min | 52 min | 50 mi |
| JPMorgan Chase Legacy WestPlano | 76 min | 50 min | 48 mi |
| Tyler TechnologiesPlano | 76 min | 51 min | 48.1 mi |
| Keurig Dr PepperFrisco | 77 min | 53 min | 50 mi |
| Frito-Lay / PepsiCoPlano | 77 min | 52 min | 48.6 mi |
| The StarFrisco | 77 min | 52 min | 50.5 mi |
| Toyota North America HQPlano | 77 min | 53 min | 49.1 mi |
| DFW AirportDFW | 79 min | 52 min | 47.1 mi |
| Downtown Fort WorthFort Worth | 79 min | 59 min | 57.2 mi |
| RaytheonMcKinney | 79 min | 58 min | 56 mi |
| Fidelity InvestmentsWestlake | 84 min | 57 min | 56 mi |
| Charles SchwabWestlake | 84 min | 58 min | 57.1 mi |
| Lockheed MartinFort Worth | 87 min | 67 min | 66.2 mi |
| AllianceTexasFort Worth | 93 min | 67 min | 64.8 mi |
| University of North TexasDenton | 98 min | 69 min | 65.6 mi |
| Texas Woman's UniversityDenton | 99 min | 71 min | 65.5 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 Combine
Combine's city tax rate is 0.35 per $100 of value. It was the same in 2024, and the approved FY 2026-27 budget keeps it there.
Estimated 2025 tax bill on a typical Combine homestead (Kaufman County side)1,2,3,12
- Crandall ISD$2,204/yr
- City of Combine$1,133/yr
- Kaufman County$1,083/yr
- Trinity Valley CC$368/yr
- Kaufman Co. Road & Bridge$261/yr
Realust estimate from published 2025 rates. Assumes a $323,800 homestead (ACS 2024 median), owner under 65, no ESD, MUD or PID, no 10% cap savings. The same home on the Dallas County side with Dallas ISD would owe about $4,022.
2025 tax rate: Combine vs. nearby Kaufman County cities4
- Kaufman (Kaufman ISD)2.35%
- Crandall (Crandall ISD)2.28%
- Terrell (Terrell ISD)2.23%
- Seagoville (Dallas ISD)2.05%
- Forney (Forney ISD)2.04%
- Combine (Crandall ISD)1.88%
- Talty (Forney ISD)1.83%
- Oak Ridge (Kaufman ISD)1.72%
All figures are totals from Independence Title's 2025 Kaufman County sheet. They leave out Kaufman County Road & Bridge (0.080635), Trinity Valley CC (0.11366) and any ESD, MUD or PID.
Estimated monthly cost beyond the mortgage (sourced parts only)2,3,12,14,16
- Property tax (homestead, Crandall ISD)$421/mo
- Electric (TVEC 2025 average bill)$158/mo
- Internet (Nextlink Wireless 100)$30/mo
Realust estimate. Water (Combine WSC), trash, gas and homeowners insurance are not included because none was sourced. TVEC figure is the co-op's 2025 average residential bill at about 1,290 kWh, not a quote.
Utility providers in Combine8,10,11,14,15,16
| Service | Provider | Notes |
|---|---|---|
| Electric | Trinity Valley Electric Cooperative (co-op, no retail choice); Oncor retail-choice area also covers ZIP 75159 | TVEC 2025 average: 12.2¢/kWh, $158/mo |
| Water | Combine Water Supply Corporation | Rates not published online |
| Sewer | On-site systems referenced in city rules; no city sewer found | Septic permits require a recorded final plat |
| Trash | Not confirmed | No residential contract in the city budget |
| Natural gas | Not confirmed | |
| Internet | Nextlink, Rise (fixed wireless); AT&T; Spectrum (about 20% coverage); T-Mobile 5G; satellite | Wired service covers only part of the city |
Read the full hidden costs guide
A low city rate, with a split by county
Combine's city tax rate is 0.35 per $100 of value. It was the same in 2024, and the approved FY 2026-27 budget keeps it there. The city gives no general homestead exemption, but it exempts $35,000 for owners 65 and older or disabled.
Most of the city sits in Kaufman County, where a home pays five units: Crandall ISD at 1.1992, the city at 0.35, Kaufman County at 0.3345, Trinity Valley Community College at 0.1137 and Kaufman County Road & Bridge at 0.0806. That totals about 2.08% before exemptions. Only the school district gives a general homestead exemption, the state's $140,000.
At the ACS median home value of $323,800, a Kaufman County homestead with no special district owes about $5,050 a year, or $421 a month. That is an effective rate of about 1.56%. The same house as a rental with no exemptions owes about $6,730.
The Dallas County side costs less
Part of the city reaches west into Dallas County, where Dallas ISD serves homes. There the county, Parkland Hospital and Dallas College each exempt 20% of a homestead's value, and Dallas ISD adds a 10% local exemption on top of the state's $140,000. The same $323,800 homestead would owe about $4,020 a year, or $335 a month.
Confirm the county and school district for any address on the appraisal district site, because the line runs through the city.
No MUD or PID turned up
Neither appraisal district's 2025 rate sheet lists a MUD, fresh water district or PID tied to Combine, and the city's budget and development rules mention none. Most of Kaufman County's special districts levy close to $1.00 per $100, so it is still worth checking the exact address.
Kaufman County ESD #7, based in Crandall, levies 0.088. Whether it covers any Combine addresses was not confirmed; the city funds its own fire department.
Electric comes from a co-op
Trinity Valley Electric Cooperative serves the city and pays Combine a franchise fee. Co-op members cannot shop retail plans. In 2025 TVEC's residential customers averaged about 12.2¢ per kWh and $158 a month on about 1,290 kWh, according to federal EIA data.
ZIP 75159, which Combine shares with Seagoville, is also in Oncor's delivery area. Homes on Oncor lines pick a retail plan; the lowest 12-month fixed plan listed in late October 2026 was about $141 at 1,000 kWh.
Water, septic and trash
Combine Water Supply Corporation provides water. The city requires the corporation to confirm it can serve a new subdivision before final plat approval. Its rates are not posted online, so ask for a recent bill.
Single-family lots must be at least one net acre, and the city's rules reference permits for on-site sewage systems. No city sewer service was found, so plan for septic upkeep.
The city budget shows no residential trash contract. Ask the seller who collects trash and what it costs.
Internet, commute and rent
Wired internet is limited. BroadbandNow lists Spectrum at about 20% of the city and AT&T's slower service at about 65%. Fixed wireless from Nextlink (from $30) and Rise (from $29.99), T-Mobile 5G and satellite fill the gaps.
The average Combine worker's commute is about 39 minutes. Free-flow driving to downtown Dallas takes about 42 minutes and to DFW Airport about 69 minutes, longer at rush hour.
The median gross rent was $1,663 in the 2023 ACS, but the city has few rentals, so that figure swings from year to year.
Not confirmed yet
- What does Combine Water Supply Corporation charge for a typical month of water use?
- Who collects trash in Combine, and what does it cost?
- What does homeowners insurance typically cost for a $325,000 home in Combine?
- What share of Combine parcels sits in a FEMA Special Flood Hazard Area?
- What does septic inspection and pumping typically cost locally?
- Do any Combine subdivisions have HOA dues?
Questions people ask
What is the property tax rate in Combine, TX?
The city rate is 0.35 per $100. On the Kaufman County side with Crandall ISD, the 2025 total is about 2.08% before exemptions (city, school, county, road & bridge and Trinity Valley CC). On the Dallas County side with Dallas ISD, it is about 1.88%.
How much are property taxes on a $325,000 home in Combine?
About $5,050 a year ($421 a month) for a Kaufman County homestead in Crandall ISD with no special district, based on 2025 rates. On the Dallas County side, about $4,020. As a non-homestead rental on the Kaufman side, about $6,730.
What school district is Combine in?
Crandall ISD serves the Kaufman County part and Dallas ISD serves the Dallas County part. Check the address with the appraisal district.
Does Combine have a homestead exemption?
The city has no general homestead exemption, but it exempts $35,000 for owners 65 and older or disabled. Crandall ISD exempts $140,000. On the Dallas County side, the county, Parkland and Dallas College exempt 20%.
Who provides electricity in Combine?
Trinity Valley Electric Cooperative serves the city, with no retail choice. Some homes in ZIP 75159 are on Oncor lines and can pick a retail plan.
Who provides water in Combine?
Combine Water Supply Corporation. The city has no sewer service on record, and its rules reference on-site sewage systems.
Are there MUDs or PIDs in Combine?
None were found in the 2025 appraisal district rate sheets or city records. Check the exact address before buying.
Sources (18) · checked Oct 28, 2026
- Dallas Central Appraisal District, 2025 Ad Valorem Tax Rates for Dallas County (revised Nov. 5, 2025)
- Kaufman Central Appraisal District, Tax Rates 2025
- Republic Title, 2025 DFW Tax Rates and Exemptions
- Independence Title, Kaufman County Tax Rates 2025
- Old Republic Title, Kaufman County Exemptions (Jan. 2023, 2022 exemptions)
- Kaufman CAD, Taxing Entities
- Wikipedia, Combine, Texas
- City of Combine, FY 2026-27 Approved Budget
- City of Combine, Financial Transparency: FY 2026-2027
- City of Combine, home page (Combine Water Supply Corporation link)
- City of Combine, Zoning & Land Development Regulations (revised Apr. 27, 2026)
- Census Reporter, Combine, TX profile (ACS 2024 5-year)
- CensusDepth, Combine, TX median gross rent (ACS 5-year through 2023)
- ElectricRates.org, Trinity Valley Electric Cooperative (EIA Form 861 2025 data, refreshed Oct. 26, 2026)
- ElectricRates.org, Oncor plans in ZIP 75159 (as of Oct. 28, 2026)
- BroadbandNow, Internet providers in Combine, TX (data as of Oct. 28, 2026)
- OSRM routing table (router.project-osrm.org), queried Oct. 28, 2026
- Kaufman CAD, 2025 Category A-1 Single Family Residence Average Market and Taxable Value
What’s coming
Public projects that will change daily life in Combine: new jobs, roads, schools and places to go. Every project links to its source.
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.
Also in Dallas · Irving · Garland · Grand Prairie · Mesquite · Carrollton · Richardson · Rowlett · DeSoto · Cedar Hill · Coppell · Lancaster · Duncanville · Farmers Branch · Sachse · Balch Springs · University Park · Seagoville · Glenn Heights · Addison · Highland Park · Hutchins · Wilmer · Sunnyvale · Cockrell Hill
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 Combine
Combine was probably settled in the late 1880s or early 1890s and had a post office from 1895 to 1903. Through the 1930s and 1940s its reported population never topped 25.
Combine population, decennial Census counts1
April 1 Census counts.
Combine population, Census Bureau estimates2
Estimates, July 1 of each year (Vintage 2025). Not Census counts. NCTCOG's separate Jan. 1, 2026 estimate is 2,418 (not charted: different source and date basis).
New homes permitted by the City of Combine4
Census Building Permits Survey, full-year totals, all reported by the city; all single-family. 2010 is omitted because it was imputed by the Census Bureau. 2026 to date (4 through September) is not charted because it is a partial year.
Crandall ISD enrollment14
District-wide fall enrollment, NCES data via Ballotpedia. Crandall ISD serves only the Kaufman County part of Combine and covers much more than the city. No district projection was found.
Read the full growth story guide
A rural settlement that incorporated to stay separate
Combine was probably settled in the late 1880s or early 1890s and had a post office from 1895 to 1903. Through the 1930s and 1940s its reported population never topped 25.
In the 1970s, with Seagoville surrounding it, residents incorporated the town. The Census counted 249 people in 1970, 688 in 1980, 1,329 in 1990 and 1,942 in 2010. The city sits on the Dallas-Kaufman county line, about 20 miles southeast of Dallas off US 175.
Population: slow, steady gains
The 2020 Census counted 2,245 people. Census Bureau estimates rise from 2,231 in July 2020 to 2,769 in July 2025, about 24% in five years. Most of that gain is in the Kaufman County part of the city, which the Bureau puts at 1,841 residents, versus 928 in the Dallas County part.
NCTCOG's count is much lower: 2,418 on January 1, 2026, up just 12 from a year earlier. The two agencies use different methods, so treat the range as the honest answer. No city or regional population forecast for Combine has been published.
Housing: a handful of homes a year
Combine does not have tract-builder communities. Census permit data show the city has never permitted more than 14 homes in a year since 2011. It permitted 55 homes from 2020 to 2025, all single-family, and 4 from January to September 2026. Average reported construction value ran from about $208,000 to $490,000 per home from 2022 to 2025.
New-home search sites listed no communities inside Combine in October 2026; their nearby results are in Crandall, Forney, Mesquite and Seagoville. New homes here are built one at a time on individual tracts. Census survey data show about 874 housing units, with owners in about 91% of occupied homes.
The city amended its subdivision rules after a July 2025 hearing and posted a revised zoning and development ordinance in April 2026. Check the current lot-size and utility rules with the city before buying land to build.
What could change it
Planning & Zoning began rewriting the 2019 Comprehensive Plan in August 2026. Its agenda includes growth projections, the future land use map, affordable housing, data centers, economic development incentives, the thoroughfare plan and a possible capital improvement program. In September members discussed retail expansion and a neighborhood park; nothing had gone to the City Council yet.
Regional roads are not set to change soon. TxDOT's planned Loop 9 Segment C, from I-45 to I-20, has a finished feasibility study, but further planning is inactive and there is no cost or schedule. Water service is linked on the city site to Combine Water Supply Corporation.
Schools: two districts
Homes in the Kaufman County part of Combine are zoned to Crandall ISD; homes in the Dallas County part are zoned to Dallas ISD's Seagoville schools. Crandall ISD has grown fast: 3,453 students in 2015-16, 6,922 in 2024-25 and 7,485 in 2026 state data. Crandall High School alone had 2,184.
Crandall ISD voters approved a $125 million bond in May 2017. In May 2022 they approved $345 million for school buildings and $20 million for a performing arts center, and rejected $35 million for a stadium renovation, by unofficial results. No later Crandall ISD bond election was found.
Values and incomes
Census survey data show the median owner-estimated home value at $156,900 in 2011-2015, $180,700 in 2015-2019 and $323,800 in 2020-2024. Median household income rose from $68,224 to $94,756 over the same periods.
These are five-year averages for a small city, with very wide margins of error: about ±$98,000 on the latest home value.
Not confirmed yet
- What will the updated Comprehensive Plan's future land use map show for retail, affordable housing and data centers?
- Will the city adopt a capital improvement program, and for what roads or utilities?
- Does Crandall ISD have a demographer's enrollment projection, and is another bond planned?
- What minimum lot size applies to new homes under the April 2026 zoning revision?
- Why do Census Bureau and NCTCOG estimates for Combine differ by about 350 people?
Questions people ask
What is the population of Combine, Texas?
The Census Bureau estimated 2,769 residents on July 1, 2025. NCTCOG estimated 2,418 on January 1, 2026. The 2020 Census counted 2,245.
Is Combine in Dallas County or Kaufman County?
Both. The Census Bureau puts about two-thirds of residents (1,841 of 2,769 in 2025) in the Kaufman County part and the rest in Dallas County.
What school district is Combine in?
Crandall ISD serves the Kaufman County part of Combine and Dallas ISD serves the Dallas County part, with Seagoville-area campuses.
Are there new-home communities in Combine?
None were found. Major new-home sites listed no communities in Combine in October 2026. The city permitted 55 single-family homes from 2020 to 2025, built individually.
How fast is Combine growing?
About 24% from July 2020 to July 2025 by Census Bureau estimates; NCTCOG's estimates show much slower growth.
Did the Crandall ISD bond pass?
The most recent one found, in May 2022, passed in part: $345 million for buildings and $20 million for a performing arts center passed; $35 million for a stadium failed.
Is Combine updating its comprehensive plan?
Yes. Planning & Zoning began updating the 2019 plan in August 2026, including the future land use map and thoroughfare plan.
Sources (21) · checked Oct 28, 2026
- Combine, Texas (Wikipedia; historical census table, counties, school zoning)
- U.S. Census Bureau, Vintage 2025 city and town population estimates, Texas (sub-est2025_48.csv)
- NCTCOG, 2026 Population Estimates Publication (Jan 1, 2026)
- U.S. Census Bureau, Building Permits Survey, annual place files, South Region (soYYYYa.txt, 2010-2025)
- U.S. Census Bureau, Building Permits Survey, South Region place file, year-to-date through Sept 2026 (so2609y.txt)
- Texas State Historical Association, Handbook of Texas: Combine, TX (revised Sept 20, 2023)
- City of Combine, official website (home page and document links)
- City of Combine, Agendas & Minutes
- City of Combine, Planning & Zoning minutes, Aug 18, 2026
- City of Combine, Planning & Zoning workshop minutes, Sept 3, 2026 (posted as 9.4.2026)
- City of Combine, Planning & Zoning minutes, Sept 15, 2026
- City of Combine, P&Z public hearing agenda, July 22, 2025 (subdivision rules amendment)
- TxDOT Dallas District, Loop 9 fact sheet (Spring/Q2 2025)
- Ballotpedia, Crandall Independent School District, Texas (enrollment by year, NCES data)
- Texas Tribune Public Schools Explorer, Crandall ISD (state enrollment data, 2026)
- U.S. Census Bureau, ACS 5-year table-based summary files 2017-2021 to 2020-2024 (B25077, B19013, B25001, B25003), place 4816216
- U.S. Census Bureau, ACS 2015-2019 5-year summary file, Texas
- U.S. Census Bureau, ACS 2011-2015 5-year summary file, Texas
- BOK Financial Securities, Texas School Districts Bond Election Results for May 7, 2022 (unofficial; MAC of Texas data)
- inForney, Crandall ISD to hold $125 million bond election to expand and construct new campuses (Apr 6, 2017)
- Heartland (community website), Crandall ISD bond election May 6 (updated May 8, 2017)