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Allen

Data updated

Comparevs Planovs McKinneyvs Friscovs Fairviewvs Richardson

Each dot is one of the 84 cities we score — brighter means a higher score. Boundaries, highways and lakes: US Census TIGER.

Prosperity 85 · 26% of scoreSchools 89 · 18% of scoreSafety 84 · 18% of scoreLifestyle 89 · 12% of scoreMarket 76 · 8% of scoreAffordability 83 · 6% of scoreCommute 67 · 6% of scoreGrowth 68 · 6% of score
85A-Great
Realust Score
83 from eight categories +2 price tier (median ≥ $450K)
Momentum 66 · Growing +12 since 2020
−5.4%Home prices, 1 yr
+14.2%Home prices, 5 yr
  • Prosperity85
  • Schools89
  • Safety84
  • Lifestyle89
  • Market76
  • Affordability83
  • Commute67
  • Growth68

Comparevs Planovs McKinneyvs Friscovs Fairviewvs Richardson

Allen

Realust Score
85
↘ -5.4% 1-year
↗ +14.2% 5-year
'20'21'22'23'24'25
Growing • 66% velocity

💡 Market Insights

🐢
Patient Market
Homes take about 68 days to sell — buyers have time to decide.
🤝
Typical Negotiations
Homes selling at 97.7% of asking — expect 3-5% negotiation room.
👥
Healthy Buyer Activity
25% of homes are under contract.
🏠
Active Development
44% new construction — good mix of new and existing homes.

Home Prices

$219Per Sq Ft
$444,900Starter Home
$485,393Median Price
$1,134,000Premium Home

Market Trends

🏠 Home Prices
↓ -5.4%
1-Year Change
+14.2%
5-Year Change
🏢 Rent Prices
↓ -1%
1-Year Change
+25.6%
5-Year Change
📊 Home values are cooling while rents are declining. (Source: Redfin, Zillow)

Market Health

299Active Listings
68Median Days on Market
25.1%Under Contract
10%Price Reduced
97.7%Sale-to-List Ratio
⚖️ Balanced market: about 4.3 months of homes for sale.

Market Insights

$891/moCheaper to Rent
4.3 moBalanced market
4.4%Rental Yield
3.7xIncome to Buy
-3%vs Region Avg
🏠 Remote Work Fit 89
Excellent for remote workers
👨‍👩‍👧‍👦 Family Fit 52
Good for families
💼 Investment 89
Strong potential

Typical Home

2,544Sq Ft
3.5Beds
3.1Baths
31,422Lot Sq Ft
2004Year Built
2.1-carGarage

Property Mix

Single Family73.5%
Townhome7.5%
Condo0.5%

Common Features

Pool13.5%
Garage96.5%
Single Story26%
Fireplace43.5%
Central Air48%

Costs & Ownership

$2,689Est. Monthly Payment
$1,798Median Rent
$123/moAvg HOA Fee
36%Have HOA

Investment Indicators

0.9%Rental VacancyLow (Good)
0/10Low Risk
44%New Construction
$145,140Per Bedroom
Click any category to explore on Google Maps. Numbers are places within 5 miles.
Dense Suburban
Best For: North Dallas Commuters Top-School Families Sports-Focused Households ★ Remote Workers

Lifestyle Scores

Family Friendly8.7
Outdoor Activities5.3
Nightlife6
Health & Fitness8
Diversity8
Weather6.7

Nearby Amenities (within 5 miles)

60+Restaurants
60+Parks
26Grocery
60+Coffee
60+Bars
4Theaters
60+Daycares
45Hospitals
60+Pharmacies
60+Dentists
9Libraries
60+Dog Parks
6Museums

Getting Around

Averaged across Allen, weighted by where people live. #13 of 84 cities. Its most walkable areas reach 66, and 20% of residents live somewhere walkable (50+).

36Walk Score
58Bike Score
N/ATransit Score

Allen has two kinds of 'downtown.' The historic core sits along Main Street near Greenville Avenue (SH 5) and St. Mary Drive, around the 1876-era rail depot that now houses the Allen Heritage Center (100 E.

80+ miPaved hike-and-bike trails (city and guides cite 78 to 100+)1,2,5
1,864Acres of parkland across about 53 parks5
31 minDrive to downtown Dallas, off-peak (25 mi)44
46 minDrive to DFW Airport, off-peak (34 mi)44
AAllen ISD 2026 TEA rating (2025-26 school year)9
311Beds at Texas Health Presbyterian Hospital Allen37

Day-to-day Allen1,8,14,15,18,20,29,31,32,33,35,37,38,39

1234567891011121314151617181920212223242526272829
  1. 1Honeybird Sandwiches & Donuts
  2. 2Mom's Cafe
  3. 3Chicken N Pickle
  4. 4Watters Creek Village
  5. 5The Village at Allen
  6. 6Allen Premium Outlets
  7. 7H-E-B
  8. 8Market Street
  9. 9Kroger (Bethany Park)
  10. 10Walmart Supercenter
  11. 11Celebration Park
  12. 12Allen Station Park
  13. 13Bethany Lakes Park
  14. 14Spirit Park
  15. 15Twin Creeks Park
  16. 16Ford Park
  17. 17Allen High School
  18. 18Lowery Freshman Center
  19. 19Allen ISD STEAM Center
  20. 20Allen ISD Administration
  21. 21Texas Health Presbyterian Hospital Allen
  22. 22CareNow Urgent Care
  23. 23City Hall
  24. 24Allen Public Library
  25. 25Fire Department HQ
  26. 26Allen Heritage Center (depot)
  27. 27Allen Heritage Village
  28. 28Credit Union of Texas Event Center
  29. 29Stephen G. Terrell Recreation Center
Food & coffeeShopsParksSchoolsHealth careCity servicesLocations are approximate.

30 most useful places, mixed kinds. The Melting Pot is intersection-level only.

Allen's year, month by month21,22,23,24,25,26,28,29,30,45

MonthEventWhere
Oct-AprAllen Americans hockey (Allen opener Nov 20, 2026)Credit Union of Texas Event Center
MayAllen Arts Festival (Mother's Day weekend)Watters Creek Village
May, Sep, NovCottage Farmers Market (next: Nov 21, 2026)Allen Heritage Village
Spring-FallConcerts by the Creek (Saturdays)Watters Creek Village
June (last Sat.)H-E-B Allen USA + fireworksCelebration Park
SummerSeasonal Sounds concertsVaries
SeptemberCrafts & Drafts arts festivalWatters Creek Village
DecemberHolly Jolly Celebration (tree lighting, drone show, 5K)City event; 2026 venue/date TBC
Dec-JanHoliday Lights (Dec 5, 2026-Jan 6, 2027)Downtown Allen
DecemberLight the Night; Village tree lighting; NutcrackerWatters Creek; The Village at Allen

2026 dates from city and Visit Allen calendars. Allen 150 Fest (Apr 25, 2026) was a one-time anniversary event. Check the city calendar for 2027 dates.

Drive times from downtown Allen44

  • Downtown Plano7.2 mi11 min
  • Downtown McKinney8.1 mi13 min
  • Richardson (CityLine)9.4 mi14 min
  • Legacy West, Plano12.1 mi20 min
  • Frisco (The Star)12.6 mi21 min
  • Downtown Dallas25.0 mi31 min
  • Dallas Medical District27.0 mi35 min
  • Las Colinas27.8 mi35 min
  • Dallas Love Field26.7 mi36 min
  • DFW Airport34.0 mi46 min

Realust calculation with the OSRM open routing engine from Main St. & Greenville Ave. Free-flow times; weekday rush hour on US 75 adds time.

What's in town vs. nearby5,20,31,32,33,34,35,36,37,38,39,44

NeedIn AllenNearest outside town
Full groceryH-E-B, Market Street, Kroger (3), Tom Thumb, Sprouts, WalmartMore Sprouts in McKinney; not needed for most errands
Pharmacy6 CVS, 4 Walgreens, grocery pharmacies, 3 independents24-hour options in McKinney, Plano, Frisco
Emergency room / hospitalTexas Health Presbyterian Allen, 1105 N. Central Expy. (311 beds)Medical City McKinney (Level II trauma)
Urgent careCareNow, 1218 W. McDermott Dr.-
Library300 N. Allen Dr. (expanded 2025)-
Big-box / mall shoppingVillage at Allen, Allen Premium Outlets, Watters Creek-
Pro sports / arenaCredit Union of Texas Event Center (7,500 seats)-
LakeNoneLavon Lake, ~29 min east
Public transitNone (not in DART)DART rail in Plano
CollegeCollin College Technical CampusOther Collin College campuses

In-town businesses from listings and news dated 2023-2026.

Read the full local life guide

Downtown: a small historic core and big shopping centers

Allen has two kinds of 'downtown.' The historic core sits along Main Street near Greenville Avenue (SH 5) and St. Mary Drive, around the 1876-era rail depot that now houses the Allen Heritage Center (100 E. Main St.). Nearby, Allen Heritage Village (450 St. Mary Dr.) keeps restored homes and a church. On Main Street, Honeybird Sandwiches & Donuts opened at 803 E. Main St. in December 2025, and Mom's Cafe reopened at 602 E. Main St. in July 2026.

The city is putting about $17 million into a Downtown Catalyst Project at W. McDermott Drive and S. Anna Drive. It will reuse the 1970 fire station and add about 18,000 sq ft of restaurant and retail space, a pocket park and a stage. Groundbreaking is expected in fall 2026 and completion in spring 2028. A 352-unit apartment project is also planned there.

Most day-to-day dining and shopping is in large centers along US 75 and SH 121. Watters Creek Village (970 Garden Park Dr.) has about 360,000 sq ft of retail, with Market Street, Barnes & Noble and The Melting Pot (opened 2026). The Village at Allen (190 E. Stacy Rd.) has Target, Best Buy and the city's arena. Allen Premium Outlets is at 820 W. Stacy Rd. At The Farm, Chicken N Pickle (1221 Johnson Rd.) is open, but The Hub closed in July 2026 and is due to reopen under new owners in early 2027.

The year in Allen

The biggest city event is H-E-B Allen USA, a free Independence Day festival at Celebration Park, usually the last Saturday in June. In 2026 it ran June 27 with concerts and a 9:30 p.m. fireworks show, with shuttles from Allen High School.

Watters Creek hosts the Allen Arts Festival over Mother's Day weekend (May 8-10 in 2026), Crafts & Drafts in late September (Sept. 25-27, 2026) and Saturday-evening Concerts by the Creek. The city runs a Cottage Farmers Market at Heritage Village on set Saturdays. The next is Nov. 21, 2026. In winter, Holiday Lights fills downtown with more than 100,000 lights from Dec. 5, 2026, to Jan. 6, 2027. The city's Holly Jolly Celebration had a tree lighting, a drone show and a 5K in December 2025. The Allen Americans (ECHL hockey) play 36 home games, with Allen's opening night on Nov. 20, 2026, at the 7,500-seat Credit Union of Texas Event Center.

Parks, trails and lakes

Counts differ by source: about 53 parks on 1,864 acres, with 78 to more than 100 miles of trail. Celebration Park (701 N. Angel Pkwy., about 100 acres) has ballfields, tennis and pickleball, a pond trail and the kidMania playground. Allen Station Park (1120 N. Cedar Dr., 125 acres) has a BMX track, ball complexes and The Edge skate park. Bethany Lakes Park (745 S. Allen Heights Dr., about 40-47 acres) has ponds, a fishing pier and disc golf. Spirit Park (1151 Ridgeview Dr., 75 acres) has cricket and softball fields.

The main greenbelt trails follow creeks: Cottonwood Trail (5 miles) and Watters Trail (nearly 4 miles). The city is spending about $8.3 million on playgrounds. Allen Station Park reopened in May 2025 and Lost Creek Park in early 2026, and a $5 million Celebration Park playground and splash pad is about 2.5 years out. Indoors, the 149,000 sq ft Stephen G. Terrell Recreation Center opened in 2024. Lavon Lake's dam area is about 29 minutes east.

Errands and health care

Groceries are in town. H-E-B opened a 117,000 sq ft store at 575 E. Exchange Pkwy. in 2023. Market Street (985 W. Bethany Dr.), three Kroger stores, Tom Thumb (900 W. McDermott Dr.), Sprouts (1265 W. Exchange Pkwy.) and a Walmart Supercenter (730 W. Exchange Pkwy.) round it out. Allen has at least six CVS and four Walgreens locations plus independent pharmacies.

Texas Health Presbyterian Hospital Allen (1105 N. Central Expy.) has 311 beds and a 24-hour ER. The nearest Level II trauma center is Medical City McKinney (4500 Medical Center Dr.). CareNow runs an urgent care at 1218 W. McDermott Dr. The public library (300 N. Allen Dr.) reopened in December 2025 after a $19.9 million expansion. City Hall is next door at 305 Century Pkwy.

Schools

Allen ISD serves most of the city. It runs a single high school and splits grades differently from most districts. There are 17 elementary schools (K-6, plus a pre-K campus), three middle schools (7-8), Lowery Freshman Center (9) and Allen High School (10-12, about 5,100 students). Enrollment was 20,117 in 2026. TEA rated the district an A for 2025-26. Fourteen campuses earned an A, seven elementaries a B and one a C. Parts of the city fall in Lovejoy ISD (also rated A in 2026), Plano ISD or McKinney ISD, so check the address.

Getting around and public safety

US 75 runs north-south through Allen, and SH 121 (Sam Rayburn Tollway) runs along its northwest edge. Off-peak, downtown Plano is about 11 minutes away, Legacy West 20, downtown Dallas 31, Love Field 36 and DFW Airport 46. Rush hour on US 75 adds time. Allen is not a DART member and has no fixed-route transit. Eligible residents can use Collin County Rides paratransit.

The Allen Fire Department is a career department with six stations, headquartered at 310 Century Pkwy. A $97.1 million, 103,000 sq ft police headquarters is due to open in early 2027. Public safety takes about $74 million of the city's $157 million general fund in FY 2026-27.

Not confirmed yet

  • Campus-by-campus 2026 TEA grades for Allen ISD (Community Impact gave only counts).
  • Which Plano ISD and McKinney ISD campuses serve Allen addresses, and their 2026 ratings.
  • 2026 date and venue for the Holly Jolly Celebration.
  • Whether the Sept 19, 2026 Cottage Farmers Market ran (a cancellation listing also exists).
  • Current police sworn headcount and the address of the new police HQ.
  • Allen Fire Department ISO rating and total staffing.
  • Exact park count, acreage and trail miles; sources range from 46 to 66 parks and 78 to 100+ trail miles.
  • Collin College Technical Campus street address.
  • Downtown parking, and which restaurants Blender Brands will open in the Catalyst Project.
  • Distances to nearest Costco, Whole Foods or Trader Joe's (none confirmed in Allen).

Questions people ask

Does Allen have an H-E-B?

Yes. A 117,000 sq ft H-E-B with a drive-thru pharmacy opened at 575 E. Exchange Pkwy. in 2023. Allen also has Market Street, three Kroger stores, Tom Thumb, Sprouts and a Walmart Supercenter.

Where is the hospital in Allen?

Texas Health Presbyterian Hospital Allen is at 1105 N. Central Expy. It has 311 beds and an emergency department. The nearest Level II trauma center is Medical City McKinney.

How long is the drive from Allen to Dallas?

About 31 minutes to downtown Dallas off-peak, roughly 25 miles on US 75. Rush hour adds time. DFW Airport is about 46 minutes away and Love Field about 36.

Is Allen part of DART?

No. Allen has no fixed-route bus or rail. Eligible residents can use Collin County Rides paratransit.

How many high schools does Allen ISD have?

One. Allen High School serves grades 10-12 (about 5,100 students). Ninth graders attend Lowery Freshman Center. Elementary schools run K-6 and middle schools 7-8.

What is Allen ISD's 2026 TEA rating?

A, for the 2025-26 school year. Fourteen campuses earned an A, seven elementary schools a B and one a C.

Is all of Allen in Allen ISD?

No. Most of the city is, but parts fall in Lovejoy ISD, Plano ISD and McKinney ISD. Check the address with the district's campus lookup.

When is the Allen USA fireworks show?

The city holds H-E-B Allen USA at Celebration Park, usually on the last Saturday in June. In 2026 it was June 27, with fireworks at 9:30 p.m.

Sources (45) · checked Oct 28, 2026
  1. Independence Title, Discover Allen relocation guide (PDF; parks, schools, city contacts; c. 2026)
  2. Visit Allen, Hike & Bike Trails
  3. Community Impact, Allen invests over $8M in playground improvements (May 5, 2026)
  4. Dallas Morning News, list of Allen parks, trails and recreation facilities (Apr 2021)
  5. Wikipedia, Allen, Texas
  6. Wikipedia, Allen Independent School District
  7. Allen ISD, Find a School (grade configuration)
  8. Texas Tribune Public Schools Explorer, Allen ISD (2026 enrollment)
  9. Community Impact, Allen ISD earns A accountability rating from TEA (Aug 17, 2026)
  10. Community Impact, Allen ISD outpaces state in 2025-26 STAAR performance (Sept 2, 2026)
  11. Independence Title, Lovejoy ISD campus guide (PDF)
  12. Texas Tribune Public Schools Explorer, Lovejoy ISD 2026 grade
  13. Community Impact, Revitalizing downtown: over $17M in projects (Aug 21, 2026)
  14. Hoodline, Honeybird lands on Allen's Main Street (Feb 2026)
  15. Hoodline, Mom's Cafe returns to Allen's Main Street (July 10, 2026)
  16. Community Impact, The Hub in Allen set to reopen under new ownership in early 2027 (July 24, 2026)
  17. Visit Allen, What's New in Allen (modified Oct 1, 2026)
  18. Hoodline, The Melting Pot heats up Watters Creek (Mar 2026)
  19. Hoodline, New landlords plot glow-up for Watters Creek Village (Apr 2026)
  20. Community Impact Allen edition, April 2026, business news (Village at Allen and Watters Creek sales)
  21. City of Allen events calendar, 2026 H-E-B Allen USA (June 27, 2026)
  22. Visit Allen, Seasonal Events
  23. Visit Allen, Holly Jolly Celebration (Dec 6, 2025)
  24. City of Allen events calendar, Holiday Lights (Dec 5, 2026-Jan 6, 2027)
  25. Visit Allen, 2026 Allen Arts Festival
  26. Visit Allen, 2026 Crafts & Drafts Fine Arts Festival and Bier Tasting
  27. Hoodline, Allen 150 Fest with drone show (Apr 2026)
  28. Allen Americans, 2026-2027 schedule announcement (May 2026)
  29. City of Allen events calendar, Cottage Farmers Market (Nov 21, 2026)
  30. City of Allen events calendar, Cottage Farmers Market (May 16, 2026)
  31. H-E-B Newsroom, H-E-B opens store in Allen (Oct 2023)
  32. Market Street store locator, 985 W. Bethany Dr. (store 563)
  33. Kroger, Allen store list
  34. StoreLocators, Sprouts Texas store list
  35. TDLR TABS2026019743, Walmart 2918 renovation, 730 W. Exchange Pkwy
  36. RxList, pharmacies in Allen, TX
  37. Community Impact, 3 health care facility updates in and around Allen (June 5, 2026)
  38. CareNow, Allen urgent care
  39. Community Impact, Allen Public Library debuts after $19.9M renovation (Feb 2, 2026)
  40. NERIS (FSRI), Allen Fire Department FD48085846
  41. Discover Policing, Allen Police Department listing (undated)
  42. Community Impact, New $97.1M Allen police HQ set for early 2027 (Jan 20, 2026)
  43. Community Impact, Allen adopts $380M FY 2026-27 budget (Sept 9, 2026)
  44. OSRM open routing engine, table service (Realust drive-time calculation, Oct 2026)
  45. Visit Allen, Cottage Farmers Market (Sept 19, 2026)

Seasonal Temperatures

January56°38° low
April73°55° low
July94°77° low
October77°58° low

Annual Conditions

213Sunny Days/Year
152Rainy Days/Year
59.8"Annual Rainfall
🌡️ North Texas enjoys a humid subtropical climate with hot summers and mild winters.

Safety Overview

B+Safety Grade
0.83Violent Crime Rateper 1,000 residents
7.45Property Crime Rateper 1,000 residents

Violent Crime

Assault72.98
Robbery9.67
Murder0.91
Rape23.74
Rates per 100,000 residents

Property Crime

Burglary62.42
Theft727.12
Vehicle Theft88.8
Rates per 100,000 residents

Income

$130,901Median Household
$161,489Average Household
$55,986Per Capita

Employment

3.7%Unemployment Rate
+1.7%Job Growth / yr
6.1%Poverty Rate

Income Distribution

$150k+
43.8%
$100k-$150k
18.6%
$75k-$100k
9.9%
$50k-$75k
12.2%
$25k-$50k
9.6%
Under $25k
5.9%

Major Industries

Technology Healthcare Retail Professional Services

Top Employers

Experian Jack Henry Allen ISD Texas Health Presbyterian Frontier Communications

School District

Allen ISDPrimary District
ADistrict Grade
Top 7%State Ranking

Schools

16Elementary
3Middle
1High School

🏆 Top-Rated Schools (19 A-rated schools in Allen)

🎒 Elementary Schools
DR E T BOON ELAllen ISD
A
(96)
MARY EVANS ELAllen ISD
A
(95)
📚 Middle Schools
ERECKSON MIDDLEAllen ISD
A
(94)
WALTER & LOIS CURTIS MIDDLEAllen ISD
A
(93)
🎓 High Schools
ALLEN H SAllen ISD
A
(90)
Source: Texas Education Agency 2024-25 Accountability Ratings

Academic Info

16.2:1Student-Teacher Ratio

📈 Graduation Rates (Class of 2024)

98.3%Graduation RateA
0.9%Dropout Rate

🎯 College Readiness (Class of 2023)

92%Took SAT/ACT
46.5%College ReadyB
62.0%TSI Ready
College Ready: 1180+ SAT or 24+ ACT  |  TSI Ready: Met Texas college-ready criteria

Mobility Scores

36Walk Score
58Bike Score
N/ATransit Score

Commute

28Avg Minutes
66.8%Drive Alone
5.9%Carpool
24.8%Work from Home

Distance To

25 miDowntown Dallas
34.3 miDFW Airport
25.9 miLove Field

⚡ EV Charging

25Public Stations
57DC Fast Ports
39Level 2 Ports
Networks: ChargePoint Network Blink Network Tesla Destination

Major Highway Access

US-75 Sam Rayburn Tollway McDermott Road

Drive to major employers from Allen

Rush-hour drive times from the center of Allen, weekday at 8:00 AM.

Workplace8 AM rushNo trafficDistance
RaytheonMcKinney14 min13 min8.9 mi
Telecom CorridorRichardson18 min12 min10 mi
State Farm CityLineRichardson19 min13 min9.5 mi
Medical City PlanoPlano23 min17 min10.7 mi
Capital OnePlano24 min17 min14.8 mi
The StarFrisco24 min19 min17 mi
JPMorgan Chase Legacy WestPlano25 min18 min16.7 mi
Keurig Dr PepperFrisco25 min20 min17.3 mi
Show all 36 workplaces
Workplace8 AM rushNo trafficDistance
Tyler TechnologiesPlano25 min20 min11.1 mi
UT DallasRichardson25 min17 min11.9 mi
Legacy WestPlano26 min19 min15.9 mi
Frito-Lay / PepsiCoPlano26 min19 min16.7 mi
Toyota North America HQPlano26 min19 min17 mi
Texas InstrumentsDallas39 min21 min17 mi
McKessonLas Colinas40 min28 min29.8 mi
Galleria / LBJDallas41 min22 min18.3 mi
Kimberly-ClarkIrving45 min34 min32.7 mi
DFW AirportDFW48 min36 min35.7 mi
American AirlinesFort Worth50 min38 min39 mi
SMUUniversity Park50 min27 min21.4 mi
Southwest AirlinesLove Field56 min35 min29.9 mi
Arlington Entertainment DistrictArlington57 min46 min45.1 mi
Las Colinas Urban CenterIrving57 min34 min28.4 mi
University of North TexasDenton57 min45 min44.1 mi
Uptown DallasDallas57 min28 min24.9 mi
Downtown DallasDallas58 min30 min25.4 mi
Fidelity InvestmentsWestlake58 min43 min44.7 mi
Texas Woman's UniversityDenton58 min46 min44 mi
Baylor University Medical CenterDallas59 min30 min25.4 mi
Charles SchwabWestlake59 min43 min45.7 mi
AT&TDowntown Dallas60 min30 min25.3 mi
Dallas Love FieldDallas60 min34 min27.1 mi
AllianceTexasFort Worth68 min53 min53.5 mi
UT Southwestern / Medical DistrictDallas68 min33 min29.4 mi
Downtown Fort WorthFort Worth70 min55 min55.8 mi
Lockheed MartinFort Worth78 min64 min67.3 mi

Source: Google Routes forecast, updated October 2026. Find where to live near your work →

Cost Index (100 = National Average)

Overall100
Housing122
Utilities97
Groceries101
Transportation104
Healthcare101

Monthly Utilities

⚡ Electric $148
💧 Water $54
🔥 Gas $43
📶 Internet $74

Everyday Costs

$845Monthly Groceries (Family of 4)
$3Gas Price (per gallon)

Taxes

8.3%Sales Tax Rate
2.2%Property Tax Rate

Most Allen homes pay four taxing units: Allen ISD at 1.1258, the city at 0.4154, Collin County at 0.1493 and Collin College at 0.0812, all per $100 of value. Together that is about 1.77% before exemptions for 2025.

1.77%Base 2025 tax rate in Allen ISD (city + ISD + Collin County + Collin College), before exemptions1
$492,609Median home value in City of Allen budget documents (FY2026-27)5
~$578/moEstimated property tax on that home with a homestead exemption, Allen ISD, 2025 rates1,2,4,5,9
No MUDsNo MUD or PID naming Allen appears on the 2025 Collin County rate lists checked1,33
~$168/moCity utility bill at 8,000 gallons: water, sewer, trash, HHW and drainage (posted rates; Realust calculation)13
$1,877ACS median gross rent, 2019–202311

Where a typical Allen homestead tax bill goes (2025)1,2,5,9

$6,933/yr
  • Allen ISD$3,970/yr
  • City of Allen$1,944/yr
  • Collin County$699/yr
  • Collin College$320/yr

Homestead at $492,609 (city median), Allen ISD, owner under 65, no MUD or PID. Lovejoy ISD addresses pay about $456 more; Plano ISD addresses about $304 less.

Base 2025 tax rate: Allen vs. nearby cities1,5,6,7,8

  • Wylie1.95%
  • Fairview (Lovejoy ISD)1.80%
  • Allen1.77%
  • McKinney1.75%
  • Plano1.71%
  • Frisco1.68%
  • Murphy1.63%
  • Lucas1.61%

Each city shown with its main ISD. Allen addresses in Lovejoy ISD pay 1.9012; in Plano ISD, 1.6855. Exemptions differ by city: Allen gives 5% on homesteads, Plano and Frisco give 20%, McKinney gives none. Allen's 2026 total is 1.7510.

Monthly cost beyond the mortgage (sourced parts only)1,5,13,17,20,24

$1,028/mo
  • Property tax (homestead, Allen ISD)$578/mo
  • Electric (1,000 kWh, plan avg)$152/mo
  • City bill: water, sewer, trash, drainage (8,000 gal)$168/mo
  • HOA (Twin Creeks)$80/mo
  • Internet (AT&T fiber, starting)$50/mo

Partial: homeowners insurance and gas are not included. Water and sewer are at posted rates; the approved 6.9% increase adds about $10. Electric is a Realust estimate from a plan average.

Utility providers in Allen13,14,17,18,20,21

ServiceProviderCostNotes
ElectricOncor wires; choose a retail providerAbout 15.2¢/kWh plan averageAggregator claims of CoServ territory not confirmed
Water & sewerCity of Allen (NTMWD water)Water $24.84 min + $5.76/1,000 gal; sewer $45.68 min, $86.95 cap6.9% increase approved for FY2026-27; $100 deposit
Trash & recyclingCity of Allen / Community Waste Disposal$20.89/month incl. HHW20% senior discount on application
DrainageCity of Allen$5.25/monthSingle-family
Natural gasAtmos Energy (not confirmed)Some homes all-electric
InternetSpectrum, AT&T Fiber, Frontier, Astound, 5GFrom $20–50/monthCoverage varies by address
Read the full hidden costs guide

The tax bill is the biggest hidden cost

Most Allen homes pay four taxing units: Allen ISD at 1.1258, the city at 0.4154, Collin County at 0.1493 and Collin College at 0.0812, all per $100 of value. Together that is about 1.77% before exemptions for 2025. That sits in the middle of nearby Collin County cities: above Plano, Frisco and Murphy, below Wylie.

Exemptions cut the bill. Allen ISD takes $140,000 off a homestead's value. The city and county each take 5%, and Collin College takes 20%. Owners 65 and older get $60,000 off school value plus a school tax ceiling, $50,000 off city value and $30,000 off county value. The city does not freeze senior taxes, but the county, college and ISD do.

At the city's median home value of $492,609, a homestead in Allen ISD owes about $6,930 a year, or $578 a month, at 2025 rates. That is an effective rate of about 1.41%. The same house as a rental with no exemptions would owe about $8,730.

2026 rates are slightly lower overall

For 2026, the city cut its rate to 0.4147 and Allen ISD cut to 1.1037. Collin County raised its rate for the first time in three years, to 0.151414. Collin College held steady. The combined 2026 rate in Allen ISD is about 1.75%. On the same median home that is about $70 less a year, but rising appraisals can erase the savings.

Check the school district line

Allen ISD covers almost all of the city. Small edges fall in Lovejoy ISD on the east, Plano ISD on the south and McKinney ISD on the north. A Lovejoy ISD address pays about $456 more a year on a median home, and a Plano ISD address about $304 less. Confirm the district on the Collin County appraisal district site before you buy.

No MUDs found

Unlike fast-growing cities farther north, Allen has no municipal utility district or public improvement district on the 2025 Collin County rate lists checked. Its neighborhoods get city water and sewer. That spares buyers the $0.60 to $1.20 MUD rates common in newer suburbs. Still read the seller's disclosure, which must list any special district.

Utilities: one city bill plus electric

The city bills water, sewer, trash and drainage together. Water costs $24.84 a month for the first 1,500 gallons, then $5.76 per 1,000 gallons up to 15,000. Sewer starts at $45.68 and stops rising at 10,000 gallons, at $86.95. A home using 8,000 gallons pays about $142 for water and sewer, plus $20.89 for trash and recycling and $5.25 for drainage, or about $168 in all. Council approved a 6.9% water and sewer increase for FY2026-27, which adds about $10 at that use. New accounts pay a $100 deposit.

Allen is in Oncor's delivery area, so you choose a retail electric plan. Plans averaged about 15.2 cents per kWh in late October 2026, or about $152 a month at 1,000 kWh. Spectrum and AT&T Fiber each reach most addresses; Frontier and Astound cover smaller areas.

HOA, commute and rent

HOA dues vary by subdivision. Recent listings show about $80 a month in Twin Creeks and Watters Crossing, $83 in the Park at Montgomery Farm, $132 in Star Creek and $169 in the Meadow at Montgomery Farm.

The average Allen commute is about 28 minutes. US 75 to Plano and Dallas has no tolls. The Sam Rayburn Tollway toward Frisco and the airport charges 22 cents a mile with a TollTag, about twice that without one.

The ACS median gross rent in Allen was $1,877 for 2019 to 2023.

Not confirmed yet

  • What share of Allen parcels sits in a FEMA Special Flood Hazard Area?
  • What does homeowners insurance typically cost for a $500,000 home in Allen?
  • What are typical Atmos Energy gas bills for an Allen home?
  • What are HOA dues in Bethany Lakes, Waterford Parks and Custer Farms?
  • What are current apartment asking rents in Allen?
  • When does the approved water and sewer increase hit bills?

Questions people ask

What is the property tax rate in Allen, TX?

For 2025, about 1.77% before exemptions in Allen ISD: city 0.4154, Allen ISD 1.1258, Collin County 0.1493 and Collin College 0.0812. The 2026 combined rate is about 1.75%.

How much are property taxes on a $500,000 home in Allen?

About $7,060 a year with a homestead exemption in Allen ISD at 2025 rates, or roughly $588 a month. A non-homestead rental at the same value would owe about $8,860.

Does Allen have a homestead exemption?

Yes. The city exempts 5% of a homestead's value and $50,000 for owners 65 and older. Allen ISD exempts $140,000, Collin County 5% and Collin College 20%.

Are there MUDs in Allen, TX?

None appear on the 2025 Collin County rate lists checked. Allen neighborhoods use city water and sewer. Check the seller's disclosure to be sure.

How much is the water bill in Allen?

At posted rates, about $142 a month for water and sewer at 8,000 gallons, plus $20.89 for trash and recycling and $5.25 for drainage. A 6.9% water and sewer increase was approved for FY2026-27.

Who provides electricity in Allen, TX?

Oncor delivers power, and residents choose a retail provider. Plans averaged about 15.2 cents per kWh in late 2026.

Which school districts serve Allen?

Allen ISD covers almost all of the city. Small parts fall in Lovejoy, Plano and McKinney ISDs, each with a different tax rate.

What is the average rent in Allen, TX?

The Census ACS median gross rent was $1,877 for 2019 to 2023.

Sources (33) · checked Oct 28, 2026
  1. Republic Title, 2025 DFW Tax Rates and Exemptions
  2. Collin County Tax Assessor-Collector, Tax Rate Summary (exemption columns)
  3. Local Profile, Allen continues tax-cut trend (FY2025-26 rate $0.41540)
  4. City of Allen news release, Sept. 16, 2024 (5% homestead exemption; senior waste discount)
  5. Community Impact, Allen officials decrease tax rate, adopt $380M FY2026-27 budget
  6. Community Impact, Allen ISD approves 2-cent decrease for 2026-27 tax rate
  7. Community Impact, Collin County raises property tax rate for FY2026-27
  8. Community Impact, Collin College trustees approve steady tax rate for FY2026-27
  9. Collin College, New local homestead tax exemption rate (May 2023)
  10. Collin CAD, 2025 Certified Value Summary
  11. U.S. Census Bureau, QuickFacts: Allen city, Texas (ACS 2019–2023)
  12. Census Reporter, Allen, TX profile (ACS 2024)
  13. City of Allen, Water and Waste Service Rates
  14. Community Impact, Allen residents to see increased water, solid waste, recycling fees Oct. 1
  15. City of Allen, Trash & Recycling
  16. City of Allen, Utility Billing
  17. ElectricChoice, Allen electricity rates (Oct. 28, 2026)
  18. ElectricRates.org, Allen, TX electricity service area
  19. UtilitiesForMyHome, Texas TDU delivery charges, September 2026
  20. BroadbandNow, Internet providers in Allen, TX
  21. UtilitiesForMyHome, Allen, TX utilities
  22. Wikipedia (mirror), Allen, Texas — Education
  23. Wikipedia, Lovejoy Independent School District
  24. Home listing, Twin Creek Ph One
  25. Home listing, Twin Creek Ph One
  26. Home listing, Starcreek Ph One
  27. Home listing, Starcreek Ph Three
  28. Home listing, Watters Crossing I
  29. Home listing, Watters Crossing II
  30. Home listing, The Park at Montgomery Farm
  31. Home listing, The Meadow at Montgomery Farm
  32. KERA News, Toll rates set to rise in North Texas starting July 1 (2025)
  33. Independence Title, Collin County Tax Rates 2025

Public projects that will change daily life in Allen: new jobs, roads, schools and places to go. Every project links to its source.

6Under construction
5Approved
5Announced or proposed
1Opened this year
Under constructionApprovedAnnouncedOpenMajor venue
Under construction2027 (Venu targets early 2027)

Sunset Amphitheater

The Sunset Amphitheater is a 20,000-seat covered outdoor concert venue going up on 46 acres at the northeast corner of US 75 and SH 121 in McKinney. Venu, the developer, says it is about 70% built and costs about $334 million. Live Nation will book it. Venu targets the first quarter of 2027, while the city's schedule sets final completion for September 2027.

Why it matters: A 20,000-capacity outdoor concert venue at the NE corner of US 75 and SH 121, with 5,100 garage spaces.

Also in McKinney · Fairview

Community Impact, Jan 2026Checked Oct 2026
Under constructionPhased 2025–2030s

Sloan Corners

Billingsley's $3B Sloan Corners will add up to 4,000 apartments, retail and over 6M sq ft of office near SH 121. Bravo Park and the first apartments are open; phase 2 began in March 2026.

Why it matters: New park, shops and offices; growth extending into Fairview.

Also in Fairview · McKinney

Community Impact, Apr 2026Checked Oct 2026
ApprovedPartial opening late 2028

AT&T global HQ campus

AT&T will move its global headquarters to the former EDS campus at 5400 Legacy Dr., a $1.3B project expected to hold about 4,000 workers by 2029. Plano approved incentives in Feb 2026.

Why it matters: Thousands of new jobs in Legacy; more demand for nearby homes.

Also in Plano · Frisco · Richardson

Community Impact, Mar 2026Checked Oct 2026
ApprovedOpens 2028

Downtown Allen Phase 1

A $17M project at Allen Dr. and McDermott Dr. will add about 18,000 sq ft of restaurants and retail, a stage and a pocket park. Groundbreaking is expected fall 2026.

Why it matters: A walkable dining and live-music hub in old downtown Allen.

Community Impact, Mar 2026Checked Oct 2026
ApprovedDate TBD

Kalahari resort & waterpark

A proposed $950M Kalahari resort with at least 900 rooms, an indoor and outdoor waterpark and a 165,000-sq-ft convention center is in design after Allen approved incentives in 2025.

Why it matters: Major waterpark and convention venue for Allen.

Citywide

Community Impact, Feb 2026Checked Oct 2026
AnnouncedAs early as 2029

One Bethany North office tower

A nine-story, 225,000-sq-ft office tower is planned at Watters Creek Office Park. Groundbreaking is expected within 12 to 18 months of the August 2026 announcement.

Why it matters: More office jobs near Watters Creek.

D Magazine, Aug 2026Checked Oct 2026
ApprovedPhase 1 in 2027

Rowlett Trail extension

Grant-funded $4.2M Phase 1 adds 1.67 miles and two bridges, linking Rowlett Trail to Watters Trail and on toward Plano's Bluebonnet Trail; Phase 2 adds a McDermott Park trailhead.

Why it matters: Longer off-street trail links across Allen and into Plano.

Citywide

Community Impact, Aug 2026Checked Oct 2026
ApprovedLate 2029

Texoma water pipelines & NTMWD rates

NTMWD's Texoma Two-Step adds two pipelines carrying Lake Texoma water to its Leonard and Wylie plants (+90M gal/day by 2029). Member-city wholesale water rates rose 7.5% for FY2026.

Why it matters: More regional water supply, but NTMWD expects wholesale rates to keep rising.

Also in Plano · Frisco · McKinney · Wylie · Richardson · Garland · Mesquite · Rockwall · Princeton · Farmersville · Royse City

Citywide

North Texas Municipal Water District, Sep 2025Checked Oct 2026
AnnouncedPhased 2027

Spirit, Ford & Celebration park upgrades

Allen's proposed 2027-31 capital plan puts about $18M into staggered renovations of three regional parks: Spirit Park first, then Ford Park in spring and Celebration Park in late summer.

Why it matters: Refreshed regional parks; expect partial closures during construction.

Citywide

Community Impact, Aug 2026Checked Oct 2026
ProposedVote Nov 3, 2026

Collin County $817.5M bond

Four props: $475M for non-tolled roads and bridges, $296.5M for courts, jail and probation facilities, $40M for an elections/records building and $6M for parks.

Why it matters: Road and bridge money for growing Collin suburbs; repaid via property tax.

Also in Plano · Frisco · McKinney · Prosper · Celina · Fairview · Lucas · Parker · Wylie · Sachse · Richardson · Anna · Melissa · Princeton · Farmersville · Lavon · Lowry Crossing · New Hope · Blue Ridge · St. Paul · Nevada · Westminster

Citywide

The Wylie News, Oct 2026Checked Oct 2026
ProposedVote Nov 3, 2026

Collin College $600M bond

Funds campus expansions in McKinney, Wylie, Plano, Allen, Celina and Frisco, a McKinney Aviation Academy and new Anna and Royse City campuses. The college expects no tax-rate increase.

Why it matters: More nearby college and job-training seats; no college tax-rate hike expected.

Also in Plano · Frisco · McKinney · Prosper · Celina · Fairview · Lucas · Parker · Wylie · Sachse · Anna · Farmersville · Royse City · Richardson · Princeton · Melissa · Lavon · Lowry Crossing · New Hope · Nevada · St. Paul · Blue Ridge · Westminster · Van Alstyne

Citywide

The Wylie News, Oct 2026Checked Oct 2026
Under constructionEst. Dec 2026

FM 2551 (Angel Pkwy) widening

TxDOT is widening FM 2551 (Angel Parkway) from two to six lanes between Parker Road (FM 2514) and FM 2170, a $46M project. It was listed 45% complete in early 2026, with completion set for Dec 2026.

Why it matters: Wider north-south route for Lucas, Parker and east Allen drivers.

Also in Lucas · Parker

TxDOT Dallas District, Feb 2026Checked Oct 2026
AnnouncedPhase 1 as early as mid-2027

Cannon Beach surf park district

A $200M, 35-acre development at Stacy Road and SH 121 with a surf lagoon, lazy river, resort hotel, dining and entertainment. Groundbreaking was set for Dec. 15, 2025.

Why it matters: Regional attraction; more weekend traffic near SH 121 and Stacy Rd.

Also in McKinney · Fairview

CultureMap Dallas, Dec 2025Checked Oct 2026
Under constructionOpens early 2027

Allen Police Department HQ

A 103,000-sq-ft, three-story Allen Police Department headquarters is under construction, with opening expected in early 2027.

Why it matters: New public-safety headquarters for a growing city.

Citywide

Community Impact, Feb 2026Checked Oct 2026

Recently opened

OpenAllen Public Library expansionOpened Dec 2025Community Impact
See every project on the North Texas map →

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.

Allen began around 1870 as a stop on the Houston and Texas Central Railway and took the name of Ebenezer Allen, a former Texas attorney general. It stayed tiny for 90 years: 659 people in 1960.

113,447Census Bureau population estimate, July 1, 20252
+8.4%Growth from the 2020 Census (104,627) to July 20251,2
92%Share of Allen's land already developed (2026)9
4,513New housing units permitted 2020-2025, 57% in apartment buildings4
20,140Allen ISD students, fall 2025, down from a 21,769 peak in 2022-2323,25,26
$464,100Median owner-occupied home value, ACS 2020-2024 (was $220,500 in 2011-2015)6,8

Allen population, 1970-20251,2,3

1,940'70
8,314'80
18K'90
44K'00
84K'10
105K'20
107K'21*
112K'22*
113K'23*
114K'24*
113K'25*
109KJan 2026 (NCTCOG est.)

1970-2020: decennial Census counts. Jan 2026: NCTCOG estimate, different method, mark separately.

New housing units permitted by the City of Allen4,5

1,287'05
1,596'06
1,063'07
682'08
437'09
444'10
420'11
924'12
463'13
1,333'14
796'15
690'16
1,034'17
1,054'18
1,230'19
538'20
1,711'21
542'22
491'23
203'24
1,028'25
977'26*

Census Building Permits Survey, all building types. 2026 is January-September. Single-family permits alone fell from 1,248 (2006) to 123 (2023); spikes in 2014, 2021, 2025 and 2026 are apartment buildings.

Housing units permitted by type, 2020-20254

4,513 units
  • Single-family1,948 units
  • 3-4 unit buildings37 units
  • 5+ unit buildings2,528 units

Census Building Permits Survey totals for 2020-2025.

Allen ISD enrollment23,24,26,27

21K2019
22K2020-21
22K2022-23
21K2023-24
20K2024-25
20K2025-26

2019 and 2020-21 from Wikipedia (2020-21 approximate, from a district dashboard). 2022-23 to 2024-25 from NCES. 2025-26 is the district's Oct 2025 snapshot. The district demographer projects a 1–2.3% decline a year.

New-home and mixed-use communities in Allen9,10,11,12,13,14,16,17,18,19,20,35,36

CommunityDeveloperBuildersPlanned sizeStatusLocation
Sloan Corners (Allen side)Billingsley Co.Billingsley (rental)~260 acres in Allen; ~4,000 apartments, 6M+ sq ft officeLeasing first 479 units; phase 2 under wayUS 75 at SH 121; 827 Waverly Dr
The Farm in AllenJaRyCoAshton Woods (townhomes); Wood Partners (rental)135 acres; up to 2,400 urban units + 112 townhomesPartly built; adding phasesSH 121 at Alma Dr / Ridgeview Dr
The Avenuen/pD.R. Horton80 acresSelling, from ~$455K1508 Dulwich Dr
The Reserve at Wattersn/pSouthgate124 homesitesSelling, from ~$954KWatters Rd at Stacy Rd
Custer Ridge Estatesn/pShaddock105 homesSelling, $931K-$1.3MMcDermott Dr at Custer Rd
Chelsea Commonsn/pDrees, Cadencen/pSelling, from ~$329KBrunswick Way area
Twin Creeks Wattersn/pCB JENIn/pSelling, from ~$386KSplitrock Dr area
Small infill sitesn/pMegatel, Homes by J. Anthony, Havendale, Thakkarn/pMostly coming soonVarious, 75002/75013

n/p = not published. Prices are builder list prices in Oct 2026 and change often.

Where Allen is still growing10,12,15,18,19,20,35,36

12345678
  1. 1Hartwood at Sloan Corners
  2. 2Kalahari resort site (proposed)
  3. 3The Avenue (D.R. Horton)
  4. 4Custer Ridge Estates
  5. 5Chelsea Commons
  6. 6Twin Creeks Watters
  7. 7Collin College Technical Campus
  8. 8Allen High School
MixeduseProposedNeighborhoodsSchoolsLocations are approximate.

Kalahari site is only described as fronting SH 121; exact parcel not published.

Largest employers in and near Allen1,15,34

  • JPMorgan Chase (Plano)Plano 2020 report4,934 jobs
  • Capital One (Plano)Plano 2020 report4,537 jobs
  • Toyota Motor North America (Plano)Plano 2020 report3,815 jobs
  • Allen ISDAllen FY2023 report2,755 jobs
  • City of AllenAllen FY2023937 jobs
  • Experian (Allen)Allen FY2023817 jobs
  • Andrews Distributing (Allen)Allen FY2023487 jobs
  • Jack Henry (Allen)Allen FY2023450 jobs
  • Motorola Solutions (Allen)Allen FY2023436 jobs
  • Texas Health Presbyterian AllenAllen FY2023425 jobs
  • Credit Union of Texas (Allen)Allen FY2023424 jobs
  • NetScout (Allen)Allen FY2023420 jobs

Allen figures from the city's FY2023 annual financial report (via Wikipedia); Plano figures from Plano's 2020 report (via Dallas Morning News) and are older. Kalahari's proposed resort would add at least 500 jobs.

Median home value (ACS 5-year)6,7,8

221K2011-15
303K2015-19
344K2017-21
390K2018-22
430K2019-23
464K2020-24

Owner estimates of value, nominal dollars, five-year averages.

Median household income (ACS 5-year)6,7,8

103K2011-15
106K2015-19
118K2017-21
121K2018-22
129K2019-23
131K2020-24

Nominal dollars.

Read the full growth story guide

A rail stop that became a suburb

Allen began around 1870 as a stop on the Houston and Texas Central Railway and took the name of Ebenezer Allen, a former Texas attorney general. It stayed tiny for 90 years: 659 people in 1960. It did not incorporate until 1953.

Growth arrived as Dallas and Plano pushed north and DFW Airport opened. Allen had 8,314 people in 1980, 43,554 in 2000 and 84,246 in 2010. Few North Texas cities grew as fast for as long.

Population: from boom to steady

The 2020 Census counted 104,627. Census Bureau estimates put Allen at 113,447 in July 2025, up about 8% in five years, or roughly 1,600 people a year. The 2025 estimate was slightly below 2024's.

NCTCOG, which uses a different method, estimated 109,243 on January 1, 2026, up 1.8% in a year. No city or NCTCOG build-out population was found. Allen's EDC, citing ESRI, expects about 1.4% a year.

Housing: the land is mostly used

About 92% of Allen's land is developed. Census permit data show the shift. The city permitted more than 1,000 single-family homes a year in 2005 and 2006, but only 123 in 2023 and 269 in 2025. Apartments now make up most new units: 57% of the 4,513 units permitted from 2020 to 2025, and 828 of 977 units through September 2026.

The biggest projects are mixed-use. Billingsley's Sloan Corners, at US 75 and SH 121, plans nearly 4,000 apartments and over 6 million square feet of office on the Allen side; its first 479 apartments opened in December 2025. The Farm, a 135-acre JaRyCo project on SH 121, has 663 urban units and 112 Ashton Woods townhomes, with more phases coming.

New detached homes come in small infill communities: D.R. Horton's The Avenue (from about $455,000), Southgate's 124-lot Reserve at Watters and Shaddock's 105-home Custer Ridge Estates (both near $1 million), plus Chelsea Commons and Twin Creeks Watters. Multifamily rose from 17% to 24% of Allen's housing between 2019 and 2024.

What is driving it

Jobs and highways. Allen sits on US 75 and SH 121, about 30 minutes from downtown Dallas. In-city employers include Experian, Jack Henry, Motorola Solutions and NetScout, and Plano's corporate campuses are just south.

The next big change is on SH 121. Kalahari has a 38-year incentive deal for a proposed $950 million resort with 900+ rooms, a waterpark and a 165,000-square-foot convention center; it could open by 2030 and must open by 2033. TxDOT's $57 million US 75 expansion near Allen was due to wrap up in summer 2026.

Schools: enrollment is falling

Unlike most of Collin County, Allen ISD is shrinking. Enrollment peaked at 21,769 in 2022-23 and was 20,140 in fall 2025. The district's demographer, School District Strategies, projects declines of 1% to 2.3% a year for six years and links them to high housing costs and few new single-family homes.

Voters passed $442.1 million of a $447.7 million bond in November 2024, mostly for renovations, safety and technology. They rejected a $422.8 million bond in 2019 and approved most of a $222 million package in 2020 by a narrow margin. No new campuses are planned. Parts of Allen are served by Lovejoy, McKinney and Plano ISDs, so check the district by address.

Values and incomes

Census survey data show the median owner-estimated home value rising from $220,500 (2011-2015) to $303,300 (2015-2019) and $464,100 (2020-2024). Median household income rose from $103,051 to $130,901 over the same periods.

Values more than doubled while incomes grew about 27%. That gap is part of why the school district sees fewer young families moving in. The renter share of households rose from 26% to 31% between the 2015-2019 and 2020-2024 surveys.

Not confirmed yet

  • Does the city or NCTCOG publish a 2040/2050 or build-out population for Allen?
  • Where exactly on SH 121 is the Kalahari site, and when will its site plan go to Planning and Zoning?
  • How many acres of developable residential land remain, and where?
  • Will Allen ISD consolidate or repurpose any campuses as enrollment falls?
  • What are lot totals for The Avenue, Chelsea Commons and Twin Creeks Watters?
  • What are the limits and scope of TxDOT's $57M US 75 project near Allen?

Questions people ask

What is the population of Allen, Texas?

The Census Bureau estimated 113,447 residents on July 1, 2025. NCTCOG estimated 109,243 on January 1, 2026. The 2020 Census counted 104,627.

Is Allen, Texas still growing?

Slowly. Census estimates show about 8% growth from 2020 to 2025, and NCTCOG shows 1.8% growth in 2025. About 92% of the city's land is developed, so most new housing is apartments in mixed-use projects.

Are new homes being built in Allen?

Yes, in small numbers. The city permitted 269 single-family homes in 2025. Communities selling in 2026 include The Avenue (D.R. Horton), The Reserve at Watters (Southgate), Custer Ridge Estates (Shaddock), Chelsea Commons and Twin Creeks Watters.

What is Sloan Corners in Allen?

A Billingsley Co. development of almost 500 acres at US 75 and SH 121, split between Allen and Fairview. Its first Allen apartments, Hartwood, opened in December 2025.

Is Kalahari coming to Allen?

Kalahari has an incentive agreement with the city for a proposed $950 million resort and convention center on SH 121. It could open by 2030 and must open by 2033 under the deal. Site plans had not been approved as of early 2026.

Is Allen ISD enrollment declining?

Yes. It peaked at 21,769 in 2022-23 and was 20,140 in fall 2025. The district's demographer projects 1% to 2.3% declines a year for six years.

Did the Allen ISD bond pass?

The November 2024 bond passed: voters approved $442.1 million of $447.7 million. Only a $5.5 million track proposition failed.

Sources (36) · checked Oct 28, 2026
  1. Allen, Texas (Wikipedia; historical census table, history, FY2023 ACFR principal employers)
  2. U.S. Census Bureau, Vintage 2025 city and town population estimates, Texas (sub-est2025_48.csv)
  3. NCTCOG, 2026 Population Estimates Publication
  4. U.S. Census Bureau, Building Permits Survey, annual place files, South Region (soYYYYa.txt, 2005-2025)
  5. U.S. Census Bureau, Building Permits Survey, South Region place file, year-to-date through Sept 2026 (so2609y.txt)
  6. U.S. Census Bureau, ACS 5-year table-based summary files 2021-2024 (B25077, B19013, B25001, B25003), place 4801924
  7. U.S. Census Bureau, ACS 2015-2019 5-year summary file, Texas
  8. U.S. Census Bureau, ACS 2011-2015 5-year summary file, Texas
  9. Community Impact, Allen edition, March 2026 (Sloan Corners feature; housing mix; land 92% developed)
  10. Community Impact, Offices, entertainment and more: progress on 3 Allen developments along SH 121 (Feb 10, 2026)
  11. Dallas Morning News, 500-acre development split between Allen and Fairview officially underway (June 3, 2024)
  12. Community Impact, Hartwood at Sloan Corners now leasing apartments in Allen
  13. Allen Economic Development Corp., Grow in Allen
  14. CandysDirt, National builder adds to its Sam Rayburn Tollway lineup in Allen mixed-use project (Jan 16, 2022)
  15. Community Impact, Kalahari could open proposed Allen location by 2030 (Feb 25, 2025)
  16. NewHomeSource, new home communities in ZIP 75013 (accessed Oct 28, 2026)
  17. NewHomeSource, new home communities, Allen search (accessed Oct 28, 2026)
  18. D.R. Horton, The Avenue (Allen) community page
  19. Homes.com, Custer Ridge Estates by Shaddock Homes (updated Aug 22, 2026)
  20. Multi-Housing News, Southgate Homes debuts 2 DFW communities
  21. Community Impact, Check out 6 transportation projects affecting Allen residents (Mar 13, 2026)
  22. Allen EDC, Labor and demographics (ESRI July 2025 estimate)
  23. Community Impact, Allen ISD enrollment declines again in 2025 (Feb 24, 2026)
  24. Community Impact, Allen edition, March 2026 (enrollment snapshot chart)
  25. Texas Tribune Public Schools Explorer, Allen ISD (state enrollment data, 2026)
  26. PlainSchools, Allen ISD (NCES Common Core of Data membership)
  27. Allen Independent School District (Wikipedia)
  28. The Eagle Angle (Allen HS), Voters approve Allen ISD bond proposal (Nov 3, 2015)
  29. Texas Scorecard, Allen ISD voters reject district's $422M debt plan (May 2019)
  30. Dallas Morning News, Voters officially and narrowly split on $222M Allen ISD bond package (Nov 11, 2020)
  31. Allen ISD, Previous bonds: promises made, promises kept
  32. The Eagle Angle (Allen HS), 2024 Allen ISD bond election results (Nov 2024)
  33. The Bond Buyer, Allen ISD sets $119M bond election for stadium, auditorium (Mar 12, 2009)
  34. Dallas Morning News, Here is a list of Plano's top 10 employers (Mar 17, 2021; city's 2020 financial report)
  35. Jome, Chelsea Commons listings, Allen 75013 (Brunswick Way, Campden Mews, Lennox Dr)
  36. Homes.com, Twin Creeks Watters listings (Splitrock Dr, Allen 75013)

Allen at a glance

Allen, TX (Collin County) has a Realust Score of 85/100, ranking tied for #21 of 84 North Texas cities. Key numbers: median home price $485,393, population 110,265, school rating 8.5/10.

What is Allen's Realust Score?

Allen has a Realust Score of 85 out of 100 (A-, Great), which ranks tied for #21 of 84 North Texas cities. That is 83 from eight weighted categories plus a 2-point price-tier bonus.

How much does a home cost in Allen, TX?

The median home price in Allen is $485,393. Prices changed -5.4% over the past year and +14.2% over five years.

How good are the schools in Allen?

Allen's primary school district is Allen ISD (rated 8.5/10, district grade A, Top 7% in Texas). It scores 89/100 on Realust's Schools category.

Is Allen, TX safe?

Allen has a safety grade of B+, with 0.83 violent and 7.45 property crimes per 1,000 residents. Its Realust Safety score is 84/100.

How long is the commute from Allen?

The average commute in Allen is 28 minutes. It is 25 mi to downtown Dallas and 34.3 mi to DFW Airport.

What is the population of Allen, TX?

Allen has 110,265 residents, a change of +8.4% over five years. The median household income is $130,901.

Scores and figures update with Realust's data. Sources: U.S. Census Bureau, Zillow, Redfin, realtor.com, SchoolDigger, Walk Score. Show this score on your site →

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