Richardson
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- Prosperity74
- Schools80
- Safety73
- Lifestyle86
- Market81
- Affordability75
- Commute73
- Growth66
Richardson
Snapshot
✓ Pros
- Strong job market nearby – Tons of tech and corporate employers within the city
- Central to Dallas, Plano, and North Dallas business areas
- One of the best suburbs for DART rail access
- Diverse, welcoming community – Cultural variety reflected in schools and restaurants
- Extensive trail system and well-maintained parks
✗ Cons
- Many homes built in the 70s–90s may need updates
- Property taxes on par with other inner-ring Dallas suburbs
- Traffic on major roads – US-75 and Belt Line can get congested
- Fewer master-planned communities and brand-new developments
- School quality varies by zone
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 Richardson on Google Maps
Lifestyle Scores
Nearby Amenities (within 5 miles)
Getting Around
Averaged across Richardson, weighted by where people live. #5 of 84 cities. Its most walkable areas reach 82, and 43% of residents live somewhere walkable (50+).
Local life in Richardson
Richardson's old downtown is called the Core District. It runs along Main Street on both sides of US 75 and into the Lockwood area near the DART rail line.
Day-to-day Richardson1,12,14,15,17,18,19,20,21,22,24,25,28,29,33,34,38
- 1Lockwood Distilling Co.
- 2Oak Highlands Brewery
- 3La Picosa
- 4Jeng Chi Restaurant, Bar & Bakery
- 5Tom Thumb (Campbell Rd.)
- 6Tom Thumb (Custer Pkwy.)
- 7Tom Thumb (Arapaho Village)
- 8Kroger (Coit)
- 9Kroger (Buckingham)
- 10Sprouts Farmers Market
- 11ALDI
- 12Good Fortune Supermarket
- 13Cottonwood Park
- 14Huffhines Park
- 15Heights Park
- 16Spring Creek Nature Area
- 17Galatyn Woodland Preserve
- 18Interurban Common
- 19Richardson High School
- 20J.J. Pearce High School
- 21Berkner High School
- 22Methodist Richardson Medical Center
- 23Medical City Dallas
- 24City Hall (new building)
- 25Richardson Public Library
- 26DART CityLine/Bush Station
- 27DART UT Dallas Station
The public safety campus has no published street number on the city page. Off the map (farther out): Breckinridge Park, Schell Elementary (Plano ISD).
Richardson's year, month by month3,4,5,6,7,8,9
| Month | Event | Where |
|---|---|---|
| Spring | Easter Eggstravaganza | Not confirmed |
| May | Cottonwood Art Festival, spring (May 2-3, 2026) | Cottonwood Park |
| May | Wildflower! Arts & Music Festival (May 15-17, 2026) | Galatyn Park Urban Center |
| Summer | Summer Movie Series | Not confirmed |
| July 4 | Family 4th Celebration | Breckinridge Park (unconfirmed) |
| October | Cottonwood Art Festival, fall (Oct. 3-4, 2026) | Cottonwood Park |
| October | Huffhines Harvest Fest, 50th (Oct. 17, 2026) | Huffhines area |
| Fall | Pawtoberfest | Not confirmed |
| December | Santa's Village | Huffhines Park |
| December | Christmas Parade (Dec. 6 in 2025) | Route alternates east/west |
City Parks & Recreation events. A Daddy Daughter Dance is also on the city list (month not confirmed). Check the city calendar for 2027 dates.
Drive times from downtown Richardson39
- CityLine4.7 mi8 min
- Medical City Dallas4.7 mi9 min
- Downtown Plano6.1 mi10 min
- UT Dallas4.8 mi11 min
- Breckinridge Park8.8 mi14 min
- Uptown Dallas12.1 mi17 min
- Downtown Dallas13.8 mi18 min
- White Rock Lake12.0 mi20 min
- Legacy West (Plano)16.5 mi22 min
- Dallas Love Field15.3 mi24 min
- Las Colinas16.0 mi24 min
- Downtown Frisco21.5 mi28 min
- DFW Airport22.7 mi34 min
Realust calculation with the OSRM open routing engine from Main St. & Greenville Ave. (32.948, -96.730). Free-flow times; weekday rush hour adds time.
What's in town vs. nearby1,17,18,19,20,21,22,23,24,25,27,33,34,39,41,42
| Need | In Richardson | Nearest outside town |
|---|---|---|
| Full grocery | 3 Tom Thumb, 2 Kroger, Sprouts, ALDI, Asian markets on Greenville Ave. | Sprouts Lake Highlands, 7110 Skillman St., Dallas |
| Pharmacy | Kroger (Coit; Centennial), Tom Thumb Custer Pkwy. drive-thru | - |
| Hospital / ER | Methodist Richardson Medical Center (Level III trauma), Bush Tpke. | Medical City Dallas, 7777 Forest Ln. (~9 min) |
| Urgent care | At least 7 clinics (Campbell, Plano, Renner, Belt Line, Coit) | - |
| Library | 900 Civic Center Dr. (renovated building, reopening fall 2026) | - |
| Rail transit | DART Red/Orange and Silver lines; CityLine/Bush and UT Dallas stations | - |
| Large park / sports | Breckinridge Park (417 ac), Huffhines tennis center | - |
| Lake | Small park ponds only | White Rock Lake (~20 min), Lake Ray Hubbard (~27 min) |
| University | UT Dallas | - |
In-town listings from store locators and news dated 2024-2026.
Read the full local life guide
The Core District: Main Street and Lockwood
Richardson's old downtown is called the Core District. It runs along Main Street on both sides of US 75 and into the Lockwood area near the DART rail line.
Lockwood is the busiest stretch. Lockwood Distilling Co. is at 506 Lockwood Dr. Oak Highlands Brewery moved here from Lake Highlands and opened at 500 Lockwood Dr. on May 31, 2025, with a daily food truck. Las Lomas Mexican Cuisine was listed as coming soon at 520 Lockwood Dr. in mid-2025.
On Main Street, La Picosa, a Mexican restaurant, opened at 310 E. Main St. on April 1, 2026. Outside, Texas, an outdoor-gear store, opened at 203 W. Main St. in 2025. A three-story building at 100 E. Main St. will add about 12,000 sq ft of restaurant and retail space; tenants were not set as of June 2026. Soulcraft BBQ, a halal barbecue concept, was in permitting in early 2026.
Downtown is only one food area. North Greenville Avenue has Asian restaurants and markets, including Jeng Chi and Good Fortune Supermarket at 400 N. Greenville Ave.
Festivals run spring to December
The city's Parks & Recreation department runs the big events. The Cottonwood Art Festival takes over Cottonwood Park (1301 W. Belt Line Rd.) twice a year, in early May and early October. It was May 2-3 and Oct. 3-4 in 2026, and admission is free. Wildflower! Arts & Music Festival is the large ticketed one. It ran May 15-17, 2026, at Galatyn Park, and in 2026 Sunday tickets were free with an online reservation.
Other city events include a Daddy Daughter Dance, the Easter Eggstravaganza, a summer movie series, the Family 4th Celebration on July 4, Pawtoberfest, and the Huffhines Harvest Fest (its 50th year, Oct. 17, 2026). December brings Santa's Village at Huffhines Park and the Christmas Parade. Its route alternates between the east and west sides.
Parks, trails and lakes
The city lists 42 parks and green spaces. Breckinridge Park, at 417 acres on the east side off Renner and Brand roads, has 12 soccer fields, four baseball fields, three ponds, pavilions and trails. Spring Creek Nature Area (100 acres) protects a hardwood forest with a trail. Huffhines Park (54.5 acres) has six lighted ballfields, a 10-court tennis center and a recreation center. Cottonwood Park has an inclusive playground, a pool and 1.1 miles of trail. Heights Park has a recreation center, a pool and a splash pad.
Named trails include the Central Trail (extended through CityLine Park) and the Duck Creek, Spring Creek, Owens, Lookout and Renner trails. The city's park pages give mileage only for some segments, such as 1.7 miles along Renner Road.
White Rock Lake is about 20 minutes south by car. Lake Ray Hubbard (Rowlett) is about 27 minutes away and the Lavon Lake dam area about 35.
Errands and health care
Groceries are close to most addresses. In town are three Tom Thumbs (Campbell Rd., Custer Pkwy. and Arapaho Rd.), two Krogers (160 N. Coit Rd. and 536 Centennial Blvd.), Sprouts (1343 W. Campbell Rd.), ALDI (1549 E. Belt Line Rd.) and Asian markets on Greenville Avenue. The Kroger stores and the Custer Parkway Tom Thumb have pharmacies.
Methodist Richardson Medical Center, at 2831 E. President George Bush Hwy., is a Level III trauma center with an emergency room. Medical City Dallas, at 7777 Forest Ln., is about 9 minutes from downtown Richardson. At least seven urgent care clinics operate in town.
The Richardson Public Library at 900 Civic Center Dr. is finishing a renovation budgeted at $48.1 million. Its temporary branch closed Oct. 11, 2026, and the city expected a grand opening in fall 2026. A new City Hall (about $65 million, 98,500 sq ft) is being built at 411 W. Arapaho Rd., due November 2026.
Schools
Two districts serve the city. Richardson ISD covers most of it and also serves parts of north Dallas. In 2026 TEA gave RISD a B (83), its first rating above C in three rated years. 31 of 49 rated campuses got an A or B, including all four high schools. Plano ISD serves the northern part of the city, the Collin County side, and has four elementary schools in Richardson: Aldridge, Miller, Stinson and Schell.
RISD high schools in Richardson are Richardson High (1250 W. Belt Line Rd.), J.J. Pearce (1600 N. Coit Rd.) and Berkner (1600 E. Spring Valley Rd.). RISD closed four elementary schools in 2024, including Greenwood Hills and Springridge in Richardson. Check your address with the district. UT Dallas is in the city's north end.
Getting around and public safety
US 75 runs north-south through the middle of the city, and the President George Bush Turnpike (SH 190) crosses the north end. Off-peak, downtown Plano is about 10 minutes away, downtown Dallas about 18, Love Field about 24 and DFW Airport about 34. Rush hour on US 75 adds time.
Richardson also has rail. The DART Red Line stops in the city, with Orange Line trains at peak hours. Since Oct. 25, 2025, the Silver Line has run east-west from CityLine/Bush station through UT Dallas station toward DFW Airport.
The fire department runs six stations and six MICU ambulances. It has held an ISO Class 1 rating since 2014. Fire and police headquarters share a public safety campus at Greenville Avenue and Belt Line Road; the fire building opened in 2019. A 2025 fire master plan proposes a seventh station, with land bought in 2026 and the station opening around 2033.
Not confirmed yet
- Exact grand-opening date of the renovated Richardson Public Library, and whether there is a gap with no library service in late 2026.
- Where City Hall services operate during construction of the new City Hall at 411 W. Arapaho Rd., and when the new building opens.
- 2026 TEA grades for individual RISD campuses and for Plano ISD.
- Which Plano ISD middle and high schools serve the Richardson part of Plano ISD.
- Whether RISD reconfigured grade spans (K-6 / 7-8 per SchoolDigger) for 2026-27.
- Police department headcount and HQ street number.
- Methodist Richardson bed count (312 per 2024 news vs 518 licensed per Methodist, June 2025).
- Whether Las Lomas (520 Lockwood Dr.) and Soulcraft BBQ have opened.
- Citywide trail mileage.
- Dates and locations for the Daddy Daughter Dance, Easter Eggstravaganza, Summer Movie Series and Pawtoberfest; 2026 Christmas Parade date.
- Full list of DART Red Line stations within Richardson (e.g., Spring Valley, Arapaho Center, Galatyn Park).
Questions people ask
Where is downtown Richardson?
The Core District runs along Main Street near US 75 and the Lockwood area near the DART rail line. Places there include Lockwood Distilling Co., Oak Highlands Brewery (opened 2025) and La Picosa (opened April 2026).
How long is the drive from Richardson to downtown Dallas?
About 18 minutes off-peak, roughly 14 miles via US 75 from downtown Richardson. Rush hour adds time. You can also take the DART Red Line.
Can you take the train from Richardson to DFW Airport?
Yes. The DART Silver Line opened Oct. 25, 2025, and runs from CityLine/Bush station through UT Dallas station toward DFW Airport. By car the airport is about 34 minutes off-peak.
What school district is Richardson in?
Mostly Richardson ISD, which earned a B (83) from TEA in 2026. The northern, Collin County part of the city is in Plano ISD. Check your address with the district, since boundaries changed after RISD closed four elementary schools in 2024.
What is the closest hospital in Richardson?
Methodist Richardson Medical Center at 2831 E. President George Bush Hwy. is a Level III trauma center with an emergency room. Medical City Dallas on Forest Lane is about 9 minutes from downtown Richardson.
What is the biggest park in Richardson?
Breckinridge Park, at 417 acres, with 12 soccer fields, four baseball fields, three ponds and trails. The city lists 42 parks in all.
When is the Wildflower festival in Richardson?
It runs three days in mid-May at Galatyn Park. In 2026 it was May 15-17.
Is the Richardson library open?
The renovated library at 900 Civic Center Dr. was expected to have its grand opening in fall 2026. The temporary branch closed Oct. 11, 2026. Check the city's site for the opening date.
Sources (43) · checked Oct 28, 2026
- City of Richardson, Neighborhood Parks (park descriptions and locations)
- City of Richardson, Breckinridge Park
- City of Richardson, Community Events
- FestivalNet, City of Richardson Community Events Department calendar (2026)
- FairsAndFestivals.net, 2026 Cottonwood Fall Art Festival
- ArtFair SourceBook, Huffhines Harvest Fest (50th Annual)
- City of Richardson, Richardson Christmas Parade (sponsor page)
- City of Richardson, Santa's Village at Huffhines Park
- Richardson Today, Last weekend for Santa's Village 2025
- Richardson Today, The Core District welcomes new businesses (Apr 2025)
- Richardson Today, Oak Highlands Brewery opens in the Core District (June 2025)
- Richardson Today, Core District welcomes a new destination (May 2025)
- CultureMap Dallas, Las Lomas and Oak Highlands coming to Richardson (Apr 2025)
- Richardson Symphony Orchestra, Plan your visit (local dining addresses)
- Community Impact Richardson edition, June 2026 (openings)
- Hoodline, Soulcraft BBQ firing up Main Street in Richardson's Core District (Feb 2026)
- Tom Thumb, Richardson store locator
- Kroger, Richardson grocery stores
- Sprouts Farmers Market, Texas stores
- Atly, ALDI Richardson listing
- Atly, Good Fortune Supermarket listing
- Methodist Health System, Facts & Statistics (June 2025)
- Community Impact, Richardson hospitals, clinics, urgent cares and ERs (June 2024)
- Wikipedia, Medical City Dallas Hospital
- City of Richardson, Library Renovations
- Community Impact, Richardson library renovation delayed; opening planned for September (Feb 2026)
- Community Impact, What to expect at renovated Richardson Public Library (Sept 2026)
- TDLR TABS2025001894, Richardson City Hall and Municipal Campus
- SchoolDigger, public schools in Richardson, TX
- KERA News, Richardson school board votes to close four schools (Mar 2024)
- Community Impact, Richardson ISD advances to B accountability rating for 2025-26 (Aug 2026)
- City of Richardson, New Resident Guide: Education
- Wikipedia, UT Dallas station
- Wikipedia, CityLine/Bush station
- City of Richardson Fire Department, Operations
- City of Richardson Fire Department, ISO 1 Rating
- Community Impact, New Richardson fire master plan calls for new station (Nov 2025)
- City of Richardson, Public Safety Campus (Main Street program)
- OSRM open routing engine (Realust drive-time calculation, Oct 2026)
- Community Impact, Richardson Fire Department responded to nearly 15K service calls in 2024 (Mar 2025; headline only)
- RxLess, Kroger Pharmacy, 160 N Coit Rd, Richardson
- RxLess, Kroger Pharmacy, 536 Centennial Blvd, Richardson
- City of Richardson, Richardson's 2026 Wildflower! Arts & Music Festival Kicks Off Tonight (Week in Review, May 15, 2026)
Seasonal Temperatures
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Crime & Safety
Safety Overview
Violent Crime
Property Crime
Job Market
Income
Employment
Income Distribution
Major Industries
Top Employers
Education
School District
Schools
🏆 Top-Rated Schools (11 A-rated schools in Richardson)
Academic Info
📈 Graduation Rates (Class of 2024)
🎯 College Readiness (Class of 2023)
Transportation
Mobility Scores
Commute
Distance To
⚡ EV Charging
Major Highway Access
Drive to major employers from Richardson
Rush-hour drive times from the center of Richardson, weekday at 8:00 AM.
| Workplace | 8 AM rush | No traffic | Distance |
|---|---|---|---|
| Telecom CorridorRichardson | 6 min | 6 min | 2.2 mi |
| State Farm CityLineRichardson | 7 min | 7 min | 2.6 mi |
| UT DallasRichardson | 10 min | 10 min | 3.5 mi |
| Medical City PlanoPlano | 15 min | 13 min | 7.8 mi |
| Legacy WestPlano | 22 min | 17 min | 14.8 mi |
| Tyler TechnologiesPlano | 22 min | 21 min | 12.4 mi |
| Texas InstrumentsDallas | 23 min | 14 min | 7.4 mi |
| JPMorgan Chase Legacy WestPlano | 24 min | 19 min | 15.4 mi |
Show all 36 workplaces
| Workplace | 8 AM rush | No traffic | Distance |
|---|---|---|---|
| Capital OnePlano | 25 min | 20 min | 17.4 mi |
| Galleria / LBJDallas | 25 min | 15 min | 8.8 mi |
| Frito-Lay / PepsiCoPlano | 25 min | 21 min | 16 mi |
| RaytheonMcKinney | 25 min | 23 min | 19.3 mi |
| The StarFrisco | 25 min | 21 min | 17.9 mi |
| Toyota North America HQPlano | 25 min | 21 min | 16.5 mi |
| Keurig Dr PepperFrisco | 26 min | 22 min | 17.5 mi |
| McKessonLas Colinas | 32 min | 21 min | 18 mi |
| SMUUniversity Park | 34 min | 20 min | 11.9 mi |
| Kimberly-ClarkIrving | 38 min | 27 min | 20.9 mi |
| Las Colinas Urban CenterIrving | 40 min | 27 min | 18.9 mi |
| Southwest AirlinesLove Field | 40 min | 28 min | 20.4 mi |
| DFW AirportDFW | 41 min | 31 min | 26 mi |
| American AirlinesFort Worth | 42 min | 30 min | 27.1 mi |
| Uptown DallasDallas | 42 min | 20 min | 15.4 mi |
| Baylor University Medical CenterDallas | 43 min | 23 min | 15.9 mi |
| Downtown DallasDallas | 43 min | 23 min | 15.8 mi |
| Dallas Love FieldDallas | 43 min | 26 min | 17.5 mi |
| AT&TDowntown Dallas | 45 min | 23 min | 15.8 mi |
| University of North TexasDenton | 46 min | 41 min | 38.7 mi |
| Texas Woman's UniversityDenton | 48 min | 42 min | 38.6 mi |
| Arlington Entertainment DistrictArlington | 49 min | 39 min | 33.3 mi |
| Fidelity InvestmentsWestlake | 51 min | 38 min | 35 mi |
| Charles SchwabWestlake | 51 min | 39 min | 36 mi |
| UT Southwestern / Medical DistrictDallas | 52 min | 26 min | 19.9 mi |
| AllianceTexasFort Worth | 60 min | 48 min | 43.8 mi |
| Downtown Fort WorthFort Worth | 61 min | 48 min | 44 mi |
| Lockheed MartinFort Worth | 72 min | 57 min | 55.5 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 Richardson
Richardson straddles Dallas and Collin counties, and the line matters. On the Dallas County side, a home pays the city (0.5422), Richardson ISD (1.1052), Dallas County (0.2155), Parkland Health (0.2120) and Dallas College (0.1066).
Where a typical Richardson homestead tax bill goes (2025, Dallas County side)1,2,6,7
- Richardson ISD$3,221/yr
- City of Richardson$2,339/yr
- Dallas County$744/yr
- Parkland$732/yr
- Dallas College$460/yr
Homestead at $431,400 (ACS median value), owner under 65, no MUD or PID. The same home on the Collin County side (Plano ISD) owes about $6,330.
Base 2025 tax rate: Richardson vs. nearby cities1,3
- Garland (Dallas Co.)2.39%
- Sachse (Dallas Co.)2.36%
- Dallas (Dallas Co.)2.23%
- Richardson (Dallas Co., RISD)2.18%
- Carrollton (Dallas Co.)2.02%
- Richardson (Collin Co., PISD)1.81%
- Allen1.77%
- Plano (Collin Co.)1.71%
Totals pair each city with its main ISD. Dallas County cities carry a 0.534 county + Parkland + Dallas College stack, vs. 0.231 for Collin County + Collin College. Exemptions differ widely, so effective bills differ from these base rates.
Monthly cost beyond the mortgage (sourced parts only)1,2,9,13,15
- Property tax (homestead, Dallas side)$625/mo
- Electric (1,000 kWh, median plan)$166/mo
- City water, sewer, trash, drainage (6,000 gal)$128/mo
- Gas (Atmos, est. average)$94/mo
Excludes insurance, internet and HOA. Gas and electric are Realust estimates from cited figures. Trash is before sales tax.
Utility providers in Richardson9,10,11,13,14,15,16
| Service | Provider | Cost basis | Notes |
|---|---|---|---|
| Electric | Oncor wires; choose a retail provider | Oncor delivery $4.06/mo + 6.12¢/kWh, plus the retail plan | Median all-in plan about 16.6¢/kWh (July 2026) |
| Water | City of Richardson (NTMWD water) | $8 base + $7.77 per 1,000 gal (first 11,000) | 4% increase approved for FY2026-27 |
| Sewer | City of Richardson | $8 base + $5.53 per 1,000 gal (first 11,000) | 12% increase approved for FY2026-27 |
| Trash & recycling | City of Richardson Solid Waste | $25.59/mo + tax ($18.94 for 65+) | $1 increase approved for FY2026-27 |
| Drainage | City of Richardson | $6.25/mo flat per home | Raised from $5.25 in Nov. 2025 |
| Natural gas | Atmos Energy (Mid-Tex) | Avg. bill up about $8 (9.3%) from Oct. 2025 | Rates set through Atmos Cities Steering Committee |
| Internet | AT&T Fiber, Spectrum, Hotwire, Frontier, 5G home | Prices vary by plan | AT&T fiber listed citywide; Hotwire in served communities |
Read the full hidden costs guide
Which county you're in changes the tax bill
Richardson straddles Dallas and Collin counties, and the line matters. On the Dallas County side, a home pays the city (0.5422), Richardson ISD (1.1052), Dallas County (0.2155), Parkland Health (0.2120) and Dallas College (0.1066). That adds up to 2.18% before exemptions. On the Collin County side, the stack is the city, Plano ISD (1.0396), Collin County (0.1493) and Collin College (0.0812), or 1.81%. All rates are per $100 of value for 2025.
At the city's median home value of $431,400, a homestead on the Dallas side owes about $7,500 a year, or $625 a month. That is an effective rate of about 1.74%. The same house in Plano ISD on the Collin side owes about $6,330, or $528 a month. As a rental with no exemptions, it would owe about $9,410 on the Dallas side and $7,820 on the Collin side.
The city rate has held at 0.54218 since FY2024-25, and the council kept it there for FY2026-27. Rising values still push bills up. The city expects the average homestead bill to rise about $70 this year.
Exemptions: generous for seniors, none for everyone else
The city has no general homestead exemption, so its tax applies to full value for most owners. Both school districts take the state's $140,000 off a homestead. Dallas County and Parkland take a percentage off, and Collin County takes 5%.
Owners 65 and older, and disabled owners, get a $160,000 exemption from the city. That saves about $867 a year in city tax. Dallas County and Parkland each exempt $100,000 for the same owners, and the school districts freeze the school tax.
No MUDs to watch for
Unlike newer suburbs to the north, Richardson's tax list shows no municipal utility districts or public improvement districts. That removes a common $0.60 to $1.20 add-on. Condo and townhome associations can still charge their own dues and special assessments, so ask for the resale certificate.
City utilities on one bill
The city bills water, sewer, trash and drainage together. Water costs an $8 base plus $7.77 per 1,000 gallons for the first 11,000. Sewer costs an $8 base plus $5.53 per 1,000 gallons. Trash is $25.59 a month plus tax, or $18.94 for residents 65 and older, and the drainage fee is a flat $6.25. A home using 6,000 gallons pays about $128 a month for all four.
Expect that to rise. For FY2026-27 the council approved 4% more for water, 12% more for sewer and $1 more each for trash and drainage. It also backed a five-year plan that would lift the residential water base charge from $8 to $20. A new account requires a $75 deposit.
Electric, gas and internet
Richardson is on Oncor's lines, so you choose a retail electric plan. Oncor's delivery charge of $4.06 a month plus about 6.1¢ per kWh is built into every plan. In July 2026 the median plan cost about 16.6¢ per kWh at 1,000 kWh, or about $166 a month.
Atmos Energy supplies natural gas. The city approved a rate increase that raised the average home bill by about $8 a month starting October 2025.
AT&T Fiber is listed across the city, and Spectrum cable is everywhere. Hotwire and Frontier fiber reach parts of the city. Check by address.
Commute and rent
The average Richardson commute is about 24 minutes. US 75 runs north-south through the city with no tolls. The Bush Turnpike crosses the north end at 22¢ a mile with a TollTag, or 44¢ by mail, so a 15-mile run to Garland costs about $3.30.
The median gross rent is $1,857 a month, and about half the city's homes are rented.
Not confirmed yet
- What share of Richardson parcels sits in a FEMA Special Flood Hazard Area?
- What does homeowners insurance typically cost for a $430,000 home in Richardson?
- What is the appraisal district's average homestead market value for the city (DCAD and CCAD)?
- What are current prices for AT&T Fiber, Spectrum and Frontier at a Richardson address?
- What DART fares and drive times apply for commutes to downtown Dallas, Plano's Legacy area and the Telecom Corridor?
- What are typical HOA dues in Canyon Creek, Prairie Creek, Duck Creek and the CityLine area?
Questions people ask
What is the property tax rate in Richardson, TX?
For 2025, about 2.18% on the Dallas County side (city 0.5422, Richardson ISD 1.1052, Dallas County 0.2155, Parkland 0.2120, Dallas College 0.1066) and about 1.81% on the Collin County side (city, Plano ISD 1.0396, Collin County 0.1493, Collin College 0.0812), before exemptions.
How much are property taxes on a $430,000 home in Richardson?
About $7,500 a year ($625 a month) for a homestead on the Dallas County side, and about $6,330 ($528 a month) on the Collin County side, based on 2025 rates. A rental with no exemptions owes about $9,410 or $7,820.
Does Richardson have a homestead exemption?
Not a general one. The city gives $160,000 to owners 65 and older and to disabled owners, worth about $867 a year. The school districts exempt $140,000 for every homestead.
Are there MUDs or PIDs in Richardson?
None appear on the city's 2025 list of taxing units. Check the exact address with the appraisal district to be sure.
How much is the water bill in Richardson?
At 6,000 gallons a month, water and sewer run about $96. With trash ($25.59 plus tax) and drainage ($6.25), the city bill is about $128 at Nov. 2025 rates. Increases were approved for FY2026-27.
Who provides electricity in Richardson?
Oncor delivers power, and you choose a retail provider. The median plan in July 2026 cost about 16.6¢ per kWh at 1,000 kWh.
Is Richardson in Richardson ISD or Plano ISD?
Generally, the Dallas County part is in Richardson ISD and the Collin County part is in Plano ISD. Confirm by address.
What is the average rent in Richardson?
The Census Bureau's 2020–2024 median gross rent is $1,857 a month.
Sources (22) · checked Oct 28, 2026
- City of Richardson, Other Local Tax Information (Tax Year 2025 rates)
- Dallas County Tax Office, Tax Rates
- Republic Title, 2025 DFW Tax Rates and Exemptions
- Richardson Today, Council maintains homestead exemption (Feb. 20, 2026)
- Community Impact, Council approves homestead increase for Richardson seniors, disabled residents (Mar. 3, 2025)
- Dallas County Commissioner District 4, June 2023 newsletter
- U.S. Census Bureau, QuickFacts: Richardson city, Texas (ACS 2020–2024)
- Census Reporter, Richardson, TX profile (ACS 2024)
- City of Richardson, Water Customer Service Fees and Rates (as of Nov. 1, 2025)
- Richardson Today, Ordinance approved changing drainage utility fee schedule
- Community Impact, Richardson City Council approves budget, tax rate for 2026-27 (Sept. 23, 2026)
- Community Impact, Richardson City Council OKs new water, wastewater rate plan (June 23, 2026)
- Richardson Today, Richardson, other cities reach rate agreement with Atmos (Sept. 26, 2025)
- CleanSky Energy, June 2026 delivery charge updates for Oncor and CenterPoint
- ElectricRates.org, Dallas electricity rates 2026 (July 7, 2026)
- BroadbandMap.com, Internet providers in Richardson, TX
- TollGuru, President George Bush Turnpike rates
- Home listing, Canyon Creek Country Club 18
- Home listing, Knolls at Breckinridge
- Home listing, Richardson 75081
- Community Impact, Richardson City Council holds tax rate public hearing (Sept. 9, 2025)
- Richardson Today, 2025-26 budget and tax rate adopted
What’s coming
Public projects that will change daily life in Richardson: new jobs, roads, schools and places to go. Every project links to its source.
Richardson Square revamp (Aeon)
Richardson Square Mall is being renovated into an entertainment destination anchored by the first U.S. Aeon grocery store and a food hall of about 10 stalls.
Why it matters: New grocery and dining option for southeast Richardson.
Cotton Belt Trail, Phase 2
DART is building a $50M trail section along the Silver Line rail corridor from Addison to Plano. Work runs from June 2025 to May 2027.
Why it matters: Long off-street bike and walking route across north Dallas suburbs.
Also in Plano · Addison · Dallas
Citywide
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 · Allen
Richardson ISD CTE center (Bond 2025)
Voters approved RISD's $1.4B bond in Nov 2025. It funds a new career and technical education center next to the district's operations center on Greenville Ave., plus middle school upgrades.
Why it matters: New career-training campus and school upgrades across RISD.
Citywide
Geico third building
Geico announced a third building at its Richardson campus, bringing 1,000 new jobs.
Why it matters: About 1,000 new jobs in Richardson.
Citywide
Arapaho Center Station redevelopment
Richardson and CBRE are seeking a master developer for the 15-acre DART Arapaho Center Station site. The mixed-use plan includes housing, shops and restaurants, with phase 1 targeted for 2027 or 2028.
Why it matters: Walkable shops and housing at a DART rail station.
Renovated Richardson main library
The 2021 bond-funded renovation and expansion of the main library on Civic Center Drive was expected to open in September 2026, per the city's July 2026 capital plan update.
Why it matters: Main library returns after a multi-year renovation.
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 · Allen · McKinney · Wylie · Garland · Mesquite · Rockwall · Princeton · Farmersville · Royse City
Citywide
Richardson $223.4M bond program
Voters approved all five props in May 2026: $132.2M streets (15 rebuilds, 13 alley projects), $36M fire, $22.2M parks and pools, $16.5M sidewalks and $16.5M drainage.
Why it matters: Street, alley, sidewalk and drainage repairs across the city.
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.
Also in Dallas · Irving · Garland · Grand Prairie · Mesquite · Carrollton · 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 · Combine
Citywide
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 · Allen · McKinney · Prosper · Celina · Fairview · Lucas · Parker · Wylie · Sachse · Anna · Melissa · Princeton · Farmersville · Lavon · Lowry Crossing · New Hope · Blue Ridge · St. Paul · Nevada · Westminster
Citywide
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 · Allen · McKinney · Prosper · Celina · Fairview · Lucas · Parker · Wylie · Sachse · Anna · Farmersville · Royse City · Princeton · Melissa · Lavon · Lowry Crossing · New Hope · Nevada · St. Paul · Blue Ridge · Westminster · Van Alstyne
Citywide
US 75 technology lanes, I-635 to SH 121
TxDOT is converting the US 75 HOV lanes from I-635 to SH 121 into 'technology lanes' and upgrading lighting, a $157.4M project. TxDOT's late-2025 list estimated completion in Sept 2026.
Why it matters: Extra usable lane on US 75 for Richardson, Plano and Allen commuters.
Also in Plano · Allen · Dallas · McKinney
RISD middle school rebuilds
Richardson ISD is turning its junior highs into middle schools by 2028: new buildings for Liberty, Parkhill, Westwood and Richardson West, additions at Apollo and North. About $668M from the 2025 bond.
Why it matters: Sixth graders move to middle school; four campuses get new buildings.
Also in Dallas
Citywide
Medical City Plano 4-story expansion
A $108M vertical expansion adds four stories, 131,700 sq ft and 90 patient beds to Medical City Plano's Sarah Cannon Cancer Hospital; it is expected to be complete in spring 2027.
Why it matters: 90 more inpatient beds and cancer care in central Plano.
Also in Plano
AT&T Lakeside campus expansion
AT&T moved its Richardson call center into Lakeside Tower (2221 Lakeside Blvd) in 2025, with roughly 1,000 new jobs planned on top of about 400 existing. A further 190,000-sq-ft expansion is now being phased in with city support.
Why it matters: About 1,000 more jobs in Richardson; the city is contributing up to $4M in grants and the landlord $11.5M in building upgrades.
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 Richardson
Richardson began as a Houston and Texas Central Railway depot in 1873. The railroad sold lots the next year and named the town for its secretary, Alfred S.
Richardson population, 1990-20251,2
1990-2020: decennial Census counts. 2021-2025: Census Bureau July 1 estimates (Vintage 2025), marked as estimates. NCTCOG's Jan. 1, 2026 estimate is 124,859 (not charted; different method).
New housing units permitted by the City of Richardson5,6
Census Building Permits Survey, all building types. Most units in 2007-2019, 2021, 2024 and 2025 are apartments. 2005-2006 and 2008-2011 are mostly imputed by the Census Bureau. 2026 is January-September only.
Richardson ISD enrollment, actual and projected10,11,15
Through 2024-25: Ballotpedia (federal data). 2025-26: Texas Tribune (state data). RISD also serves parts of Dallas and Garland; Richardson's Collin County part is in Plano ISD.
New homes and apartment projects in Richardson26,28,29,30,31,32,33,34,35,36,37,38,40
| Project | Developer / builder | Type | Planned size | Status | Location |
|---|---|---|---|---|---|
| CityLine | KDC; 3Edgewood (east) | Apartments, office, retail | Up to 5,100 apartments (nearly 4,000 built, 2024) | Built; more approved | PGBT at US 75 / Plano Rd |
| 110 E. Polk | High Street Residential | Apartments | 279-281 units | Under construction (2026) | 110 E. Polk St |
| Office-to-apartment redevelopment | n/p | Apartments | 443 units | Approved; target Oct 2029 | n/p |
| Greenwood Square | D.R. Horton | Single-family | 31 homesites | Selling, $591,775-$710,000 | 718 Greenwood Sq |
| Easton | Pulte Homes | Townhomes | n/p | Coming soon | Shiloh Rd (Plano ISD) |
| Park Hollow | Bridge Tower / Westfield (sources differ) | Townhomes | 88 | Built or building; leasing | Olive Dr area, 75081 |
| East Richardson townhomes | n/p | Townhomes | 89 | Rezoned Apr 2025 | n/p |
| The Crossings at Greenville | Serene Global | Townhomes | 79 | Sold out | S. Greenville Ave at Centennial Blvd |
| The Village at Abrams | Serene Global | Single-family (gated) | 34 | Sold out | Protea St, 75081 |
| The Commons at Spring Creek | Centre Living Homes | Townhomes | n/p | Sold out | Heritage Pl, 75082 |
n/p = not published. Richardson is built out; new for-sale homes come in small infill sections, and most new units are apartments.
Where Richardson is adding homes and jobs1,28,29,31,33,34,36,39,40,41
- 1110 E. Polk apartments
- 2Greenwood Square
- 3The Village at Abrams
- 4The Commons at Spring Creek
- 5Micron (The IQ)
- 6UT Dallas (Silver Line station)
- 7City Hall
UT Dallas and City Hall addresses are standard published addresses not taken from the sources listed. The 443-unit project and the east Richardson townhomes have no published location.
Largest employers in Richardson (2018 list)1
- State Farm Insurance8,000 employees
- AT&T5,000 employees
- Blue Cross and Blue Shield of Texas3,100 employees
- UT Dallas2,674 employees
- Richardson ISD2,500 employees
- RealPage2,100 employees
- GEICO1,800 employees
- UnitedHealth Group1,700 employees
- Raytheon1,700 employees
- Fujitsu Network Communications1,500 employees
Richardson Economic Development Partnership list, updated May 2018, as reproduced on Wikipedia. Counts may have changed. Micron announced about 250 jobs in the IQ in 2025.
Read the full growth story guide
A rail stop that became a tech suburb
Richardson began as a Houston and Texas Central Railway depot in 1873. The railroad sold lots the next year and named the town for its secretary, Alfred S. Richardson. The Interurban reached it in 1908, and the town incorporated in 1925.
The big change came in the 1950s. Collins Radio opened an office, Central Expressway arrived, and Texas Instruments set up on the southern edge. The population jumped from 1,289 in 1950 to 48,405 in 1970. UT Dallas was created inside the city in the 1960s, and the area became known as the Telecom Corridor.
Population: steady, with two counts that disagree
The 2020 Census counted 119,469 people, up 20.4% from 99,223 in 2010. Most of that gain came from apartments built in the 2010s.
Since 2020 the two main estimates split. The Census Bureau shows the city flat, at 118,542 in July 2025. NCTCOG, which counts housing units, puts it at 124,859 on Jan. 1, 2026, up 2,114 in a year. About 43,000 residents live in the Collin County part of the city and the rest in Dallas County. No current population projection for Richardson was found.
Housing: apartments, not subdivisions
Richardson is built out, so it grows up rather than out. Census permit data show 627 to 2,080 housing units a year from 2013 to 2018, almost all in apartment buildings. Permits then slowed, with 45 units in 2020 and 26 in 2023. They picked back up with 790 units in 2024 and 677 in 2025, again mostly apartments.
CityLine is the largest site. In July 2024 the city raised its apartment cap to 5,100 units, after its developers said hybrid work had stalled new office towers. Downtown, High Street Residential broke ground in 2026 on about 280 apartments at 110 E. Polk St. A 443-unit project will replace a vacant office building, with completion targeted for 2029.
New for-sale homes come in small infill sections. D.R. Horton is selling 31 homesites at Greenwood Square, priced from about $592,000 to $710,000. Pulte's Easton townhomes on Shiloh Road are listed as coming soon. Park Hollow (88 townhomes), The Crossings at Greenville (79 townhomes) and The Village at Abrams (34 homes) were built in the last few years. Owner-occupied homes fell from about 60% to 51% of occupied homes over the past decade as apartments were added.
What is driving it
Jobs and transit. State Farm leases 2.5 million square feet at CityLine, and a 2018 list put it at 8,000 employees, ahead of AT&T, Blue Cross and Blue Shield of Texas and UT Dallas. In 2025 Micron picked the Innovation Quarter (the IQ) for about 250 jobs.
DART's Silver Line opened Oct. 25, 2025, with Richardson stations at UT Dallas and CityLine, adding rail to DFW Airport on top of four light rail stations. TxDOT expects to finish turning the US 75 HOV lanes into an all-day technology lane by the end of 2026. City voters passed a $190 million bond in 2021, mostly for streets and public buildings.
Schools: fewer students, new bond
Most of Richardson is in Richardson ISD; the Collin County part is in Plano ISD. RISD peaked at 39,619 students in 2019-20 and had 36,228 in 2026 state data. It merged four elementary schools in 2024, and its demographer expects enrollment to fall below 34,000 by 2031-32.
Voters still back bonds. RISD passed $437 million in 2016, $750 million in 2021 and about $1.4 billion in November 2025. The 2025 bond rebuilds junior highs as middle schools and adds a career and technical center. It raises the debt-service tax rate by 4 cents starting in 2026-27.
Values and incomes
Census survey data show the median owner-estimated home value rising from $197,100 (2011-2015) to $274,200 (2015-2019) and $431,400 (2020-2024). Median household income rose from $72,427 to $98,111 over the same periods.
Since few new single-family homes are built here, the value rise mostly reflects existing homes gaining value and older homes being rebuilt. Reported construction value per new single-family permit was about $849,000 in 2025.
Not confirmed yet
- Does the city or NCTCOG publish a 2040 or 2050 population forecast for Richardson?
- How many apartment units are under construction or approved citywide, and where?
- How will RISD sequence its 2025 bond projects, and will more campuses consolidate as enrollment falls?
- How many of CityLine's 5,100 allowed apartments are built as of 2026?
- Has UT Dallas enrollment grown or shrunk since 2024? Reports in 2026 pointed to fewer international students.
- Where exactly is the 443-unit office-to-apartment project, and the 89 east Richardson townhomes?
Questions people ask
What is the population of Richardson, Texas?
The Census Bureau estimated 118,542 on July 1, 2025. NCTCOG estimated 124,859 on Jan. 1, 2026. The 2020 Census counted 119,469.
Is Richardson growing?
Slowly. The Census Bureau shows it roughly flat since 2020, while NCTCOG shows about 1.7% growth in 2025. Most new housing is apartments.
Are new homes being built in Richardson?
A few. The city permitted 30 single-family homes in 2024, 56 in 2025 and 124 from January to September 2026. Infill sections include Greenwood Square (D.R. Horton) and Easton (Pulte townhomes).
Is Richardson in Dallas or Collin County?
Both. About 76,000 to 82,000 residents live in the Dallas County part and about 43,000 in the Collin County part, depending on the estimate.
What school district is Richardson in?
The Dallas County part is in Richardson ISD and the Collin County part is in Plano ISD. Check by address.
Did the Richardson ISD bond pass?
Yes. All three propositions of the roughly $1.4 billion bond passed on Nov. 4, 2025, with 52.8% to 64.7% support.
How many apartments are planned at CityLine?
The city raised CityLine's cap to 5,100 apartments in July 2024, when nearly 4,000 units existed.
Does the DART Silver Line stop in Richardson?
Yes. It opened Oct. 25, 2025, with stations at UT Dallas and CityLine.
Sources (43) · checked Oct 28, 2026
- Richardson, Texas (Wikipedia; historical census table, history, 2018 employer list, Silver Line)
- 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 2010-2020, Texas (SUB-EST2020_48.csv)
- NCTCOG, 2026 Population Estimates (Jan. 1, 2026)
- 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)
- U.S. Census Bureau, ACS 5-year table-based summary files 2021-2024 (B25077, B19013, B25001, B25003), place 4861796
- U.S. Census Bureau, ACS 2015-2019 5-year summary file, Texas
- U.S. Census Bureau, ACS 2011-2015 5-year summary file, Texas
- Ballotpedia, Richardson Independent School District, Texas (enrollment by year)
- Texas Tribune Public Schools Explorer, Richardson ISD (state enrollment data, 2026)
- Dallas Morning News, COVID-19 pandemic blamed for drop in student enrollment in Richardson ISD (Jan 12, 2021)
- Community Impact, Richardson ISD expected to grow by nearly 4 percent over the next 10 years (Jan 29, 2020)
- Community Impact, Demography report forecasts 2-year rise in enrollment for Richardson ISD (Jan 11, 2022)
- Community Impact, Richardson ISD expected to see continued enrollment decline over next 10 years (Feb 25, 2026)
- Richardson ISD, Trustees hear demographer update; plan for inter-district transfers (Jan 17, 2025)
- Community Impact, Richardson ISD enrollment down from last year (Dec 1, 2025)
- Community Impact, Richardson ISD votes to consolidate 4 elementary campuses (March 2024)
- Dallas Morning News, Voters approve Richardson ISD's $437 million proposed bond (May 8, 2016)
- Community Impact, Richardson ISD voters approve $750M bond package (May 1, 2021)
- Community Impact, Richardson ISD $1.4 billion bond would fund CTE building, facility upgrades and more (Aug 26, 2025)
- Richardson ISD, RISD voters approve Bond 2025 (Nov 2025)
- Community Impact, Richardson ISD's $1.4 billion bond election passes (updated Nov 6, 2025)
- Richardson Today (City of Richardson), Unofficial results show passage of all propositions in 2021 bond election (Nov 2021)
- Community Impact, Plano ISD voters OK new property tax rate, nearly $1.35B in bonds while rejecting event center, stadium funds (Nov 2022)
- The Real Deal, Richardson approves 5,100 apartments at Robert Sarver's CityLine (July 11, 2024)
- Community Impact, More apartments expected to boost CityLine retail (Sept 10, 2024)
- Community Impact, Downtown Richardson redevelopment project to add 279 apartments (Feb 11, 2025)
- Community Impact, Developers break ground on 281-unit multifamily community in Richardson (Apr 10, 2026; headline only reviewed)
- Community Impact, 443-unit apartment complex approved by Richardson City Council (Feb 12, 2025)
- Jome, Greenwood Square by D.R. Horton, Richardson TX (accessed Oct 28, 2026)
- Jome, new construction homes for sale in Richardson, TX (accessed Oct 28, 2026)
- NewHomeSource, Easton by Pulte Homes, Richardson TX (accessed Oct 28, 2026)
- Community Impact, The Crossings at Greenville townhome development coming to Richardson (Feb 8, 2021)
- Community Impact, The Village at Abrams gated community coming soon to Richardson (Jan 13, 2021)
- Jome, The Village at Abrams by Serene Global, Richardson TX
- Community Impact, New Richardson subdivision breaks ground (Park Hollow, June 2025)
- Community Impact, City council approves 89-townhome development in east Richardson (May 1, 2025)
- Homes.com, Haven floor plan, Richardson TX 75081 (Park Hollow listing; title only reviewed)
- Aaron Layman Properties, 3470 Heritage Place, Commons at Spring Creek, Richardson TX 75082
- Community Impact, Micron Technology to relocate North Texas workforce to Richardson (Jan 23, 2025)
- Community Impact, TxDOT updates Richardson council on US 75 HOV lane project (Jan 28, 2025)
- Community Impact, Richardson council, commission to hold hearings on draft comprehensive plan (Oct 17, 2024; headline only reviewed)