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Double Oak

Data updated

Comparevs Flower Moundvs Lantanavs Lewisvillevs Bartonvillevs Highland Village

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

Prosperity 95 · 26% of scoreSchools 82 · 18% of scoreSafety 95 · 18% of scoreLifestyle 89 · 12% of scoreMarket 86 · 8% of scoreAffordability 70 · 6% of scoreCommute 60 · 6% of scoreGrowth 53 · 6% of score
93A+Exceptional
Realust Score
85 from eight categories +8 price tier (median ≥ $800K)
Momentum 73 · Growing +14 since 2020
+3.0%Home prices, 1 yr
+29.1%Home prices, 5 yr
  • Prosperity95
  • Schools82
  • Safety95
  • Lifestyle89
  • Market86
  • Affordability70
  • Commute60
  • Growth53

Comparevs Flower Moundvs Lantanavs Lewisvillevs Bartonvillevs Highland Village

Double Oak

Realust Score
93
↗ +3.0% 1-year
↗ +29.1% 5-year
'20'21'22'23'24'25
Growing • 73% velocity

💡 Market Insights

⏱️
Balanced Market
Homes take about 42 days to sell — typical for the area.
🤝
Typical Negotiations
Homes selling at 97.2% of asking — expect 3-5% negotiation room.
👥
Healthy Buyer Activity
31% of homes are under contract.
📊
Steady Growth
Home values increased 29% over 5 years.

Home Prices

$293Per Sq Ft
$750,000Starter Home
$858,651Median Price
$2,800,000Premium Home

Market Trends ⚠️

🏠 Home Prices Limited Data
↑ +3%
1-Year Change
+29.1%
5-Year Change

Market Health

90Active Listings
42Median Days on Market
30.8%Under Contract
22.2%Price Reduced
97.2%Sale-to-List Ratio
🏷️ Buyer's market: about 22.5 months of homes for sale, so there's more room to negotiate.

Market Insights

22.5 moBuyer's market
5xIncome to Buy
+30%vs Region Avg
🏠 Remote Work Fit 73
Excellent for remote workers
👨‍👩‍👧‍👦 Family Fit 52
Good for families

Typical Home

3,488Sq Ft
4Beds
3.2Baths
122,515Lot Sq Ft
1990Year Built
2.4-carGarage

Property Mix

Single Family100%
Townhome0%
Condo0%

Common Features

Pool66.7%
Garage100%
Single Story44.4%
Fireplace100%
Central Air88.9%

Costs & Ownership

$4,756Est. Monthly Payment
$48/moAvg HOA Fee
22.2%Have HOA

Investment Indicators

0%Rental VacancyLow (Good)
0/10Low Risk
0%New Construction
$225,000Per Bedroom
Click any category to explore on Google Maps. Numbers are places within 5 miles.
Rural
Best For: Rural Charm Seekers Luxury Homebuyers DFW Commuters

Lifestyle Scores

Family Friendly8.7
Outdoor Activities4.7
Nightlife5.3
Health & Fitness8
Diversity5.3
Weather6.7

Nearby Amenities (within 5 miles)

60+Restaurants
60+Parks
60+Gyms
10Grocery
59Coffee
34Bars
2Theaters
60+Daycares
17Hospitals
42Pharmacies
60+Dentists
1Libraries
60+Dog Parks
1Museums

Getting Around

Averaged across Double Oak, weighted by where people live. #67 of 84 cities. Most errands need a car here.

5Walk Score
24Bike Score
N/ATransit Score

Double Oak covers about 2.5 square miles between FM 407 (Justin Road) on the north and FM 1171 (Cross Timbers Road) on the south, with Highland Village's shopping to the east. Town rules require lots of at least one acre and allow single-family homes only, with one commercial area in the northeast part of town.

30 minDrive to DFW Airport, off-peak1
44 minDrive to downtown Dallas, off-peak1
48,000 sq ftGrocery store proposed at FM 407 and Simmons Rd. (not yet approved)15
2School districts serving the town (Lewisville ISD and Denton ISD)4
9Full-time police staff, including the chief5
16thYear of the Thanksgiving Turkey Trot from Town Hall (2026)14

Day-to-day Double Oak3,6,17,18,19,20,21,22,23,24,25,26,28,29,30,33,34,35,39,40

1234567891011121314151617
  1. 1Double Oak Town Hall and Police Department
  2. 2Double Oak Volunteer Fire Department, Station 550
  3. 3Braum's Ice Cream & Dairy Store (with Fresh Market)
  4. 4Old Town Market (butcher shop, BBQ to go)
  5. 5Rapid Med Urgent Care
  6. 6Tom Thumb and pharmacy
  7. 7Walmart Supercenter and pharmacy
  8. 8Kroger Marketplace
  9. 9Whole Foods Market
  10. 10ER of Texas Highland Village (24/7 freestanding ER)
  11. 11Texas Health Presbyterian Hospital Flower Mound
  12. 12Flower Mound Elementary (Lewisville ISD)
  13. 13STEM Academy at Clayton Downing Middle (Lewisville ISD)
  14. 14Marcus High School (Lewisville ISD)
  15. 15Adkins Elementary (Denton ISD)
  16. 16Copperas Branch Park (Lewisville Lake)
  17. 17Doubletree Ranch Park
City servicesFood & coffeeShopsHealth careSchoolsParksLocations are approximate.

Town Hall, the fire station and in-town businesses, plus the nearest groceries, hospitals, assigned schools and lake parks. Off the map (farther out): Medical City Lewisville, Harpool Middle School (Denton ISD), Guyer High School (Denton ISD).

Double Oak's year, month by month9,10,11,12,13,14

MonthEventWhere
JulyJuly 4th Parade (9:30 a.m.) and Picnic (10 a.m.-2 p.m.), July 4, 2026Cross Timbers Dr. to John B. Wright Park
OctoberNational Night Out, Oct. 6, 2026John B. Wright Memorial Park
NovemberHazardous Waste, E-Waste & Shredding Day (Nov. 8, 2025; Nov. 7, 2026)Town Hall
NovemberWomen's Club Charity Auction (Nov. 15, 2025; Nov. 14, 2026)Town Hall
ThanksgivingTurkey Trot 5K and 1-mile fun run (Nov. 27, 2025; 16th year in 2026)Starts at Town Hall
DecemberAnnual Tree Lighting (Dec. 1, 2025)Before the Town Council meeting

From Town of Double Oak updates and calendar, Oct 2025-Oct 2026.

Drive times from Double Oak Town Hall1

  • Denton square (courthouse, 110 W. Hickory St.)13.3 mi24 min
  • DFW Airport (administration, 2400 Aviation Dr.)17.4 mi30 min
  • Legacy West, Plano (7800 Windrose Ave.)17.9 mi31 min
  • Dallas Love Field (8008 Herb Kelleher Way)27.3 mi42 min
  • Downtown Dallas (City Hall, 1500 Marilla St.)30.4 mi44 min
  • Downtown Fort Worth (City Hall, 200 Texas St.)34.1 mi46 min

Realust calculation with the OSRM open routing engine, Oct 28, 2026, to geocoded street addresses. Free-flow times; weekday rush hour adds time.

Errand drive times from Town Hall1

  • Walmart Supercenter, Highland Village2.0 mi6 min
  • Texas Health Presbyterian Hospital Flower Mound2.5 mi6 min
  • Tom Thumb, Flower Mound2.7 mi6 min
  • Kroger Marketplace, Bartonville2.7 mi7 min
  • Medical City Lewisville6.4 mi14 min

Realust calculation with the OSRM open routing engine, Oct 28, 2026, to each store's or hospital's street address. Free-flow times.

What's in town vs. nearby1,4,5,6,16,17,18,19,20,21,23,24,25,26,39,40,41

NeedIn Double OakNearest outside town
Full groceryNone (Braum's Fresh Market, Old Town Market butcher)Walmart, Highland Village (2.0 mi); Tom Thumb, Flower Mound (2.7 mi); Kroger Marketplace, Bartonville (2.7 mi)
PharmacyNone foundTom Thumb, 2301 Justin Rd.; Walmart, 3060 Justin Rd.
Urgent careRapid Med, 8501 FM 407-
Emergency roomNoneER of Texas, 3160 Justin Rd., Highland Village (24/7)
HospitalNoneTexas Health Presbyterian Flower Mound (2.5 mi); Medical City Lewisville (6.4 mi)
LibraryNoneFlower Mound and Lewisville public libraries
Lake accessNoneCopperas Branch Park and Doubletree Ranch Park, Highland Village
SchoolsNoneLISD: Flower Mound Elem., Downing MS, Marcus HS; Denton ISD: Adkins Elem., Harpool MS, Guyer HS
Police / fireOwn police dept. (Town Hall); volunteer fire Station 550-

Distances are Realust OSRM routes from Town Hall, Oct 28, 2026.

Read the full local life guide

A one-acre-lot town with a small commercial corner

Double Oak covers about 2.5 square miles between FM 407 (Justin Road) on the north and FM 1171 (Cross Timbers Road) on the south, with Highland Village's shopping to the east. Town rules require lots of at least one acre and allow single-family homes only, with one commercial area in the northeast part of town. The town says it has about 3,100 residents and dates to 1974.

There is no downtown. Civic life centers on Town Hall at 320 Waketon Rd., which also houses the police department and an early-voting site. Businesses cluster at FM 407 and Chinn Chapel Road. Braum's (8421 FM 407) runs a Fresh Market counter with meat, produce and dairy and is open 6 a.m. to 10:45 p.m. daily. Old Town Market (123 Chinn Chapel Rd.) is a butcher shop with barbecue to go, closed Mondays. The town's business directory lists 14 businesses in all, mostly services, and no supermarket.

That could change. Dallas-based Direct Retail Partners has proposed about 23 acres at the southwest corner of FM 407 and Simmons Road with a grocery store of about 48,000 sq ft, shops, restaurants, flex buildings and a gas station. After residents weighed in, the plan added walking paths and a small dog park and moved the fuel center. Traffic studies estimate 9,000 to 9,400 daily trips. It still needs zoning approval and has no construction timeline.

Events are run by volunteers

The volunteer fire department runs the town's biggest day: a July 4th parade and picnic that dates to about 1981. In 2026 the parade left Simmons Road at the north entrance of The Oaks at 9:30 a.m., went down Cross Timbers Drive and ended at John B. Wright Park, where the picnic ran from 10 a.m. to 2 p.m., with music and a silent auction.

Police host National Night Out at John B. Wright Memorial Park (Oct. 6, 2026). November is busy at Town Hall: a residents-only hazardous waste, e-waste and shredding day (Nov. 8, 2025; Nov. 7, 2026) and the Double Oak Women's Club charity auction (Nov. 15, 2025; Nov. 14, 2026), which raises money for the fire department and scholarships. The Turkey Trot 5K and one-mile fun run starts at Town Hall on Thanksgiving morning; 2025 was its 15th year. The annual tree lighting was held Dec. 1, 2025, before that night's council meeting.

Outdoors: one town park, lakes next door

John B. Wright Memorial Park hosts the July 4th picnic and National Night Out, which the town calendar places in the pavilion. The town does not publish the park's acreage or amenities, and its site lists no parks department.

Lewisville Lake is a short drive east in Highland Village. Copperas Branch Park (101 Highland Village Rd.) covers 75 acres with a boat ramp, swim beach and picnic areas; day use is $15 per vehicle. Doubletree Ranch Park (310 Highland Village Rd.) has a splash pad, playground, fishing pier and a 1.57-mile paved loop.

Errands mean a short drive

Full grocery shopping is outside town limits, about 6 to 7 minutes away off-peak by Realust's routing. Walmart Supercenter (3060 Justin Rd., Highland Village) is 2.0 miles from Town Hall. Tom Thumb (2301 Justin Rd., Flower Mound) is 2.7 miles and has a pharmacy. Kroger Marketplace (3400 FM 407, Bartonville) is 2.7 miles and reopened July 24, 2026, after a $2.5 million remodel. Whole Foods is in Highland Village at 4041 Waller Creek.

For care, Rapid Med Urgent Care is in town at 8501 FM 407, open 8 a.m. to 8 p.m. weekdays and 8 a.m. to 5 p.m. weekends. ER of Texas in Highland Village (3160 Justin Rd.) is a 24-hour freestanding ER. Texas Health Presbyterian Hospital Flower Mound (4400 Long Prairie Rd.) is 2.5 miles away and Medical City Lewisville (500 W. Main St.) is 6.4 miles.

Double Oak has no library; Lewisville's offers free cards to qualifying Texas residents. Water comes from Cross Timbers Water Supply Corp., which in October 2026 was in Stage 2 restrictions with watering by odd or even address. Republic Services collects trash and recycling.

Two school districts

The town lists two districts. Lewisville ISD homes are assigned to Flower Mound Elementary, Clayton Downing Middle and Marcus High. Denton ISD homes go to Adkins Elementary, Harpool Middle and Guyer High. Which district serves a given lot depends on the address, so check with the district before buying.

In 2024-25 TEA ratings, Flower Mound Elementary, Downing and Marcus each earned an A; Lewisville ISD was a B. Adkins earned a B and Harpool and Guyer earned A's. In the 2026 ratings released Aug. 14, 2026, Denton ISD fell to a C (76) and Guyer received a B. 2026 ratings for Lewisville ISD and the other campuses were not found.

Police, fire and getting around

Double Oak has had its own police department since Oct. 3, 1988. Its roster lists nine full-time staff, including Chief Daniel Miller (serving since 2025), and two part-time reserves, with 24-hour coverage. 911 calls go to Denton County Sheriff's Office dispatch. The all-volunteer Double Oak Volunteer Fire Department works from Station 550 at 1110 Cross Timbers Dr.

By Realust's off-peak routing from Town Hall, the Denton square is 24 minutes away, DFW Airport 30, Legacy West 31, Love Field 42, downtown Dallas 44 and downtown Fort Worth 46. Rush hour adds time. The nearest commuter rail is DCTA's A-train at Highland Village/Lewisville Lake Station.

Not confirmed yet

  • 2026 TEA ratings for Lewisville ISD and for Flower Mound Elementary, Downing, Marcus, Adkins and Harpool.
  • Which Double Oak streets are in Lewisville ISD and which are in Denton ISD.
  • Who provides ambulance service in Double Oak.
  • John B. Wright Memorial Park's street address, acreage and amenities from a current town source.
  • Dates for the two public workshops on the FM 407/Simmons development and whether zoning is approved.
  • ISO fire rating for Double Oak.

Questions people ask

Is there a grocery store in Double Oak?

Not a full supermarket. Braum's at 8421 FM 407 has a Fresh Market with meat, produce and dairy, and Old Town Market on Chinn Chapel Road is a butcher. Walmart, Tom Thumb and Kroger Marketplace are 2 to 3 miles away. A developer has proposed a 48,000 sq ft grocery at FM 407 and Simmons Road, but it is not approved.

What school district is Double Oak in?

Two. The town lists Lewisville ISD (Flower Mound Elementary, Clayton Downing Middle, Marcus High) and Denton ISD (Adkins Elementary, Harpool Middle, Guyer High). The district depends on the address, so confirm with the district.

Does Double Oak have its own police and fire department?

Yes. The police department, active since 1988, works from Town Hall with nine full-time staff and two part-time reserves; 911 calls go through Denton County Sheriff's dispatch. Fire protection comes from the Double Oak Volunteer Fire Department at 1110 Cross Timbers Dr.

Where is the nearest hospital to Double Oak?

Texas Health Presbyterian Hospital Flower Mound, 4400 Long Prairie Rd., about 2.5 miles and 6 minutes off-peak from Town Hall. ER of Texas in Highland Village runs a 24-hour freestanding ER, and Rapid Med Urgent Care is in town on FM 407.

How far is Double Oak from DFW Airport?

About 17 miles, roughly 30 minutes off-peak to the airport's administration address, by Realust's routing. Love Field is about 42 minutes and downtown Dallas about 44.

What events does Double Oak hold?

A July 4th parade and picnic run by the volunteer fire department, National Night Out, a Thanksgiving Turkey Trot from Town Hall, a November charity auction by the Double Oak Women's Club and a December tree lighting.

Are there parks in Double Oak?

The town's gathering spot is John B. Wright Memorial Park, used for the July 4th picnic and National Night Out. Lewisville Lake parks in Highland Village, such as Copperas Branch Park, are a short drive east.

Sources (42) · checked Oct 28, 2026
  1. OSRM open routing engine (Realust drive-time calculation, Oct 28, 2026)
  2. Esri ArcGIS World Geocoder (Realust geocoding of route endpoints, Oct 28, 2026)
  3. Town of Double Oak, homepage (Town Hall, events, water restrictions, development notice; Oct 2026)
  4. Town of Double Oak, Life in Double Oak
  5. Town of Double Oak, Police Department
  6. Town of Double Oak, Fire Department
  7. Double Oak Volunteer Fire Department (DOVFD) homepage
  8. Town of Double Oak, events calendar (Sept 2026-June 2027)
  9. Town of Double Oak, Friday Update (Oct 31, 2025)
  10. Town of Double Oak, Turkey Trot 5K and One Mile Fun Run race reminder (Nov 27, 2025)
  11. Town of Double Oak, Friday Update (June 19, 2026)
  12. Town of Double Oak, Thursday Update (July 2, 2026)
  13. Town of Double Oak, Friday Update (Oct 2, 2026)
  14. Town of Double Oak, Friday Update (Oct 23, 2026)
  15. Town of Double Oak, New Business Development (FM 407 and Simmons Rd.)
  16. Town of Double Oak, Business Directory
  17. Braum's, Store #310, 8421 FM 407, Double Oak (page updated June 2025)
  18. Old Town Market, online ordering (Toast, 2026)
  19. Solv, Rapid Med Urgent Care listing, 8501 FM 407 (patient reviews Oct 2026)
  20. Tom Thumb, 2301 Justin Rd., Flower Mound store page (offers dated 2026-27)
  21. Walmart Supercenter #4240, Highland Village store page
  22. Whole Foods Market, Highland Village store page
  23. The Shelby Report, Kroger reopens Bartonville, TX Marketplace after $2.5M remodel (July 27, 2026)
  24. Community Impact, 11 urgent care clinics and ERs in Flower Mound, Highland Village, Argyle (June 2025)
  25. Community Impact print edition, Flower Mound-Highland Village-Argyle, June 2025 (hospitals)
  26. Texas Health Presbyterian Hospital Flower Mound
  27. Lewisville ISD, Flower Mound Elementary campus site
  28. Texas Tribune Public Schools Explorer, Flower Mound Elementary
  29. Texas Tribune Public Schools Explorer, STEM Academy at Clayton Downing Middle
  30. Texas Tribune Public Schools Explorer, Marcus High School
  31. Community Impact, Lewisville ISD receives B accountability rating from state (Aug 15, 2025)
  32. Denton ISD, Rating Reports (campus addresses)
  33. Texas Tribune Public Schools Explorer, Dorothy P. Adkins Elementary
  34. Texas Tribune Public Schools Explorer, Harpool Middle School
  35. Texas Tribune Public Schools Explorer, Guyer High School
  36. Community Impact, Denton ISD earns C accountability rating from TEA for 2025-26 (Aug 14, 2026)
  37. Denton Record-Chronicle, Denton ISD sees five underperforming schools gain ground in state ratings (Aug 17, 2026)
  38. Denton ISD, Rezoning Information (changes effective 2025-26)
  39. City of Highland Village, Copperas Branch Park
  40. City of Highland Village, Doubletree Ranch Park
  41. Lewisville Public Library, Library card privileges
  42. DCTA, A-train station locations

Seasonal Temperatures

January56°39° low
April74°56° low
July95°78° low
October77°59° low

Annual Conditions

226Sunny Days/Year
139Rainy Days/Year
50"Annual Rainfall
🌡️ North Texas enjoys a humid subtropical climate with hot summers and mild winters.

Safety Overview

ASafety Grade
0.65Violent Crime Rateper 1,000 residents
2.93Property Crime Rateper 1,000 residents

Violent Crime

Assault32.77
Robbery0
Murder0
Rape0
Rates per 100,000 residents

Property Crime

Burglary131.06
Theft327.65
Vehicle Theft0
Rates per 100,000 residents

Income

$172,321Median Household
$194,597Average Household
$69,795Per Capita

Employment

2.6%Unemployment Rate
+0.6%Job Growth / yr
3.7%Poverty Rate

Income Distribution

$150k+
56.2%
$100k-$150k
16.5%
$75k-$100k
10.2%
$50k-$75k
5.8%
$25k-$50k
8.6%
Under $25k
2.7%

School District

Lewisville ISDPrimary District
A-District Grade
Top 32%State Ranking

Schools

39Elementary
15Middle
6High School

Academic Info

13.5:1Student-Teacher Ratio

📈 Graduation Rates (Class of 2024)

96.8%Graduation RateA
2.2%Dropout Rate

🎯 College Readiness (Class of 2023)

67%Took SAT/ACT
44.9%College ReadyB
60.9%TSI Ready
College Ready: 1180+ SAT or 24+ ACT  |  TSI Ready: Met Texas college-ready criteria

Mobility Scores

5Walk Score
24Bike Score
N/ATransit Score

Commute

27Avg Minutes
73.4%Drive Alone
3.0%Carpool
22.5%Work from Home

Distance To

31.2 miDowntown Dallas
12.8 miDFW Airport
28 miLove Field

⚡ EV Charging

4Public Stations
6DC Fast Ports
5Level 2 Ports
Networks: Blink Network eVgo Network ChargePoint Network

Drive to major employers from Double Oak

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

Workplace8 AM rushNo trafficDistance
AllianceTexasFort Worth26 min24 min16.8 mi
Charles SchwabWestlake27 min22 min12.4 mi
DFW AirportDFW29 min25 min14.4 mi
Fidelity InvestmentsWestlake29 min23 min14.4 mi
Texas Woman's UniversityDenton30 min29 min14.6 mi
University of North TexasDenton30 min28 min13.6 mi
McKessonLas Colinas33 min26 min17.4 mi
Kimberly-ClarkIrving35 min28 min19.6 mi
Show all 36 workplaces
Workplace8 AM rushNo trafficDistance
American AirlinesFort Worth36 min31 min23.2 mi
Las Colinas Urban CenterIrving36 min29 min19.8 mi
Toyota North America HQPlano38 min32 min17.9 mi
JPMorgan Chase Legacy WestPlano39 min32 min18.8 mi
Frito-Lay / PepsiCoPlano40 min33 min17.8 mi
Capital OnePlano42 min35 min20.8 mi
Legacy WestPlano42 min34 min18.9 mi
The StarFrisco42 min36 min21.2 mi
Downtown Fort WorthFort Worth43 min39 min32.9 mi
Keurig Dr PepperFrisco44 min36 min20.3 mi
Arlington Entertainment DistrictArlington46 min41 min30.8 mi
Texas InstrumentsDallas46 min39 min30.1 mi
Tyler TechnologiesPlano46 min38 min20.9 mi
Medical City PlanoPlano47 min38 min26 mi
Galleria / LBJDallas48 min36 min26 mi
Southwest AirlinesLove Field48 min38 min26.8 mi
State Farm CityLineRichardson48 min40 min30.1 mi
Telecom CorridorRichardson48 min38 min29.5 mi
UT DallasRichardson48 min38 min27.2 mi
UT Southwestern / Medical DistrictDallas49 min36 min27.2 mi
Dallas Love FieldDallas51 min42 min28.2 mi
Lockheed MartinFort Worth52 min49 min40.4 mi
Downtown DallasDallas54 min41 min30.9 mi
AT&TDowntown Dallas56 min41 min30.9 mi
RaytheonMcKinney57 min49 min35.3 mi
Uptown DallasDallas57 min41 min31.2 mi
Baylor University Medical CenterDallas61 min44 min32.5 mi
SMUUniversity Park64 min46 min31.9 mi

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

Cost Index (100 = National Average)

Overall101
Housing113
Utilities97
Groceries100
Transportation102
Healthcare100

Monthly Utilities

⚡ Electric $142
💧 Water $52
🔥 Gas $44
📶 Internet $72

Everyday Costs

$823Monthly Groceries (Family of 4)
$3Gas Price (per gallon)

Taxes

8.3%Sales Tax Rate
2.2%Property Tax Rate

A Double Oak home pays three property taxes: Lewisville ISD at 1.1178, Denton County at 0.185938 and the town at 0.178384, all per $100 of value. The 2025 total is about 1.48% before exemptions.

1.48%Base 2025 tax rate (town + Lewisville ISD + Denton County), before exemptions1
0.178384Town of Double Oak tax rate per $100, held flat for FY 2025-262,3
$723,240Median home value the town used in its FY 2025-26 tax notice3
~$760/moEstimated property tax on that home with a homestead exemption (no MUD or PID)1,3,5,6,7
$41.25Cross Timbers Water Supply Corp. monthly base charge (5/8-inch meter), before usage10
11.48¢/kWhCoServ standard residential energy charge, October 2026, plus $15 a month14

Estimated 2025 tax bill on a typical Double Oak homestead1,3,5,7,21

$9,115/yr
  • Lewisville ISD$6,519/yr
  • Denton County$1,331/yr
  • Town of Double Oak$1,264/yr

Realust estimate. Homestead at $723,240 (the town's median-home figure), owner under 65, 2025 rates, ISD $140,000, county 1% and town 2% homestead exemptions. No MUD or PID was found in the town.

Base 2025 tax rate: Double Oak vs. nearby cities1

  • Highland Village1.80%
  • Lewisville1.72%
  • Argyle1.70%
  • Flower Mound1.69%
  • Copper Canyon1.57%
  • Bartonville1.53%
  • Double Oak1.48%

All from Republic Title's 2025 DFW sheet. All Denton County; Lewisville ISD except Argyle and Bartonville (Argyle ISD). Excludes MUDs and PIDs. City homestead exemptions differ (Flower Mound 20%, Double Oak 2%, Argyle and Copper Canyon 1%, Highland Village, Lewisville and Bartonville none).

Estimated monthly cost beyond the mortgage (sourced parts only)1,3,5,7,10,14,16

$1,032/mo
  • Property tax (homestead, $723,240)$760/mo
  • Electric (CoServ, 1,000 kWh)$130/mo
  • Water (Cross Timbers WSC, 8,000 gal)$77/mo
  • Internet (Frontier 1 Gig)$65/mo

Realust estimate, partial. Not included: trash (Republic Services rate not found), gas, septic upkeep, homeowners insurance and any HOA. Electric uses CoServ's October 2026 rate, which changes monthly.

Utility providers in Double Oak9,10,11,14,15,16,20

ServiceProviderPrice notes
ElectricCoServ (co-op)$15/month + 11.48¢/kWh (Oct. 2026)
WaterCross Timbers Water Supply Corp.$41.25 base (5/8-inch) + $3.85/1,000 gal to 5,000, $4.95 to 20,000; 2% franchise fee; $150 membership
SewerNone listed; septic systemsTown septic permit $500 new, $300 repair
Trash & recyclingRepublic Services, billed directlyRate not found
Natural gasCoServ Gas; Atmos Energy in a limited areaCoServ: $18 + $2.19 + $1.47/Ccf (Sept.–Oct. 2026)
InternetFrontier fiber (100%), AT&T fiber (67%), Spectrum cable, Astound, Hotwire in partsFrontier 1 Gig $64.99
Read the full hidden costs guide

A low town tax rate, and no MUDs

A Double Oak home pays three property taxes: Lewisville ISD at 1.1178, Denton County at 0.185938 and the town at 0.178384, all per $100 of value. The 2025 total is about 1.48% before exemptions. That is the lowest base rate among the nearby cities on Republic Title's 2025 sheet. There is no college, hospital district or emergency services district on the bill.

The town kept its rate at 0.178384 for FY 2025-26. Because values rose, the town said the budget brings in $57,713 more in property tax than the year before, a 4.47% increase.

No MUD or PID inside Double Oak turned up in this research. The one active development proposal, a retail center at FM 407 and Simmons Road, still needs rezoning, and its published material mentions no special district. Check the Denton CAD record for any address.

What the bill looks like

The school district is most of the bill. Lewisville ISD applies the state's $140,000 homestead exemption and $60,000 more for owners 65 and older. Denton County takes 1% off a homestead. Republic Title lists a 2% town homestead exemption and $50,000 for owners 65 and older or disabled.

The town's tax notice used a median home value of $723,240. On that home with a homestead exemption, the 2025 bill comes to about $9,115 a year, or $760 a month, an effective rate near 1.26%. For an owner 65 or older it drops to about $8,253 before tax ceilings. As a rental with no exemptions, the same house would owe about $10,719.

Water comes from a supply corporation, and most homes use septic

The town does not run a water utility. Cross Timbers Water Supply Corporation serves Double Oak. Its 2026 rate card charges $41.25 a month for a standard 5/8-inch meter, then $3.85 per 1,000 gallons up to 5,000 and $4.95 per 1,000 up to 20,000. Double Oak customers also pay a 2% franchise fee. New members pay $150.

At 8,000 gallons, a Realust estimate puts the water bill near $77. Heavy summer irrigation moves into higher tiers, starting at $6.05 per 1,000 gallons above 20,000.

The town lists no sewer provider. It permits septic systems, at $500 for new construction and $300 for repairs. Budget for periodic pumping and inspections, and ask for the system's permit and service records before you buy.

Electric, gas and trash

CoServ, a member-owned co-op, supplies electricity, so you do not shop retail plans. In October 2026 its standard residential rate was $15 a month plus about 11.48¢ per kWh, or about $130 at 1,000 kWh. The power-cost factor changes monthly.

Natural gas comes from CoServ Gas, with Atmos Energy in a limited area. CoServ Gas charges $18 a month plus a $2.19 adjustment and about $1.47 per Ccf.

Republic Services collects trash and recycling, and residents pay Republic directly. Its current monthly rate was not found.

Internet, HOA and commute

FCC data shows Frontier fiber across the town and AT&T fiber at about two-thirds of locations. Spectrum cable reaches every address. Frontier lists 1 Gig at $64.99 a month with autopay.

Many lots are about an acre. A 2025 listing in Cross Timbers 3 noted no HOA. Subdivisions with common areas must have an owners' association, so check each listing.

The average commute is about 27 minutes, per the ACS.

Not confirmed yet

  • What is the monthly trash rate from Republic Services?
  • What will the town and Lewisville ISD tax rates be for 2026?
  • What does homeowners insurance typically cost for a $720,000 home in Double Oak?
  • What share of parcels sits in a FEMA Special Flood Hazard Area?
  • What are typical HOA dues in subdivisions that have them?
  • What does septic pumping and inspection typically cost here?
  • What is the median rent?
  • What are typical drive times and toll costs to Dallas, Fort Worth and DFW Airport?

Questions people ask

What is the property tax rate in Double Oak, TX?

About 1.48% for 2025 before exemptions: Town of Double Oak 0.178384, Lewisville ISD 1.1178 and Denton County 0.185938, per $100 of value.

How much are property taxes on a $723,000 home in Double Oak?

About $9,115 a year ($760 a month) with a homestead exemption at 2025 rates, or about $10,719 with no exemptions.

Are there MUDs or PIDs in Double Oak?

None turned up in this research. Confirm for any address on the Denton CAD record.

Who provides water in Double Oak?

Cross Timbers Water Supply Corporation, not the town. The base charge is $41.25 a month for a 5/8-inch meter, plus usage and a 2% franchise fee.

Does Double Oak have city sewer?

The town lists no sewer provider and permits septic systems ($500 new, $300 repair).

Who provides electricity in Double Oak?

CoServ, an electric co-op. In October 2026 its standard rate was $15 a month plus about 11.48¢ per kWh.

Does Double Oak have fiber internet?

Yes. FCC data shows Frontier fiber at all locations and AT&T fiber at about 67%. Frontier lists 1 Gig at $64.99.

Who picks up trash in Double Oak?

Republic Services. Residents pay Republic directly.

Sources (22) · checked Oct 28, 2026
  1. Republic Title, 2025 DFW Tax Rates and Exemptions
  2. Town of Double Oak, Financial Transparency FY 2025-26
  3. Town of Double Oak, FY 2025-26 Proposed Municipal Ad Valorem Tax (corrected)
  4. Town of Double Oak, FY 2025-26 Property Tax Update (Aug. 15, 2025)
  5. Lewisville ISD, LISD adopts 2025-26 budget and tax rate (Aug. 2025)
  6. Denton County, 2025 Notice of Tax Rate
  7. UNT OLLI handout: Denton CAD reported tax rates and exemptions (2023)
  8. Census Reporter, Double Oak, TX profile (ACS 2024 5-year)
  9. Town of Double Oak, Service Providers
  10. Cross Timbers Water Supply Corporation, Rates
  11. Town of Double Oak, Development Services
  12. Town of Double Oak, Public Works
  13. Town of Double Oak, Republic Services brochure (2020)
  14. CoServ, Rates (modified Oct. 14, 2026)
  15. BroadbandMap.com, Double Oak internet providers (FCC BDC, Dec. 2025)
  16. Frontier, Fiber 1 Gig plans
  17. Home listing, Cross Timbers 3 (July 2025)
  18. Town of Double Oak, New Business Development (FM 407 and Simmons Road)
  19. Cross Timbers Gazette, Johnson: Understanding the development process for FM 407 & Simmons (Apr. 18, 2026)
  20. Town of Double Oak, Town Hall FAQ
  21. FOX 4, Texas voters approve tax savings for senior, disabled homeowners (Props 11 and 13), Nov. 4, 2025
  22. Town of Double Oak, Subdivision regulations (Ord. 05-05), eCode360

Double Oak incorporated on May 25, 1974, with 243 residents. It took its name from the old Double Oak School on McMakin Road; the area had a school district by 1884.

3,051Census Bureau population estimate, July 1, 20252
3,096NCTCOG population estimate, Jan. 1, 2026 (no change from 2025)3
+0.1%Population change, 2020 Census (3,054) to July 2025 estimate1,2
1 acreMinimum lot size for a single-family home under town zoning4
1New home permitted in 2025 (Census Building Permits Survey)5
$736,600Median owner-occupied home value, ACS 2020-2024 (was $398,300 in 2011-2015)29,31

Double Oak population, 1990-20251,2

1,6641990
2,1792000
2,8672010
3,0542020
3,0702021 (estimate)
3,0882022 (estimate)
3,0742023 (estimate)
3,0762024 (estimate)
3,0512025 (estimate)

1990-2020: decennial Census counts. 2021-2025: Census Bureau July 1 estimates (Vintage 2025), marked as estimates. NCTCOG's separate Jan. 1, 2026 estimate is 3,096.

New homes permitted by the Town of Double Oak5

4'10
10'13
5'15
3'16
0'17
4'18
5'19
4'20
7'21
0'22
4'23
0'24
1'25

Census Building Permits Survey, all single-family. Years with Census imputation (2011, 2012, 2014 and 2026 to date) are left out, so the axis skips them.

Lewisville ISD enrollment, actual and district-projected18

52K2019-20
49K2020-21
49K2021-22
49K2022-23
48K2023-24
46K2026-27 (projection)
46K2028-29 (projection)
45K2030-31 (projection)
44K2033-34 (projection)

All figures from the district's 1Q24 demographic report: fall enrollment 2019-20 to 2023-24, then its forecast, flagged as projections. District-wide; the western part of Double Oak is in Denton ISD instead.

Median home value in Double Oak (ACS 5-year)29,30,31

398K2011-15
471K2015-19
555K2017-21
634K2018-22
652K2019-23
737K2020-24

Owner estimates of value, nominal dollars, five-year periods; large margins of error.

Median household income in Double Oak (ACS 5-year)29,30,31

137K2011-15
144K2015-19
172K2017-21
187K2018-22
180K2019-23
172K2020-24

Nominal dollars; margins of error of $12,000-$32,000.

Read the full growth story guide

A town built on one-acre lots

Double Oak incorporated on May 25, 1974, with 243 residents. It took its name from the old Double Oak School on McMakin Road; the area had a school district by 1884. The town credits the idea of incorporating to James F. 'Bill' Brittain.

The town grew fast in its first two decades: 836 people in 1980 and 1,664 in 1990. Growth then slowed to 2,179 in 2000, 2,867 in 2010 and 3,054 in 2020. It covers about 2.5 square miles.

Population has leveled off

Census Bureau estimates put Double Oak at 3,051 on July 1, 2025, almost the same as the 2020 count. The yearly estimates have stayed between 3,051 and 3,088 since 2020. NCTCOG's Jan. 1, 2026 estimate is 3,096, unchanged from a year earlier.

No population forecast for the town was found from the town, NCTCOG or the county. Town zoning requires single-family homes on lots of at least one acre.

Very few new homes

Census permit data show the town approving between zero and ten new homes a year since 2010. It permitted seven in 2021, four in 2023, none in 2024 and one in 2025. The 2025 home carried a reported construction value of $1.3 million.

The ACS counts about 1,100 housing units, and about 98% of occupied homes are owner-occupied. The named neighborhoods, including Cross Timbers, The Oaks, Carruth Estates, Twin Lakes Estates and Taylor Oaks Estates, are established. No builder community or master-planned development was found inside town limits.

The one big project: a grocery-anchored center

The largest change on the table is commercial. Dallas-based Direct Retail Partners has proposed a center on about 23 acres at the southwest corner of FM 407 and Simmons Road. Plans show an unnamed grocery of about 48,000 sq ft, shops and restaurants, flex office buildings and a fuel center. The town calls the site its last opportunity for business development and expects new sales and property tax revenue from it.

It is not approved. The land is zoned AG-1 and must be rezoned to a Planned Development district through hearings before Planning & Zoning and the Town Council. Traffic studies estimate 9,000 to 9,400 daily trips, mostly on FM 407, and some residents have objected to the traffic. Workshops were held in March 2026 and the town posted an update letter in June 2026. No vote or construction date had been found as of late October 2026.

Schools: a shrinking district

Most of Double Oak is in Lewisville ISD (Flower Mound Elementary, Downing Middle, Marcus High). A western strip is in Denton ISD (Adkins Elementary, Harpool Middle, Guyer High). Check zoning by address.

Lewisville ISD is losing students. Fall enrollment fell from 52,189 in 2019-20 to 48,356 in 2023-24, and 2026 state data show 46,428. The district closed five elementary schools for 2025-26 and projects further declines into the 2030s. LISD voters approved about $1.03 billion of a $1.23 billion bond in November 2023 and $101.8 million more in May 2024. Denton ISD, which is still growing, passed bonds in 2018 and 2023.

Values and incomes

ACS five-year estimates put the median owner-occupied home value at $736,600 for 2020-2024, up from $398,300 in 2011-2015. Median household income was $172,321 in 2020-2024, against $136,500 in 2011-2015; the last few periods are within the survey's large margin of error.

The town's Oct. 23, 2026 update reported Cross Timbers Water on Stage 2 watering restrictions (an even/odd schedule), with use above 5 million gallons a day.

Not confirmed yet

  • Has the FM 407 and Simmons Road rezoning gone to public hearing or a vote?
  • Which grocer, if any, has signed for the proposed center?
  • How many vacant residential lots remain in town?

Questions people ask

What is the population of Double Oak, Texas?

The Census Bureau estimated 3,051 residents on July 1, 2025. The 2020 Census counted 3,054, and NCTCOG estimated 3,096 on Jan. 1, 2026.

Is Double Oak growing?

Not much. Census estimates have stayed between about 3,050 and 3,090 since 2020, and the town permitted only one new home in 2025.

What is the minimum lot size in Double Oak?

One acre. Town zoning requires single-family homes on lots of at least one acre.

Are there new-construction communities in Double Oak?

No builder community or master-planned development was found inside town limits, and the town permitted between zero and seven homes a year from 2015 to 2025.

Is a grocery store coming to Double Oak?

One is proposed. Direct Retail Partners has proposed a center with a grocery of about 48,000 sq ft at FM 407 and Simmons Road, but the site still needs rezoning and council approval, and no grocer has been named.

What school district serves Double Oak?

Most of the town is in Lewisville ISD (Flower Mound Elementary, Downing Middle, Marcus High). A western portion is in Denton ISD (Adkins Elementary, Harpool Middle, Guyer High).

What is the median home value in Double Oak?

The ACS 2020-2024 estimate is $736,600 for owner-occupied homes, with a margin of error of about $42,000.

Sources (34) · checked Oct 28, 2026
  1. Double Oak, Texas (Wikipedia; historical U.S. Census table, school districts)
  2. U.S. Census Bureau, Vintage 2025 city and town population estimates, Texas (sub-est2025_48.csv)
  3. NCTCOG, 2026 Population Estimates (Jan. 1, 2026)
  4. Town of Double Oak, Life in Double Oak (history, zoning, schools)
  5. U.S. Census Bureau, Building Permits Survey, annual place files, South Region (soYYYYa.txt, 2010-2025), Double Oak town FIPS place 21028
  6. U.S. Census Bureau, Building Permits Survey, South Region place file, year-to-date through Sept 2026 (so2609y.txt)
  7. Town of Double Oak, New Business Development (FM 407 & Simmons Road proposal)
  8. Cross Timbers Gazette, Grocery-anchored center proposed at FM 407 and Simmons Road in Double Oak (Dec 17, 2025)
  9. Cross Timbers Gazette, Proposed retail development in Double Oak continues review process, public meetings scheduled (Feb 23, 2026)
  10. Cross Timbers Gazette, Johnson: Understanding the development process for FM 407 & Simmons (Apr 18, 2026)
  11. Town of Double Oak, Friday Update March 27, 2026
  12. Town of Double Oak, home page (project documents list, accessed Oct 2026)
  13. Town of Double Oak, Town Hall Meeting - Future Development of Property - 407 and Simmons Road (Dec 2025)
  14. Town of Double Oak, Friday Update 10/23/26
  15. Town of Double Oak, Friday Update June 19, 2026
  16. DFW Urban Realty, A guide to subdivisions in Double Oak, TX (undated blog, c. 2014)
  17. Community Impact, Over $3M FM 407 intersection improvements underway, to last until April 2026 (June 16, 2025)
  18. Lewisville ISD, 1Q24 demographic report (enrollment history and forecast)
  19. Texas Tribune Public Schools Explorer, Lewisville ISD (state enrollment data, 2026)
  20. Community Impact, Lewisville ISD enrollment could decline by over 900 students in 2025-26 (Mar 20, 2025)
  21. Cross Timbers Gazette, Lewisville ISD shuttering 5 schools (Dec 9, 2024)
  22. Lewisville ISD, 2017 Bond (past bonds)
  23. Lewisville ISD, Bond information (2023 and 2024 bonds)
  24. Community Impact, Voting results mixed for Lewisville ISD's $1.23 billion bond (Nov 8, 2023)
  25. Community Impact, Voters OK Lewisville ISD bond for athletic projects (May 4, 2024)
  26. Texas Tribune Public Schools Explorer, Denton ISD (state enrollment data, 2026)
  27. Denton ISD, 2023 Bond Information
  28. KERA News, Voters approve two parts of Denton ISD's $1.4B bond package (May 8, 2023)
  29. U.S. Census Bureau, ACS 5-year table-based summary files 2017-2021 to 2020-2024 (B19013, B25001, B25003, B25077), Double Oak town 1600000US4821028
  30. U.S. Census Bureau, ACS 2015-2019 5-year summary file, Texas (Double Oak town, logrecno 0027710)
  31. U.S. Census Bureau, ACS 2011-2015 5-year summary file, Texas (Double Oak town, logrecno 0027702)
  32. Texas State Historical Association, Handbook of Texas: Double Oak, TX (R.B. Campbell; updated Sept 21, 2023)
  33. Town of Double Oak, Friday Update May 29, 2026 (local option liquor petition timeline)
  34. CBS News Texas, Fort Worth, Denton ISD bond measures pass (May 5, 2018)

Double Oak at a glance

Double Oak, TX (Denton County) has a Realust Score of 93/100, ranking tied for #6 of 84 North Texas cities. Key numbers: median home price $858,651, population 3,071, school rating 6.3/10.

What is Double Oak's Realust Score?

Double Oak has a Realust Score of 93 out of 100 (A+, Exceptional), which ranks tied for #6 of 84 North Texas cities. That is 85 from eight weighted categories plus a 8-point price-tier bonus.

How much does a home cost in Double Oak, TX?

The median home price in Double Oak is $858,651. Prices changed +3.0% over the past year and +29.1% over five years.

How good are the schools in Double Oak?

Double Oak's primary school district is Lewisville ISD (rated 6.3/10, district grade A-, Top 32% in Texas). It scores 82/100 on Realust's Schools category.

Is Double Oak, TX safe?

Double Oak has a safety grade of A, with 0.65 violent and 2.93 property crimes per 1,000 residents. Its Realust Safety score is 95/100.

How long is the commute from Double Oak?

The average commute in Double Oak is 27 minutes. It is 31.2 mi to downtown Dallas and 12.8 mi to DFW Airport.

What is the population of Double Oak, TX?

Double Oak has 3,071 residents, a change of +0.2% over five years. The median household income is $172,321.

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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