What is Addison's Realust Score?

Addison has a Realust Score of 68 out of 100 (B-, Above Average), which ranks tied for #75 of 84 North Texas cities. That is 66 from eight weighted categories plus a 2-point price-tier bonus.

How much does a home cost in Addison, TX?

The median home price in Addison is $499,363. Prices changed -0.6% over the past year and +18.7% over five years.

How good are the schools in Addison?

Addison's primary school district is Dallas ISD (rated 4.8/10, district grade B+, Top 51% in Texas). It scores 76/100 on Realust's Schools category.

Addison has a safety grade of C+, with 4.22 violent and 40.6 property crimes per 1,000 residents. Its Realust Safety score is 53/100.

How long is the commute from Addison?

The average commute in Addison is 22 minutes. It is 14.4 mi to downtown Dallas and 18.4 mi to DFW Airport.

What is the population of Addison, TX?

Addison has 17,290 residents, a change of +13.0% over five years. The median household income is $73,854.

Living in Addison, TX: Cost, Schools & Safety (2026)

Addison

Realust Score

↘ -0.6% 1-year

↗ +18.7% 5-year

'20'21'22'23'24'25

Snapshot

Addison, TX is a dense, central-in-the-metro city just north of Dallas that feels more like an “activity district” than a traditional suburb.

It has a big daytime workforce, a strong apartment-and-condo footprint, and quick access to regional job centers, which makes it popular with renters, young professionals, and buyers who want location and lifestyle over a large lot. Pockets around its main corridors can feel fairly walkable for errands and going out, but most residents still rely on a car for day-to-day movement across the region. What Addison really offers is variety: a well-known dining scene, lively nightlife, frequent events and festivals, and a solid park-and-trail network for quick outdoor time. Housing tends to skew toward newer or updated multifamily options, with limited single-family inventory, so pricing often reflects the convenience and amenities—expect comparatively higher rents and tighter competition in the most desirable complexes. Tradeoffs include heavier traffic at peak hours, more noise near busy roads, and a “busy” feel compared with quieter suburbs. It’s a strong fit if you want entertainment, commute flexibility, and an always-on atmosphere; less ideal if your priority is space, quiet streets, or a slower pace.

17,290

Population

+13% in 5 years

$499,363

Median Home Price

−0.6% in 1 year

$73,854

Median Income

Average $98,132

4.8/10

School Rating

Dallas ISD

✓ Pros

Incredible dining & nightlife – One of the best food and bar scenes in North Texas
Easy to live, eat, and go out without driving far
Great for renters – Tons of modern apartments and luxury complexes
Central North Dallas location creating quick access to Plano, Frisco, and downtown Dallas
Frequent festivals & events – Oktoberfest, Taste Addison, and other community gatherings

✗ Cons

Higher rent prices – Housing costs more than many nearby suburbs
Mostly apartments
Busy streets and crowded parking during peak dining hours
Not ideal if you prefer quiet evenings
Less family-oriented – Fewer schools and kid-focused amenities than typical suburbs

Best for Remote Workers

Realust Score

B- – Above Average

💰 Prosperity

🎓 Schools

🛡️ Safety

🌳 Lifestyle

🏷️ Affordability

📊 Market

🚗 Commute

📈 Growth

Demographics

Population

17,290Total Population

3,972.2People per sq mile

+13.0%5-Year Growth

Mobility & Migration

26.7%Moved Last Year

73.3%Same Home 1+ Year

5.0%From Out of State

7.8%From Different County

🚚 High-growth area with many new residents moving in.

Age Distribution

8.1%Under 18

31.8%25-34

16.9%35-44

10.9%65+

Median Age: 35.0 years

Households

1.6Avg Household Size

30.5%Family Households

18.0%Homeownership Rate

8.2%With Kids

20.9%Married

3.3%Single Parent

59.2%Living Alone

7.0%Seniors Alone

Education Level

High School+95.2%

Bachelor's+63.8%

Graduate Degree24.0%

Connectivity & Remote Work

95.7%Broadband Access

99.0%Have Computer

20.8%Work From Home

Racial & Ethnic Composition

White

51.9%

Hispanic/Latino

27.8%

Two or More

17.2%

Black

16.5%

Asian

7.3%

Other

7.0%

South Asian

2.2%

Native American

0.2%

Foreign Born: 24.8%

Real Estate

💡 Market Insights

🐢

Patient Market

Homes take about 83 days to sell — buyers have time to decide.

🤝

Typical Negotiations

Homes selling at 97% of asking — expect 3-5% negotiation room.

📊

Steady Growth

Home values increased 19% over 5 years.

🏡

Some New Options

20% new construction available.

Home Prices

$257Per Sq Ft

$339,900Starter Home

$499,363Median Price

$789,000Premium Home

Market Trends

🏠 Home Prices

↓ -0.6%

1-Year Change

+18.7%

5-Year Change

🏢 Rent Prices

↑ +0.9%

1-Year Change

+24.8%

5-Year Change

📊 Home values are stable while rents are slightly up. (Source: Redfin, Zillow)

Market Health

100Active Listings

83Median Days on Market

16.7%Under Contract

14.5%Price Reduced

97%Sale-to-List Ratio

🏷️ Buyer's market: about 20 months of homes for sale, so there's more room to negotiate.

Market Insights

$1,029/moCheaper to Rent

20 moBuyer's market

4.2%Rental Yield

6.8xIncome to Buy

+14%vs Region Avg

🏠 Remote Work Fit 82

Excellent for remote workers

👨‍👩‍👧‍👦 Family Fit 11

Fair for families

💼 Investment 77

Strong potential

Typical Home

2,121Sq Ft

2.6Beds

3.1Baths

79,963Lot Sq Ft

2000Year Built

1.9-carGarage

Property Mix

Single Family27.3%

Townhome0%

Condo38.2%

Common Features

Pool36.4%

Garage83.6%

Single Story14.5%

Fireplace52.7%

Central Air90.9%

Costs & Ownership

$2,766Est. Monthly Payment

$1,737Median Rent

$360/moAvg HOA Fee

83.6%Have HOA

Investment Indicators

0%Rental VacancyLow (Good)

0/10Low Risk

20%New Construction

$183,333Per Bedroom

Lifestyle

Explore Addison on Google Maps

🍽️ 60+Restaurants 🌳 60+Parks 💪 60+Gyms 🛒 40Grocery ☕ 60+Coffee 🍺 60+Bars 👶 60+Daycares 🏥 60+Hospitals 💊 60+Pharmacies 🦷 60+Dentists 📚 14Libraries 🐕 60+Dog Parks 🏛️ 7Museums 🎬 8Theaters

Click any category to explore on Google Maps. Numbers are places within 5 miles.

Urban

Best For: Young Professionals Foodies & Nightlife Lovers Walkable-Lifestyle Seekers ★ Remote Workers

Lifestyle Scores

Family Friendly6.7

Outdoor Activities6

Nightlife8.7

Health & Fitness8

Diversity8

Weather6.7

Nearby Amenities (within 5 miles)

60+Restaurants

60+Parks

60+Gyms

40Grocery

60+Coffee

60+Bars

8Theaters

60+Daycares

60+Hospitals

60+Pharmacies

60+Dentists

14Libraries

60+Dog Parks

7Museums

Getting Around

Averaged across Addison, weighted by where people live. #3 of 84 cities. Its most walkable areas reach 70, and 82% of residents live somewhere walkable (50+).

55Walk Score

53Bike Score

N/ATransit Score

Local life in Addison

Addison's center is Addison Circle, a district of apartment and office buildings with small urban parks, between Addison Road, Quorum Drive and the Dallas North Tollway. Addison Circle Park, at 4950 Addison Circle Drive, has over 10 acres of open space and hosts the town's big festivals.

20Parks and green spaces on the town's Parks & Amenities list¹

19 minDrive to downtown Dallas from Addison Circle, off-peak¹⁷

30 minDrive to DFW Airport, off-peak (Love Field: 19 min)¹⁷

Oct 25, 2025DART Silver Line service began at Addison Station³

ISO Class 1Fire protection rating, the top class²⁹

C (76)2026 TEA rating, Bush Elementary, the only public school in town^18,23

Day-to-day Addison^{1,3,13,14,15,16,19,27,28,32,36}

12345678910111213141516171819202122232425262728

1Hudson House
2Ida Claire
3Magic Time Machine
4Brentwood
5Asian Mint
6Al Amir Lebanese Restaurant
7Nate's Seafood and Steak House
8Burger House
9The Mucky Duck
10Kroger
11Tom Thumb
12CVS Pharmacy
13Addison Circle Park
14Vitruvian Park
15Les Lacs Park
16Winnwood Park
17Celestial Park
18Addison Town Park
19George H.W. Bush Elementary
20Ewell D. Walker Middle School
21W.T. White High School
22Town Hall
23Addison Athletic Club
24Police and Courts Building
25Fire Station #1
26Addison Station (DART)
27Addison Performing Arts Centre (WaterTower Theatre)
28Fretz Park Library (Dallas Public Library)

Food & coffeeShopsHealth careParksSchoolsCity servicesLocations are approximate.

30 places. Restaurants are from a guide published March 2026 and updated June 2026. Several Belt Line addresses use a Dallas 75254 mailing address. Off the map (farther out): Medical City Dallas, Vivian Field Middle School.

Addison's year, month by month^{5,6,7,8,9,34,35,38}

Month	Event	Where
April	Taste on the Tarmac (Apr. 2, 2026)	Addison Airport
June	Kick It World Cup watch parties (2026)	Town park activations
June-Aug (alt. Thursdays)	Vitruvian Nights Live, free concerts	Vitruvian Park
July 3	Kaboom Town: airshow + fireworks ($10)	Addison Circle Park
August (Saturdays)	Vitruvian Salsa Festival	Vitruvian Park
September	Addison Oktoberfest (Sept. 17-20, 2026)	Addison Circle Park
Late November	Vitruvian Lights tree lighting	Vitruvian Park
Year-round	WaterTower Theatre season	Addison Performing Arts Centre

Taste Addison, which had been set for April 2026, was canceled in January 2026. Vitruvian Lights 2026 date not yet posted (Nov. 22 in 2025).

Drive times from Addison Circle¹⁷

Legacy West, Plano9.2 mi13 min
Medical City Dallas7.1 mi13 min
Frisco (The Star)11.6 mi16 min
Medical District (Parkland/UTSW)12.3 mi17 min
CityLine, Richardson12.4 mi18 min
Downtown Dallas13.5 mi19 min
Dallas Love Field11.7 mi19 min
Las Colinas Urban Center12.8 mi19 min
DFW Airport19.1 mi30 min

Realust calculation with the OSRM open routing engine from 32.9590, -96.8300. Free-flow times; rush-hour traffic adds time.

What's in town vs. nearby^{3,14,15,16,17,28,29,30,32,34,36}

Need	In Addison	Nearest outside town
Full grocery	Kroger, 3770 Belt Line Rd.; Tom Thumb, 14280 Marsh Ln.	-
Pharmacy	CVS, 3730 Belt Line Rd.; Tom Thumb pharmacy	-
Hospital / ER	None	Medical City Dallas, 7777 Forest Ln. (~13 min); Texas Health Presbyterian Dallas (~14 min)
Trauma care	None	Medical City Dallas (Level II pediatric); Medical District (~17 min)
Library	None (free Dallas library card via town voucher)	Fretz Park Library, 6990 Belt Line Rd., Dallas
Rail transit	DART Silver Line, Addison Station	-
Recreation center	Addison Athletic Club, 3900 Beltway Dr.	-
Live theater	WaterTower Theatre, 15650 Addison Rd.	-
Police / fire	Town police and two-station career fire department (ISO 1)	-

Businesses confirmed from listings and articles dated 2025-2026.

Read the full local life guide

Addison Circle and Belt Line Road

Most restaurants in a 2026 dining guide are on Belt Line Road. It lists Hudson House (4933 Belt Line), Ida Claire (5001 Belt Line), Magic Time Machine (5003 Belt Line), Brentwood (5318 Belt Line), Asian Mint (5290 Belt Line), Al Amir Lebanese (3885 Belt Line) and La Parisienne French Bistro (5100 Belt Line). Off Belt Line are Nate's Seafood and Steak House (14951 Midway Rd.), Burger House (14248 Marsh Ln.) and The Mucky Duck pub in Addison Circle (5064 Addison Cir.). Several Belt Line addresses carry a Dallas 75254 mailing address.

More is coming. Oak & Stone, a 340-seat restaurant with a self-pour tap wall, was announced for 5225 Belt Line in summer 2026. In September 2025 the council approved Addison Junction, a $240 million, 14-acre project beside the station with offices, a 140-room hotel and entertainment space. The town is putting $40 million into infrastructure and two public garages.

A festival town that is rethinking its calendar

Addison's biggest events fill Addison Circle Park. Kaboom Town is held on July 3. In 2026 it ran 5 to 11 p.m., with $10 admission, an airshow and fireworks. Addison Oktoberfest runs four days in September (Sept. 17-20 in 2026). During festivals the park and nearby streets close.

Taste Addison is gone. The council ended the 30-year food festival in January 2026, after the town lost about $760,000 hosting it the year before. A smaller ticketed event, Taste on the Tarmac, is held each April at the airport. In 2026 it fell on April 2. In June 2026 the town added World Cup watch parties called Kick It.

Vitruvian Park in the south of town has its own season. It hosts free Vitruvian Nights Live concerts every other Thursday in summer, a salsa festival on Saturdays in August, and Vitruvian Lights, a tree lighting in late November. WaterTower Theatre stages a season at the Addison Performing Arts Centre (15650 Addison Rd.).

Small parks, two destination parks, a regional trail on the way

The town lists 20 parks and green spaces. Most are small urban parks in Addison Circle, such as Parkview (0.64 acre) and Spruill (1.85 acres). The two large ones are Addison Circle Park and Vitruvian Park, which has over 12 acres and a spring-fed creek. Les Lacs Park is a greenbelt of about 10 acres with a pond. Winnwood Park (4.82 acres) has a pond and gazebo, and the Bush Elementary park (5.6 acres) has soccer fields and a playground.

Named trails include Les Lacs Linear Park, Redding Trail and a link to the White Rock Creek Trail. The Cotton Belt Regional Trail, planned at nearly 57 miles from Plano to Fort Worth along the Silver Line, is under construction. In July 2026 the Addison Road to Tollway section was 95% complete.

The Addison Athletic Club (3900 Beltway Dr.) serves residents with an indoor pool, a seasonal outdoor pool, pickleball and group fitness. Lewisville Lake is about 24 minutes north and White Rock Lake about 26 minutes south-east.

Errands and health care

Groceries are in town. Kroger is at 3770 Belt Line Rd. and Tom Thumb, which has a pharmacy, is at 14280 Marsh Ln. A CVS Pharmacy is at 3730 Belt Line Rd.

Addison has no hospital. Medical City Dallas (7777 Forest Ln.), with 876 beds, is about 13 minutes away. Texas Health Presbyterian Dallas is about 14 minutes and the Medical District about 17.

Addison has no public library. Residents can get a free Dallas Public Library card with a voucher from the Athletic Club, redeemed at Fretz Park Library (6990 Belt Line Rd., Dallas). Town Hall is at 15600 Addison Rd.

Schools depend on the address

Two districts serve Addison. Most homes are in Dallas ISD, and George H.W. Bush Elementary (3939 Spring Valley Rd.) is the only public school inside town limits. Bush feeds Walker Middle School and W.T. White High School. Small parts of Dallas ISD's Addison area are zoned to Anne Frank Elementary (then Franklin Middle and Hillcrest High) or Junkins Elementary.

Homes at the south end of Spring Valley and along Vitruvian Way are in Carrollton-Farmers Branch ISD. They are zoned to Stark or Blair Elementary, Vivian Field Middle School and R.L. Turner High School.

2026 TEA ratings: Dallas ISD earned a B (85), Bush Elementary a C (76), Walker Middle a B (86) and W.T. White High a B (85). Carrollton-Farmers Branch ISD earned a B (81), Field Middle a B (86), R.L. Turner a B and Blair Elementary an A. Private schools include Greenhill School and Trinity Christian Academy.

Getting around and public safety

Off-peak drive times from Addison Circle: about 13 minutes to Legacy West in Plano, 16 to Frisco's Star district, 18 to CityLine in Richardson, 19 to downtown Dallas, Las Colinas and Love Field, and 30 to DFW Airport. Rush hour runs longer. The DART Silver Line began service at Addison Station on Oct. 25, 2025, and the station is also served by many DART bus routes.

Addison runs its own police and fire departments. Police headquarters is at 4799 Airport Pkwy., with a substation in Addison Circle. The fire department is a career department with two stations, and the town carries an ISO Class 1 rating.

Not confirmed yet

2026 TEA ratings for Junkins, Anne Frank and Stark elementaries, Franklin Middle and Hillcrest High.
Street addresses for Blair Elementary, Stark Elementary and R.L. Turner High School.
Exact attendance-zone lines between Dallas ISD and CFBISD, and among the Bush, Junkins and Frank zones.
Whether Oak & Stone (5225 Belt Line) and Mexican Sugar (4951 Belt Line) have opened.
Vitruvian Lights 2026 date.
Whether Kick It or America250 events will repeat, and what replaces Taste Addison.
Fire department staffing, ambulance count and EMS level. Police officer headcount.
Acreage for the parks where the town does not publish it (Beckert, Bosque, Quorum, Arapaho, Dome, North Addison, The Commons, The Grove, The Plaza).
Addison Junction construction start and completion dates.
A 2025-26 confirmed urgent care in town.

Questions people ask

Does Addison have a downtown?

Its center is Addison Circle, a district of apartments, offices and small parks around Addison Circle Park and the DART station. Most restaurants are along Belt Line Road. A $240 million project called Addison Junction was approved next to the station in September 2025.

Is Taste Addison still happening?

No. The town council ended Taste Addison in January 2026 after about 30 years. Kaboom Town (July 3), Oktoberfest (September) and Taste on the Tarmac (April) continue.

Does the DART Silver Line stop in Addison?

Yes. Silver Line trains began serving Addison Station, at 4925 Arapaho Rd., on Oct. 25, 2025. The station is also a hub for about a dozen DART bus routes.

How long is the drive from Addison to downtown Dallas and the airports?

Off-peak, about 19 minutes to downtown Dallas, 19 to Love Field and 30 to DFW Airport. Rush hour adds time.

What school district is Addison in?

Most of Addison is in Dallas ISD, zoned to Bush Elementary, Walker Middle and W.T. White High. Homes at the south end of Spring Valley and along Vitruvian Way are in Carrollton-Farmers Branch ISD. Check the exact address.

Does Addison have a public library?

No. Residents can get a free Dallas Public Library card. Pick up a voucher at the Addison Athletic Club and redeem it at Fretz Park Library on Belt Line Road.

Where is the nearest hospital to Addison?

Medical City Dallas, at 7777 Forest Ln., is about 13 minutes away. Texas Health Presbyterian Dallas is about 14 minutes and the Dallas Medical District about 17.

Where are the grocery stores in Addison?

Kroger at 3770 Belt Line Rd. and Tom Thumb at 14280 Marsh Ln.

Sources (39) · checked Oct 28, 2026

Seasonal Temperatures

January57°39° low

April75°55° low

July95°77° low

October78°59° low

Annual Conditions

217Sunny Days/Year

148Rainy Days/Year

56.7"Annual Rainfall

🌡️ North Texas enjoys a humid subtropical climate with hot summers and mild winters.

Crime & Safety

Safety Overview

C+Safety Grade

4.22Violent Crime Rateper 1,000 residents

40.6Property Crime Rateper 1,000 residents

Violent Crime

Assault236.08

Robbery74.85

Murder0

Rape46.06

Rates per 100,000 residents

Property Crime

Burglary391.55

Theft3546.96

Vehicle Theft1560.43

Rates per 100,000 residents

Job Market

Income

$73,854Median Household

$98,132Average Household

$61,699Per Capita

Employment

2.8%Unemployment Rate

+3.8%Job Growth / yr

7.6%Poverty Rate

Income Distribution

$150k+

14.2%

$100k-$150k

18.0%

$75k-$100k

15.2%

$50k-$75k

29.2%

$25k-$50k

13.8%

Under $25k

9.5%

Education

School District

Dallas ISDPrimary District

B+District Grade

Top 51%State Ranking

Schools

152Elementary

42Middle

39High School

Academic Info

14.9:1Student-Teacher Ratio

📈 Graduation Rates (Class of 2024)

85.5%Graduation RateC

11.8%Dropout Rate

🎯 College Readiness (Class of 2023)

85%Took SAT/ACT

9.2%College ReadyD

18.9%TSI Ready

College Ready: 1180+ SAT or 24+ ACT | TSI Ready: Met Texas college-ready criteria

Transportation

Mobility Scores

55Walk Score

53Bike Score

N/ATransit Score

Commute

22Avg Minutes

70.4%Drive Alone

3.6%Carpool

20.8%Work from Home

Distance To

14.4 miDowntown Dallas

18.4 miDFW Airport

11.1 miLove Field

⚡ EV Charging

76Public Stations

48DC Fast Ports

153Level 2 Ports

Networks: ChargePoint Network Blink Network Tesla Destination

Drive to major employers from Addison

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

Workplace	8 AM rush	No traffic	Distance
Galleria / LBJDallas	12 min	11 min	3.1 mi
Legacy WestPlano	17 min	14 min	8.9 mi
JPMorgan Chase Legacy WestPlano	19 min	15 min	9.6 mi
Tyler TechnologiesPlano	19 min	16 min	9.7 mi
Capital OnePlano	20 min	17 min	11.6 mi
Medical City PlanoPlano	20 min	17 min	9.5 mi
Frito-Lay / PepsiCoPlano	20 min	18 min	10.2 mi
State Farm CityLineRichardson	20 min	19 min	13.6 mi

Show all 36 workplaces

Workplace	8 AM rush	No traffic	Distance
Telecom CorridorRichardson	20 min	17 min	13 mi
The StarFrisco	20 min	18 min	12 mi
Toyota North America HQPlano	20 min	18 min	10.7 mi
Keurig Dr PepperFrisco	21 min	18 min	11.6 mi
Texas InstrumentsDallas	21 min	16 min	9 mi
UT DallasRichardson	22 min	19 min	7 mi
McKessonLas Colinas	25 min	18 min	12.7 mi
Las Colinas Urban CenterIrving	29 min	22 min	13.7 mi
Dallas Love FieldDallas	30 min	21 min	12.2 mi
Uptown DallasDallas	30 min	21 min	13.5 mi
Kimberly-ClarkIrving	31 min	23 min	15.7 mi
UT Southwestern / Medical DistrictDallas	31 min	22 min	13.3 mi
AT&TDowntown Dallas	32 min	23 min	13.9 mi
SMUUniversity Park	32 min	22 min	10.8 mi
Downtown DallasDallas	33 min	23 min	14.8 mi
Southwest AirlinesLove Field	33 min	24 min	13.3 mi
American AirlinesFort Worth	35 min	27 min	21.9 mi
DFW AirportDFW	35 min	27 min	20.8 mi
RaytheonMcKinney	35 min	31 min	26 mi
Baylor University Medical CenterDallas	40 min	26 min	16.5 mi
University of North TexasDenton	40 min	37 min	29.3 mi
Arlington Entertainment DistrictArlington	42 min	35 min	28 mi
Texas Woman's UniversityDenton	42 min	39 min	29.3 mi
Fidelity InvestmentsWestlake	45 min	35 min	29.8 mi
Charles SchwabWestlake	45 min	35 min	30.8 mi
AllianceTexasFort Worth	54 min	44 min	38.6 mi
Downtown Fort WorthFort Worth	56 min	44 min	38.8 mi
Lockheed MartinFort Worth	66 min	54 min	50.3 mi

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

Cost of Living

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

Hidden costs in Addison

A home in Addison pays five taxing units. In 2025 the Town levied $0.6081 per $100, Dallas ISD $0.9938, Dallas County $0.2155, Parkland Hospital $0.2120 and Dallas College $0.1066.

2.14%Base 2025 tax rate, Dallas ISD side (town + ISD + county + Parkland + Dallas College), before exemptions¹

$482,000Median value of owner-occupied homes, ACS 2020-2024⁴

~$610/moEstimated 2025 property tax on a $482,000 homestead, Dallas ISD side, no PID or MUD^1,4

78.8%Share of Addison's 11,432 dwelling units that are rentals (Town inventory, 2022)⁶

$1,685/moAverage apartment rent, September 2026 (RentCafe)⁸

$0.5981Town of Addison 2026 tax rate per $100, adopted for FY2027 (2025: $0.6081)³

Where a typical Addison homestead tax bill goes (2025)^1,4

$7,324/yr

Dallas ISD$2,920/yr
Town of Addison$2,345/yr
Dallas County$831/yr
Parkland Hospital$817/yr
Dallas College$411/yr

Homestead at $482,000 (ACS median), Dallas ISD side, owner under 65, no cap savings. In CFBISD the school line is $3,243 and the total $7,647.

Base 2025 tax rate: Addison vs. nearby Dallas County cities¹

Dallas (Dallas ISD)2.23%
Richardson (Richardson ISD)2.18%
Irving (Irving ISD)2.14%
Addison (Dallas ISD)2.14%
Addison (CFBISD)2.09%
Farmers Branch (CFBISD)2.03%
Carrollton (CFBISD, Dallas Co. part)2.02%
Coppell (Coppell ISD)1.96%

Exemptions differ: Addison, Dallas, Farmers Branch, Carrollton and Irving give 20% city homestead exemptions, Coppell 5% and Richardson none. Several cities have more than one ISD.

Monthly cost beyond the mortgage, single-family homeowner (sourced parts only)^{1,4,9,10,13,15,21}

$891.7/mo

Property tax (homestead, Dallas ISD)$610/mo
Electric (1,000 kWh at 14.54¢)$145/mo
Internet (AT&T starting price)$50/mo
HOA (Midway Meadows, $704/yr)$59/mo
Trash$15.7/mo
Stormwater (Tier 2)$12/mo

Partial: water and sewer and homeowners insurance are not included because neither was sourced.

Average apartment rent in Addison by unit size (Sept. 2026)^5,7,8

Studio$1,348/mo
1 bedroom$1,553/mo
2 bedrooms$1,912/mo
3 bedrooms$2,325/mo

RentCafe averages. ACS 2019-2023 median gross rent is $1,717.

Utility providers in Addison^{9,10,11,12,13,15}

Service	Provider	Notes
Electric	Oncor wires; choose a retail provider	Avg. listed plan about 14.54¢/kWh (EnergyBot, Oct. 2026)
Water & sewer	Town of Addison	$50 deposit; +4.0% on Oct. 1, 2026; sewer billed on up to 8,000 gal
Trash & recycling	CWD via Town bill (single-family only)	$15.74/mo; apartments and condos use building service
Stormwater	Town of Addison	$7.20-$30.00/mo by square-foot tier
Natural gas	Atmos Energy	Billed separately
Internet	AT&T, Spectrum, 5G and satellite options	AT&T from $50, Spectrum from $30 (BroadbandNow)

Read the full hidden costs guide

The tax bill: five units, two school districts

A home in Addison pays five taxing units. In 2025 the Town levied $0.6081 per $100, Dallas ISD $0.9938, Dallas County $0.2155, Parkland Hospital $0.2120 and Dallas College $0.1066. That is 2.14% before exemptions. Part of the town is in Carrollton-Farmers Branch ISD instead, at $0.9481, for a base of 2.09%.

Exemptions cut the bill a lot. The Town, the county, Parkland and Dallas College each exempt 20% of a homestead's value. Dallas ISD exempts $140,000 plus a 10% local option; CFBISD exempts $140,000. Owners 65 and older get $60,000 off from the Town and $100,000 each from the county, Parkland and the college.

On a $482,000 homestead, the ACS median, the 2025 bill is about $7,324 a year, or $610 a month, in Dallas ISD. That is an effective rate near 1.52%. In CFBISD it is about $7,647. The same house as a rental with no exemptions would owe about $10,300.

What changes for 2026

The Town adopted $0.5981 for 2026, a cut of one cent. Its notice puts the average homestead's Town tax at $2,846.90, up from $2,789.48, because values rose. Dallas County went the other way: it adopted $0.2487, up $0.0332, and its order calls that an effective 22% increase in operating tax. The 2026 rates for Dallas ISD, CFBISD, Parkland and Dallas College were not confirmed.

No MUDs, and the PID is for hotels

No municipal utility district or residential public improvement district was found in Addison. The Town's one PID, approved in February 2025, charges hotels with 50 or more rooms 2% of room sales. Homeowners and renters do not pay it.

Renting is the norm here

In 2022 the Town counted 9,012 rental units out of 11,432 homes, or 78.8%. RentCafe's September 2026 average is $1,685: $1,348 for a studio, $1,553 for one bedroom, $1,912 for two and $2,325 for three. The latest ACS median gross rent, which includes utilities, is $1,717.

The Town does not collect trash from apartments or condos, so building management sets that service. A new Town water account takes a $50 residential deposit.

Utilities: one city bill, choice on power

The Town bills water, sewer, trash and stormwater. Water and sewer rates rose 1% in October 2025 and 4% in October 2026, which the Town estimates at $2.85 a month for a home using 5,000 gallons. Sewer is billed on no more than 8,000 gallons. Single-family trash costs $15.74 a month, with pickup twice a week. Stormwater runs $7.20 to $30.00 a month by square-foot tier.

Oncor owns the power lines, so you choose a retail plan. EnergyBot's average listed plan rate in October 2026 was 14.54¢ per kWh, about $145 for 1,000 kWh. Atmos Energy supplies gas. AT&T sells fiber in much of town from $50, and Spectrum cable starts at $30.

HOA dues and tolls

Dues vary widely by building type. Midway Meadows houses list no HOA or about $700 to $740 a year. Towne Lake lists $395 a month, Town Homes of Addison $300, and District A condos $400.

The average Addison worker's commute is about 22 minutes. The Dallas North Tollway runs through town; NTTA's TollTag rate is 22¢ a mile, and pay-by-mail costs twice that.

Not confirmed yet

What are Addison's single-family water and sewer rates per 1,000 gallons?
What share of Addison parcels sits in a FEMA Special Flood Hazard Area?
What do homeowners and renters insurance typically cost in Addison?
How do apartment complexes bill residents for water, sewer and trash?
What are typical drive times and toll costs to downtown Dallas, Plano and DFW Airport?
Will Dallas County's 2026 rate, which its order says exceeds the voter-approval rate, stand as adopted?

Questions people ask

What is the property tax rate in Addison, TX?

In 2025 the base rate is about 2.14% in Dallas ISD (Town 0.6081, Dallas ISD 0.9938, Dallas County 0.2155, Parkland 0.2120, Dallas College 0.1066) and about 2.09% in the CFBISD part. The Town's 2026 rate is 0.5981.

How much are property taxes on a $482,000 home in Addison?

About $7,324 a year ($610 a month) with a homestead exemption in Dallas ISD, based on 2025 rates. About $7,647 in CFBISD. As a rental with no exemptions, about $10,300.

Does Addison have a homestead exemption?

Yes. The Town exempts 20% of a homestead's value and $60,000 for owners 65 and older or disabled. Dallas County, Parkland and Dallas College also give 20%.

What school district is Addison in?

Mostly Dallas ISD. Part of the town is in Carrollton-Farmers Branch ISD. Check the address with Dallas CAD.

How much is rent in Addison?

RentCafe's September 2026 average is $1,685: $1,553 for one bedroom and $1,912 for two.

Who provides electricity in Addison?

Oncor owns the lines, and residents choose a retail electric provider. The average listed plan in October 2026 was about 14.5¢ per kWh.

How much is trash pickup in Addison?

$15.74 a month for single-family homes since Nov. 1, 2025, on the Town bill. Apartments and condos get service through their management.

Are there MUDs or PIDs in Addison?

None were found for homes. Addison's Tourism PID charges only hotels with 50 or more rooms.

Sources (26) · checked Oct 28, 2026

What’s coming

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

1Under construction

2Approved

1Announced or proposed

Under constructionApprovedAnnouncedOpenMajor venue

Under constructionExpected May 2027

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 · Richardson · Dallas

Citywide

Community Impact, May 2026Checked Oct 2026

ApprovedPhased, dates TBD

Dallas ISD $6.2B bond

Dallas ISD voters approved a $6.2 billion bond in May 2026, funding 26 new replacement schools plus renovations, gym upgrades and new buses.

Why it matters: New and rebuilt campuses across Dallas ISD neighborhoods.

Also in Dallas · Cockrell Hill · Seagoville · Hutchins · Wilmer

Citywide

Bloomberg Government, May 2026Checked Oct 2026

ApprovedDate TBD

Addison Junction

$240M mixed-use district by Quadrant Investment Properties on ~15.5 acres beside Addison Circle Park and the Silver Line station, with office, hotel, restaurants and entertainment. Zoning approved Feb 2026.

Why it matters: New dining, office and hotel hub next to Addison's rail station.

Town of Addison, Feb 2026Checked Oct 2026

ProposedVote Nov 3, 2026

Dallas County homelessness tax vote

County Prop A would raise the tax rate to $0.24865 per $100 from $0.2155 to fund homelessness reduction, incl. mental health treatment, support services and encampment resolution.

Why it matters: Higher county tax bill for Dallas County homeowners if it passes.

Also in Dallas · Irving · Garland · Grand Prairie · Mesquite · Carrollton · Richardson · Rowlett · DeSoto · Cedar Hill · Coppell · Lancaster · Duncanville · Farmers Branch · Sachse · Balch Springs · University Park · Seagoville · Glenn Heights · Highland Park · Hutchins · Wilmer · Sunnyvale · Cockrell Hill · Combine

Citywide

D Magazine, Oct 2026Checked Oct 2026

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.

Growth story in Addison

Addison began as a railway coaling stop and took its name with a post office in 1904. Voters incorporated it in 1953, partly to avoid annexation.

17,195Census Bureau population estimate, July 1, 2025²

17,876NCTCOG population estimate, January 1, 2026³

8,856Renter-occupied homes, of 10,795 occupied (ACS 2020-2024)⁴⁹

5,526Rental units planned at Vitruvian Park build-out (town figure, 2022)⁷

$240MAddison Junction, the mixed-use district at the Silver Line station^10,11

$482,000Median owner-occupied home value, ACS 2020-2024 (was $278,600 in 2011-2015)^49,51

Addison population, 1990-2025^1,2

8,7831990

14K2000

13K2010

17K2020

17K2021 (est.)

17K2022 (est.)

17K2023 (est.)

17K2024 (est.)

17K2025 (est.)

1990-2020: decennial Census counts. 2021-2025: Census Bureau July 1 estimates (Vintage 2025), flagged as estimates. NCTCOG's January 2026 estimate (17,876) uses a different method and is shown separately.

NCTCOG population estimates for Addison³

17,837Jan 1, 2025

17,876Jan 1, 2026

NCTCOG estimates, not Census figures.

New housing units permitted by the Town of Addison (Census survey)⁵

369'10

783'11

136'12

16'13

18'14

0'15

17'16

728'18

197'19

413'20

31'21

22'22

7'23

55'24

34'25

Census Building Permits Survey, all building types. 2017 is omitted (only 6 months reported). Apartment permits for JPI (2023) and AMLI Treehouse (2024) do not appear in the survey, so 2021-2025 understate construction. 2026 (40 units Jan-Sep, partly imputed) is not shown.

Dallas ISD enrollment (serves most of Addison)³⁹

159K2015-16

158K2016-17

157K2017-18

155K2018-19

154K2019-20

145K2020-21

144K2021-22

141K2022-23

139K2023-24

140K2024-25

Ballotpedia, federal data. District-wide. No published projection found.

Carrollton-Farmers Branch ISD enrollment (serves the Vitruvian Way / Spring Valley area)⁴¹

26K2015-16

25K2016-17

25K2017-18

26K2018-19

26K2019-20

25K2020-21

25K2021-22

25K2022-23

24K2023-24

24K2024-25

Ballotpedia, federal data. District-wide. No published projection found.

Housing projects in Addison^{7,16,18,19,22,23,24,25,27,28,29,30,31}

Project	Developer / builder	Planned size	Status	Location
Vitruvian Park	UDR	117 acres; 5,526 rental units at build-out (town)	Built in phases since 2010	Vitruvian Way, W of Tollway
Addison Circle	Post Properties	80 acres; 3,000 apartments planned (2000)	Built; leasing since 1997	Addison Circle
Addison Grove	InTown Homes (townhomes)	321 apartments + 178 townhomes	Selling $625K-$1.1M	4132 Runyon Rd
AMLI Treehouse	AMLI Residential	419 units incl. townhomes	Built 2023-2026	14755 Midway Rd
Jefferson Addison Heights	JPI	286 rental units	Built 2023-2025	4800 Airport Pkwy
Addison Reserve Town Homes	Cobalt Homes	31 townhomes (approved 2022)	Selling $615K-$655K	4109 N Reserve Ln
Belt Line at Surveyor	High Street Residential	394 apts + 25 townhomes + 9 live/work	Rezoned; status n/c	Belt Line Rd at Surveyor Blvd
Addison Toll Road Development	Cawley / Candence Homes	299 apts + 118 townhomes	Proposed Oct 2025	16641 Dallas Pkwy
The Princeton	Crown Sterling	365 apts + 15 other units	Withdrawn July 2026	Near Dallas N Tollway

n/c = not confirmed. Addison has no master-planned single-family subdivisions; growth is apartments and townhomes on redeveloped sites.

Where Addison is growing^{14,17,19,24,25,28,29,30,32}

12345678

1Addison Junction (Silver Line station area)
2Vitruvian West
3Villas at Fiori
4Savoye (Vitruvian Park phase one)
5Addison Grove
6AMLI Treehouse
7Jefferson Addison Heights
8Addison Toll Road Development (proposed)

MixeduseApartmentsRentaltownhomesTownhomesProposedLocations are approximate.

Private-sector jobs by ZIP code near Addison (2023)³⁸

Plano: Legacy area (75024)115,526 jobs
Dallas: downtown (75201)92,848 jobs
Coppell (75019)61,807 jobs
Irving: Las Colinas (75039)61,246 jobs
Carrollton (75006)56,255 jobs
Plano (75093)54,983 jobs
Dallas/Farmers Branch (75234)45,370 jobs
Addison (75001)41,981 jobs
North Dallas east of Addison (75254)35,596 jobs
Dallas/Farmers Branch (75244)34,088 jobs
North Dallas (75240)30,748 jobs

Census ZIP Code Business Patterns, March 2023 paid employees. Excludes government jobs and the self-employed. ZIP 75001 extends beyond Addison's town limits.

Median home value in Addison (ACS 5-year)^49,50,51

279K11-15

335K15-19

356K17-21

432K18-22

466K19-23

482K20-24

Owner estimates, nominal dollars, five-year periods; small owner base and large margins of error.

Median household income in Addison (ACS 5-year)^49,50,51

68K11-15

75K15-19

74K17-21

78K18-22

83K19-23

74K20-24

Nominal dollars; margins of error about ±$4,000-$9,000.

Read the full growth story guide

A rail stop that became an office and restaurant hub

Addison began as a railway coaling stop and took its name with a post office in 1904. Voters incorporated it in 1953, partly to avoid annexation. The airport opened in 1957, and a 1976 vote allowing alcohol sales brought restaurants and hotels. The town bought the airport the same year.

Apartments came early. By 1980, 95% of homes were multifamily. Addison Circle, a dense apartment-and-office district, began leasing in 1997, and UDR started Vitruvian Park in 2008.

Population: small, steady, crowded by day

The 2020 Census counted 16,661 residents. Census Bureau estimates put Addison at 17,417 in 2021 and 17,195 in July 2025, roughly flat. NCTCOG puts it at 17,876 on January 1, 2026. Both are well below the more than 120,000 people the town says work, shop or visit each day.

The town covers 4.4 square miles, and the airport takes about one-eighth of it. No population projection for Addison was found, including in the new Advance Addison 2050 plan announcement.

Housing: apartments first, ownership by policy

About 82% of occupied homes are rented (8,856 of 10,795, ACS 2020-2024). In 2022 the town counted 11,432 homes: 9,012 rental apartments and 2,420 owned homes, mostly small-lot houses, townhomes and condos. No new detached-house neighborhood has been built since 1994.

Since 2017 the town's housing policy has favored ownership and says apartment-only rezonings are unlikely to pass. Recent projects mix the two. Addison Grove, on the old Sam's Club site, has 321 apartments and up to 178 townhomes, selling from $625,000. AMLI Treehouse on Midway Rd adds 419 units including townhomes. JPI's 286-unit Jefferson Addison Heights on Airport Pkwy was set to finish in 2025.

Vitruvian Park is the long game. The town's figures show 5,526 rental units at build-out, replacing about 2,800 older ones. Proposals keep coming and do not always pass: a 417-unit plan on Dallas Pkwy went to the zoning commission in October 2025, and Crown Sterling withdrew The Princeton in July 2026.

Census permit data are a weak guide here. They show 728 units in 2018 and 413 in 2020, but no apartment permits from 2021 to 2025, even though two large complexes were built.

What is driving it

Transit and offices. The DART Silver Line opened October 25, 2025, with a stop at Addison Circle. Next to it, the town and Quadrant Investment Properties plan Addison Junction, a $240 million district with a mass-timber office building, a 140-room hotel and entertainment space. The town is putting in about $40 million for streets and garages. Infrastructure work started in March 2026.

Roads and utilities are being rebuilt. Midway Road's reconstruction, with new water and sewer lines, began in 2021 and is wrapping up. Keller Springs Rd, Airport Pkwy, Quorum Dr and Montfort Dr are funded by 2019 bonds. The 75001 ZIP code had about 42,000 private-sector jobs in 2023, and Plano's Legacy area and downtown Dallas are each a short drive.

Schools

Most of Addison is in Dallas ISD, zoned to Bush, Junkins or Anne Frank elementary and W.T. White or Hillcrest high schools. Dallas ISD fell from 158,604 students in 2015-16 to 139,802 in 2024-25. Voters approved a record $6.2 billion bond in May 2026.

The Vitruvian Way and southern Spring Valley area is in Carrollton-Farmers Branch ISD, which fell from 25,796 to 24,165 over the same years and closed four campuses after a 2025 vote. Check the district by address.

Values and incomes

Census survey data show the median owner-estimated home value rising from $278,600 (2011-2015) to $482,000 (2020-2024). Median household income rose from $67,695 to a peak of $82,858 (2019-2023), then fell to $73,854 in the latest period.

These are five-year averages with wide margins, and the value figure rests on a small base of owner-occupied homes. New townhomes list from about $615,000 to $1.1 million.

Not confirmed yet

Did the council approve the 417-unit Addison Toll Road Development at 16641 Dallas Pkwy?
Has construction started at Belt Line Rd and Surveyor Blvd?
How many Addison Grove townhomes are still to be built?
When will Addison Junction's office and hotel start construction, and is a hotel brand signed?
Does Advance Addison 2050 contain a population or housing projection?
Will Crown Sterling return with a new plan for The Princeton?

Questions people ask

What is the population of Addison, Texas?

The Census Bureau estimated 17,195 residents on July 1, 2025. NCTCOG estimated 17,876 on January 1, 2026. The 2020 Census counted 16,661.

Is Addison growing?

Slowly. Census estimates are flat since 2021, while NCTCOG shows a small gain. Most new homes are apartments and townhomes on redeveloped sites, such as AMLI Treehouse, Jefferson Addison Heights and Addison Grove.

Does Addison have a DART rail station?

Yes. The DART Silver Line opened October 25, 2025, with a station at Addison Circle. It connects to Plano, Richardson, Carrollton, Coppell, Grapevine and DFW Airport.

What is Addison Junction?

A planned $240 million office, hotel and entertainment district next to the Silver Line station, led by Quadrant Investment Properties with about $40 million of town infrastructure. Zoning was approved February 10, 2026; it includes no housing.

What school district is Addison in?

Mostly Dallas ISD. The Vitruvian Way and southern Spring Valley area is in Carrollton-Farmers Branch ISD. Check each address.

Can you buy a house in Addison?

Yes, but owned homes are only about 21% of the housing stock (town count, 2022). Options are mostly townhomes, condos and small-lot houses; new townhomes list from about $615,000 to $1.1 million.

Are there new townhomes in Addison?

Yes. InTown Homes is selling at Addison Grove (4132 Runyon Rd) and Cobalt Homes at Addison Reserve Town Homes (4109 N Reserve Ln). AMLI Treehouse includes rental townhomes.

Sources (51) · checked Oct 28, 2026

Addison

Addison

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Mobility & Migration

Age Distribution

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Explore Addison on Google Maps

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Getting Around

Local life in Addison

Day-to-day Addison1,3,13,14,15,16,19,27,28,32,36

Addison's year, month by month5,6,7,8,9,34,35,38

Drive times from Addison Circle17

What's in town vs. nearby3,14,15,16,17,28,29,30,32,34,36

Addison Circle and Belt Line Road

A festival town that is rethinking its calendar

Small parks, two destination parks, a regional trail on the way

Errands and health care

Schools depend on the address

Getting around and public safety

Not confirmed yet

Questions people ask

Seasonal Temperatures

Annual Conditions

Crime & Safety

Safety Overview

Violent Crime

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Schools

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🎯 College Readiness (Class of 2023)

Transportation

Mobility Scores

Commute

Distance To

⚡ EV Charging

Drive to major employers from Addison

Cost of Living

Cost Index (100 = National Average)

Monthly Utilities

Everyday Costs

Taxes

Hidden costs in Addison

Where a typical Addison homestead tax bill goes (2025)1,4

Base 2025 tax rate: Addison vs. nearby Dallas County cities1

Monthly cost beyond the mortgage, single-family homeowner (sourced parts only)1,4,9,10,13,15,21

Average apartment rent in Addison by unit size (Sept. 2026)5,7,8

Utility providers in Addison9,10,11,12,13,15

The tax bill: five units, two school districts

What changes for 2026

No MUDs, and the PID is for hotels

Renting is the norm here

Utilities: one city bill, choice on power

Day-to-day Addison^{1,3,13,14,15,16,19,27,28,32,36}

Addison's year, month by month^{5,6,7,8,9,34,35,38}

Drive times from Addison Circle¹⁷

What's in town vs. nearby^{3,14,15,16,17,28,29,30,32,34,36}

Where a typical Addison homestead tax bill goes (2025)^1,4

Base 2025 tax rate: Addison vs. nearby Dallas County cities¹

Monthly cost beyond the mortgage, single-family homeowner (sourced parts only)^{1,4,9,10,13,15,21}

Average apartment rent in Addison by unit size (Sept. 2026)^5,7,8

Utility providers in Addison^{9,10,11,12,13,15}

Addison population, 1990-2025^1,2

NCTCOG population estimates for Addison³

New housing units permitted by the Town of Addison (Census survey)⁵

Dallas ISD enrollment (serves most of Addison)³⁹

Carrollton-Farmers Branch ISD enrollment (serves the Vitruvian Way / Spring Valley area)⁴¹

Housing projects in Addison^{7,16,18,19,22,23,24,25,27,28,29,30,31}

Where Addison is growing^{14,17,19,24,25,28,29,30,32}

Private-sector jobs by ZIP code near Addison (2023)³⁸

Median home value in Addison (ACS 5-year)^49,50,51

Median household income in Addison (ACS 5-year)^49,50,51