# Living in Balch Springs, TX: Realust Score 66

> Source: Realust (realust.com), data as of October 2026. Cite: https://realust.com/city/balch-springs/

URL: https://realust.com/city/balch-springs/
County: Dallas
Realust Score: 66/100 (B-, Above Average), tied for #79 of 84. Base 66 + price-tier bonus 0.
Category scores: Prosperity 59, Schools 77, Safety 49, Lifestyle 73, Market 80, Affordability 87, Commute 57, Growth 72
Median home price: $222K
Population: 27,255
Market momentum: Growing (home prices -3.5% over 1 year, +8.3% over 5 years)

Balch Springs offers rock-bottom affordability and convenient access to major Dallas employment centers for buyers prioritizing homeownership accessibility over polished amenities, representing one of the most budget-friendly options in eastern Dallas County. This city of approximately 25,000 residents sits just minutes from downtown Dallas via I-20 and US-175, providing straightforward commutes to central Dallas, Mesquite, and the expanding employment corridor along I-30 without the higher costs of more established suburbs. The housing market delivers exceptional entry-level pricing with older single-family homes, townhomes, and apartments priced dramatically below metropolitan averages, making Balch Springs particularly attractive to first-generation homebuyers, families stretching limited budgets, and investors seeking maximum rental returns. The community maintains a working-class, unpretentious character with long-term residents and newcomers drawn by sheer affordability, while proximity to Lake June and Spring Creek Forest Preserve provides surprising natural amenities. Mesquite ISD and Dallas ISD serve different parts of the city, requiring families to research boundaries and campus quality carefully before purchasing. Recreation options include neighborhood parks and proximity to Mesquite's more extensive facilities just minutes away, while essential shopping and dining line major corridors though options lean heavily toward budget chains and local spots rather than upscale concepts. The city faces honest challenges including aging infrastructure and limited municipal services compared to wealthier suburbs, but recent investments signal commitment to gradual improvement. Balch Springs is ideal for buyers who need to purchase now rather than rent indefinitely, who recognize that building home equity at these price points outweighs waiting for perfect circumstances in pricier markets. First-time buyers can enter homeownership for less than many apartments cost elsewhere, while pragmatic investors appreciate cash flow potential from strong rental demand. It's perfect for no-nonsense buyers who understand the trade-offs, limited dining and entertainment, schools requiring research, and a grittier urban-adjacent feel, but value the opportunity to own property and build wealth in an accessible location over paying premiums for suburban polish they cannot currently afford.

Strengths:
- One of the more budget-friendly entry points into DFW homeownership
- Less congestion – Quieter streets compared to larger suburbs
- Established community – Long-term residents and neighborhood familiarity

Trade-offs:
- Limited shopping, dining, nightlife, & entertainment
- Less “polished” reputation compared to newer suburbs
- School quality varies making it important to research specific schools and zones

Data:
- Demographics / Population: Total Population 27,255; People per sq mile 3,002; 5-Year Growth +8.2%
- Demographics / Mobility & Migration: Moved Last Year 8.1%; Same Home 1+ Year 91.9%; From Out of State 0.5%; From Different County 1.0%
- Demographics / Age Distribution: Under 18 30.3%; 25-34 11.3%; 35-44 13.2%; 65+ 8.7%; Median Age 32.2 years
- Demographics / Households: Avg Household Size 3.3; Family Households 76.8%; Homeownership Rate 64.7%; With Kids 45.3%; Married 47.6%; Single Parent 9.8%; Living Alone 19.3%; Seniors Alone 6.3%
- Demographics / Education Level: High School+ 72.4%; Bachelor's+ 9.1%; Graduate Degree 2.3%
- Demographics / Connectivity & Remote Work: Broadband Access 88.9%; Have Computer 97.8%; Work From Home 8.5%
- Real Estate / Home Prices: Per Sq Ft $172; Starter Home $251,824; Median Price $222,235; Premium Home $500,990
- Real Estate / Home Price Trends: 1-Year Change -3.5%; 5-Year Change +8.3%
- Real Estate / Market Health: Active Listings 137; Median Days on Market 61; Under Contract 33.8%; Price Reduced 7.1%; Sale-to-List Ratio 98.1%
- Real Estate / Market Insights: Cheaper to Buy $456/mo; Seller's market 2 mo; Rental Yield 9.1%; Income to Buy 3.3x; vs Region Avg -24%
- Real Estate / Fit Scores: Remote Work Fit 68; Family Fit 59; Investment 91
- Real Estate / Typical Home: Sq Ft 2,105; Beds 3.6; Baths 2.2; Lot Sq Ft 31,668; Year Built 1998; Garage 2-car
- Real Estate / Property Mix: Single Family 93.5%; Townhome 0%; Condo 0%
- Real Estate / Common Features: Pool 1.8%; Garage 84.7%; Single Story 57.6%; Fireplace 26.5%; Central Air 36.5%; Waterfront 0.6%
- Real Estate / Costs & Ownership: Est. Monthly Payment $1,231; Median Rent $1,687; Avg HOA Fee $92/mo; Have HOA 22.4%
- Real Estate / Investment Indicators: Rental Vacancy 2.1%; Foreclosure 0.6%; New Construction 62.4%; Per Bedroom $86,169
- Lifestyle / Lifestyle Scores: Area Feel Sparse Suburban; Family Friendly 4.7; Outdoor Activities 4; Nightlife 5.3; Health & Fitness 4; Diversity 8; Weather 6.7
- Lifestyle / Nearby Amenities (within 5 miles): Restaurants 60+; Parks 60+; Gyms 48; Grocery 18; Coffee 55; Bars 27; Theaters 1; Daycares 60+; Hospitals 26; Pharmacies 36; Dentists 60+; Libraries 7; Dog Parks 60+; Museums 1
- Lifestyle / Getting Around: Walk Score 19; Bike Score 44
- Lifestyle / Seasonal Temperatures (high / low): January 57° / 39°; April 75° / 56°; July 95° / 77°; October 78° / 59°
- Lifestyle / Annual Conditions: Sunny Days/Year 209; Rainy Days/Year 156; Annual Rainfall 57.8"
- Crime & Safety / Safety Overview: Safety Grade C; Violent crime (per 1,000) 3.85; Property crime (per 1,000) 26.82
- Crime & Safety / Violent Crime (per 100,000): Assault 268.47; Robbery 108.13; Murder 18.35; Rape 41.02
- Crime & Safety / Property Crime (per 100,000): Burglary 331.85; Theft 1830.79; Vehicle Theft 652.52
- Job Market / Income: Median Household $66,942; Average Household $82,611; Per Capita $25,186
- Job Market / Employment: Unemployment Rate 8.3%; Job Growth (1 yr) +0.8%; Poverty Rate 7.1%
- Job Market / Income Distribution: $150k+ 11.3%; $100k-$150k 18.3%; $75k-$100k 15.7%; $50k-$75k 19.9%; $25k-$50k 24.5%; Under $25k 10.2%
- Education / School District: Primary district Dallas ISD; District Grade B+; State Ranking Top 51%
- Education / Schools: Elementary 152; Middle 42; High School 39
- Education / High Schools: Young Women's Steam Academy At Balch Springs Middl B (89)
- Education / Academic Info: Student-Teacher Ratio 14.9:1
- Education / Graduation Rates (Class of 2024): Graduation Rate 94.8%; Dropout Rate 3.6%
- Education / College Readiness (Class of 2023): Took SAT/ACT 94%; College Ready 4.5%; TSI Ready 10.8%
- Transportation / Mobility Scores: Walk Score 19; Bike Score 44
- Transportation / Commute: Avg Minutes 34; Drive Alone 72.8%; Carpool 17.0%; Work from Home 8.5%
- Transportation / Distance To: Downtown Dallas 15.7 mi; DFW Airport 33.3 mi; Love Field 22.5 mi
- Transportation / EV Charging: Public Stations 10; DC Fast Ports 6; Level 2 Ports 18
- Cost of Living / Cost Index (100 = National Average): Overall 101; Housing 113; Utilities 97; Groceries 100; Transportation 102; Healthcare 100
- Cost of Living / Monthly Utilities: Electric $142; Water $52; Gas $44; Internet $72
- Cost of Living / Everyday Costs: Monthly Groceries (Family of 4) $823; Gas Price (per gallon) $2.82
- Cost of Living / Taxes: Sales Tax Rate 8.3%; Property Tax Rate 2.2%

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