What is Balch Springs's Realust Score?

Balch Springs has a Realust Score of 66 out of 100 (B-, Above Average), which ranks tied for #79 of 84 North Texas cities.

How much does a home cost in Balch Springs, TX?

The median home price in Balch Springs is $222,235. Prices changed -3.5% over the past year and +8.3% over five years.

How good are the schools in Balch Springs?

Balch Springs's primary school district is Dallas ISD (rated 4.8/10, district grade B+, Top 51% in Texas). It scores 77/100 on Realust's Schools category.

Is Balch Springs, TX safe?

Balch Springs has a safety grade of C, with 3.85 violent and 26.82 property crimes per 1,000 residents. Its Realust Safety score is 49/100.

How long is the commute from Balch Springs?

The average commute in Balch Springs is 34 minutes. It is 15.7 mi to downtown Dallas and 33.3 mi to DFW Airport.

What is the population of Balch Springs, TX?

Balch Springs has 27,255 residents, a change of +8.2% over five years. The median household income is $66,942.

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

Balch Springs

Realust Score

↘ -3.5% 1-year

↗ +8.3% 5-year

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

Snapshot

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.

27,255

Population

+8.2% in 5 years

$222,235

Median Home Price

−3.5% in 1 year

$66,942

Median Income

Average $82,611

4.8/10

School Rating

Dallas ISD

✓ Pros

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

✗ Cons

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

Best for Investors

Realust Score

B- – Above Average

💰 Prosperity

🎓 Schools

🛡️ Safety

🌳 Lifestyle

🏷️ Affordability

📊 Market

🚗 Commute

📈 Growth

Demographics

Population

27,255Total Population

3,002.1People per sq mile

+8.2%5-Year Growth

Mobility & Migration

8.1%Moved Last Year

91.9%Same Home 1+ Year

0.5%From Out of State

1.0%From Different County

🏡 Very stable neighborhood - most residents are long-term.

Age Distribution

30.3%Under 18

11.3%25-34

13.2%35-44

8.7%65+

Median Age: 32.2 years

Households

3.3Avg Household Size

76.8%Family Households

64.7%Homeownership Rate

45.3%With Kids

47.6%Married

9.8%Single Parent

19.3%Living Alone

6.3%Seniors Alone

Education Level

High School+72.4%

Bachelor's+9.1%

Graduate Degree2.3%

Connectivity & Remote Work

88.9%Broadband Access

97.8%Have Computer

8.5%Work From Home

Racial & Ethnic Composition

Hispanic/Latino

53.2%

Black

33.2%

Two or More

26.5%

White

23.3%

Other

15.0%

Native American

2.0%

Foreign Born: 22.7%

Real Estate

💡 Market Insights

🐢

Patient Market

Homes take about 61 days to sell — buyers have time to decide.

💪

Sellers Hold Firm

Homes selling at 98.1% of asking — minimal negotiation room.

👥

Healthy Buyer Activity

34% of homes are under contract.

🏗️

Major Growth Area

62% of listings are new builds — this area is expanding rapidly.

Home Prices

$172Per Sq Ft

$251,824Starter Home

$222,235Median Price

$500,990Premium Home

Market Trends

🏠 Home Prices

↓ -3.5%

1-Year Change

+8.3%

5-Year Change

Market Health

137Active Listings

61Median Days on Market

33.8%Under Contract

7.1%Price Reduced

98.1%Sale-to-List Ratio

🏷️ Buyer's market: about 17.1 months of homes for sale, so there's more room to negotiate.

Market Insights

$456/moCheaper to Buy

17.1 moBuyer's market

9.1%Rental Yield

3.3xIncome to Buy

-24%vs Region Avg

🏠 Remote Work Fit 68

Good for remote workers

👨‍👩‍👧‍👦 Family Fit 59

Good for families

💼 Investment 91

Strong potential

Typical Home

2,105Sq Ft

3.6Beds

2.2Baths

31,668Lot Sq Ft

1998Year Built

2-carGarage

Property Mix

Single Family93.5%

Townhome0%

Condo0%

Common Features

Pool1.8%

Garage84.7%

Single Story57.6%

Fireplace26.5%

Central Air36.5%

Waterfront0.6%

Costs & Ownership

$1,231Est. Monthly Payment

$1,687Median Rent

$92/moAvg HOA Fee

22.4%Have HOA

Investment Indicators

2.1%Rental VacancyLow (Good)

1.2/10Low Risk

0.6%Foreclosure

62.4%New Construction

$86,169Per Bedroom

Lifestyle

Explore Balch Springs on Google Maps

🍽️ 60+Restaurants 🌳 60+Parks 💪 48Gyms 🛒 18Grocery ☕ 55Coffee 🍺 27Bars 👶 60+Daycares 🏥 26Hospitals 💊 36Pharmacies 🦷 60+Dentists 📚 7Libraries 🐕 60+Dog Parks 🏛️ 1Museums 🎬 1Theaters

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

Sparse Suburban

Best For: Budget-Conscious Homebuyers Dallas Commuters No-Frills Lifestyle Seekers ★ Investors

Lifestyle Scores

Family Friendly4.7

Outdoor Activities4

Nightlife5.3

Health & Fitness4

Diversity8

Weather6.7

Nearby Amenities (within 5 miles)

60+Restaurants

60+Parks

48Gyms

18Grocery

55Coffee

27Bars

1Theaters

60+Daycares

26Hospitals

36Pharmacies

60+Dentists

7Libraries

60+Dog Parks

1Museums

Getting Around

Averaged across Balch Springs, weighted by where people live. #40 of 84 cities. Most errands need a car here.

19Walk Score

44Bike Score

N/ATransit Score

Local life in Balch Springs

Balch Springs has no historic main street. Day-to-day civic life clusters along Elam Road, where the Civic Center and Veterans Memorial Park (12400 Elam Rd.), the Library-Learning Center (12450 Elam Rd.) and the police and fire building (12500 Elam Rd.) sit close together.

22 minDrive to downtown Dallas, off-peak (13.7 mi)⁵⁹

49 minDrive to DFW Airport, off-peak (34.2 mi)⁵⁹

2School districts: Dallas ISD (southwest half) and Mesquite ISD (northeast half)¹³

10 minDrive to the nearest full hospital with an ER (Dallas Regional Medical Center, Mesquite)^29,59

3Highways through the city: I-20, I-635 and US 175²¹

1Fire station, a career department at 12500 Elam Rd.^52,53

Day-to-day Balch Springs^{1,2,3,4,6,7,8,9,19,20,24,25,28,29,31,32,33,34,35,37,38,39,40,41,42,53,58,60}

123456789101112131415161718192021222324252627

1Starbucks
2Raising Cane's
3Kroger
4Walmart Supercenter
5CareNow Urgent Care
6Balch Springs Youth & Family Center
7Walter E. Luedeke Park
8Oakridge Park
9Virgil T. Irwin Park
10Guy Berry Park
11Woodland Park
12Veterans Memorial Park
13Community Park / Senior Center
14Floyd Elementary
15Gray Elementary
16Hodges Elementary
17Mackey Elementary
18A.C. New Middle School
19Young Women's STEAM Academy at Balch Springs
20West Mesquite High School
21KIPP Pleasant Grove Leadership Academy
22City Hall
23Library-Learning Center
24Civic Center
25Police & Fire
26Recreation Center
27Animal Services & Adoption Center

Food & coffeeShopsHealth careParksSchoolsCity servicesLocations are approximate.

S. Veterans Memorial Park and the Civic Center share 12400 Elam Rd. Off the map (farther out): Dallas Regional Medical Center, Baylor Scott & White Medical Center - Sunnyvale, Trinity River Audubon Center.

Balch Springs' year, month by month^{3,4,5,6,7,8,9,10,17,18,20}

Month	Event	Where
March	Annual Easter Egg Hunt (Mar 28, 2026)	Woodland Park, 14404 Horseshoe Trail
April	Library 20th Anniversary (Apr 25, 2026, one-time)	Library, 12450 Elam Rd.
May	Sprint the Springs Dino Fun Run & 5K (May 9, 2026)	4372 Shepherd Ln.
May	Chamber Celebrity Golf Classic	Waterview Golf Club, Rowlett
May	Parkfest (May 29, 2026)	Luedeke Park, 3211 Hickory Tree Rd.
August	Clear the Shelter free adoptions	Animal Services, 3117 Hickory Tree Rd.
September	Movie night (Sept 18, 2026)	Veterans Memorial Park, 12400 Elam Rd.
October	Drug Take Back Day (Oct 24); Trunk or Treat (Oct 30, 2026)	Police Dept., 12500 Elam Rd.; Recreation Center
November	Veterans Day Breakfast (Nov 11, 2026)	Civic Center, 12400 Elam Rd.
December	Chamber Toy Drive & Giveaway (Dec 14, 2025)	12320 Lake June Rd.

From the city's main calendar for 2026 and chamber listings. No city Fourth of July or holiday-lighting event appeared on the calendar pages we checked (Mar-Dec 2026, Dec 2025).

Drive times from central Balch Springs^59,60

Downtown Mesquite4.7 mi8 min
Dallas Regional Medical Center5.6 mi10 min
BSW Medical Center - Sunnyvale9.7 mi14 min
Downtown Dallas13.7 mi22 min
Southwestern Medical District16.7 mi28 min
Dallas Love Field19.6 mi33 min
Las Colinas25.4 mi35 min
Legacy (Plano)32.4 mi38 min
DFW Airport34.2 mi49 min
Downtown Fort Worth48.7 mi58 min

Realust calculation with the OSRM open routing engine from 32.7287, -96.6230. Free-flow times; weekday rush hour on I-635, I-30 and I-20 adds time.

What's in town vs. nearby^{12,16,24,25,28,29,31,33,56,58,59}

Need	In Balch Springs	Nearest outside town
Full grocery	Kroger, 11925 Elam Rd.; Walmart Supercenter, 12300 Lake June Rd.	-
Pharmacy	Kroger and Walmart pharmacies	-
Urgent care	CareNow, 12127 Lake June Rd.	-
Hospital / ER	None	Dallas Regional Medical Center, Mesquite (~10 min); BSW Sunnyvale (~14 min)
Library	Library-Learning Center, 12450 Elam Rd.	-
Recreation center	4372 Shepherd Ln.	-
Splash pads	Luedeke Park; Oakridge Park	-
Nature trails	Pond loop at Luedeke Park	Trinity River Audubon Center (~5 mi of trails)
Lake	None	White Rock Lake (~20 min); Lake Ray Hubbard (~23 min)
Rail transit	None (STAR Transit bus/on-demand)	DART Buckner Station via STAR Route 101

In-town businesses confirmed from listings and chamber events dated 2025-2026.

Read the full local life guide

No old downtown yet, but a planned city center on Elam Road

That is set to change. The city adopted an Elam Road City Center Plan after a year-long corridor study, alongside a 2050 Comprehensive Plan. A December 2025 profile describes four planned areas: a walkable town center with shops and restaurants below homes, a gateway corridor, infill sites, and a single government campus that would bring City Hall, police and courts together. Council approved mixed-use zoning in the corridor that allows houses, townhomes and retail. The developer was still planning, on a five-to-ten-year phasing horizon, so expect the area to change slowly.

Most shopping and fast-casual food is on Lake June Road and Elam Road. A Starbucks opened at 3711 Shepherd Lane in July 2025, and Raising Cane's sits next to Walmart at 12320 Lake June Rd.

The year is small-scale and city-run

Balch Springs runs a short list of community events rather than one big festival. In 2026 the city calendar included an Easter egg hunt at Woodland Park (March 28), a library 20th-anniversary celebration (April 25), Parkfest at Walter E. Luedeke Park (May 29), a free movie night at Veterans Memorial Park (September 18), Trunk or Treat with a Halloween movie at the Recreation Center (October 30) and a Veterans Day breakfast at the Civic Center (November 11).

The Sprint the Springs Dino Fun Run & 5K started from 4372 Shepherd Ln. on May 9, 2026. The chamber of commerce holds a spring celebrity golf classic, which was at Waterview Golf Club in Rowlett in 2024 and 2025, and in December 2025 it held a free toy drive and giveaway in the Walmart and Raising Cane's parking lot.

Parks, trails and nearby water

Walter E. Luedeke Park (3211 Hickory Tree Rd.) is the city's main destination park. It has a walking trail around a pond, a playground and a splash pad. Oakridge Park (14121 Spring Oaks Dr.) also has a splash pad. Virgil T. Irwin Park (4634 Shepherd Ln.) is the sports park, with four baseball and softball fields, two tennis courts and two basketball courts. The nearby Recreation Center (4372 Shepherd Ln.) has a weight room, indoor basketball and fitness classes. Smaller parks include Guy Berry, Woodland and Community Park, beside the Senior Center.

We found no city trail network, only park loops. The Elam Road plan calls for trail connections in the future city center. For bigger outdoor space, the Trinity River Audubon Center in the Great Trinity Forest has about 120 acres and nearly five miles of trails, with free entry by advance online registration. White Rock Lake is about 20 minutes away by car and Lake Ray Hubbard about 23 minutes.

Errands and health care

Groceries are in town. Kroger is at 11925 Elam Rd., with a pharmacy, deli and bakery; it had an interior remodel registered with the state in 2024. The Walmart Supercenter at 12300 Lake June Rd. is open 6 a.m. to 11 p.m. and has a pharmacy. CareNow runs an urgent care clinic at 12127 Lake June Rd. with on-site X-rays.

There is no hospital in Balch Springs. Dallas Regional Medical Center (1011 N. Galloway Ave., Mesquite) is about 10 minutes away, and Baylor Scott & White Medical Center – Sunnyvale (231 S. Collins Rd.) is about 14 minutes; its emergency department has 20 beds. Dallas ISD and Parkland run the Balch Springs Youth & Family Center inside the middle school at 710 Cheyenne Rd. The library opened in April 2006.

Two school districts split the city

Which district serves a home depends on the address. Mesquite ISD covers roughly the northeast half of Balch Springs, and Dallas ISD the southwest half. Mesquite ISD's Floyd, Gray, Hodges and Mackey elementaries are inside the city. Most of those students go on to A.C. New Middle School and West Mesquite High School. Dallas ISD students attend elementaries such as Cuellar, Lagow, Runyon and Kleberg, all just outside city limits. Girls can attend the Young Women's STEAM Academy at Balch Springs (710 Cheyenne Rd.), which is adding a grade each year to become a full high school, with its first graduates expected in 2028. Dallas ISD high schools serving the area include Spruce, Samuell and Seagoville.

TEA released 2026 ratings on August 14, 2026. Dallas ISD earned a B (85). We could not confirm 2026 campus ratings, so the campus list shows 2024-25 grades. Check each address with the district's school finder.

Getting around and public safety

I-635 cuts through the middle of the city, and I-20 and US 175 run along its southern edge. Off-peak, downtown Mesquite is about 8 minutes away, downtown Dallas about 22, the Southwestern Medical District about 28, Love Field about 33, Las Colinas about 35, Legacy in Plano about 38 and DFW Airport about 49. Rush hour adds time. Balch Springs is not a DART member city. STAR Transit's Route 101 runs between Walmart and Peachtree Senior Living and connects to DART's Buckner Station. STAR also offers dial-a-ride and STARNow on-demand service.

The police department is at 12500 Elam Rd. (non-emergency 972-557-6005). FBI staffing data lists 34 sworn officers and 9 civilian staff. The fire department is a career department with one station at 12500 Elam Rd.

Not confirmed yet

2026 TEA ratings for Mesquite ISD and for each campus listed. TEA released 2026 ratings Aug 14, 2026; only Dallas ISD's district grade was confirmed.
Exact attendance-zone split between Mesquite ISD and Dallas ISD, and which Dallas ISD middle school boys attend from Balch Springs.
Park acreage from a city source (Pacer figures are map-derived).
Fire department staffing, ISO rating, and whether the city runs its own ambulance transport.
Whether the city holds Fourth of July or holiday-lighting events (none appeared on the 2026 calendar pages checked).
Post office address.
Current STAR Transit Route 101 schedule and fare.
Sit-down restaurants with 2025-26 evidence of being open.

Questions people ask

What school district is Balch Springs in?

Two. Mesquite ISD serves roughly the northeast half of the city and Dallas ISD the southwest half. Check the address with each district's school finder.

Is there a grocery store in Balch Springs?

Yes. Kroger is at 11925 Elam Rd. and a Walmart Supercenter is at 12300 Lake June Rd. Both have pharmacies.

Where is the nearest hospital to Balch Springs?

There is no hospital in the city. Dallas Regional Medical Center in Mesquite is about 10 minutes away, and Baylor Scott & White Medical Center – Sunnyvale is about 14 minutes. CareNow runs an urgent care clinic on Lake June Road.

How long is the drive from Balch Springs to downtown Dallas?

About 22 minutes off-peak, roughly 14 miles. Love Field is about 33 minutes and DFW Airport about 49.

Does DART serve Balch Springs?

No. The city is served by STAR Transit, whose Route 101 connects to DART's Buckner Station, plus dial-a-ride and STARNow on-demand rides.

What parks are in Balch Springs?

Luedeke Park has a pond trail, playground and splash pad. Oakridge Park also has a splash pad, and Irwin Park has ballfields and tennis and basketball courts. The Recreation Center is on Shepherd Lane.

Is Balch Springs building a downtown?

It has a plan for one. The Elam Road City Center Plan calls for a walkable town center with shops and homes and a combined government campus. The developer is planning on a five-to-ten-year phasing horizon.

What events does Balch Springs hold?

Mostly smaller city events: an Easter egg hunt in March, Parkfest and a 5K in May, movie nights, Trunk or Treat in late October and a Veterans Day breakfast.

Sources (60) · checked Oct 28, 2026

Seasonal Temperatures

January57°39° low

April75°56° low

July95°77° low

October78°59° low

Annual Conditions

209Sunny Days/Year

156Rainy Days/Year

57.8"Annual Rainfall

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

Crime & Safety

Safety Overview

CSafety Grade

3.85Violent Crime Rateper 1,000 residents

26.82Property Crime Rateper 1,000 residents

Violent Crime

Assault268.47

Robbery108.13

Murder18.35

Rape41.02

Rates per 100,000 residents

Property Crime

Burglary331.85

Theft1830.79

Vehicle Theft652.52

Rates per 100,000 residents

Job Market

Income

$66,942Median Household

$82,611Average Household

$25,186Per Capita

Employment

8.3%Unemployment Rate

+0.8%Job Growth / yr

7.1%Poverty Rate

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

Dallas ISDPrimary District

B+District Grade

Top 51%State Ranking

Schools

152Elementary

42Middle

39High School

🏆 Top-Rated Schools

🎓 High Schools

YOUNG WOMEN'S STEAM ACADEMY AT BALCH SPRINGS MIDDL

(89)

Source: Texas Education Agency 2024-25 Accountability Ratings

Academic Info

14.9:1Student-Teacher Ratio

📈 Graduation Rates (Class of 2024)

94.8%Graduation RateB

3.6%Dropout Rate

🎯 College Readiness (Class of 2023)

94%Took SAT/ACT

4.5%College ReadyD

10.8%TSI Ready

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

Transportation

Mobility Scores

19Walk Score

44Bike Score

N/ATransit Score

Commute

34Avg Minutes

72.8%Drive Alone

17.0%Carpool

8.5%Work from Home

Distance To

15.7 miDowntown Dallas

33.3 miDFW Airport

22.5 miLove Field

⚡ EV Charging

10Public Stations

6DC Fast Ports

18Level 2 Ports

Networks: ChargePoint Network VIALYNK UNIVERSAL

Drive to major employers from Balch Springs

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

Workplace	8 AM rush	No traffic	Distance
Downtown DallasDallas	34 min	19 min	14.5 mi
AT&TDowntown Dallas	37 min	21 min	14.8 mi
Baylor University Medical CenterDallas	37 min	19 min	15.2 mi
Uptown DallasDallas	39 min	20 min	15.9 mi
Texas InstrumentsDallas	41 min	23 min	19.9 mi
Telecom CorridorRichardson	44 min	26 min	24.2 mi
State Farm CityLineRichardson	46 min	28 min	25.6 mi
Galleria / LBJDallas	47 min	26 min	22.5 mi

Show all 36 workplaces

Workplace	8 AM rush	No traffic	Distance
Arlington Entertainment DistrictArlington	49 min	39 min	35.4 mi
UT Southwestern / Medical DistrictDallas	49 min	25 min	20.1 mi
McKessonLas Colinas	50 min	31 min	31.7 mi
SMUUniversity Park	50 min	25 min	19 mi
UT DallasRichardson	50 min	32 min	25.3 mi
Medical City PlanoPlano	53 min	34 min	30.4 mi
Dallas Love FieldDallas	55 min	31 min	22.3 mi
Southwest AirlinesLove Field	55 min	31 min	23.4 mi
Las Colinas Urban CenterIrving	56 min	30 min	26.4 mi
Kimberly-ClarkIrving	58 min	32 min	27 mi
Legacy WestPlano	59 min	35 min	33.2 mi
DFW AirportDFW	60 min	41 min	39.8 mi
Tyler TechnologiesPlano	60 min	37 min	34 mi
Capital OnePlano	62 min	38 min	35.9 mi
JPMorgan Chase Legacy WestPlano	62 min	37 min	33.9 mi
The StarFrisco	62 min	39 min	36.3 mi
Toyota North America HQPlano	62 min	39 min	35 mi
Keurig Dr PepperFrisco	63 min	39 min	35.9 mi
Frito-Lay / PepsiCoPlano	63 min	39 min	34.5 mi
RaytheonMcKinney	63 min	44 min	41.9 mi
American AirlinesFort Worth	64 min	37 min	33.8 mi
Downtown Fort WorthFort Worth	64 min	48 min	47.5 mi
Fidelity InvestmentsWestlake	72 min	47 min	45.1 mi
Charles SchwabWestlake	72 min	47 min	46.2 mi
Lockheed MartinFort Worth	75 min	57 min	55.3 mi
University of North TexasDenton	76 min	55 min	54.2 mi
Texas Woman's UniversityDenton	77 min	57 min	54.2 mi
AllianceTexasFort Worth	82 min	56 min	53.9 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 Balch Springs

A Balch Springs home pays five taxing units: the city at 0.7946 per $100, its school district, Dallas County at 0.2155, Parkland Hospital at 0.2120 and Dallas College at 0.1066. In the Mesquite ISD part of the city, the school rate is 1.1069 and the base total is about 2.44% before exemptions.

2.44%Base 2025 tax rate, Mesquite ISD part of the city (city + ISD + Dallas County + Parkland + Dallas College), before exemptions¹

$224,400Median value of owner-occupied homes, ACS 2024 5-year⁴

~$303/moEstimated property tax on that home with a homestead exemption, Mesquite ISD part; no MUD or PID exists in the city^1,4

0.794629City tax rate per $100 for 2025, unchanged from 2024^1,2

10.1¢/kWhLowest advertised retail electric price at 1,000 kWh on Oncor lines (Oct. 27, 2026)⁷

33.7 minMean travel time to work, ACS 2024 5-year⁴

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

$3,636/yr

City of Balch Springs$1,743/yr
Mesquite ISD$934/yr
Dallas County$387/yr
Parkland Hospital$381/yr
Dallas College$191/yr

Homestead at $224,400 (ACS median), Mesquite ISD part, owner under 65, 2025 rates. In the Dallas ISD part the school line drops to $616 and the total to $3,318. No MUD or PID applies.

Base 2025 tax rate: Balch Springs vs. nearby cities¹

Balch Springs + Mesquite ISD2.44%
Garland + Garland ISD2.39%
Mesquite + Mesquite ISD2.35%
Balch Springs + Dallas ISD2.32%
Seagoville + Dallas ISD2.25%
Dallas + Dallas ISD2.23%
Sunnyvale + Sunnyvale ISD2.21%
Hutchins + Dallas ISD2.18%

Each bar pairs a city with one ISD that serves it; some cities have more than one ISD. Ignores exemptions, which differ: Dallas and Sunnyvale give a 20% city homestead exemption, Balch Springs gives 1% ($5,000 minimum).

Monthly cost beyond the mortgage (sourced parts only)^1,4,7,8

$454/mo

Property tax (homestead, Mesquite ISD)$303/mo
Electric (lowest advertised plan, 1,000 kWh)$101/mo
Internet (AT&T Fiber entry plan)$50/mo

Partial. Leaves out city water, sewer and trash, natural gas, insurance and any HOA, none of which were sourced.

Utility providers in Balch Springs^6,7,8

Service	Provider	Notes
Electric	Oncor lines; choose a retail provider	Lowest advertised about 10.1¢/kWh at 1,000 kWh (Oct. 2026)
Water & sewer	City of Balch Springs	Rates not retrieved
Trash & recycling	Frontier Waste Solutions (city agreement, city bill)	Trash twice weekly, recycling weekly, monthly bulk up to 8 cu. yd.
Natural gas	Not confirmed
Internet	AT&T Fiber (80%), Optimum cable (99.7%), Spectrum, 5G home internet	From $20–$50/mo starting prices

Read the full hidden costs guide

The city rate is the largest line on the bill

The city kept its 0.794629 rate for 2025, the same as 2024 and above its no-new-revenue rate of 0.737. For 2026, the city's notice lists a no-new-revenue rate of 0.629 and a voter-approval rate of 0.976. The adopted 2026 rate was not confirmed.

How exemptions change the bill

Exemptions matter more here than the rate alone suggests. School districts take $140,000 off a homestead's value, and Dallas ISD takes another 10%. Dallas County, Parkland and Dallas College each exempt 20%. The city's homestead exemption is only 1%, which the $5,000 legal minimum replaces for most homes. That makes the city the biggest line on a typical homestead bill, even though the school rate is higher.

Owners 65 and older or disabled get more: $30,000 from the city, $100,000 each from the county, Parkland and the college, and $75,000 (Mesquite ISD) or $95,000 (Dallas ISD) from the schools.

A worked example

At the ACS median home value of $224,400, a homestead in the Mesquite ISD part owes about $3,636 a year, or $303 a month, an effective rate of about 1.62%. The city share is $1,743, the school district $934, and the three county-wide units $959 together.

The same home in the Dallas ISD part owes about $3,318 a year, or $277 a month, because of Dallas ISD's lower rate and extra 10% exemption. As a rental with no exemptions, the house would owe about $5,470 (Mesquite ISD) or $5,210 (Dallas ISD) a year.

No MUDs or PIDs

The 2025 Dallas CAD rate sheet lists no municipal utility district, public improvement district or emergency services district for Balch Springs. A tax increment financing zone captures about $421 million of value, but a TIF redirects part of existing taxes and does not add a line to the bill.

Electric, trash and internet

Oncor delivers power across the city, so households pick a retail plan. On Oct. 27, 2026, the lowest advertised price at 1,000 kWh was 10.1¢ per kWh, about $101 a month at that usage.

The city bills water, sewer and trash. Frontier Waste Solutions collects trash twice a week and recycling once a week, and picks up bulk and brush once a month, up to 8 cubic yards. Water and sewer rates were not available for this page; ask a seller or landlord for a recent bill.

AT&T Fiber reaches about 80% of the city from $50 a month, and Optimum cable reaches nearly all of it from $35. Coverage varies by street.

Commute, flooding and rent

The average commute is about 34 minutes. I-635 runs through the center of the city, and I-20 and US 175 run along its southern edge.

Creek flooding has reached homes here. In August 2022, flash flooding along Hickory Creek near Lake June Road forced evacuations. Check the FEMA flood map for any address near a creek.

About 44% of homes were renter-occupied in 2020. A 2024 median rent figure of about $1,378 a month is reported by a data aggregator but was not checked against Census tables.

Not confirmed yet

What are the city's water and sewer rates per 1,000 gallons and the monthly trash fee?
Does the city charge a stormwater or drainage fee?
Who supplies natural gas, and at what rate?
What share of parcels sits in a FEMA Special Flood Hazard Area, especially near Hickory Creek?
Do any Balch Springs subdivisions have mandatory HOAs, and what are the dues?
What does homeowners insurance typically cost for a $225,000 home here?
What are typical drive times and toll costs to downtown Dallas and other job centers?
What is the city's average homestead market value on the Dallas CAD certified roll?

Questions people ask

What is the property tax rate in Balch Springs, TX?

The 2025 base rate is about 2.44% in the Mesquite ISD part of the city and 2.32% in the Dallas ISD part. That combines the city (0.7946), the school district, Dallas County (0.2155), Parkland Hospital (0.2120) and Dallas College (0.1066), per $100 of value.

How much are property taxes on a $225,000 home in Balch Springs?

About $3,640 a year ($303 a month) with a homestead exemption in the Mesquite ISD part, and about $3,320 in the Dallas ISD part, at 2025 rates. As a rental with no exemptions, about $5,200–$5,470.

Does Balch Springs have a homestead exemption?

Yes, a 1% optional homestead exemption, which works out to the $5,000 minimum for most homes, plus $30,000 for owners 65 and older or disabled. Dallas County, Parkland and Dallas College each exempt 20%.

Which school district serves Balch Springs?

Mesquite ISD serves the northeastern part of the city and Dallas ISD the southwestern part. Check by address on the Dallas CAD site.

Are there MUDs or PIDs in Balch Springs?

None appear for Balch Springs on the 2025 Dallas CAD rate sheet.

Who provides electricity in Balch Springs?

Oncor delivers power, and residents choose a retail provider. The lowest advertised price at 1,000 kWh was about 10.1¢ per kWh in late October 2026.

Who picks up trash in Balch Springs?

Frontier Waste Solutions, under an agreement with the city. Trash is collected twice a week, recycling weekly, and bulk once a month.

Sources (11) · checked Oct 28, 2026

What’s coming

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

0Under construction

0Approved

1Announced or proposed

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 · University Park · Seagoville · Glenn Heights · Addison · 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 Balch Springs

Balch Springs takes its name from springs on John M. Balch's land, settled around 1879.

27,258Census Bureau population estimate, July 1, 2025 (27,685 at the 2020 Census)^1,2

28,893NCTCOG estimate, Jan. 1, 2026 (up 312 in a year)³

220New homes permitted in 2025, the most in at least 15 years⁵

17,406Population at the 1990 Census¹

$224,400Median owner-occupied home value, ACS 2020-2024 (was $81,900 in 2011-2015)^39,41

250Apartments at JPI's Torrington Arcadia Trails, now leasing¹³

Balch Springs population, 1990-2025^1,2

17K1990

19K2000

24K2010

28K2020

27K2021 (est.)

27K2022 (est.)

27K2023 (est.)

27K2024 (est.)

27K2025 (est.)

1990-2020: decennial Census counts. 2021-2025: Census Bureau July 1 estimates (Vintage 2025), flagged as estimates. NCTCOG's higher Jan. 1, 2026 estimate (28,893) is a different series and is not charted. No projection was found.

New homes permitted by the City of Balch Springs^5,6

60'12

13'13

11'14

17'15

80'16

66'17

36'18

45'19

7'20

9'21

42'22

94'23

67'24

220'25

49'26*

Census Building Permits Survey; years the city reported all 12 months. Almost all single-family. 2011 omitted (only 4 months reported). Apartment complexes built since 2018 do not appear in this series. 2026 is January-September only.

Mesquite ISD enrollment³⁰

41K2015-16

41K2016-17

41K2017-18

40K2018-19

40K2019-20

39K2020-21

38K2021-22

38K2022-23

38K2023-24

38K2024-25

Mesquite ISD serves the northeast half of Balch Springs and its newest subdivisions. All years from Ballotpedia's district table. State data via the Texas Tribune show 36,634 for 2025-26 (different series, not charted). No projection found.

Dallas ISD enrollment³⁵

159K2015-16

158K2016-17

157K2017-18

155K2018-19

154K2019-20

145K2020-21

144K2021-22

141K2022-23

139K2023-24

140K2024-25

Dallas ISD serves the southwest half of Balch Springs. All years from Ballotpedia's district table. No projection found.

Where Balch Springs' new homes and apartments are^{7,8,10,11,13,15,16,17,18,19,20}

Community	Developer / owner	Builders	Planned size	Status	Location
Arcadia Trails	Bloomfield Homes	Bloomfield, Impression; JPI apartments	n/p (part of a reported 173-acre, 1,000+ unit plan); JPI 250 apartments	Selling; apartments leasing	S Beltline Rd at Mercury Rd
McKenzie Trails	n/p	Lennar	n/p	Final homes	139 Pecan Flats Rd
Ashton Park Estates	n/p	Casa Bella Homes	76 lots (32 houses, 44 townhomes)	Coming soon	12904 Timothy Ln
Timbers at Hickory Tree	Dominium	n/p	216 income-restricted apartments	Built	3401 Hickory Tree Rd
Villages at Ambassador Way (3 Springs)	LDG Development	n/p	221 apartments, 24,000 sq ft retail	Built (c. 2019)	4520 Ambassador Way
Ambassador Way Apartments	Frisco Bulldog Properties III	n/p	2 buildings, ~91,000 sq ft	Filed 2024; status unconfirmed	4401 Ambassador Way
Elam Road City Center	Unnamed	n/p	Homes, townhomes, retail	Planning	Elam Rd corridor near I-635

n/p = not published.

Where Balch Springs is growing^{10,14,15,16,17,19,20,23,26,27,28}

12345678910

1Arcadia Trails (Bloomfield models)
2Torrington Arcadia Trails apartments
3McKenzie Trails
4Ashton Park Estates
5Timbers at Hickory Tree
6Villages at Ambassador Way (3 Springs)
7Ambassador Way Apartments
8Commerce 635 / Amazon DDF2
9635/20 Xchange
10Elam Road City Center (Civic Center)

NeighborhoodsApartmentsEmployerProposedLocations are approximate.

Private-sector jobs near Balch Springs, by ZIP code area (2023)⁴²

Downtown Dallas75201, 75202113,021 jobs
Stemmons / Medical District, Dallas75207, 75235, 75247108,542 jobs
Garland75040-7504463,114 jobs
Mesquite75149, 7515041,418 jobs
Southeast Dallas75217, 75227, 75228, 7525327,937 jobs
Hutchins and Wilmer (I-45 logistics)75141, 7517212,660 jobs
Forney7512612,124 jobs
Balch Springs751806,518 jobs

Census ZIP Code Business Patterns, March 2023 paid employees. Excludes government jobs and the self-employed. ZIP areas are not city limits; totals are sums of the listed ZIPs.

Median home value (ACS 5-year)^39,40,41

82K2011-15

106K2015-19

154K2017-21

185K2018-22

208K2019-23

224K2020-24

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

Median household income (ACS 5-year)^39,40,41

40K2011-15

51K2015-19

56K2017-21

59K2018-22

71K2019-23

67K2020-24

Nominal dollars. The 2020-2024 dip is within the margin of error.

Read the full growth story guide

An older suburb that formed to stay independent

Balch Springs takes its name from springs on John M. Balch's land, settled around 1879. It incorporated in 1953, partly to avoid being annexed by Dallas, pulling in small settlements such as Zipp City and Five Points. A 1988 vote to join Mesquite was ruled invalid.

Most of its growth came early. The city had 13,746 people in 1980 and 17,406 in 1990. It reached 23,728 in 2010 and 27,685 in 2020.

Population: flat by one count, rising by another

The Census Bureau estimates 27,258 residents on July 1, 2025, slightly below the 2020 count. NCTCOG's estimate is higher, 28,893 on Jan. 1, 2026, up 312 in a year. The two use different methods, so compare each only with itself.

No agency or city population projection was found. The city has adopted a 2050 Comprehensive Plan, but its build-out target was not located.

Housing: new subdivisions after a long pause

From 2013 to 2022 the city never permitted more than 80 homes a year, and only 7 in 2020. That changed with the subdivisions east of Beltline Road near I-20. Permits rose to 94 in 2023 and 220 in 2025. Another 49 were permitted from January to September 2026.

Arcadia Trails, off Beltline and Mercury roads, is the main one. Bloomfield Homes lists houses from about $341,000 to $531,000 and Impression Homes from about $337,000, with no MUD or PID. In 2021 the city described a 173-acre Bloomfield plan with more than 1,000 homes and apartments. JPI's 250-unit Torrington apartments sit at its corner. Lennar's McKenzie Trails is on its final homes, and Casa Bella's 76-lot Ashton Park Estates on Timothy Lane is coming soon.

Apartments have also been added, mostly income-restricted: Dominium's 216-unit Timbers at Hickory Tree and LDG's 221-unit Villages at Ambassador Way. A two-building complex at 4401 Ambassador Way was filed in 2024. Census permit data do not show these apartments, so the permit chart reflects houses only.

Warehouses and a planned city center

The I-635 and I-20 junction has drawn logistics buildings. Hillwood's 95-acre Commerce 635 park on Lake June Road holds an Amazon delivery station built in 2020 and a second building over 400,000 square feet. Hopewell finished a 140,940-square-foot spec warehouse on Rylie Crest Drive in 2024.

The city's Elam Road City Center Plan aims to turn the corridor near I-635 into a town center with homes, townhomes, retail and a new civic campus, phased over five to ten years. Sewer capacity work with Mesquite is under way in phases. TxDOT has I-20 bridge work and a US 175 rehab nearby, both due in 2027.

Schools

The city is split roughly in half between Dallas ISD (southwest) and Mesquite ISD (northeast), and the newest subdivisions list Mesquite ISD. Both districts are shrinking. Mesquite ISD fell from 41,038 students in 2016-17 to 37,930 in 2024-25. Its voters passed $600 million in bonds in May 2025. Dallas ISD had 139,802 students in 2024-25. A $6.2 billion Dallas ISD bond package passed on election night in May 2026.

Prices and incomes

Census survey data put the median owner-occupied home value at $224,400 for 2020-2024, up from $81,900 in 2011-2015. Median household income rose from $40,230 to $66,942. New houses at Arcadia Trails list well above the citywide median value.

Balch Springs' own ZIP code has about 6,500 private-sector jobs. Most residents work elsewhere, with downtown Dallas about 15 minutes west and Mesquite and Garland to the north.

Not confirmed yet

How many lots remain at Arcadia Trails, and what is the full build-out?
Who is the developer of the Elam Road City Center, and when will construction start?
Will the proposed TIRZ and PID be created, and where?
Will Mesquite ISD or Dallas ISD close campuses that serve Balch Springs as enrollment falls?
What is planned for the 173-acre I-20 tract named in the city's 2025 RFP?

Questions people ask

What is the population of Balch Springs, Texas?

The Census Bureau estimated 27,258 on July 1, 2025. NCTCOG estimated 28,893 on Jan. 1, 2026. The 2020 Census counted 27,685.

Is Balch Springs growing?

Slowly. Census estimates are flat since 2020, but home building has picked up: the city permitted 220 new homes in 2025, its most in at least 15 years.

What new home communities are in Balch Springs?

Arcadia Trails (Bloomfield Homes and Impression Homes) is selling. Lennar's McKenzie Trails is on final homes. Casa Bella's Ashton Park Estates (76 lots) is coming soon.

What school district is Balch Springs in?

Both Dallas ISD (southwest half) and Mesquite ISD (northeast half). Arcadia Trails, McKenzie Trails and Ashton Park Estates list Mesquite ISD. Check by address.

Does Arcadia Trails have a MUD or PID?

Bloomfield Homes says no MUD and no PID. Impression Homes lists an HOA of $600 or more a year.

What is being built in Balch Springs?

Warehouses near I-635 and I-20 (Commerce 635, Hopewell, 635/20 Xchange), apartments on Ambassador Way and at Arcadia Trails, and a planned Elam Road city center.

How much have Balch Springs home values risen?

The ACS median owner-occupied value rose from $81,900 (2011-2015) to $224,400 (2020-2024).

Sources (44) · checked Oct 28, 2026

Balch Springs

Balch Springs

Snapshot

✓ Pros

✗ Cons

Demographics

Population

Mobility & Migration

Age Distribution

Households

Education Level

Connectivity & Remote Work

Racial & Ethnic Composition

Real Estate

💡 Market Insights

Home Prices

Market Trends

Market Health

Market Insights

Typical Home

Property Mix

Common Features

Costs & Ownership

Investment Indicators

Lifestyle

Explore Balch Springs on Google Maps

Lifestyle Scores

Nearby Amenities (within 5 miles)

Getting Around

Local life in Balch Springs

Day-to-day Balch Springs1,2,3,4,6,7,8,9,19,20,24,25,28,29,31,32,33,34,35,37,38,39,40,41,42,53,58,60

Balch Springs' year, month by month3,4,5,6,7,8,9,10,17,18,20

Drive times from central Balch Springs59,60

What's in town vs. nearby12,16,24,25,28,29,31,33,56,58,59

No old downtown yet, but a planned city center on Elam Road

The year is small-scale and city-run

Parks, trails and nearby water

Errands and health care

Two school districts split the city

Getting around and public safety

Not confirmed yet

Questions people ask

Seasonal Temperatures

Annual Conditions

Crime & Safety

Safety Overview

Violent Crime

Property Crime

Job Market

Income

Employment

Income Distribution

Education

School District

Schools

🏆 Top-Rated Schools

Academic Info

📈 Graduation Rates (Class of 2024)

🎯 College Readiness (Class of 2023)

Transportation

Mobility Scores

Commute

Distance To

⚡ EV Charging

Drive to major employers from Balch Springs

Cost of Living

Cost Index (100 = National Average)

Monthly Utilities

Everyday Costs

Taxes

Hidden costs in Balch Springs

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

Base 2025 tax rate: Balch Springs vs. nearby cities1

Monthly cost beyond the mortgage (sourced parts only)1,4,7,8

Utility providers in Balch Springs6,7,8

The city rate is the largest line on the bill

How exemptions change the bill

A worked example

No MUDs or PIDs

Electric, trash and internet

Day-to-day Balch Springs^{1,2,3,4,6,7,8,9,19,20,24,25,28,29,31,32,33,34,35,37,38,39,40,41,42,53,58,60}

Balch Springs' year, month by month^{3,4,5,6,7,8,9,10,17,18,20}

Drive times from central Balch Springs^59,60

What's in town vs. nearby^{12,16,24,25,28,29,31,33,56,58,59}

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

Base 2025 tax rate: Balch Springs vs. nearby cities¹

Monthly cost beyond the mortgage (sourced parts only)^1,4,7,8

Utility providers in Balch Springs^6,7,8

Balch Springs population, 1990-2025^1,2

New homes permitted by the City of Balch Springs^5,6

Mesquite ISD enrollment³⁰

Dallas ISD enrollment³⁵

Where Balch Springs' new homes and apartments are^{7,8,10,11,13,15,16,17,18,19,20}

Where Balch Springs is growing^{10,14,15,16,17,19,20,23,26,27,28}

Private-sector jobs near Balch Springs, by ZIP code area (2023)⁴²

Median home value (ACS 5-year)^39,40,41

Median household income (ACS 5-year)^39,40,41