What is Duncanville's Realust Score?

Duncanville has a Realust Score of 68 out of 100 (B-, Above Average), which ranks tied for #75 of 84 North Texas cities.

How much does a home cost in Duncanville, TX?

The median home price in Duncanville is $275,691. Prices changed -0.5% over the past year and +15.7% over five years.

How good are the schools in Duncanville?

Duncanville's primary school district is Duncanville ISD (rated 1.5/10, district grade C, Top 92% in Texas). It scores 68/100 on Realust's Schools category.

Is Duncanville, TX safe?

Duncanville has a safety grade of C+, with 2.55 violent and 19.98 property crimes per 1,000 residents. Its Realust Safety score is 60/100.

How long is the commute from Duncanville?

The average commute in Duncanville is 26 minutes. It is 13.6 mi to downtown Dallas and 22.3 mi to DFW Airport.

What is the population of Duncanville, TX?

Duncanville has 39,683 residents, a change of +0.7% over five years. The median household income is $76,457.

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

Duncanville

Realust Score

↘ -0.5% 1-year

↗ +15.7% 5-year

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

Snapshot

Duncanville offers one of the most compelling value propositions in southern Dallas County, delivering affordable housing, improving amenities, and genuine community character just 10 miles from downtown Dallas without the premium prices of northern suburbs.

This city of approximately 40,000 residents has flown under the radar for years, but smart buyers are increasingly recognizing the combination of accessibility, space, and affordability that makes Duncanville attractive for first-time homeowners and families on realistic budgets. The housing market is notably affordable with well-maintained single-family homes, older properties ripe for renovation, and newer developments offering significantly more square footage per dollar than comparable North Dallas options. Major highway access via I-20, US-67, and proximity to I-35E provides straightforward commutes throughout the metroplex, while the Red Bird area and southern Dallas employment centers sit minutes away. The city has invested considerably in revitalization efforts, with improvements to parks, recreation facilities, and infrastructure signaling a commitment to elevating quality of life and attracting new residents and businesses. Recreation options have expanded impressively, anchored by the excellent Duncanville Recreation Center featuring aquatics facilities, fitness equipment, and programming that rivals much larger cities, while the extensive trail system and numerous neighborhood parks provide outdoor activities for active families. Duncanville ISD serves most residents with steadily improving academics and strong extracurricular programs, though some families consider nearby district options as well. The dining scene leans toward local Tex-Mex favorites, barbecue joints, and comfort food rather than trendy concepts, giving the city an authentic, unpretentious character that longtime residents deeply appreciate. Community events like concerts in the park and holiday celebrations foster neighborhood connections, while the slower pace and friendly atmosphere create a genuinely welcoming environment. First-time homebuyers and young families particularly appreciate the ability to purchase actual houses with yards at prices that seem impossible elsewhere in DFW.

39,683

Population

+0.7% in 5 years

$275,691

Median Home Price

−0.5% in 1 year

$76,457

Median Income

Average $90,959

1.5/10

School Rating

Duncanville ISD

✓ Pros

Lower home prices and cost of living compared to many other DFW suburbs
Convenient Dallas access – Easy commute via major highways to downtown and other parts of the Metroplex
Established neighborhoods offering mature trees, quiet streets, and a sense of stability

✗ Cons

Highways and major roads can get busy during peak commute times
Some neighborhoods have stronger schools than others, so zoning matters
Limited nightlife and entertainment

Best for First-Time Buyers

Realust Score

B- – Above Average

💰 Prosperity

🎓 Schools

🛡️ Safety

🌳 Lifestyle

🏷️ Affordability

📊 Market

🚗 Commute

📈 Growth

Demographics

Population

39,683Total Population

3,541.8People per sq mile

+0.7%5-Year Growth

Mobility & Migration

6.9%Moved Last Year

93.1%Same Home 1+ Year

0.5%From Out of State

0.6%From Different County

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

Age Distribution

27.8%Under 18

11.3%25-34

13.1%35-44

16.5%65+

Median Age: 36.2 years

Households

3.0Avg Household Size

73.0%Family Households

66.0%Homeownership Rate

37.2%With Kids

46.1%Married

11.0%Single Parent

24.1%Living Alone

12.6%Seniors Alone

Education Level

High School+81.1%

Bachelor's+25.2%

Graduate Degree8.7%

Connectivity & Remote Work

93.1%Broadband Access

96.0%Have Computer

10.2%Work From Home

Racial & Ethnic Composition

Hispanic/Latino

44.3%

Black

29.5%

White

29.4%

Two or More

22.1%

Other

16.8%

Asian

1.3%

Native American

1.0%

South Asian

0.3%

Foreign Born: 16.3%

Real Estate

💡 Market Insights

🐢

Patient Market

Homes take about 67 days to sell — buyers have time to decide.

🤝

Typical Negotiations

Homes selling at 97.1% of asking — expect 3-5% negotiation room.

👥

Healthy Buyer Activity

29% of homes are under contract.

📊

Steady Growth

Home values increased 16% over 5 years.

Home Prices

$168Per Sq Ft

$249,900Starter Home

$275,691Median Price

$520,000Premium Home

Market Trends

🏠 Home Prices

↓ -0.5%

1-Year Change

+15.7%

5-Year Change

🏢 Rent Prices

↓ -3.4%

1-Year Change

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

Market Health

71Active Listings

67Median Days on Market

29%Under Contract

17.9%Price Reduced

97.1%Sale-to-List Ratio

⚖️ Balanced market: about 5.1 months of homes for sale.

Market Insights

$372/moCheaper to Buy

5.1 moBalanced market

8.3%Rental Yield

3.6xIncome to Buy

-25%vs Region Avg

🏠 Remote Work Fit 73

Excellent for remote workers

👨‍👩‍👧‍👦 Family Fit 53

Good for families

💼 Investment 100

Strong potential

Typical Home

2,225Sq Ft

3.5Beds

2.6Baths

18,942Lot Sq Ft

1978Year Built

2-carGarage

Property Mix

Single Family87.4%

Townhome0%

Condo1.1%

Common Features

Pool12.6%

Garage76.8%

Single Story69.5%

Fireplace69.5%

Central Air69.5%

Waterfront3.2%

Costs & Ownership

$1,527Est. Monthly Payment

$1,899Median Rent

$72/moAvg HOA Fee

9.5%Have HOA

Investment Indicators

0.5%Rental VacancyLow (Good)

0/10Low Risk

3.2%New Construction

$88,846Per Bedroom

Lifestyle

Explore Duncanville on Google Maps

🍽️ 60+Restaurants 🌳 60+Parks 💪 55Gyms 🛒 20Grocery ☕ 60+Coffee 🍺 41Bars 👶 60+Daycares 🏥 40Hospitals 💊 60+Pharmacies 🦷 60+Dentists 📚 8Libraries 🐕 60+Dog Parks 🏛️ 7Museums 🎬 2Theaters

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

Sparse Suburban

Best For: Suburban Families Budget-Conscious Homebuyers Commuters to Dallas ★ First-Time Buyers

Lifestyle Scores

Family Friendly6

Outdoor Activities6

Nightlife5.3

Health & Fitness5.3

Diversity8.7

Weather6.7

Nearby Amenities (within 5 miles)

60+Restaurants

60+Parks

55Gyms

20Grocery

60+Coffee

41Bars

2Theaters

60+Daycares

40Hospitals

60+Pharmacies

60+Dentists

8Libraries

60+Dog Parks

7Museums

Getting Around

Averaged across Duncanville, weighted by where people live. #7 of 84 cities. Its most walkable areas reach 82, and 33% of residents live somewhere walkable (50+).

Walk Score citywide41

Bike Score citywide40

Transit Score citywide12

Local life in Duncanville

Duncanville's old center sits around Main Street between Wheatland Road and Center Street, near City Hall and Armstrong Park. The Texas Historical Commission lists Duncanville as an official Main Street City.

17City parks (community, neighborhood, special-use and greenway)^1,2

19 minDrive to downtown Dallas, off-peak (13.8 mi)⁵⁹

36 minDrive to DFW Airport, off-peak (25.0 mi)⁵⁹

14 minDrive to Cedar Hill State Park on Joe Pool Lake^58,59

10,992Duncanville ISD students, 2026⁴⁸

CDuncanville ISD 2026 TEA rating⁴⁸

Day-to-day Duncanville^{3,7,9,11,12,14,26,29,30,31,33,34,36,37,38,41,42,53,54,55}

12345678910111213141516171819202122232425262728

1Isbella (planned)
2Rice Pot
3Kim & Jenny's Cafe
4Kroger
5WinCo Foods
6Tom Thumb
7Costco
8Cash Saver
9Armstrong Park
10Lakeside Park
11Lions Park
12Red Bird Park
13Harrington Park
14Waterview Park
15Walgreens
16CVS
17City Hall & Police
18Library & Recreation Center
19D.L. Hopkins Jr. Senior Center
20Duncanville Fieldhouse
21Fire Station No. 1
22Fire Station No. 2
23Duncanville High School
24Reed Middle School
25Byrd Middle School
26Hastings Elementary
27Fairmeadows Elementary
28Methodist Charlton Medical Center

Food & coffeeShopsParksHealth careCity servicesSchoolsLocations are approximate.

Grocery and small-business addresses come largely from 2023 city inspection listings; verify they are open.

Duncanville's year, month by month^{17,18,19,20,21,22,23,24,25}

Month	Event	Where
February	Daddy Daughter Dance	Recreation Center
April	Heart of Duncanville 5K (cancelled 2026; back 2027)	Panther Stadium, DHS
May	BloomFest Music & Arts Festival (May 9, 2026)	Armstrong Park
May	Police Memorial and Memorial Day ceremonies	Poe-Hobden Amphitheater
May-June	Concert in the Park	Armstrong Park
June	Summer Reading kickoff; Jr. Grand Prix	Library / city
June	Best Southwest Juneteenth (host rotates)	Duncanville, Cedar Hill, DeSoto or Lancaster
July 3-4	Red, White & Goals: watch party, parade, festival, fireworks	Armstrong Park
September	Friends of the Library book sale	Library
Fall	Festival de las Americas (date not confirmed)	Not confirmed

Show all 11 rows

Early December

Tree lighting with drone show; Holiday Lights Parade

Armstrong Park; Wheatland Rd. and Main St.

Dates are 2025-2026 editions from city updates and event listings. Check the city calendar for next year's dates.

Drive times from downtown Duncanville⁵⁹

Cedar Hill State Park6.6 mi14 min
Downtown Dallas13.8 mi19 min
Dallas Medical District16.2 mi22 min
Las Colinas16.5 mi25 min
AT&T Stadium, Arlington16.8 mi25 min
Dallas Love Field19.0 mi29 min
DFW Airport25.0 mi36 min
Downtown Fort Worth29.6 mi38 min

Realust calculation with the OSRM open routing engine from Main St. near Center St. Free-flow times; weekday rush hour adds time.

What's in town vs. nearby^{15,29,33,34,35,36,37,47,58}

Need	In Duncanville	Nearest outside town
Full grocery	Kroger, WinCo, Tom Thumb, Cash Saver, Supermercado Monterrey; Costco	Not needed for basics
Pharmacy	Walgreens (750 W. Wheatland), CVS (603 S. Cedar Ridge), Costco	-
Hospital / ER	None	Methodist Charlton Medical Center, 3500 W. Wheatland Rd., Dallas (Level III trauma)
Urgent care	None confirmed in listings reviewed	Baylor Scott & White Urgent Care+ in Cedar Hill (642 Uptown Blvd.) and DeSoto (1001 I-35E)
Library	Duncanville Public Library, 201 James Collins Blvd.	Card works at Cedar Hill, DeSoto, Lancaster libraries
Indoor recreation	Recreation Center; Duncanville Fieldhouse (1700 S. Main)	-
Lake / camping	None	Cedar Hill State Park on Joe Pool Lake, ~14 min
Rail transit	None (STARNow on-demand rides)	DART Red Bird Transit Center and UNT Dallas Station via STAR

Grocery and pharmacy locations come mostly from 2023 city inspection records, Costco's and Walgreens' current listings.

Read the full local life guide

Main Street: a small downtown in transition

Rice Pot, a Chinese restaurant, anchors the corner of Main and Center (100 S. Main St.).

The newest downtown project is Isbella, a restaurant from the owners of Oak Cliff's Encina. It is going into a 1950s building at 200 N. Main St. that was the town's first volunteer fire station, with a summer 2026 opening planned. In March 2026 the city approved an incentive deal for up to 34 townhomes on the vacant Railroad Flats parcel downtown. The project still needs site plan and zoning approval.

The year centers on Armstrong Park

Armstrong Park (100 James Collins Blvd.), next to City Hall, hosts most city events at the Poe-Hobden Amphitheater. BloomFest, a free music and arts festival, ran there on May 9, 2026. Concert in the Park nights ran in May and June 2026.

Red, White & Goals ran over two days in 2026. July 3 was a World Cup watch party. On July 4 the Lions Club parade stepped off at 9 a.m., followed by an evening festival and fireworks at 9:40 p.m.

In December the city holds a tree lighting with a drone show in Armstrong Park and the Holiday Lights Parade along Wheatland Road and Main Street (both on Dec. 5 in 2025). Duncanville also takes its turn hosting the Best Southwest Juneteenth celebration, which rotates among Duncanville, Cedar Hill, DeSoto and Lancaster.

Parks, trails and Joe Pool Lake

The city lists 17 parks. City pages put total parkland at about 227 acres with almost 5 miles of trails. Lakeside Park (515 Hill City Dr.) is the largest at 51.46 acres, with softball fields, pavilions, playgrounds and a walking trail. Armstrong Park (21.4 acres) has Kidsville playground, a splash pad, gardens and a 0.77-mile lighted trail. Lions Park (21.7 acres, 1000 S. Peach St.) has a baseball field and a half-mile lighted trail.

Harrington Park (1815 S. Cockrell Hill Rd.) is the main soccer complex. A $4 million bond project there added restrooms and concessions, a 150-space parking lot, an 8-foot trail, a pedestrian bridge and a pavilion. The city held a ribbon cutting on May 16, 2026. The Duncanville Fieldhouse (1700 S. Main St.) is a 111,000 sq ft indoor venue with six basketball courts.

Cedar Hill State Park, on 7,500-acre Joe Pool Lake, is about 14 minutes away. It has 350 campsites, two four-lane boat ramps and the 1,200-acre DORBA bike and hike trail.

Errands mostly stay in town

Duncanville has several full grocery stores. City inspection records list Kroger (200 W. Camp Wisdom Rd.), WinCo Foods (800 S. Cockrell Hill Rd.), Tom Thumb (633 W. Wheatland Rd.), Cash Saver (303 E. Camp Wisdom Rd.) and Supermercado Monterrey (435 E. Danieldale Rd.). Costco is at 250 W. Highway 67 and has a pharmacy and gas station. Walgreens (750 W. Wheatland Rd.) and CVS (603 S. Cedar Ridge Dr.) also have pharmacies.

There is no hospital in Duncanville. The nearest is Methodist Charlton Medical Center (3500 W. Wheatland Rd., Dallas), a 314-bed Level III trauma center just past the city line. Listed urgent care clinics include Baylor Scott & White Urgent Care+ in Cedar Hill and DeSoto.

City Hall and the police department share 203 E. Wheatland Rd. The library (201 James Collins Blvd.) is open six days a week, and a Duncanville card also works at the Cedar Hill, DeSoto and Lancaster libraries. The Recreation Center shares that address, and the senior center is at 206 James Collins Blvd.

Schools

Duncanville ISD serves almost all of the city and parts of Dallas, Cedar Hill and DeSoto. It had 10,992 students in 2026 and earned a C from TEA in 2026. Duncanville High School (900 W. Camp Wisdom Rd.) enrolls about 4,100 students.

For 2026-27 the district reorganized its campuses. Elementaries now serve K-5 and middle schools serve 6-8. Smith became a pre-K early learning academy, and Central reopened as Central Fine Arts Academy, a K-5 school families apply to. Most Merrifield students moved to Brandenburg, and the Merrifield building now houses the PACE and Summit alternative programs. The board considered closing Alexander Elementary in April 2026. Attendance zones changed, so check the zone map.

Getting around and public safety

I-20 crosses the north side of town and US 67 runs through the east side. Off-peak, downtown Dallas is about 19 minutes away, the Dallas Medical District 22, Las Colinas 25, Love Field 29, DFW Airport 36 and downtown Fort Worth 38. Rush hour adds time. Duncanville is not a DART member city. Since July 2023 STAR Transit has run on-demand STARNow rides ($2) on weekdays, 6 a.m. to 6 p.m., with connections to DART's Red Bird Transit Center and UNT Dallas Station.

The police department works from 203 E. Wheatland Rd. with patrol around the clock. The fire department runs two stations (323 W. Camp Wisdom Rd. and 1530 S. Main St.) with 55 trained personnel and has automatic aid agreements with Cedar Hill, Dallas and DeSoto. Station No. 1 was rebuilt as a $7 million station that includes a storm shelter. City updates in 2026 said it was preparing for an ISO review aimed at a Class 1 rating.

Not confirmed yet

Whether Isbella (200 N. Main St.) opened on its summer 2026 target, and whether the 220 N. Main St. renovation is the same project.
Whether downtown businesses from 2023 city inspection listings (Roma's Italian Bistro, Black & Bitter, Mudhook Bar & Kitchen, MainStreet Donuts, Don Pedro Pupuseria, Fruta Loca) are still open in 2026.
Acreage and amenities for Harrington, Chris Paris, Little Shenandoah, Louis Nichols, Penn Springs, Quail Run and Memorial parks. The city park pages for some of these would not load.
Current ISO fire protection class.
Police department headcount.
2026 TEA ratings for individual Duncanville ISD campuses.
Street address of Charles Acton Leadership Academy, and confirmed addresses for Central Fine Arts Academy and Smith Early Learning Academy.
Whether the board closed Alexander Elementary at its April 20, 2026 meeting.
Date and location of Festival de las Americas.
Whether any urgent care or freestanding ER operates inside Duncanville city limits.
Status of Ziggi's Coffee at 102 E. Danieldale Rd.

Questions people ask

Does Duncanville have grocery stores?

Yes. Kroger, WinCo Foods, Tom Thumb, Cash Saver and Supermercado Monterrey are in town, and there is a Costco on US 67.

Where is the nearest hospital to Duncanville?

Methodist Charlton Medical Center at 3500 W. Wheatland Rd. in Dallas, just outside the city. It is a 314-bed Level III trauma center. Duncanville has no hospital of its own.

How long is the drive from Duncanville to downtown Dallas?

About 19 minutes off-peak, roughly 14 miles. DFW Airport is about 36 minutes and Love Field about 29. Rush hour adds time.

Does DART serve Duncanville?

No. Duncanville is not a DART member. STAR Transit runs on-demand STARNow rides on weekdays for $2, with connections to DART's Red Bird Transit Center and UNT Dallas Station.

What school district serves Duncanville?

Duncanville ISD, which also covers parts of Dallas, Cedar Hill and DeSoto. It had 10,992 students in 2026 and a TEA rating of C. Campuses were reorganized for 2026-27, so check the zone map for a specific address.

What events does Duncanville hold?

BloomFest in May, summer Concert in the Park nights, the two-day Red, White & Goals celebration with a parade and fireworks on July 3-4, and a tree lighting and Holiday Lights Parade in early December. Most events are in Armstrong Park.

How close is Joe Pool Lake?

Cedar Hill State Park on Joe Pool Lake is about 14 minutes away. It has camping, boat ramps and a 1,200-acre bike and hike trail.

Sources (59) · checked Oct 28, 2026

Seasonal Temperatures

January57°40° low

April75°56° low

July95°78° low

October78°59° low

Annual Conditions

217Sunny Days/Year

148Rainy Days/Year

52.6"Annual Rainfall

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

Crime & Safety

Safety Overview

C+Safety Grade

2.55Violent Crime Rateper 1,000 residents

19.98Property Crime Rateper 1,000 residents

Violent Crime

Assault195.18

Robbery82.18

Murder0

Rape23.11

Rates per 100,000 residents

Property Crime

Burglary444.28

Theft1271.22

Vehicle Theft562.42

Rates per 100,000 residents

Job Market

Income

$76,457Median Household

$90,959Average Household

$30,942Per Capita

Employment

7.1%Unemployment Rate

+0.3%Job Growth / yr

10.6%Poverty Rate

Income Distribution

$150k+

14.1%

$100k-$150k

18.4%

$75k-$100k

18.0%

$50k-$75k

18.5%

$25k-$50k

20.2%

Under $25k

10.9%

Education

School District

Duncanville ISDPrimary District

CDistrict Grade

Top 92%State Ranking

Schools

9Elementary

6Middle

2High School

🏆 Top-Rated Schools

🎒 Elementary Schools

WILLIAM LEE HASTINGS EL

(76)

CJ & ANNE HYMAN EL

(73)

📚 Middle Schools

GLENN C HARDIN INT

(72)

J HERMAN REED MIDDLE

(72)

🎓 High Schools

MARY E SMITHEY PACE H S

(83)

DUNCANVILLE H S

(80)

Source: Texas Education Agency 2024-25 Accountability Ratings

Academic Info

15.5:1Student-Teacher Ratio

📈 Graduation Rates (Class of 2024)

90.1%Graduation RateB

7.1%Dropout Rate

🎯 College Readiness (Class of 2023)

86%Took SAT/ACT

4.6%College ReadyD

10.1%TSI Ready

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

Transportation

Mobility Scores

Walk Score citywide41

Bike Score citywide40

Transit Score citywide12

Commute

26Avg Minutes

75.6%Drive Alone

10.9%Carpool

10.2%Work from Home

Distance To

13.6 miDowntown Dallas

22.3 miDFW Airport

19 miLove Field

⚡ EV Charging

12Public Stations

18DC Fast Ports

22Level 2 Ports

Networks: Blink Network ChargePoint Network eVgo Network

Drive to major employers from Duncanville

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

Workplace	8 AM rush	No traffic	Distance
Arlington Entertainment DistrictArlington	30 min	26 min	18.2 mi
Downtown DallasDallas	30 min	20 min	14 mi
Baylor University Medical CenterDallas	32 min	23 min	15.5 mi
AT&TDowntown Dallas	34 min	22 min	14.8 mi
Las Colinas Urban CenterIrving	34 min	23 min	19 mi
Uptown DallasDallas	35 min	22 min	15 mi
American AirlinesFort Worth	36 min	26 min	21.5 mi
Kimberly-ClarkIrving	37 min	25 min	19.6 mi

Show all 36 workplaces

Workplace	8 AM rush	No traffic	Distance
UT Southwestern / Medical DistrictDallas	37 min	22 min	17.7 mi
McKessonLas Colinas	38 min	26 min	21.6 mi
Dallas Love FieldDallas	43 min	28 min	19.9 mi
Southwest AirlinesLove Field	43 min	28 min	21 mi
SMUUniversity Park	45 min	29 min	19.7 mi
DFW AirportDFW	46 min	34 min	28.8 mi
Downtown Fort WorthFort Worth	46 min	35 min	30.4 mi
Galleria / LBJDallas	48 min	30 min	25.1 mi
Lockheed MartinFort Worth	54 min	44 min	39.4 mi
Fidelity InvestmentsWestlake	55 min	41 min	37.6 mi
Charles SchwabWestlake	55 min	41 min	38.7 mi
Texas InstrumentsDallas	56 min	32 min	24.1 mi
Legacy WestPlano	58 min	37 min	34.7 mi
AllianceTexasFort Worth	59 min	48 min	46.3 mi
Medical City PlanoPlano	60 min	41 min	35.3 mi
Telecom CorridorRichardson	60 min	35 min	29.7 mi
Tyler TechnologiesPlano	60 min	40 min	35.5 mi
JPMorgan Chase Legacy WestPlano	61 min	39 min	35.4 mi
Toyota North America HQPlano	61 min	41 min	36.4 mi
Capital OnePlano	62 min	40 min	37.3 mi
Frito-Lay / PepsiCoPlano	62 min	41 min	36 mi
State Farm CityLineRichardson	62 min	37 min	31.1 mi
The StarFrisco	62 min	41 min	37.8 mi
Keurig Dr PepperFrisco	63 min	42 min	37.4 mi
UT DallasRichardson	66 min	41 min	30.7 mi
University of North TexasDenton	67 min	53 min	48.3 mi
Texas Woman's UniversityDenton	68 min	54 min	48.2 mi
RaytheonMcKinney	79 min	53 min	47.4 mi

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

Cost of Living

Cost Index (100 = National Average)

Overall100

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 Duncanville

2.24%Base 2025 tax rate (city + Duncanville ISD + county + Parkland + Dallas College), before exemptions¹

$282,661Average taxable value of a Duncanville homestead, 2025 (city notice)²

~$373/moEstimated 2025 property tax on that home with standard homestead exemptions (no MUD or PID in the city)^1,2,10

~$168/moCity bill at 6,000 gallons from Oct. 1, 2026: water, sewer, curbside trash and stormwater^13,16

14.5¢/kWhAverage residential electric rate on Oncor lines (EnergyBot, Oct. 28, 2026)¹⁸

$1,562/moMedian gross rent, ACS 2023 5-year¹²

Where a typical Duncanville homestead tax bill goes (2025)^1,2

$4,482/yr

City of Duncanville$1,696/yr
Duncanville ISD$1,577/yr
Dallas County$487/yr
Parkland Hospital$479/yr
Dallas College$241/yr

Homestead at the city's 2025 average taxable value of $282,661, owner under 65. No MUD or PID applies. The city tax is the largest line because the city gives no general homestead exemption.

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

DeSotoDeSoto ISD2.44%
LancasterLancaster ISD2.36%
Cedar HillCedar Hill ISD2.30%
Grand PrairieGrand Prairie ISD, Dallas County part2.26%
DuncanvilleDuncanville ISD2.24%
DallasDallas ISD2.23%
IrvingIrving ISD2.14%

All rows share county, Parkland and Dallas College (0.534075). Rates before exemptions; exemptions differ by city. Excludes PIDs in neighboring cities.

Monthly cost beyond the mortgage (sourced parts only)^{1,2,13,16,18,21}

$755/mo

Property tax (homestead)$373/mo
Electric (1,000 kWh)$145/mo
Sewer (6,000 gal)$76/mo
Internet (1 Gig fiber)$70/mo
Water (6,000 gal)$56/mo
Trash (curbside)$30/mo
Stormwater$5/mo

Homeowners insurance, gas and HOA are not included. City utility rates effective Oct. 1, 2026; tax at 2025 rates.

Utility providers in Duncanville^{13,16,17,18,19,20,21}

Service	Provider	Cost	Notes
Electric	Oncor lines; choose a retail provider	~14.5¢/kWh average (~$145 at 1,000 kWh)	Rates vary by plan
Water & sewer	City of Duncanville	$56 water + $76 sewer at 6,000 gal	Rates up Oct. 1, 2026; senior discount
Trash & recycling	Republic Services via city bill	$30.41 curbside, $38.13 alley	Bagged trash twice a week; brush/bulk twice a month
Stormwater	City of Duncanville	$5.00/month flat
Natural gas	Atmos Energy	Not retrieved
Internet	AT&T Fiber, Spectrum, 5G and fixed wireless	AT&T 1 Gig $70; Spectrum from $30	Fiber at 76% of the city

Read the full hidden costs guide

The tax bill: no special districts, but no city homestead break

Every Duncanville home pays five taxing units: Duncanville ISD at 1.1057, the city at 0.6002, Dallas County at 0.2155, Parkland Hospital at 0.2120 and Dallas College at 0.1066. All rates are per $100 of value. Together that is about 2.24% before exemptions, in the middle of nearby Dallas County cities.

The school district takes $140,000 off a homestead's value, and the county, Parkland and Dallas College each take 20%. The city gives no general homestead exemption, so the city tax applies to full value. That is why the city line is the largest part of a typical bill. Owners 65 and older get $40,000 off the city value, $65,000 more off the school value and $100,000 off the county, hospital and college values.

The city puts its 2025 average homestead taxable value at $282,661. With standard exemptions, that home owes about $4,480 a year, or $373 a month, an effective rate of about 1.59%. The same house as a rental owes about $6,330.

No MUDs or PIDs to check

The 2025 Dallas CAD rate sheet lists no MUD, PID or emergency services district in Duncanville. Neighbors DeSoto and Cedar Hill charge PID assessments in some subdivisions, so this is one cost Duncanville buyers can skip. Still confirm the address on the DCAD site.

What may change for 2026

Dallas County adopted a 2026 rate of 0.24865, above its voter-approval rate, so it goes to voters on Nov. 3, 2026. If it passes, the typical Duncanville homestead pays about $75 more a year in county tax; if it fails, about $21 more. The city proposed 0.611659 for 2026, which would add about $32 on the same home. Duncanville ISD said in May it planned to keep its rate. The city dropped a planned police-facility bond vote that it estimated at about 6.2 cents.

City utilities rose again on Oct. 1

The city bills water, sewer, trash and stormwater together, and rates have gone up each fall since 2023. From Oct. 1, 2026, water costs $24.01 for the first 1,000 gallons and $6.45 per 1,000 up to 7,000. Sewer is $25.99 plus $10.10 per 1,000 gallons. At 6,000 gallons that is about $132 for water and sewer.

Republic Services collects bagged trash twice a week and brush and bulk twice a month. Trash costs $30.41 a month at the curb or $38.13 in the alley. Stormwater adds a flat $5. A typical bill comes to about $168. Customers 65 and older get lower water and sewer rates.

Electric, gas and internet

Duncanville is on Oncor lines, so residents pick a retail electric plan. EnergyBot's Oct. 2026 average was 14.54¢ per kWh, about $145 for 1,000 kWh. Atmos Energy provides natural gas.

Fiber reaches about 76% of the city. AT&T Fiber lists 1 Gig at $70 a month with autopay. Spectrum cable covers about 94% of addresses from $30, and 5G home internet is widely available.

Flood, HOA, commute and rent

The city has about 480 acres of floodplain along Ten Mile Creek, Horne Branch and Mauk Branch, roughly 7% of its land. Homes in the high-risk zone with a federally backed mortgage must carry flood insurance.

HOA dues are modest where they exist: $180 a year at Graystone Townhomes and $240 twice a year at Homestead at Big Stone Gap in recent listings. The average commute is about 26 minutes. The nearest toll road, the Bush Turnpike western extension, starts at I-20 in Grand Prairie. Median gross rent was $1,562 in the 2023 ACS.

Not confirmed yet

What will a typical homeowners insurance premium be for a $280,000 Duncanville home?
How many parcels sit in the FEMA Special Flood Hazard Area?
What are Atmos Energy's current residential charges in Duncanville?
Which other subdivisions have mandatory HOAs, and at what dues?
What will the final 2026 tax bill be after the city, ISD, and county election results?
What deposit does the city require to open a utility account?

Questions people ask

What is the property tax rate in Duncanville, TX?

The 2025 base rate is about 2.24% before exemptions: Duncanville ISD 1.1057, city 0.600166, Dallas County 0.2155, Parkland 0.212 and Dallas College 0.106575, all per $100.

How much are property taxes on a typical Duncanville home?

About $4,480 a year ($373 a month) on the city's 2025 average homestead taxable value of $282,661, with standard exemptions and 2025 rates. As a rental with no exemptions, about $6,330.

Does Duncanville have a homestead exemption?

The city has no general homestead exemption. It exempts $40,000 for owners 65 and older or disabled. Duncanville ISD exempts $140,000, and Dallas County, Parkland and Dallas College each exempt 20%.

Are there MUDs or PIDs in Duncanville?

None appear on the 2025 Dallas CAD rate sheet. Confirm any address on DCAD.

How much is the water bill in Duncanville?

From Oct. 1, 2026, about $132 for water and sewer at 6,000 gallons, plus $30.41 for curbside trash and $5 for stormwater, or about $168 in all.

Who picks up trash in Duncanville?

Republic Services, under city contract. Bagged trash goes out twice a week, and brush and bulk twice a month.

Who provides electricity in Duncanville?

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

Is there fiber internet in Duncanville?

Yes, in about 76% of the city. AT&T Fiber lists 1 Gig at $70 a month with autopay.

Sources (29) · checked Oct 28, 2026

What’s coming

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

1Under construction

0Approved

1Announced or proposed

Opening soonFall 2026

Duncanville High CTE addition

A 36,198-sq-ft career and technical education addition plus renovations at Duncanville High, funded by the 2023 bond; completion set for fall 2026.

Why it matters: Expanded culinary, cosmetology and design programs at the high school.

Citywide

NBC DFW, Jul 2025Checked 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 · Farmers Branch · Sachse · Balch Springs · 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 Duncanville

Duncanville began as Duncan Switch, a railroad switching station built in 1881 on the line between Dallas and Cleburne. The post office opened in 1882 under the name Duncanville, and the city incorporated in 1947.

38,915Census Bureau population estimate, July 1, 2025²

-4.0%Population change, July 2020 to July 2025 (Census estimates)²

21New housing units permitted by the city, 2020-2025 (Census; 6 of them imputed)³

10,992Duncanville ISD students (2026 state data), down 13.9% since 2016²⁴

$255,500Median owner-occupied home value, ACS 2020-2024 (was $114,700 in 2011-2015)^37,39

$170MDuncanville ISD bond approved Nov 7, 2023^29,30

Duncanville population, 1950-2025^1,2

841'50

3,774'60

14K'70

28K'80

36K'90

36K'00

39K'10

41K'20

40K'21*

40K'22*

39K'23*

39K'24*

39K'25*

1950-2020: decennial Census counts. 2021-2025: Census Bureau July 1 estimates (Vintage 2025), marked as estimates. NCTCOG's 2045 forecast (46,497 household population) is well above the recent trend and is left out; see text.

New housing units permitted by the City of Duncanville^3,4

8'10

17'11

25'12

15'13

14'14

16'15

13'16

84'17

11'18

4'19

5'20

6'21

4'22

0'25

3'26*

Census Building Permits Survey; all single-family. 2023 and 2024 are omitted because the city did not report most or all months and the Bureau's figures (3 units each) are imputed. 2026 is January-September only.

Duncanville ISD enrollment^24,25,26

11,7462023-24

11,5512024-25

10,9922025-26

TEA fall enrollment (2023-24 and 2025-26 via the Texas Tribune; 2024-25 from the TEA TAPR). No published district projection was found. The district also serves parts of DeSoto, Cedar Hill and Dallas.

Development projects in and next to Duncanville^{9,10,14,15,16,18,19,22,43,44}

Project	Developer	Builders	Planned size	Status	Location
Life School Duncanville	Life School	None (school)	105 acres; 168,000 sq ft HS	Under construction	1600 S Cockrell Hill Rd
Wheatland Plaza	Options Real Estate / CEDC	None (retail)	n/p	Under redevelopment since 2022	402 E Wheatland Rd
100 E Wheatland parcel	City; Cenzo's (LOI)	None (mixed use)	2 acres	Proposed	S Main St at E Wheatland Rd
Duncanville Mixed-use	Fonah Group Investments	n/p	15,945 sq ft, 2 buildings	Filed; Jul 2026-Feb 2027	812 N Duncanville Rd
Center Street Townhomes	n/p	n/p	31 units	Built	E Center St at N Merrill Ave
Ladd Nature Preserve	City	None	42 acres	Rezoned preserve, 2023	609 W Danieldale Rd
Homestead at Daniel Farms (DeSoto)	n/p	Bloomfield	n/p	Selling; Duncanville ISD	941 Palmer Ln, DeSoto
Addison Hills (Cedar Hill)	Lennar	Lennar, Bloomfield	Up to 246 homes	Selling	Off S Duncanville Rd

n/p = not published. No active new-home subdivision was found inside Duncanville city limits; the last two rows are in neighboring cities.

Where change is happening^{9,10,11,12,14,16,17,18,19,21,22}

1234567

1Life School Duncanville
2Wheatland Plaza
3South Main St / 100 E Wheatland parcel
4Duncanville Mixed-use
5Charles F. Ladd Nature Preserve
6EOS Fitness
7Homestead at Daniel Farms (DeSoto)

SchoolsRedevelopmentCommercialParksNeighborhoodsLocations are approximate.

Jobs in ZIP codes near Duncanville²³

75211 Dallas (west, along I-30 / Loop 12)21,026
75236 Dallas (Mountain Creek)15,492
75115 DeSoto14,669
75237 Dallas (Red Bird)11,684
75104 Cedar Hill11,419
75116 Duncanville (north)5,989
75137 Duncanville (south)4,569
75232 Dallas (south)3,880

Units: paid employees. Census ZIP Code Business Patterns, March 2023 paid employees by workplace ZIP. ZIP areas do not match city limits. Excludes self-employed and most government workers, so school district and city jobs are largely missing.

Median home value (ACS 5-year)^37,38,39

115K2011-15

150K2015-19

179K2017-21

215K2018-22

239K2019-23

256K2020-24

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

Median household income (ACS 5-year)^37,38,39

54K2011-15

56K2015-19

61K2017-21

67K2018-22

71K2019-23

76K2020-24

Nominal dollars.

Read the full growth story guide

A rail stop that became a 1970s suburb

The big growth came in the 1960s and 1970s. The population went from 3,774 in 1960 to 27,781 in 1980 and 35,748 in 1990. After that it slowed to a few thousand people a decade, reaching 40,706 at the 2020 Census.

Population: drifting down since 2020

The Census Bureau estimates Duncanville had 38,915 residents in July 2025, about 4% fewer than in 2020. The estimate has fallen every year. NCTCOG, the regional planning council, tells a different story: it puts the city at 40,779 on January 1, 2026, unchanged from a year earlier.

NCTCOG's long-range forecast from 2017 projects 46,497 people in households by 2045. That would need roughly 380 more people a year, when the Census series shows it losing about 320 a year. The new comprehensive plan, begun in fall 2024, has not published its own projection.

Housing: almost no new homes

Duncanville is essentially built out. Census permit data show the city issuing 228 housing permits from 2010 to 2025, and 84 of those came in a single year, 2017. From 2018 on it has permitted fewer than 12 homes a year, all single-family, and none in 2025. Three were permitted from January to September 2026.

No active new-home community was found inside city limits. The closest are Bloomfield's Homestead at Daniel Farms in DeSoto, which is zoned to Duncanville ISD, and Addison Hills in Cedar Hill, where some homes carry a Duncanville mailing address. A Duncanville address does not guarantee Duncanville city services or schools, so check by address.

About 66% of occupied homes are owner-occupied. The housing count has held near 14,000 to 14,600 units for a decade. The 42-acre Ladd property on Danieldale Road, once floated for housing, was rezoned as a nature preserve in 2023.

What is changing

Change here is redevelopment, not new subdivisions. Downtown is the focus: Wheatland Plaza has been under redevelopment since 2022, and in November 2026 a Better Block demonstration starts testing traffic calming, crossings and public space on South Main Street, next to a 2-acre city parcel slated for phased redevelopment.

The largest single project is Life School's charter high school campus, a $70 million, 168,000 sq ft building on 105 acres at Cockrell Hill and Danieldale. On the roads, TxDOT's $91 million I-20 frontage road project from Cockrell Hill to Hampton was scheduled to finish in early 2025, and the city is rebuilding North Cedar Ridge Drive through mid-2027. In August 2026 the council dropped a planned vote on up to $50 million for a new police facility.

For jobs, Duncanville's own ZIP codes had about 10,600 paid employees in 2023. Larger job centers nearby include west Dallas, Mountain Creek, DeSoto and Cedar Hill.

Schools: fewer students, a 2023 bond

Duncanville ISD had 11,746 students in 2023-24, 11,551 in 2024-25 and 10,992 in 2025-26, down 13.9% since 2016. The district reorganized its campuses into PK-5, 6-8 and 9-12, and its 2025-26 plan cites a $17.5 million budget deficit. Duncanville High alone has 4,108 students.

In November 2023 voters approved a $170 million bond for career and technical education space at the high school, HVAC and roofs, buses, safety and technology. A 2014 bond of $102.5 million replaced two elementary schools. No published enrollment projection was found.

Values and incomes

Census survey data show the median owner-estimated home value more than doubling, from $114,700 (2011-2015) to $255,500 (2020-2024). Median household income rose from $53,750 to $76,457 over the same periods.

With almost no new construction, these gains reflect the existing, mostly older housing stock rather than new homes.

Not confirmed yet

Will the comprehensive plan update allow new housing types (townhomes, small apartments) on redevelopment sites?
What will Cenzo's build on the 100 E Wheatland parcel, and when?
What enrollment does Zonda's 2025 demographic report project for Duncanville ISD, and are campus consolidations being considered?
When will the city revisit a police facility bond, and at what cost?
Will Life School's campus open for the 2027-28 school year?

Questions people ask

What is the population of Duncanville, Texas?

The Census Bureau estimated 38,915 residents on July 1, 2025. NCTCOG estimated 40,779 on January 1, 2026. The 2020 Census counted 40,706.

Is Duncanville, Texas growing?

Not in population. Census estimates show a decline of about 4% from 2020 to 2025, while NCTCOG shows it flat. The city is nearly built out.

Are new homes being built in Duncanville?

Very few. The city permitted 21 housing units from 2020 to 2025, per Census data, and none in 2025. New-home communities nearby are in DeSoto and Cedar Hill.

Which school district serves Duncanville?

Duncanville ISD, which also covers parts of DeSoto, Cedar Hill and Dallas. It had 10,992 students in 2025-26.

Did the Duncanville ISD bond pass?

Yes. Voters approved both propositions, $170 million in total, on November 7, 2023.

What is being built in Duncanville?

Mainly redevelopment: Life School's new high school campus on Cockrell Hill Road, Wheatland Plaza, retail and fitness projects on US 67 and Wheatland Road, and a planned mixed-use redo of a city parcel on South Main Street.

Is Duncanville having a city bond election?

Not in November 2026. In August 2026 the council postponed a proposed vote on up to $50 million for a police facility.

Sources (44) · checked Oct 28, 2026

Duncanville

Duncanville

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Local life in Duncanville

Day-to-day Duncanville3,7,9,11,12,14,26,29,30,31,33,34,36,37,38,41,42,53,54,55

Duncanville's year, month by month17,18,19,20,21,22,23,24,25

Drive times from downtown Duncanville59

What's in town vs. nearby15,29,33,34,35,36,37,47,58

Main Street: a small downtown in transition

The year centers on Armstrong Park

Parks, trails and Joe Pool Lake

Errands mostly stay in town

Schools

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Not confirmed yet

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Drive to major employers from Duncanville

Cost of Living

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Hidden costs in Duncanville

Where a typical Duncanville homestead tax bill goes (2025)1,2

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

Monthly cost beyond the mortgage (sourced parts only)1,2,13,16,18,21

Utility providers in Duncanville13,16,17,18,19,20,21

The tax bill: no special districts, but no city homestead break

No MUDs or PIDs to check

What may change for 2026

City utilities rose again on Oct. 1

Electric, gas and internet

Day-to-day Duncanville^{3,7,9,11,12,14,26,29,30,31,33,34,36,37,38,41,42,53,54,55}

Duncanville's year, month by month^{17,18,19,20,21,22,23,24,25}

Drive times from downtown Duncanville⁵⁹

What's in town vs. nearby^{15,29,33,34,35,36,37,47,58}

Where a typical Duncanville homestead tax bill goes (2025)^1,2

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

Monthly cost beyond the mortgage (sourced parts only)^{1,2,13,16,18,21}

Utility providers in Duncanville^{13,16,17,18,19,20,21}

Duncanville population, 1950-2025^1,2

New housing units permitted by the City of Duncanville^3,4

Duncanville ISD enrollment^24,25,26

Development projects in and next to Duncanville^{9,10,14,15,16,18,19,22,43,44}

Where change is happening^{9,10,11,12,14,16,17,18,19,21,22}

Jobs in ZIP codes near Duncanville²³

Median home value (ACS 5-year)^37,38,39

Median household income (ACS 5-year)^37,38,39