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

Farmers Branch

Realust Score

↗ +1.3% 1-year

↗ +15.8% 5-year

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

Snapshot

Farmers Branch punches well above its weight as one of DFW's smallest but most strategically positioned cities, offering an ideal combination of urban convenience and suburban affordability just minutes from Dallas's major employment centers.

This compact city sits perfectly positioned between Dallas, Carrollton, and the booming corporate corridors of North Dallas, with direct access to I-35E, LBJ Freeway, and the Dallas North Tollway making it a commuter's dream. The housing market here delivers exceptional value—affordable apartments draw young professionals and recent grads, while mid-century ranch homes and newer townhomes attract first-time buyers seeking character and convenience without Dallas price tags. What sets Farmers Branch apart is its transformation from an aging suburb into a revitalized community, with major investments in parks, trails, and public spaces creating an unexpectedly vibrant quality of life. Major corporate campuses including Concentra, Fujitsu, and various business parks provide thousands of local jobs, while proximity to Dallas's uptown, downtown, and North Dallas office towers means most residents enjoy sub-20-minute commutes. The city's crown jewel is the Farmers Branch Historical Park, a beautifully maintained collection of historic buildings and green space that hosts farmers markets, concerts, and community events that give this small city genuine soul. The extensive trail system connects neighborhoods to parks and amenities, encouraging an active lifestyle that's unusual for a city this size, while the top-rated Farmers Branch Aquatics Center and Athletic Complex rival facilities in much larger suburbs. Dining options benefit from proximity to Carrollton's international food scene while maintaining local favorites along Valwood Parkway and around the Medical District area. The city's compact size creates a genuine neighborhood feel—you'll recognize faces at the grocery store and local coffee shops, yet you're never more than 15 minutes from world-class dining, entertainment, and shopping in Dallas or neighboring cities.

36,645

Population

−6.1% in 5 years

$376,941

Median Home Price

+1.3% in 1 year

$91,186

Median Income

Average $112,738

5.4/10

School Rating

Carrollton-Farmers Branch ISD

✓ Pros

Proximity to Dallas – Quick access to downtown, major highways, and DART for commuting
Local economy supports jobs, retail, and services while staying suburban
Established neighborhoods with charm

✗ Cons

Home prices and property taxes can be higher than other nearby suburbs
Many homes have smaller yards compared to other suburbs, which may not appeal to everyone
Ongoing growth can bring construction, more traffic, and occasional overcrowding in popular areas

Best for Remote Workers

Realust Score

B – Good

💰 Prosperity

🎓 Schools

🛡️ Safety

🌳 Lifestyle

🏷️ Affordability

📊 Market

🚗 Commute

📈 Growth

Demographics

Population

36,645Total Population

3,084.4People per sq mile

-6.1%5-Year Growth

Mobility & Migration

17.0%Moved Last Year

83.0%Same Home 1+ Year

2.6%From Out of State

4.5%From Different County

⚖️ Balanced community with healthy mix of long-term and new residents.

Age Distribution

21.8%Under 18

22.5%25-34

16.6%35-44

12.1%65+

Median Age: 33.4 years

Households

2.3Avg Household Size

55.2%Family Households

42.4%Homeownership Rate

26.0%With Kids

40.4%Married

5.5%Single Parent

34.3%Living Alone

6.3%Seniors Alone

Education Level

High School+87.6%

Bachelor's+52.8%

Graduate Degree18.0%

Connectivity & Remote Work

95.9%Broadband Access

99.2%Have Computer

17.6%Work From Home

Racial & Ethnic Composition

White

51.4%

Hispanic/Latino

40.6%

Two or More

16.2%

Other

11.2%

Asian

11.1%

Black

9.2%

South Asian

6.5%

Native American

0.9%

Foreign Born: 29.0%

Real Estate

💡 Market Insights

⏱️

Balanced Market

Homes take about 57 days to sell — typical for the area.

💰

Buyer Leverage

Homes selling at 94.2% of asking — strong negotiation opportunity.

👥

Healthy Buyer Activity

26% of homes are under contract.

📊

Steady Growth

Home values increased 16% over 5 years.

Home Prices

$231Per Sq Ft

$350,000Starter Home

$376,941Median Price

$689,900Premium Home

Market Trends

🏠 Home Prices

↑ +1.3%

1-Year Change

+15.8%

5-Year Change

🏢 Rent Prices

↓ -0.3%

1-Year Change

+18.1%

5-Year Change

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

Market Health

129Active Listings

57Median Days on Market

25.9%Under Contract

12.4%Price Reduced

94.2%Sale-to-List Ratio

🏷️ Buyer's market: about 7.6 months of homes for sale, so there's more room to negotiate.

Market Insights

$302/moCheaper to Rent

7.6 moBuyer's market

5.7%Rental Yield

4.1xIncome to Buy

+3%vs Region Avg

🏠 Remote Work Fit 82

Excellent for remote workers

👨‍👩‍👧‍👦 Family Fit 38

Fair for families

💼 Investment 97

Strong potential

Typical Home

2,045Sq Ft

3.4Beds

2.8Baths

119,340Lot Sq Ft

1984Year Built

1.9-carGarage

Property Mix

Single Family53.3%

Townhome9.5%

Condo16.2%

Common Features

Pool11.4%

Garage80%

Single Story43.8%

Fireplace48.6%

Central Air62.9%

Waterfront2.9%

Costs & Ownership

$2,088Est. Monthly Payment

$1,786Median Rent

$325/moAvg HOA Fee

28.6%Have HOA

Investment Indicators

1.8%Rental VacancyLow (Good)

0/10Low Risk

28.6%New Construction

$133,531Per Bedroom

Lifestyle

Explore Farmers Branch on Google Maps

🍽️ 60+Restaurants 🌳 60+Parks 💪 60+Gyms 🛒 40Grocery ☕ 60+Coffee 🍺 60+Bars 👶 60+Daycares 🏥 57Hospitals 💊 60+Pharmacies 🦷 60+Dentists 📚 10Libraries 🐕 60+Dog Parks 🏛️ 7Museums 🎬 6Theaters

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

Urban Suburban Mix

Best For: Young Professionals Suburban-Urban Hybrid Seekers Small-Lot Homeowners ★ Remote Workers

Lifestyle Scores

Family Friendly7.3

Outdoor Activities6

Nightlife8.7

Health & Fitness7.3

Diversity8

Weather6.7

Nearby Amenities (within 5 miles)

60+Restaurants

60+Parks

60+Gyms

40Grocery

60+Coffee

60+Bars

6Theaters

60+Daycares

57Hospitals

60+Pharmacies

60+Dentists

10Libraries

60+Dog Parks

7Museums

Getting Around

Averaged across Farmers Branch, weighted by where people live. #7 of 84 cities. Its most walkable areas reach 68, and 43% of residents live somewhere walkable (50+).

Walk Score citywide41

Bike Score citywide51

Transit Score citywide28

Local life in Farmers Branch

Farmers Branch has no historic downtown strip. The closest thing is the area around the DART Farmers Branch station, near Valley View Lane and Bee Street, where The Shops at Mustang Station (2500 Pepperwood St.) and nearby Bee Street storefronts hold several chef-run restaurants.

21 minDrive to downtown Dallas, off-peak⁴¹

24 minDrive to DFW Airport, off-peak⁴¹

104 acresJohn F. Burke Nature Preserve on the Elm Fork of the Trinity^1,2

27 acresFarmers Branch Historical Park, with buildings from 1840-1940⁴

B (81)Carrollton-Farmers Branch ISD 2026 state rating³⁰

1DART Green Line rail station in town (opened 2010)²⁴

Day-to-day Farmers Branch^{2,12,13,14,15,16,18,19,21,22,23,27,28,29,31,33}

12345678910111213141516171819202122232425262728

1Roots Southern Table
2Bankhead Brewing Co.
3Señor Oink
4Cattleack Barbeque
5Walmart Neighborhood Market
6Kroger Addison Town Center
7CVS Pharmacy
8Walgreens
9Farmers Branch Historical Park
10The Grove
11Rawhide Park
12Farmers Branch Park
13Gussie Field Watterworth Park & Rose Gardens
14Don Showman Park & Aquatics Center
15Barney Wood Bark Park
16Joya at Oran Good Park
17Temple Trails Park
18Montgomery Park
19Farmers Branch Elementary
20Stark Elementary
21Vivian Field Middle School
22Chapel Hill Preparatory (Dallas ISD)
23City Hall
24Manske Library
25Community Recreation Center
26Police Department
27Fire Station 1
28Fire Department (address of record)

Food & coffeeShopsHealth careParksSchoolsCity servicesLocations are approximate.

30 places. Businesses limited to those with 2025-26 evidence. Off the map (farther out): Medical City Dallas, John F. Burke Nature Preserve.

Farmers Branch's year, month by month^3,5,6,7,9

Month	Event	Where
March	Gateway to the Globe multicultural celebration	Historical Park
July	Independence Day Celebration + fireworks (July 3, 2026)	Not listed
October	Fall Fest & Spooky Dash 5K (new format in 2026)	Historical Park
November	Veterans Day Celebration	Not listed
Holiday season	Christmas in the Branch (Santa events, teas, carnival)	Various
Holiday season	Skating Under the Stars outdoor rink	Children's Health StarCenter
Date not posted	Arbor Day tree planting and giveaway; Craft Fair; Fishin' Fun	Templeton Trails Park / City Hall; others not listed

Recurring city events from the city's Special Events page. Dates confirmed for July 2026, October 2026 and March 2025 only; check the city calendar for 2027.

Drive times from Farmers Branch⁴¹

Galleria Dallas5.5 mi12 min
Las Colinas Urban Center7.4 mi13 min
Dallas Medical District10.6 mi17 min
Dallas Love Field11.0 mi20 min
Downtown Dallas14.3 mi21 min
Legacy (Plano)13.2 mi21 min
DFW Airport13.0 mi24 min

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

What's in town vs. nearby^{2,13,16,18,19,20,21,22,23,24}

Need	In Farmers Branch	Nearest outside town
Full grocery	Walmart Neighborhood Market, 13100 Josey Ln.	Kroger, 3770 Belt Line Rd., Addison; Kroger, 4038 Old Denton Rd., Carrollton
Pharmacy	CVS (2702 Valwood Pkwy); Walgreens (13260 Josey Ln.); Walmart drive-thru	-
Hospital / ER	None confirmed	Medical City Dallas, 7777 Forest Ln.
Library	Manske Library, 13613 Webb Chapel Rd.	-
Rail transit	DART Green Line, Farmers Branch station	-
Sit-down dining	Roots Southern Table, Bankhead Brewing, Señor Oink (Bee St.)	-
Barbecue	Cattleack Barbeque, 13628 Gamma Rd. (limited days)	-
Pool / rec center	Aquatics Center and Community Recreation Center, Heartside Pl.	-
College	Dallas College Brookhaven	-

Distances to out-of-town stores were not calculated.

Read the full local life guide

No old main street, but a dining cluster by the rail station

Roots Southern Table, chef Tiffany Derry's restaurant, is at 13050 Bee St. and lists dinner hours Tuesday through Sunday. Bankhead Brewing Co. is next door at 13090 Bee St. Señor Oink, a pork-focused taqueria, finished a $350,000 build-out at 12990 Bee St., Suite 120, in early 2025. A local food writer named all three in an August 2025 roundup. Elsewhere in town, Cattleack Barbeque (13628 Gamma Rd.) sells barbecue Wednesday through Friday and on the first Saturday of the month, 10 a.m. to 2 p.m.

The Grove, at 12700 Denton Dr., is the city's outdoor gathering space beside the rail station. It has a covered stage and rose gardens and has hosted the city's holiday markets.

Events center on Historical Park and the holidays

The city's recurring events are Gateway to the Globe (a multicultural festival held at Historical Park on March 29, 2025), an Arbor Day tree planting and giveaway, an Independence Day celebration with fireworks (July 3 in 2026), a fall festival, a Veterans Day celebration, a craft fair, a Fishin' Fun day, and Christmas in the Branch.

In 2026 the city folded its Halloween in the Park and Haunts & Houses events into a single Fall Fest at Historical Park (2540 Farmers Branch Ln.), with a new Spooky Dash 5K and one-mile fun run. Entry is free for residents and $5 for non-residents. Christmas in the Branch runs several weeks and includes Santa visits, holiday teas, a carnival and Skating Under the Stars, an outdoor rink run with the Dallas Stars at the Children's Health StarCenter.

Parks, a nature preserve and the Trinity

The city calls itself "The City in a Park" and says it has more than 30 parks. The biggest is the 104-acre John F. Burke Nature Preserve at 1111 Valley View Ln., with upland forest, wetlands, a pond boardwalk and access to the Elm Fork of the Trinity River. A $1.4 million first phase, finished in 2023, added a trail from Valley View Lane, a loop around the pond boardwalk and a river overlook. The Trinity River Paddle Trail, a National Recreation Trail, runs alongside the preserve.

Historical Park covers 27 acres and holds more than a dozen historic buildings. The Heartside Place campus groups Don Showman Park (10 acres), the indoor Margaret Young Natatorium and Frog Pond water park, the 60,000 sq ft Community Recreation Center, a skate park and the 1.44-acre Barney Wood Bark Park. Rawhide Park (20 acres) has three jogging loops and a rose garden. Gussie Field Watterworth Park (12 acres) holds the Farmers Branch Rose Gardens.

Off-peak, Grapevine Lake is roughly 21 minutes away, Lewisville Lake's dam area about 25 minutes and White Rock Lake about 30 minutes.

Errands

The full-service grocery we confirmed in town is the Walmart Neighborhood Market at 13100 Josey Ln., open 6 a.m. to 11 p.m. with a drive-thru pharmacy. Kroger lists no Farmers Branch store; its listed stores in neighboring cities include Addison (3770 Belt Line Rd.) and Carrollton (4038 Old Denton Rd.). Chain pharmacies in town include CVS at 2702 Valwood Pkwy. and Walgreens at 13260 Josey Ln.

Farmers Branch has no hospital of its own that we could confirm. The closest major hospital we confirmed is Medical City Dallas, an 876-bed hospital at 7777 Forest Ln. in Dallas. Manske Library, at 13613 Webb Chapel Rd., has a makerspace with a 3D printer and laser cutter, ESL classes and meeting rooms. City Hall is at 13000 William Dodson Pkwy.

Schools: two districts

Most of the city is in Carrollton-Farmers Branch ISD, which earned a B (81) in the 2026 state ratings. Campuses in town include Farmers Branch Elementary (PK-5, 13521 Tom Field Rd.), Stark Elementary (PK-5, 12400 Josey Ln.), Blair Elementary, and Vivian Field Middle School (6-8, 13551 Dennis Ln.), which rated B (86). Most CFBISD addresses in the city go to R.L. Turner High School in Carrollton (B in 2026). Homes south of I-635 and west of I-35E are zoned to La Villita Elementary, Barbara Bush Middle School and Ranchview High School (B). None of the four campuses CFBISD closed in 2025 was in Farmers Branch.

A smaller part of the city is in Dallas ISD, served by Chapel Hill Preparatory (PK-5, 12701 Templeton Trail), Gooch Elementary, Marsh Middle School and W.T. White High School. Attendance zones vary by address, so check the district locator for a specific home.

Getting around and public safety

I-635 (LBJ Freeway) and I-35E meet next to the Farmers Branch DART station. Off-peak, the Galleria area is about 12 minutes away, Las Colinas about 13, downtown Dallas and Legacy in Plano about 21, Love Field about 20 and DFW Airport about 24. Rush hour on I-635 and I-35E runs longer. DART's Green Line stops at the Farmers Branch station, and DART buses run to downtown Dallas and Carrollton.

The city runs its own police department, headquartered at 3723 Valley View Ln.. A 2022-23 recruitment notice put sworn staff at about 80 officers. The fire department is a career department. Its NERIS record lists four stations; Fire Station No. 2, a two-story station with a storm shelter, was finished in May 2020.

Not confirmed yet

Nearest hospital ER inside or right next to the city: the 4343 N. Josey Ln. hospital in Carrollton appears under two names (Carrollton Regional Medical Center and Baylor Scott & White-Carrollton); current operator and status not confirmed.
Urgent care clinics in Farmers Branch with 2025-26 evidence.
Who provides ambulance transport.
ISO fire protection rating.
Exact fire station count and addresses (NERIS lists 4; an undated relocation guide lists 3).
Total trail miles; the city does not publish a figure on its trails page.
Acreage for Joya at Oran Good, Montgomery, The Grove and Liberty Plaza.
Whether the seasonal farmers market at The Grove ran in 2025 or 2026.
Dates and venues for 2026 Christmas in the Branch, Arbor Day, Veterans Day, Craft Fair and Fishin' Fun.
2026 TEA ratings for Farmers Branch Elementary, Stark Elementary, and the Dallas ISD campuses serving the city.
Street addresses for Blair Elementary, R.L. Turner HS, Gooch Elementary, Marsh MS and W.T. White HS.
Library hours.

Questions people ask

Is there a grocery store in Farmers Branch?

Yes. A Walmart Neighborhood Market is at 13100 Josey Ln., open 6 a.m. to 11 p.m. Kroger lists no store in the city; listed Kroger stores nearby are in Addison (3770 Belt Line Rd.) and Carrollton (4038 Old Denton Rd.).

Does Farmers Branch have a DART rail station?

Yes. The Farmers Branch station on DART's Green Line opened in December 2010 near I-635 and I-35E. The Green Line runs to downtown Dallas and north to Carrollton.

How long is the drive from Farmers Branch to downtown Dallas and DFW Airport?

Off-peak, about 21 minutes (14.3 miles) to downtown Dallas and about 24 minutes (13 miles) to DFW Airport. Love Field is about 20 minutes. Rush hour adds time.

What school district is Farmers Branch in?

Most of the city is in Carrollton-Farmers Branch ISD, rated B (81) in 2026. A smaller part is in Dallas ISD. Check the district locator for a specific address.

What high school do Farmers Branch students attend?

Most CFBISD addresses in the city are zoned to R.L. Turner High School in Carrollton. Homes south of I-635 and west of I-35E go to Ranchview High School. Dallas ISD addresses go to W.T. White High School.

What is the biggest park in Farmers Branch?

The John F. Burke Nature Preserve, at 104 acres along the Elm Fork of the Trinity River, at 1111 Valley View Ln. It has a boardwalk, a loop trail and a river overlook.

Where is the nearest hospital to Farmers Branch?

We found no hospital inside the city. Medical City Dallas, an 876-bed hospital at 7777 Forest Ln. in Dallas, is the closest major hospital we confirmed.

What events does Farmers Branch hold?

Gateway to the Globe in spring, an Independence Day celebration with fireworks (July 3 in 2026), a Fall Fest with the Spooky Dash 5K at Historical Park, a Veterans Day celebration, and Christmas in the Branch, which includes an outdoor skating rink.

Sources (44) · checked Oct 28, 2026

Seasonal Temperatures

January57°39° low

April75°56° low

July95°78° low

October78°59° low

Annual Conditions

220Sunny Days/Year

145Rainy Days/Year

53.7"Annual Rainfall

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

Crime & Safety

Safety Overview

C+Safety Grade

1.36Violent Crime Rateper 1,000 residents

20.85Property Crime Rateper 1,000 residents

Violent Crime

Assault135.19

Robbery31.81

Murder2.73

Rape31.81

Rates per 100,000 residents

Property Crime

Burglary270.38

Theft1675.28

Vehicle Theft601.72

Rates per 100,000 residents

Job Market

Income

$91,186Median Household

$112,738Average Household

$48,638Per Capita

Employment

1.9%Unemployment Rate

-0.4%Job Growth / yr

11.4%Poverty Rate

Income Distribution

$150k+

22.0%

$100k-$150k

24.4%

$75k-$100k

13.9%

$50k-$75k

17.1%

$25k-$50k

14.4%

Under $25k

8.2%

Education

School District

Carrollton-Farmers Branch ISDPrimary District

B+District Grade

Top 42%State Ranking

Schools

24Elementary

6Middle

8High School

🏆 Top-Rated Schools

📚 Middle Schools

FIELD MIDDLE

(88)

Source: Texas Education Agency 2024-25 Accountability Ratings

Academic Info

13.5:1Student-Teacher Ratio

📈 Graduation Rates (Class of 2024)

93.0%Graduation RateB

4.8%Dropout Rate

🎯 College Readiness (Class of 2023)

95%Took SAT/ACT

13.8%College ReadyD

24.9%TSI Ready

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

Transportation

Mobility Scores

Walk Score citywide41

Bike Score citywide51

Transit Score citywide28

Commute

22Avg Minutes

71.7%Drive Alone

7.0%Carpool

17.6%Work from Home

Distance To

14.9 miDowntown Dallas

15 miDFW Airport

11.5 miLove Field

⚡ EV Charging

85Public Stations

43DC Fast Ports

173Level 2 Ports

Networks: ChargePoint Network Blink Network Tesla Destination

Drive to major employers from Farmers Branch

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

Workplace	8 AM rush	No traffic	Distance
Galleria / LBJDallas	14 min	13 min	4.4 mi
McKessonLas Colinas	14 min	11 min	7.5 mi
Las Colinas Urban CenterIrving	18 min	15 min	8.4 mi
Texas InstrumentsDallas	18 min	16 min	10.1 mi
Kimberly-ClarkIrving	20 min	17 min	10.4 mi
Southwest AirlinesLove Field	20 min	17 min	9.9 mi
UT Southwestern / Medical DistrictDallas	21 min	17 min	11.7 mi
Dallas Love FieldDallas	22 min	22 min	9.2 mi

Show all 36 workplaces

Workplace	8 AM rush	No traffic	Distance
American AirlinesFort Worth	23 min	20 min	16.6 mi
DFW AirportDFW	23 min	21 min	15.5 mi
Telecom CorridorRichardson	24 min	19 min	13.4 mi
Toyota North America HQPlano	24 min	22 min	17.6 mi
Downtown DallasDallas	26 min	22 min	15.5 mi
State Farm CityLineRichardson	26 min	21 min	14.8 mi
Legacy WestPlano	27 min	20 min	15.9 mi
AT&TDowntown Dallas	28 min	22 min	15.4 mi
Tyler TechnologiesPlano	28 min	23 min	16.7 mi
JPMorgan Chase Legacy WestPlano	29 min	22 min	16.5 mi
Medical City PlanoPlano	29 min	24 min	16.4 mi
Capital OnePlano	30 min	23 min	18.5 mi
Frito-Lay / PepsiCoPlano	30 min	24 min	17.1 mi
The StarFrisco	30 min	24 min	19 mi
Uptown DallasDallas	30 min	21 min	14.6 mi
UT DallasRichardson	30 min	24 min	14.4 mi
Arlington Entertainment DistrictArlington	31 min	29 min	22.8 mi
Keurig Dr PepperFrisco	31 min	25 min	18.6 mi
SMUUniversity Park	31 min	23 min	11.9 mi
Baylor University Medical CenterDallas	34 min	25 min	17 mi
Fidelity InvestmentsWestlake	34 min	28 min	24.5 mi
Charles SchwabWestlake	34 min	28 min	25.6 mi
University of North TexasDenton	36 min	34 min	27.9 mi
Texas Woman's UniversityDenton	38 min	36 min	27.8 mi
RaytheonMcKinney	43 min	37 min	31.1 mi
AllianceTexasFort Worth	44 min	38 min	33.3 mi
Downtown Fort WorthFort Worth	44 min	37 min	33.5 mi
Lockheed MartinFort Worth	55 min	47 min	45 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 Farmers Branch

Most Farmers Branch homes pay five taxing units: Carrollton-Farmers Branch ISD at 0.9481, the city at 0.5435, Dallas County at 0.2155, Parkland Hospital at 0.212 and Dallas College at 0.1066. All rates are per $100 of value.

2.03%Base 2025 tax rate, CFBISD side (city + CFBISD + Dallas County + Parkland + Dallas College), before exemptions¹

$364,600Median value of owner-occupied homes, ACS 2024 5-year¹¹

~$439/moEstimated property tax on that home with a homestead exemption, CFBISD, owner under 65^1,11

20% + $100,000City, county, Parkland and college homestead exemption, plus over-65/disabled exemption from each of those four¹

$95.20/moCombined water and sewer bill at 7,500 gallons in May 2025, before the 2026 rate increases¹³

14.1¢/kWhLowest 12-month fixed retail electric price at 1,000 kWh, Oncor area (Oct. 28, 2026)¹⁸

Where a typical Farmers Branch homestead tax bill goes (2025)^1,11

$5,272/yr

Carrollton-Farmers Branch ISD$2,129/yr
City of Farmers Branch$1,585/yr
Dallas County$629/yr
Parkland Hospital$618/yr
Dallas College$311/yr

Homestead at $364,600 (ACS median), CFBISD, owner under 65, no 10% cap savings. City, county, Parkland and college each take 20% off; CFBISD takes $140,000 off.

Base 2025 tax rate: Farmers Branch vs. nearby cities¹

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

Exemptions differ: Farmers Branch, Carrollton, Addison, Dallas and Irving give a 20% city homestead exemption; Coppell gives 5% and Richardson 0%. Dallas ISD and Richardson ISD add a 10% local school exemption.

Monthly cost beyond the mortgage (sourced parts only)^{1,11,13,18,24}

$708/mo

Property tax (homestead, CFBISD)$439/mo
Electric (1,000 kWh, cheapest 12-mo plan)$141/mo
Water + sewer (7,500 gal, Nov. 2026 rates)$123/mo
Trash fee$5/mo

Partial. Water and sewer use the city's Nov. 1, 2026 rates. Drainage, internet, insurance and HOA are not included because their amounts were not sourced.

Utility providers in Farmers Branch^{13,14,15,16,17,18,19,24}

Service	Provider	Choice?	Notes
Electric	Oncor delivery; retail provider of your choice	Yes (retail choice)	Cheapest 12-mo plan 14.1¢/kWh at 1,000 kWh; city Power Switch group-buy program
Water & sewer	City of Farmers Branch (water bought from Dallas Water Utilities; sewer treated by Trinity River Authority)	No	12% increase Nov. 1, 2026; about $123/mo at 7,500 gal; no sewer cap
Trash & recycling	Community Waste Disposal via city contract	No	$5/mo city trash fee; bulky item and yard waste pickup
Natural gas	Not confirmed
Internet	AT&T fiber (99%), Spectrum cable (100%), Frontier fiber (28%), plus smaller fiber and 5G home providers	Yes	FCC data, Dec. 2025

Read the full hidden costs guide

The tax bill is the biggest hidden cost

Exemptions cut the bill a lot. CFBISD takes $140,000 off a homestead's value. The city, Dallas County, Parkland and Dallas College each take 20% off. Owners 65 and older, and disabled owners, get another $100,000 off from each of those four, plus $60,000 more from CFBISD and a freeze on school taxes.

At the Census median home value of $364,600, a homestead in CFBISD owes about $5,270 a year, or $439 a month. That is an effective rate of about 1.45%. The same house as a rental with no exemptions would owe about $7,390. An owner 65 or older would owe about $3,630.

School district and special districts

A small part of the city is in Dallas ISD, which charges 0.9938 but adds a 10% local homestead exemption. The same $364,600 home there would owe about $5,010. Check the district for each address on the appraisal district site.

The Dallas CAD rate sheet lists no MUD or PID for Farmers Branch. The one add-on to check is the Valwood Improvement Authority, at 0.04 with no exemptions, or about $146 a year on a $364,600 home. Which addresses it covers was not confirmed.

What may change in 2026

The city kept its rate at 0.5435 for 2025. Its 2026 notice lists a no-new-revenue rate of 0.5093 and a voter-approval rate of 0.6085, but the adopted 2026 rate was not confirmed. CFBISD says it kept its rate for 2026-27. The appraisal district's early estimate shows Dallas County rising to 0.2487, which is not final.

Water and sewer bills are rising

The city buys its water from Dallas Water Utilities and sends wastewater to the Trinity River Authority. Rates stayed flat from 2019 to 2025, when a combined bill for 7,500 gallons was $95.20 a month.

To pay for a $78 million, five-year capital plan, the city raised water and sewer rates in November 2025 and adds another 12% on Nov. 1, 2026. The residential sewer cap has also ended, so every gallon now counts toward sewer, and homes that water lawns heavily pay more.

Under the November 2026 rates, water is $28.32 for the first 2,000 gallons plus $7.74 per 1,000 gallons up to 10,000. Sewer is $29.61 plus $4.02 per 1,000 gallons. With the $5 trash fee, a home using 7,500 gallons pays about $128 a month. Seniors and disabled residents get lower rates.

Electric, trash and internet

Farmers Branch is in Oncor's area, so you pick your electric provider. In late October 2026 the cheapest 12-month fixed plan was 14.1¢ per kWh at 1,000 kWh, or about $141 a month. The city also runs Power Switch, a group-buying program for residents.

Community Waste Disposal collects trash and recycling under a city contract, and the city picks up bulky items and yard waste. The city's trash fee is $5 a month ($2.50 for seniors and disabled residents).

AT&T fiber reaches about 99% of the city by FCC data, and Spectrum cable reaches all of it. Frontier, SimpleFiber, Hotwire and Astound fiber reach smaller areas.

HOA, commute and rent

HOA dues are concentrated in newer Mercer Crossing sections. A Kensington Place listing shows $850 a quarter, and a Windermere listing shows $321 a month.

The average commute is about 22 minutes. I-635 and I-35E cross the city. NTTA toll roads cost 22¢ a mile with a TollTag. The Census median gross rent was $1,820 in the 2023 five-year estimate, up from $1,259 in 2017.

Not confirmed yet

What does a typical Farmers Branch water, sewer and trash bill total today, after the 2026 changes?
What does homeowners insurance cost for a $365,000 home in Farmers Branch?
What share of homes sits in a FEMA flood zone along Farmers Branch Creek or the Elm Fork of the Trinity?
Did council reinstate a residential sewer cap?
Which streets are in Dallas ISD rather than CFBISD?
What are typical drive times and toll costs to downtown Dallas, Las Colinas and DFW Airport?

Questions people ask

What is the property tax rate in Farmers Branch, TX?

For 2025, about 2.03% before exemptions in Carrollton-Farmers Branch ISD: city 0.5435, CFBISD 0.9481, Dallas County 0.2155, Parkland 0.212 and Dallas College 0.1066. In the Dallas ISD part, the school rate is 0.9938.

How much are property taxes on a $365,000 home in Farmers Branch?

About $5,270 a year ($439 a month) with a homestead exemption in CFBISD at 2025 rates, about $5,010 in Dallas ISD, and about $7,390 for a rental with no exemptions.

Does Farmers Branch have a homestead exemption?

Yes. The city exempts 20% of a homestead's value and gives $100,000 more to owners who are 65 or older or disabled. Dallas County, Parkland and Dallas College offer the same 20% and $100,000. CFBISD exempts $140,000.

Are there MUDs or PIDs in Farmers Branch?

None appear on the Dallas CAD 2025 rate sheet. The Valwood Improvement Authority (0.04) is the one special district to check by address.

Who provides electricity in Farmers Branch?

Oncor delivers power and residents choose a retail provider. The city also offers Power Switch, a group-buying program.

Why did my Farmers Branch water bill go up?

The city raised water and sewer rates 15% for 2026, ended the cap that stopped sewer charges after 10,000 gallons, and adds a new fee starting with November 2026 bills.

What school district is Farmers Branch in?

Mostly Carrollton-Farmers Branch ISD. A small part of the city is in Dallas ISD.

Who picks up trash in Farmers Branch?

Community Waste Disposal, under contract with the city. The city also collects bulky items and yard waste.

Sources (24) · checked Oct 28, 2026

What’s coming

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

2Under construction

0Approved

1Announced or proposed

Under constructionApprovedAnnouncedOpenMajor venue

Under constructionEarly 2027

I-35E rebuild, I-635 to Denton Co.

TxDOT's $709M Phase 2 widens I-35E from 6 to 8 general lanes and converts reversible toll lanes to 4 two-way managed lanes. About 67% complete.

Why it matters: More lanes and two-way express lanes for I-35E commuters.

Also in Carrollton · Dallas

TxDOT, Nov 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 · Duncanville · Sachse · Balch Springs · University Park · Seagoville · Glenn Heights · Addison · Highland Park · Hutchins · Wilmer · Sunnyvale · Cockrell Hill · Combine

Citywide

D Magazine, Oct 2026Checked Oct 2026

Under constructionCompletion set for Aug 2027

Farmers Branch Elementary replacement

CFBISD is building a $45.7M replacement Farmers Branch Elementary for 850 students at 13521 Tom Field Road. Construction began May 2026 with completion set for August 2027.

Why it matters: New school building for Farmers Branch elementary families.

Citywide

Texas Department of Licensing and Regulation, May 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 Farmers Branch

Farmers Branch is one of the oldest settlements in Dallas County. Land grants date to 1842, and the area was the first site of the Peters Colony in 1845.

38,320Census Bureau population estimate, July 1, 2025²

40,889NCTCOG population estimate, Jan. 1, 2026⁴

+25.8%Population change, 2010 to 2020 Census (28,616 to 35,991)¹

8,234Housing units permitted 2015-2019, almost all apartments⁶

24,165CFBISD students in 2024-25, down from 26,423 in 2011-12³⁰

$364,600Median owner-occupied home value, ACS 2020-2024 (was $145,700 in 2011-2015)^36,38

Farmers Branch population: Census counts 1950-2020 and Census Bureau estimates 2021-2025^1,2

915'50

13K'60

27K'70

25K'80

24K'90

28K'00

29K'10

36K'20

36K'21*

36K'22*

37K'23*

38K'24*

38K'25*

1950-2020: decennial Census counts. 2021-2025: Census Bureau July 1 estimates (Vintage 2025), flagged as estimates. NCTCOG's Jan. 1, 2026 estimate (40,889) uses a different method and is not charted.

New housing units permitted by the City of Farmers Branch, 2010-2025⁶

8'10

36'11

916'12

332'13

28'14

1,061'15

843'16

1,393'17

3,355'18

1,582'19

229'20

309'21

588'22

75'23

609'24

64'25

Census Building Permits Survey, full calendar years. Spikes are apartment buildings (5+ units): 867 in 2012, 1,045 in 2015, 818 in 2016, 1,372 in 2017, 3,211 in 2018, 1,335 in 2019, 471 in 2022, 515 in 2024. 2018 includes units the Bureau imputed for one unreported month. 2026 (317 units Jan-Sep) is a partial year and is left out.

Carrollton-Farmers Branch ISD enrollment³⁰

26K'10*

26K'11*

26K'12*

26K'13*

26K'14*

26K'15*

25K'16*

25K'17*

26K'18*

26K'19*

25K'20*

25K'21*

25K'22*

24K'23*

24K'24*

NCES counts as published by Ballotpedia. CFBISD also serves Carrollton and parts of Dallas, Irving, Coppell and Addison. No numeric district projection has been published; an October 2024 demographer report projected continued decline.

New homes and apartments in Farmers Branch^{12,13,14,15,16,17,18,21,22,24,25,26}

Community	Developer	Builders / type	Planned size	Status	Location
Mercer Crossing	Centurion American	Megatel, First Texas (Beazer, Siena, Oakdale named 2017)	370 acres; 660-1,000 home lots and 2,500 apartments planned	Late phase	I-635 near Luna Rd; 1800 Wittington Pl
The Abbey at Mercer Crossing	Centurion American	First Texas Homes (townhomes)	n/p	Selling, from mid-$500Ks	1800 Wittington Pl
Mercer Crossing West	Centurion American	First Texas Homes	n/p	Sold out	Mercer Crossing
Goodland Townhomes	n/p	n/p (townhomes)	n/p	Selling	13351 Goodland St
Mustang Station	Western Securities	Apartments	440+ units	Complete	2500 Pepperwood St
Jefferson East Branch	JPI	Apartments	390 units (Phase I); 741 planned overall	Complete (Phase I)	14175 N Dallas Pkwy
Presidium Valley View	Presidium	Apartments	344-348 units (Phase I); Phase II planned	Phase I open	13214 St. Lawrence Cir
Lenox Alpha	OHT Partners	Apartments	391 units	Planned, Sept 2026-Sept 2028	4707 Alpha Rd

n/p = not published. Farmers Branch is nearly built out; most new housing is apartments and infill townhomes rather than large subdivisions.

Where new housing is going^{13,14,17,18,22,24,26,27,39}

1234567

1Mercer Crossing / The Abbey sales center
2Mercer Crossing (Megatel section)
3Goodland Townhomes
4Mustang Station apartments
5Jefferson East Branch
6Presidium Valley View
7Lenox Alpha (planned)

NeighborhoodsApartmentsProposedLocations are approximate.

Lenox Alpha's ZIP is not in the source; 75244 is assumed from its location half a mile west of the Dallas North Tollway and should be checked.

Largest employers in Farmers Branch (city's 2022 ACFR)¹

Internal Revenue Service1,200 jobs
Feizy1,170 jobs
Anserteam LLC1,001 jobs
Telvista1,000 jobs
TDIndustries900 jobs
Haggar Clothing Co.750 jobs
IBM700 jobs
MONI Smart Security (now Brinks Home)700 jobs
Encore Enterprises650 jobs
Glazer's650 jobs

Employee counts reported in the city's FY2022 Annual Comprehensive Financial Report, as reproduced on Wikipedia. Counts change; a newer ACFR was not reviewed.

Median home value (ACS 5-year)^36,37,38

146K2011-15

196K2015-19

234K2017-21

289K2018-22

322K2019-23

365K2020-24

Owner estimates, nominal dollars, five-year averages.

Median household income (ACS 5-year)^36,37,38

61K2011-15

74K2015-19

77K2017-21

88K2018-22

88K2019-23

91K2020-24

Nominal dollars, five-year averages.

Read the full growth story guide

A postwar suburb that filled up early

Farmers Branch is one of the oldest settlements in Dallas County. Land grants date to 1842, and the area was the first site of the Peters Colony in 1845. It did not incorporate until 1946.

Growth came fast after that. The Census counted 915 people in 1950, 13,441 in 1960 and 27,492 in 1970. Then the city ran out of open land. The population dipped to 24,250 by 1990 and was 28,616 in 2010.

Population: steady gains from apartments

The 2020 Census counted 35,991 people, up 25.8% from 2010. The Census Bureau estimates 38,320 in July 2025, about 6% above its July 2020 estimate. NCTCOG, which uses a different method, puts the city at 40,889 on Jan. 1, 2026.

No city or regional agency publishes a population forecast for Farmers Branch. Growth here comes from redevelopment, not new land. Be careful with older Census estimates: the Bureau's 2020-vintage series put the city above 51,000, far more than the 2020 count found.

Housing: an apartment boom, then infill

For most of the 2000s the city permitted fewer than 40 homes a year. That changed in 2012. From 2015 to 2019 it permitted 8,234 housing units, almost all in apartment buildings, with a peak of 3,355 in 2018. Since 2020 it has permitted 64 to 609 units a year.

The one large for-sale project is Mercer Crossing, Centurion American's 370-acre development north of I-635 near Luna Road. It mixes single-family homes, townhomes, about 2,500 planned apartments and 93 acres of office and retail. Its last phase, The Abbey by First Texas Homes, sells townhomes from the mid-$500,000s. Elsewhere, new for-sale homes are small infill townhome groups such as Goodland.

Large rental projects include Mustang Station by the DART station, JPI's Jefferson East Branch on the Dallas North Tollway and Presidium Valley View off Valley View Lane. OHT Partners plans 391 more units at 4707 Alpha Road, with construction set for 2026 to 2028.

The mix has shifted. In the 2011-2015 survey, most occupied homes were owned. By 2020-2024, renters held about 58% of them.

What is driving it

Location and jobs. Farmers Branch sits where I-35E meets I-635, has DART Green Line rail since 2010, and borders the Dallas North Tollway office corridor. In 2021 the city cited more than 4,000 companies and 250 corporate headquarters. The largest employers in its 2022 financial report included the IRS, Feizy, Telvista and TDIndustries. Brinks Home opened a new headquarters in the city in June 2026.

Roads are changing too. TxDOT's $709 million rebuild of I-35E from I-635 north is due to finish in early 2027. A separate proposal would add managed-lane connectors at the I-635/I-35E interchange; no schedule has been published.

The city is planning for redevelopment rather than expansion. It lists a 20-year Farmers Branch 2045 Plan, a Station Area Master Plan covering about 144 acres, a Four Corners plan and an IH-35E corridor study.

Schools: shrinking enrollment, new buildings

Most of the city is in Carrollton-Farmers Branch ISD; a small part is in Dallas ISD. CFBISD enrollment peaked at 26,423 in 2011-12 and fell to 24,165 in 2024-25. State data show 22,899 for 2026.

The district reported about 9,800 empty seats and voted in March 2025 to close four schools. Voters passed bonds of $350 million in 2018 and $716.44 million in 2023. That money is replacing Farmers Branch Elementary, which broke ground in September 2026.

Values and incomes

Census survey data show the median owner-estimated home value rising from $145,700 (2011-2015) to $364,600 (2020-2024). Median household income rose from $60,973 to $91,186 over the same periods.

These are five-year averages in nominal dollars. The rise likely reflects both new Mercer Crossing homes and price gains in older houses.

Not confirmed yet

Does the Farmers Branch 2045 Plan set any housing or population targets?
What is planned for the Four Corners area, and where exactly is it?
How many Mercer Crossing lots remain unbuilt, and is the city-owned park there scheduled?
What did the 2025 and 2026 apartment permits (262 units through Sept 2026) cover?
Will the I-635/I-35E managed-lane connectors be funded, and when?
Which Farmers Branch neighborhoods are zoned to Dallas ISD?

Questions people ask

What is the population of Farmers Branch, Texas?

The Census Bureau estimated 38,320 on July 1, 2025. NCTCOG estimated 40,889 on Jan. 1, 2026. The 2020 Census counted 35,991.

Is Farmers Branch growing?

Yes, slowly. It grew 25.8% from 2010 to 2020, mostly from new apartments. Census estimates show about 6% growth from 2020 to 2025.

How many new homes are being built in Farmers Branch?

The city permitted 8,234 units from 2015 to 2019, mostly apartments, and 1,874 from 2020 to 2025. From January to September 2026 it permitted 317, including a 262-unit apartment project.

What is Mercer Crossing?

A 370-acre Centurion American development north of I-635 near Luna Road with single-family homes, townhomes, apartments and 93 acres of office and retail. Its final phase, The Abbey, is selling townhomes.

What school district is Farmers Branch in?

Mostly Carrollton-Farmers Branch ISD. A small part is in Dallas ISD. Check by address.

Is CFBISD enrollment declining?

Yes. It fell from 26,423 in 2011-12 to 24,165 in 2024-25, and the board voted in 2025 to close four schools.

Is there a DART train in Farmers Branch?

Yes. Farmers Branch Station on the DART Green Line opened in December 2010, near I-635 and I-35E.

Sources (39) · checked Oct 28, 2026

Farmers Branch at a glance

Farmers Branch, TX (Dallas County) has a Realust Score of 72/100, ranking tied for #61 of 84 North Texas cities. Key numbers: median home price $376,941, population 36,645, school rating 5.4/10.

What is Farmers Branch's Realust Score?

Farmers Branch has a Realust Score of 72 out of 100 (B, Good), which ranks tied for #61 of 84 North Texas cities.

How much does a home cost in Farmers Branch, TX?

The median home price in Farmers Branch is $376,941. Prices changed +1.3% over the past year and +15.8% over five years.

How good are the schools in Farmers Branch?

Farmers Branch's primary school district is Carrollton-Farmers Branch ISD (rated 5.4/10, district grade B+, Top 42% in Texas). It scores 79/100 on Realust's Schools category.

Is Farmers Branch, TX safe?

Farmers Branch has a safety grade of C+, with 1.36 violent and 20.85 property crimes per 1,000 residents. Its Realust Safety score is 61/100.

How long is the commute from Farmers Branch?

The average commute in Farmers Branch is 22 minutes. It is 14.9 mi to downtown Dallas and 15 mi to DFW Airport.

What is the population of Farmers Branch, TX?

Farmers Branch has 36,645 residents, a change of -6.1% over five years. The median household income is $91,186.

Scores and figures update with Realust's data. Sources: U.S. Census Bureau, Zillow, Redfin, realtor.com, SchoolDigger, Walk Score. Show this score on your site →

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Farmers Branch

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Day-to-day Farmers Branch2,12,13,14,15,16,18,19,21,22,23,27,28,29,31,33

Farmers Branch's year, month by month3,5,6,7,9

Drive times from Farmers Branch41

What's in town vs. nearby2,13,16,18,19,20,21,22,23,24

No old main street, but a dining cluster by the rail station

Events center on Historical Park and the holidays

Parks, a nature preserve and the Trinity

Errands

Schools: two districts

Getting around and public safety

Not confirmed yet

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Hidden costs in Farmers Branch

Where a typical Farmers Branch homestead tax bill goes (2025)1,11

Base 2025 tax rate: Farmers Branch vs. nearby cities1

Monthly cost beyond the mortgage (sourced parts only)1,11,13,18,24

Utility providers in Farmers Branch13,14,15,16,17,18,19,24

The tax bill is the biggest hidden cost

School district and special districts

What may change in 2026

Water and sewer bills are rising

Electric, trash and internet

Day-to-day Farmers Branch^{2,12,13,14,15,16,18,19,21,22,23,27,28,29,31,33}

Farmers Branch's year, month by month^3,5,6,7,9

Drive times from Farmers Branch⁴¹

What's in town vs. nearby^{2,13,16,18,19,20,21,22,23,24}

Where a typical Farmers Branch homestead tax bill goes (2025)^1,11

Base 2025 tax rate: Farmers Branch vs. nearby cities¹

Monthly cost beyond the mortgage (sourced parts only)^{1,11,13,18,24}

Utility providers in Farmers Branch^{13,14,15,16,17,18,19,24}

Farmers Branch population: Census counts 1950-2020 and Census Bureau estimates 2021-2025^1,2

New housing units permitted by the City of Farmers Branch, 2010-2025⁶

Carrollton-Farmers Branch ISD enrollment³⁰

New homes and apartments in Farmers Branch^{12,13,14,15,16,17,18,21,22,24,25,26}

Where new housing is going^{13,14,17,18,22,24,26,27,39}

Largest employers in Farmers Branch (city's 2022 ACFR)¹

Median home value (ACS 5-year)^36,37,38

Median household income (ACS 5-year)^36,37,38