# Moving to North Texas: The Complete 2026 Guide > Source: Realust (realust.com) · https://realust.com/moving-to-north-texas/ · Published October 21, 2026 · Updated October 21, 2026 Moving to North Texas? Compare 84 Dallas-area cities by price, schools, commute and safety, plus taxes, weather and a 90-day checklist for 2026. North Texas keeps growing at a pace few places can match. The U.S. Census Bureau’s latest estimates show the Dallas-Fort Worth metro adding about 123,500 people in a single year, the second-biggest gain of any metro in the country. The North Central Texas Council of Governments puts the wider region at nearly 9 million residents as of January 2026. Here’s the problem most of those newcomers run into: DFW isn’t one place. It’s dozens of separate cities, each with its own school district, tax rate, police department and personality. Even people who’ve lived here for years usually know their own suburb well and the rest only by reputation. This guide is the map we wish everyone had before they started looking at houses. It covers the four counties Realust tracks, what each budget actually buys, commutes, schools, taxes, weather, and a checklist for your first 90 days, using Realust data on 84 cities. **84** cities scored across Collin, Dallas, Denton and Rockwall counties **~9M** people in the North Central Texas region (NCTCOG, Jan 2026) **$395K** DFW metro median home value (Zillow, May 2026) **0%** state income tax. Property tax is where Texas collects instead **In this guide** 1. Why people are moving here 2. The four counties 3. Pick a lifestyle first 4. What your budget buys 5. The real monthly cost 6. Getting around 7. Schools and districts 8. Safety 9. Where the growth is 10. The weather, honestly 11. Your moving checklist 12. FAQ ## Why people are moving here Jobs come first. According to the Dallas Regional Chamber, DFW has added about 450,000 net new jobs this decade, more than any other U.S. metro, and logged 87 notable corporate relocations and expansions in 2025 alone, spread across 26 different cities. Finance has become a big part of the story: the Texas Stock Exchange started trading from Dallas in July 2026, and NYSE and Nasdaq have both opened Texas operations. The local nickname is “Y’all Street.” Then there’s cost. Texas has no state income tax, and the metro median home value is well below the national figure. Add a central location (two major airports, and roughly three-and-a-half-hour flights to either coast) and it’s easy to see why people keep coming. The honest flip side: growth brings traffic, construction and crowded schools in the fastest-growing towns. And because Texas doesn’t tax income, it leans on property taxes, which are among the highest in the country. We’ll get to the real numbers below. ## The lay of the land: four counties, four personalities Realust covers the four counties north and east of downtown Dallas, where most families relocating to the Dallas side of the metroplex end up looking. (Fort Worth and Tarrant County are the other half of DFW and deserve their own guide.) Each county has a distinct feel, and knowing which one fits you narrows the search fast. The four counties at a glance Medians are the middle value of each county’s city medians. Realust data, Oct 2026 #### Collin County The growth engine. Big master-planned suburbs, corporate campuses and the newest schools, especially along the Dallas North Tollway and US-75. **24** cities **$440K** typical median **82** avg. Realust Score Top scores: [Lucas](https://realust.com/city/lucas/) 95, [Parker](https://realust.com/city/parker/) 94, [Prosper](https://realust.com/city/prosper/) 93 #### Denton County The most varied county: a college town, lake towns, horse-country estates and fast-growing new subdivisions north of Lewisville Lake. **27** cities **$408K** typical median **81** avg. Realust Score Top scores: [Bartonville](https://realust.com/city/bartonville/) 95, [Double Oak](https://realust.com/city/double-oak/) 93, [Trophy Club](https://realust.com/city/trophy-club/) 92 #### Dallas County The city of Dallas plus established inner suburbs. The shortest commutes and the lowest prices, with the widest range of neighborhoods and safety. **27** cities **$320K** typical median **74** avg. Realust Score Top scores: [University Park](https://realust.com/city/university-park/) 97, [Highland Park](https://realust.com/city/highland-park/) 93, [Sunnyvale](https://realust.com/city/sunnyvale/) 90 #### Rockwall County The smallest county in Texas by area. Lake Ray Hubbard living, strong schools, and some of the best value-for-money towns on the east side. **6** cities **$522K** typical median **83** avg. Realust Score Top scores: [Heath](https://realust.com/city/heath/) 94, [McLendon-Chisholm](https://realust.com/city/mclendon-chisholm/) 89, [Fate](https://realust.com/city/fate/) 84 **Collin County** is where most of the headline growth is happening. It added 64,703 residents in 2025, more than any other county in the region, according to NCTCOG, and Celina alone added nearly 17,000. Older suburbs like [Plano](https://realust.com/city/plano/) (82, $493K) and [Richardson](https://realust.com/city/richardson/) (77, $439K) anchor the south end, while [Frisco](https://realust.com/city/frisco/) (90, $639K), [Prosper](https://realust.com/city/prosper/) (93, $758K) and [Celina](https://realust.com/city/celina/) (88, $512K) keep pushing new rooftops north. **Denton County** mixes very different places. [Denton](https://realust.com/city/denton/) (72, $347K) is a genuine college town with two universities and a live-music scene. [Little Elm](https://realust.com/city/little-elm/) (79, $394K) and [Lewisville](https://realust.com/city/lewisville/) (75, $387K) sit on Lewisville Lake. [Argyle](https://realust.com/city/argyle/) (91, $596K), [Bartonville](https://realust.com/city/bartonville/) (95, $1.42M) and [Trophy Club](https://realust.com/city/trophy-club/) (92, $693K) are big-lot, low-density towns with some of the highest Safety scores in the region. **Dallas County** is the most urban and the most affordable. The city of [Dallas](https://realust.com/city/dallas/) (69, $306K) scores 83 on Commute but 49 on Safety citywide, a number that hides huge differences between neighborhoods. Around it, [University Park](https://realust.com/city/university-park/) (97, $2.47M) and [Highland Park](https://realust.com/city/highland-park/) (93, $3.04M) are the old-money enclaves, while [Coppell](https://realust.com/city/coppell/) (89, $612K), [Sachse](https://realust.com/city/sachse/) (82, $428K) and [Carrollton](https://realust.com/city/carrollton/) (76, $401K) offer established neighborhoods close to jobs. **Rockwall County** is small but scores the highest on average. [Rockwall](https://realust.com/city/rockwall/) (83, $475K) and [Heath](https://realust.com/city/heath/) (94, $707K) are lake towns, [Fate](https://realust.com/city/fate/) (84, $355K) is a strong-value newer suburb (Affordability 93), and [Royse City](https://realust.com/city/royse-city/) (76, $309K) is one of the cheapest entry points on the east side. ## Pick a lifestyle first, then a city Most people start with a city name they’ve heard. A better starting point is the daily life you want. Do you want to walk to dinner, or have an acre? Drive 15 minutes to work, or trade a longer commute for a newer house? Answer that first, and the shortlist almost writes itself. Six ways to live in North Texas Realust Score · median home price *🏛️* #### Close-in and connected Established neighborhoods, mature trees, short drives to big employers and DART rail. - [Plano](https://realust.com/city/plano/)82 · $493K - [Richardson](https://realust.com/city/richardson/)77 · $439K - [Carrollton](https://realust.com/city/carrollton/)76 · $401K - [Coppell](https://realust.com/city/coppell/)89 · $612K *🏡* #### New and master-planned Newer homes, amenity centers, new schools. Expect longer drives and possible MUD or PID fees. - [Frisco](https://realust.com/city/frisco/)90 · $639K - [Prosper](https://realust.com/city/prosper/)93 · $758K - [Celina](https://realust.com/city/celina/)88 · $512K - [Melissa](https://realust.com/city/melissa/)85 · $422K *⛵* #### Lake life Lewisville Lake and Lake Ray Hubbard towns. Marinas, sunset views, weekend boat traffic. - [Rockwall](https://realust.com/city/rockwall/)83 · $475K - [Heath](https://realust.com/city/heath/)94 · $707K - [Little Elm](https://realust.com/city/little-elm/)79 · $394K - [The Colony](https://realust.com/city/the-colony/)79 · $399K *🌳* #### Room to breathe Acre-plus lots, quiet roads, very high Safety scores. Fewer shops, longer commutes. - [Lucas](https://realust.com/city/lucas/)95 · $1.06M - [Parker](https://realust.com/city/parker/)94 · $1.08M - [Argyle](https://realust.com/city/argyle/)91 · $596K - [Bartonville](https://realust.com/city/bartonville/)95 · $1.42M *🌃* #### City living Walkable pockets, restaurants and nightlife. Judge the specific neighborhood, not the city average. - [Dallas](https://realust.com/city/dallas/)69 · $306K - [Addison](https://realust.com/city/addison/)68 · $499K - [Denton](https://realust.com/city/denton/)72 · $347K - [Irving](https://realust.com/city/irving/)71 · $339K *📈* #### Value with upside Lower prices in fast-growing towns where new roads and schools are still catching up. - [Princeton](https://realust.com/city/princeton/)77 · $283K - [Anna](https://realust.com/city/anna/)77 · $338K - [Fate](https://realust.com/city/fate/)84 · $355K - [Royse City](https://realust.com/city/royse-city/)76 · $309K Want a faster shortcut? [Take the 90-second city quiz](https://realust.com/find-your-city/). It weighs your answers against all 84 cities and gives you a ranked shortlist. ## What your budget buys The median home price across the 84 cities is about $407K, and most of them cluster between $300,000 and $500,000. The surprise for many newcomers is how good the options are in that range: [Allen](https://realust.com/city/allen/) (86, $485K), [Melissa](https://realust.com/city/melissa/) (85, $422K) and [McKinney](https://realust.com/city/mckinney/) (84, $472K) all score in the mid-80s with medians under $490,000. How many cities fall in each price range By city median home price. Realust data, Oct 2026 **Under $300K** 11 Top scores: [Princeton](https://realust.com/city/princeton/) 77, [Garland](https://realust.com/city/garland/) 71, [Cockrell Hill](https://realust.com/city/cockrell-hill/) 70 **$300K–$400K** 28 Top scores: [Fate](https://realust.com/city/fate/) 84, [Haslet](https://realust.com/city/haslet/) 83, [Justin](https://realust.com/city/justin/) 80 **$400K–$500K** 20 Top scores: [Allen](https://realust.com/city/allen/) 86, [Melissa](https://realust.com/city/melissa/) 85, [McKinney](https://realust.com/city/mckinney/) 84 **$500K–$700K** 16 Top scores: [Trophy Club](https://realust.com/city/trophy-club/) 92, [Argyle](https://realust.com/city/argyle/) 91, [Frisco](https://realust.com/city/frisco/) 90 **$700K–$1M** 3 Top scores: [Heath](https://realust.com/city/heath/) 94, [Double Oak](https://realust.com/city/double-oak/) 93, [Prosper](https://realust.com/city/prosper/) 93 **$1M+** 6 Top scores: [University Park](https://realust.com/city/university-park/) 97, [Bartonville](https://realust.com/city/bartonville/) 95, [Lucas](https://realust.com/city/lucas/) 95 A city median is a starting point, not a promise. Every city has older homes below its median and new construction well above it. Still, the pattern is clear: only nine of the 84 cities have a median above $700,000, and the top-scoring cities aren’t all the most expensive. [Fate](https://realust.com/city/fate/) (84) has a median of $355K. Timing helps buyers right now. After the run-up of the early 2020s, DFW prices have flattened or slipped in many areas. Realtor.com reported that about a quarter of DFW listings had a price cut in May 2026, and Redfin showed roughly twice as many sellers as buyers in early summer. That usually means more room to negotiate on price, closing costs or a rate buydown. Go deeper: [Best places to live under $400K](https://realust.com/best-places-to-live-north-texas-under-400k/) · [Most affordable cities](https://realust.com/most-affordable-cities-north-texas/) · [All 84 cities ranked](https://realust.com/best-places-to-live-north-texas/) ## The real monthly cost: taxes, insurance and utilities The sticker price is only part of it. Three costs catch newcomers off guard. **Property tax.** Combined rates in most of these cities land around 1.8% to 2.5% of assessed value a year, roughly double what many states charge. Three things soften it. The school district homestead exemption is $140,000 (raised by Texas voters in 2025), with another $60,000 for homeowners 65 and older or disabled. Once you have a homestead, your taxable value can’t rise more than 10% a year. And protesting your appraisal every spring is normal and often works. The catch: many new subdivisions carry an extra MUD or PID assessment on top of the city rate, so always ask for the total rate on the exact address. **Home insurance.** North Texas sits in one of the most hail-prone parts of the country, and roof claims drive premiums. Insurance.com’s 2026 analysis puts the average Texas policy at about $4,085 a year for $300,000 of dwelling coverage, far above the national norm. Get quotes before you make an offer, and ask about the roof’s age and material. **Electricity.** Most of the area is deregulated: Oncor owns the lines, and you choose a retail plan yourself, usually through the state’s Power to Choose site. Watch for teaser rates. A few cities, including Garland and Denton, run their own utilities. Plan for high summer bills, since the AC runs from June through September. Run your own numbers with the [True Cost calculator](https://realust.com/true-cost-calculator/), which estimates the full monthly payment (mortgage, tax by school district, insurance and HOA) for any city, or read [North Texas property taxes, explained](https://realust.com/north-texas-property-taxes/). ## Getting around DFW is built around the car. Freeways are wide and traffic is real, especially on US-75, I-35E and the Dallas North Tollway at rush hour. Toll roads are a fact of life in the northern suburbs: the Dallas North Tollway, the President George Bush Turnpike and the Sam Rayburn Tollway connect most of them, and a TollTag pays automatically at the lowest rate. Transit is growing, though few households go car-free. DART light rail reaches Plano, Richardson, Garland, Carrollton and other suburbs, and the new Silver Line, which opened in October 2025, connects east Plano to DFW Airport through Richardson, Addison, Carrollton and Coppell. If you fly often or work near a station, that changes the math. The biggest trade-off in North Texas is closer in versus newer. Cities with the best Commute scores tend to be older and slower-growing. The fast-growing towns are farther out. The chart shows the pattern. Commute vs. growth Realust category scores out of 100, Oct 2026 [Plano](https://realust.com/city/plano/) 83 62 [Carrollton](https://realust.com/city/carrollton/) 82 60 [Richardson](https://realust.com/city/richardson/) 81 66 [Frisco](https://realust.com/city/frisco/) 77 80 [McKinney](https://realust.com/city/mckinney/) 74 75 [Prosper](https://realust.com/city/prosper/) 66 82 [Celina](https://realust.com/city/celina/) 70 84 [Melissa](https://realust.com/city/melissa/) 61 83 [Princeton](https://realust.com/city/princeton/) 71 86 [Fate](https://realust.com/city/fate/) 61 87 CommuteGrowth A practical tip: before you commit to a city, drive the commute at 7:45 on a weekday. A route that takes 25 minutes on a Saturday can easily take 50. Go deeper: [Best Dallas suburbs for commuting](https://realust.com/best-dallas-suburbs-for-commuting/). ## Schools and school districts Schools are the top reason families pick one suburb over another, and North Texas has some of the strongest public districts in the state. The thing to know: school district lines don’t follow city lines. Frisco ISD, for example, also serves parts of Plano, McKinney and Little Elm, while some Frisco addresses are zoned to Prosper, Lewisville or Little Elm ISD. Always check the assigned schools for the specific address, not the city name on the listing. Realust’s Schools score blends district ratings, test results and other measures into one number per city. These five lead the 84: Top schools scores right now [**Lucas** Collin Co. · Realust 95 *92*](https://realust.com/city/lucas/)[**Fairview** Collin Co. · Realust 85 *92*](https://realust.com/city/fairview/)[**Sunnyvale** Dallas Co. · Realust 90 *91*](https://realust.com/city/sunnyvale/)[**Coppell** Dallas Co. · Realust 89 *91*](https://realust.com/city/coppell/)[**Bartonville** Denton Co. · Realust 94 *90*](https://realust.com/city/bartonville/) Go deeper: [Best cities for schools in North Texas](https://realust.com/best-cities-for-schools-north-texas/). ## Safety Most of the suburbs here are safe by national standards, and many of the small towns are exceptionally so. Citywide numbers can mislead in both directions, though. A large city like Dallas has some of the safest neighborhoods in the region alongside some of the most challenged, which is why its citywide Safety score (49) says little about any single street. For smaller towns without their own police department, Realust uses the county sheriff’s rate and labels it as an estimate. Top safety scores right now [**Copper Canyon** Denton Co. · Realust 91 *96*](https://realust.com/city/copper-canyon/)[**Double Oak** Denton Co. · Realust 93 *95*](https://realust.com/city/double-oak/)[**Trophy Club** Denton Co. · Realust 92 *95*](https://realust.com/city/trophy-club/)[**Bartonville** Denton Co. · Realust 94 *94*](https://realust.com/city/bartonville/)[**Heath** Rockwall Co. · Realust 93 *94*](https://realust.com/city/heath/) Go deeper: [Safest cities in North Texas](https://realust.com/safest-cities-north-texas/) · [Safest cities under $500K](https://realust.com/safest-cities-north-texas-under-500k/). ## Where the growth is The center of the region keeps moving north. Over the last five years, Realust’s data shows [Celina](https://realust.com/city/celina/)‘s population roughly tripling, with [Princeton](https://realust.com/city/princeton/), [Melissa](https://realust.com/city/melissa/) and [Anna](https://realust.com/city/anna/) not far behind. Fast growth brings new schools, H-E-B and Costco openings, and rising home values, but also years of road construction and the occasional overcrowded campus while the infrastructure catches up. If you’re buying in a fast-growing town, look at what’s planned nearby: a new highway interchange can help your commute, and a new distribution center can change your view. Realust tracks new employers, roads and schools city by city. Go deeper: [What’s being built in North Texas](https://realust.com/whats-coming-north-texas/) · [Cities with the most new projects](https://realust.com/where-north-texas-is-building/) · [Fastest-growing cities](https://realust.com/fastest-growing-cities-north-texas/) · [New vs. used homes](https://realust.com/new-vs-used-homes-north-texas/) Here’s how three very different choices stack up, one established, one growing, one on the lake: | Realust Score | Plano 81 | McKinney 83 | Rockwall 82 | | --- | --- | --- | --- | | Prosperity | 79 | 83 | 78 | | Schools | 84 | 83 | 87 | | Safety | 76 | 80 | 81 | | Lifestyle | 89 | 89 | 89 | | Market | 79 | 78 | 74 | | Affordability | 76 | 82 | 79 | | Commute | 69 | 63 | 58 | | Growth | 62 | 75 | 73 | ## The weather, honestly Summer is the adjustment. DFW averages about 17 days a year at 100 degrees or hotter, mostly in July and August, and the humidity means nights don’t cool off much. Spring brings big thunderstorms, hail and the occasional tornado warning. Every few winters an ice storm shuts the region down for a day or two. In exchange, fall and spring are genuinely great, winters are mild, and you’ll use your patio from March to November. Most transplants say the trade is worth it. Budget for a good roof, a working AC and, if you can, a pool. ## Your moving checklist Texas gives new residents 30 days to register a vehicle and 90 days to get a Texas driver’s license. Since 2025, most passenger cars no longer need a separate safety inspection, but cars registered in Collin, Dallas, Denton and Rockwall counties still need an emissions test. From house hunt to first tax bill *Before you move* - Shortlist two or three cities, not twenty - Drive the commute at rush hour - Check the assigned schools for each address - Ask for the total tax rate, including any MUD or PID - Get insurance quotes before you make an offer *First 30 days* - Register your car with your county tax office - Pass an emissions test first (required in all four counties) - Choose an electricity plan and set up water and trash - Get a TollTag *By day 90* - Get your Texas driver’s license at DPS (book early) - Register to vote at your new address - File your homestead exemption with the county appraisal district *Your first spring* - Watch for your appraisal notice - Protest by May 15 (or 30 days after the notice) if the value looks high - Check your homestead was applied on the bill **Ask yourself** - Which matters more: a shorter commute or a newer house? - Have you priced the full monthly cost (tax, insurance, HOA), not just the mortgage? - Have you checked the school assignment for the exact address? - Would you rather be where the growth is going, or where it already happened? - Have you visited in July? ## Keep exploring [Rankings **All 84 North Texas cities ranked**](https://realust.com/best-places-to-live-north-texas/)[Tool **Which city should you live in? Take the quiz**](https://realust.com/find-your-city/)[Tool **True Cost calculator**](https://realust.com/true-cost-calculator/)[Guide **Moving to Dallas from California**](https://realust.com/moving-to-dallas-from-california/)[Guide **North Texas property taxes, explained**](https://realust.com/north-texas-property-taxes/)[Tool **Compare any cities side by side**](https://realust.com/compare/)[City guide **Moving to Frisco, TX**](https://realust.com/moving-to-frisco-tx/)[City guide **Moving to Plano, TX**](https://realust.com/moving-to-plano-tx/)[City guide **Moving to McKinney, TX**](https://realust.com/moving-to-mckinney-tx/)[City guide **Moving to Prosper, TX**](https://realust.com/moving-to-prosper-tx/)[City guide **Moving to Flower Mound, TX**](https://realust.com/moving-to-flower-mound-tx/)[Matchup **Frisco vs. Plano vs. McKinney**](https://realust.com/frisco-vs-plano-vs-mckinney/) ## Frequently asked questions ### What is the best place to live in North Texas? It depends on what you value, but by Realust Score the top cities are University Park (97), Bartonville and Lucas (95), and Heath and Parker (94). For a mix of strong scores and more typical prices, look at Allen, McKinney, Melissa, Wylie and Fate, which all score 83 to 86 with medians under $500,000. ### Is it cheaper to live in Dallas than in other big metros? For most households, yes. The DFW metro median home value is about $395,000, below the national median, and Texas has no state income tax. Property taxes and home insurance are higher than in many states, so compare the full monthly cost, not just the price. ### Which county is best for families? Collin County has the most suburbs with high Schools scores and the most new construction. Rockwall County has the highest average Realust Score of the four. Denton County offers lake towns and big-lot towns, and Dallas County has the shortest commutes and lowest prices. ### How long do I have to get a Texas driver’s license after moving? New residents have 90 days to get a Texas driver’s license from the Department of Public Safety and 30 days to register their vehicle. In Collin, Dallas, Denton and Rockwall counties, the car needs to pass an emissions test before registration. ### How high are property taxes around Dallas? Combined rates in most suburbs are about 1.8% to 2.5% of assessed value a year. A $140,000 school district homestead exemption and a 10% annual cap on taxable value increases help homeowners. New subdivisions may add a MUD or PID assessment, so check the rate for the specific address. ### Do I need a car to live in North Texas? Almost certainly. DART light rail and the new Silver Line serve Dallas and several suburbs, but most errands, schools and jobs are easiest to reach by car. Plano, Dallas, Denton, Carrollton and Richardson score highest on Commute among the larger cities. **Sources:** U.S. Census Bureau Vintage 2025 metro estimates (March 2026), as reported by Hoodline; North Central Texas Council of Governments 2026 population estimates (May 2026); Dallas Regional Chamber economic development review (2025 results); Texas Tribune and Texas Bankers Association (Texas Stock Exchange launch, July 2026); Zillow Home Value Index for DFW (May 2026), as reported by Opendoor; Realtor.com and Redfin market data (May to June 2026), as reported by DFW Housing Weekly; Insurance.com state premium analysis (2026); KERA and Railway Journal (DART Silver Line, October 2025); Texas DMV and Texas DPS (new-resident rules, emissions counties and the 2025 safety inspection change); National Weather Service Fort Worth (100-degree days). City prices and scores are Realust data as of October 2026 and update on each city page. Tax figures are estimates; check with your appraisal district or a tax professional. Site guide for AI assistants: https://realust.com/llms.txt