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DFW residential real estate » Best places to live » Best suburbs

Best Dallas Suburbs


Best DFW suburbsThis latest revision to my annual best Dallas suburbs analysis evaluates and ranks Dallas, Fort Worth and the 78 suburbs located nearest to them based on quality of schools, crime rates, housing costs, and other objectively measured livability factors. Probably not surprisingly for those familiar with the DFW metroplex, the ten top positions on this list are occupied by towns and cities located generally north of the downtown areas of Dallas and Fort Worth. Seven of these suburbs also are included among the north Dallas suburbs or park cities communities featured on this website.

Since the purpose of this website is first and foremost to make available information that is useful to prospective DFW home buyers, this analysis was originally designed to identify the best places in the Dallas area to buy a home. Of course, as it turns out the evaluation factors it employs are the same metrics, no more or less, that most knowledgeable real estate analysts probably would agree should be used to produce a truly objective ranking of the best places to live near and around Dallas Fort Worth.

2016 top ten Dallas area suburbs

  1. Southlake
  2. Trophy Club
  3. Flower Mound
  4. Colleyville
  5. Highland Village
  6. Murphy
  7. Fairview
  8. University Park
  9. Keller
  10. Wylie

While these DFW cities and towns are arguably the current ten best Dallas suburbs in which to buy a home, there also are many other great DFW residential areas from which to choose. To assist in determining which of these communities best meets your specific requirements, evaluations of all 80 of the DFW towns and cities included in this best DFW places to buy a home analysis are provided in the table below. The interactive search and sort capabilities of this table make it easy to see where each of these towns and cities rank on any of the factors considered in this analysis. Additionally, information more related to the needs of a specific individual or family that may be considered in a best places to live analysis is available on these Dallas suburbs residential demographics and DFW commute times and distances pages.

As discussed in the Methodology section at the bottom of this page, the metric for evaluating the performance of schools in the various cities and towns within the DFW metroplex are their STAAR student achievement indexes. Violent and property crime rates indicate which Dallas area towns and cities are likely the safest places to live. Percentage of owner occupied homes and population density provide insight into which are the DFW's best places to live. Comparisons of annual home value appreciation and property tax rates round out this analysis. Median home prices of previously occupied MLS-listed homes sold during 2015, also shown in the tables below, were not considered in compiling these DFW best places to buy a home rankings, and are provided for information only.

All towns/cities included in 2016 best places to buy a DFW home analysis

rankcity/townmedian
house price
% scores
at/above STAAR
achievement
standard
violent
crime
property
crime
% residences
owner‑occupied
population
density
annual
house value
appreciation
property
tax rate
1Southlake$636,00097.2%0.214.593.8%1,2974.5%2.50%
2Trophy Club$390,00092.9%0.65.993.7%2,5994.1%2.33%
3Flower Mound$337,00092.7%0.59.290.3%1,5665.9%2.18%
4Colleyville$509,95091.7%0.45.795.8%1,8873.3%2.32%
5Highland Village$340,00091.4%0.46.894.8%2,4885.8%2.31%
6Murphy$325,00093.4%0.77.595.1%3,5819.3%2.28%
7Fairview$408,00096.4%1.08.085.6%1,0014.9%2.23%
8University Park$1,332,50096.6%0.212.575.8%6,6115.9%2.03%
9Keller$371,50091.9%0.58.684.7%2,3784.8%2.62%
10Wylie$204,00091.0%0.910.986.1%1,2639.5%2.58%
11Heath$492,00090.1%0.55.697.9%7713.6%2.26%
12Sunnyvale$360,00092.4%95.0%3459.9%2.48%
13Frisco$336,00091.6%0.817.775.5%2,3559.3%2.23%
14Allen$270,00092.9%0.812.078.0%3,5738.4%2.45%
15Melissa$212,95090.3%0.514.093.2%6766.0%2.59%
16Lantana$340,00092.3%91.0%2,9377.3%2.80%
17Corinth$215,00087.5%0.99.283.7%2,6687.1%2.52%
18McKinney$265,00090.9%1.518.569.9%2,4929.8%2.56%
19Highland Park$1,352,00092.2%0.623.683.6%3,9783.8%1.99%
20Rockwall$243,50089.4%1.018.277.0%1,6796.4%2.32%
21Forney$185,00087.6%1.914.785.6%2,1357.6%2.81%
22Sachse$226,00084.6%0.89.086.5%2,39011.4%2.77%
23Prosper$415,00091.0%1.214.377.9%8547.3%2.50%
24Coppell$360,00091.1%0.612.172.1%2,7654.4%2.69%
25Little Elm$219,00085.0%1.28.482.7%1,9299.1%2.46%
26Celina$247,45087.4%1.210.778.7%6169.5%2.59%
27Mansfield$225,00085.6%1.015.080.2%1,6995.7%2.86%
28Lucas$514,50091.0%85.3%5493.9%2.07%
29Grapevine$300,00090.6%1.223.558.4%1,4177.0%2.29%
30Plano$289,90091.3%1.719.764.0%3,8548.1%2.23%
31Midlothian$214,00089.0%1.416.876.0%3695.1%2.66%
32Roanoke$254,00091.6%2.225.154.4%1,3675.4%2.09%
33Anna$169,00083.5%0.414.284.3%7886.1%2.62%
34Burleson$162,00083.0%1.721.973.6%1,7155.5%2.92%
35Watauga$126,73083.5%0.917.777.8%5,8385.7%2.70%
36The Colony$200,00081.3%1.39.665.8%2,6047.7%2.41%
37Lake Dallas$173,45085.3%2.819.864.8%3,86911.6%2.60%
38Richardson$240,45085.8%1.722.760.2%3,79210.3%2.64%
39Hurst$165,00090.2%3.744.066.1%3,8777.0%2.31%
40Euless$192,25088.8%1.223.343.6%3,3197.3%2.46%
41Red Oak$167,00082.4%1.129.872.1%1,4421.5%2.60%
42North Richland Hills$191,50085.2%1.822.662.6%3,7596.4%2.69%
43Saginaw$149,90082.1%2.322.381.6%2,7934.7%2.73%
44Bedford$200,00089.2%4.526.455.7%4,9065.9%2.49%
45Rowlett$190,00077.8%1.313.686.4%2,8948.3%2.80%
46Joshua$150,00083.4%2.917.574.1%9133.5%2.87%
47Keene$115,90082.8%0.314.554.7%2,170-2.6%2.84%
48Denton$189,15083.0%2.724.148.4%1,5697.4%2.49%
49Carrollton$225,85080.6%1.321.762.8%3,4629.2%2.56%
50Weatherford$181,50082.1%1.725.361.4%1,1906.4%2.58%
51Benbrook$169,00077.0%1.217.069.3%1,8442.4%2.65%
52Kennedale$249,90082.0%2.425.369.9%1,096-0.6%2.90%
53Waxahachie$167,50082.2%0.930.760.3%7672.7%2.65%
54Richland Hills$122,75078.3%2.430.267.8%2,5776.5%2.61%
55Azle$157,66379.9%3.437.167.4%1,2984.4%2.52%
56Lewisville$216,55079.4%2.024.244.9%2,4116.9%2.17%
57Crowley$146,00076.3%2.324.068.7%1,9462.5%3.03%
58Glenn Heights$140,50075.0%3.723.367.3%1,8259.1%2.92%
59Grand Prairie$170,00075.2%2.625.061.8%2,3237.5%2.93%
60Cedar Hill$142,95073.2%2.030.673.0%1,3396.4%2.89%
61Kaufman$130,00077.7%2.220.252.0%1,0184.4%2.74%
62Garland$150,00077.0%2.732.563.7%4,1207.9%2.72%
63White Settlement$95,00077.9%1.829.151.4%3,3047.5%2.91%
64Everman$81,80075.1%4.424.168.9%3,53011.4%3.43%
65River Oaks$78,90069.0%1.419.371.0%3,79819.9%2.91%
66Seagoville$119,00074.7%1.436.171.5%1,0356.1%2.66%
67Farmers Branch$186,00071.5%1.928.960.7%2,6989.4%2.55%
68Mesquite$127,40077.1%3.040.560.3%3,1158.0%2.71%
69Haltom City$105,00075.8%2.527.555.9%3,5305.2%2.78%
70Forest Hill$93,00072.9%2.532.274.1%3,0245.3%2.99%
71Fort Worth$167,00076.9%5.643.458.5%2,3575.0%2.85%
72Cleburne$120,45075.4%3.033.359.9%9753.1%2.67%
73Arlington$160,00076.1%4.835.257.4%3,8885.5%2.70%
74DeSoto$159,90069.0%2.834.166.3%2,4046.9%2.87%
75Irving$196,00075.8%2.227.238.8%3,4243.7%2.70%
76Duncanville$132,00070.4%3.135.369.3%3,53910.0%2.95%
77Lancaster$125,50070.7%4.740.166.1%1,3347.7%3.07%
78Dallas$287,00072.0%6.635.943.6%3,3194.8%2.74%
79Balch Springs$94,25071.4%9.242.654.6%2,7826.0%2.88%
80Addison$338,87572.2%4.242.722.4%3,5452.7%2.52%


Note: Population density is residents per square mile. Crime rates are offenses reported per 1,000 residents.

Sources: North Texas Real Estate Information Systems Inc. / existing single family homes sale price data for 12 months ending December 31, 2015; U.S. Census / 2014 estimated population data, 2013 income, education and occupancy data.

Methodology

All home buyers have their own ideas about why they prefer one place over another when deciding where they want to buy a home, but there seem to be four general requirements that top the selection criteria of almost all of the DFW home buyers with whom I work. Typically the number one item mentioned is top-notch schools. Great schools are usually followed by "safe" and "nice" place to live requirements. Rounding out the typical list of general requirements is a reasonable probability of an acceptable level of property appreciation and relatively low property taxes. Five factors were therefore considered for determining which DFW metroplex cities and towns are the best places to buy a home: education, safety, desirability, property appreciation and property taxes.

Each city/town included in this analysis was measured against seven evaluation criteria that were selected to reflect these five factors. Within each evaluation category, the top rated city/town was awarded the maximum points allocated to that category and bottom rated city/town received zero points. All other cities/towns were awarded a proportional number of points based on how their individual scores compared to the score of the top rated city/town. Scores from all seven evaluation categories were then added together for each city/town and then divided by the total possible points to arrive at an overall total score.

Crime statistics were not available or only partially available for Lantana, Lucas and Sunnyvale. These cities/towns were credited with no points in the applicable categories and total possible points for each of these cities/towns also were reduced accordingly.

Education: 100 points

Based on the percentage of students attending schools serving in the city/town meeting the TEA's 2015 State of Texas Assessments of Academic Readiness (STAAR) achievement standards on reading, writing, mathematics, science, and social studies subject assessments. Sources: Texas Education Agency and North Texas Real Estate Information Systems.

Safety: 50 points

Based on Federal Bureau of Investigation 2014 statistics for eight types of offenses: murder and negligent homicide, forcible rape, robbery and aggravated assault (violent crimes), and burglary, larceny-theft, motor vehicle theft, and larceny (property crimes). The crime statistics shown above for each city/town are the number of incidents reported per 1,000 residents living there. Thirty points were allocated to violent crimes category and twenty points were allocated to property crimes category. Source: 2014 Annual Uniform Crime Report.

Desirability: 60 points

Based on percentage of owner occupied homes and population density. The city/town with the highest percentage of owner occupied homes was awarded fifty points. Cities/towns with a population density of more than than 1,000 residents per square mile and less than 2,500 residents per square mile received ten points. The logic employed in awarding points in the population density category was that cities/towns with less than 1,000 residents per square mile are less likely than more densely populated cities/towns to have the neighborly feel or the shopping and other similar amenities desired by most home buyers. Cities/towns with population density in excess of 2,750, on the other hand, are often perceived to have significant traffic and other similar problems and feel somewhat crowded. Sources: U.S. Census Bureau 2014.

Property Appreciation: 20 points

Based on the difference between the weighted average price per square foot of MLS-listed existing single family homes sold in 2014 and 2015. Source: North Texas Real Estate Information Systems.

Property Taxes: 20 points

Based on the prevailing 2015 property tax rate, not including any resident exemptions, for each city/town. For additional information about the taxing jurisdictions and school, city and county property rates that result in the above combined tax rates, click on this DFW property tax rates link. Source: Collin, Dallas, Denton,Rockwall and Tarrant central appraisal districts.




Looking for a real estate agent to assist you in buying a home in the Dallas area?

If you are looking for a knowledgeable, experienced buyers agent, please call 972 355-3511 or send me an e-mail and let's talk about how I can assist you. If you will be coming from outside the DFW area and want me to show you houses while you are here, please call me before finalizing your travel plans.