A real town square, an actual local employment base, and the far northeastern edge of the metro.
Curious how Farmersville stacks up against nearby options? Let's talk through current inventory, new-build timelines, and off-market opportunities tailored to you.
Farmersville is the outlier out here. It is small, roughly 4,000 people per the ACS, and it is old, with a downtown listed on the National Register of Historic Places and a genuine brick-street square. Unlike Princeton and Lavon, it has an actual local employment base: a handful of small manufacturers headquartered in town. And unlike them, its new-home market is essentially one subdivision. If you want a small town with a center to it rather than a subdivision with a sign at the entrance, Farmersville is the one. Just be honest with yourself about the commute: this is the far northeastern edge of the metroplex.
An established small town with a historic square and a small manufacturing base, plus one large new master-planned community
Summers are hot and sunny with highs in the mid-to-upper 90s°F. Winters stay mild - expect 50°F afternoons mixed with the occasional cold snap. North Texas averages 229 sunny days, roughly 41 inches of rain, and minimal snow each year.
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The dominant new-construction community in Farmersville, near the edge of Lavon Lake, built by Meritage Homes and Trophy Signature Homes. Marketed amenities include a pool, pickleball courts and green space. Say it plainly: Lakehaven accounts for the majority of recent new-home activity in town, which means Farmersville’s new-home “market” is substantially one subdivision right now.
Most of the town is not branded subdivisions at all. It is an older, platted small town of individual streets around the historic square. That is the actual inventory, and it is the reason a resale search here looks nothing like a search in Princeton or Lavon. Ask Mali for current MLS listings street by street.
Understanding Farmersville's community composition helps buyers match lifestyle preferences with neighborhood character. The figures below reference recent American Community Survey estimates and city planning reports.
Total Population
≈4,000
ACS 2024 5-year estimate (Census Reporter). Farmersville has grown far more slowly than Princeton or Lavon, though Lakehaven is now adding new-home inventory, so today’s count is likely higher. No verified current point-in-time figure was available.
Median Age
37.3
ACS 2024 5-year estimate, margin of error ±7.3 years, which is wide. Directionally, Farmersville skews older than Lavon (33.9) or Princeton (32.4).
Median Sale Price
≈$295K
Redfin, May 2026, up 1.7% year over year, while price per square foot fell 13.2%. A thin market: a single Lakehaven builder release can move the monthly median.
Mean Commute
30.8 minutes
ACS 2024 5-year estimate (±6.4 minutes). Data USA reports 65% of workers drove alone. There is no freeway and no rail.
Farmersville High School (9-12)High
The district’s only high school. One campus, one stadium, small by design.
Farmersville Junior High SchoolMiddle
The district’s junior high campus. Grade span was not published on the district site and is not guessed here.
Tatum Elementary School and Farmersville Intermediate SchoolElementary
The district’s two younger campuses. Third-party directories list Tatum as PreK-1 and the Intermediate School as grades 2-5, but those spans are not confirmed on the district’s own site, so verify with Farmersville ISD.
Moving to Farmersville means lining up the right vendor team, understanding seasonal weather shifts, and comparing neighborhoods before touring. Mali guides you through scouting trips, remote video tours, and negotiation strategy so your Farmersville plan comes together smoothly.
Answers to common questions about living, buying, and relocating to Farmersville, Texas.
Farmersville ISD, and it is small: four campuses in total, namely Farmersville High School (9-12), Farmersville Junior High School, Farmersville Intermediate School, and Tatum Elementary. That is genuinely all there is, and for many buyers it is the point: small classes, one high school, one Friday-night stadium. Third-party directories list Tatum as PreK-1 and the Intermediate School as grades 2-5, but those grade spans are not confirmed on the district’s own site, so verify them. ISD boundaries do not follow city limits either, so addresses on the edges of town should be checked against the district’s attendance zones.
Redfin’s median sale price for all home types was about $294,800 in May 2026, up 1.7% year over year. But read that alongside the second number: median price per square foot was $158, down 13.2%. What that combination means is that bigger new-build homes, largely from Lakehaven, are pulling the headline median up even as per-foot value softens. Homes averaged about 58 days on market, versus 62 a year earlier. Farmersville is a very thin market; a single month may contain only a handful of closings, and one builder release can move the median. Do not treat any one figure as “the price of a home in Farmersville.”
Really just one, if you mean a named master-planned community: Lakehaven, near the edge of Lavon Lake, built by Meritage Homes and Trophy Signature Homes, with a pool, pickleball courts and green space among its marketed amenities. It accounts for the majority of recent new-home activity in town, which is worth saying plainly: Farmersville’s new-home market is substantially one subdivision right now. The rest of Farmersville is an older, platted small town of individual streets rather than branded subdivisions. We will not manufacture neighborhood names to make the list look longer.
Long, and this is the honest cost of buying here. The ACS 2024 5-year estimate puts the mean commute for Farmersville workers at 30.8 minutes (±6.4), and Data USA reports 65% of workers drive alone. But that average includes local trips, and Farmersville is the furthest of the northeastern Collin County towns from the Dallas core, with no freeway and no rail. US-380 west toward Princeton, McKinney and Frisco is the main route; SH-78 runs southwest through Lavon toward Wylie and Garland. We deliberately do not quote a minutes-to-Plano figure, because no credible source supports one. Drive US-380 westbound at 7:30am on a weekday and decide after that.
More than you would expect for a town of 4,000, and this genuinely distinguishes it from Princeton and Lavon. Farmersville has a small but real light-manufacturing base. The Farmersville EDC names Advanced Fixtures, Cello-wrap, Champion Container Company, CMC Commercial Metals, Martin Marietta, JD Russell Co. and Wylie Drilling / Farmersville Tooling, several of them headquartered in town, alongside Farmersville ISD, the City of Farmersville, Collin College, Hunt Regional Urgent Care, Lexington Medical Lodge, Brookshire’s and McDonald’s. The EDC publishes no employee counts for any of them, so we state none. Keep the scale in mind: the EDC cites a labor force of roughly 1,340 workers. This is a small-town economy, not an employment center, and plenty of residents still commute out.
It has a downtown, which is more than most towns out here can say. The Farmersville Commercial Historic District was listed on the National Register of Historic Places in 2017 (late-1800s and early-1900s buildings on the red-brick streets of McKinney Street), and Farmersville is a recognized Preserve America community. Audie Murphy Day each June honors the most decorated U.S. combat soldier of WWII, who was from the area, and includes the Audie Murphy Hero Run 5K. Old Time Saturday in the fall celebrates the town’s onion-growing heritage at the historic Bain-Honaker House. The Chaparral Rail Trail’s western trailhead is in town, behind one of two surviving 1930s railroad onion sheds. And Lavon Lake’s northeastern arm is close by.
Because the number is not reliable enough to publish. The ACS 2024 5-year median household income estimate for Farmersville carries a margin of error of ±$43,368, meaning the true value could plausibly be anywhere from roughly $38,000 to $124,000. That is not a statistic you can make a decision with. For the same reason we omit education levels (the high-school-attainment margin is ±18.9 points) and the homeownership rate, which neither major Census aggregator publishes for Farmersville at all. Farmersville is a place of about 4,000 people, and small-sample survey data behaves badly. Other sites will quote you these numbers anyway. We would rather tell you they are unusable.
Anyone who needs a short commute or a lot of housing choice. There is no freeway, no rail, and Farmersville is the furthest of these towns from Dallas. The drive is the real price of admission. And if you want a menu of new-construction communities to compare, this is not that town: Lakehaven is essentially the new-home market, and everything else is older resale on individual streets. Buy here if you actively want the small town, the square, and the four-campus school district. Those are real, and they are rare.
Have more questions about Farmersville? Contact Mali at yourealtordfw@gmail.com or call (972) 408-6939.
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Every public campus inside Farmersville city limits, with the letter grade and score the Texas Education Agency published for it in 2025. Enrolment and grades come straight from TEA's accountability download and the federal school directory, so nothing here is a third-party score that nobody refreshes.
Farmersville is split across 2 school districts. Two houses on the same street can feed different districts, and boundaries in this corridor get redrawn most years as new campuses open. Confirm the assignment for the exact address with the district before you write an offer - and if the school is a reason you are buying, ask Mali to put the district's written confirmation in your file.
Collin County · 4 campuses in town
Hunt County · 1 campus in town
Farmersville ISD · Grades 3-6
Farmersville ISD · Grades PreK-2
Farmersville ISD · Grades 7-8
Bland ISD · Grades 9-12
Farmersville ISD · Grades 9-12
Farmersville homes are taxed by 4 separate governments, and the combined 2025 adopted rate is 2.17% per year of appraised value. That is the number before any exemption and before the special districts below - which is why the figure on a listing page and the figure on your first tax bill are so rarely the same.
| Taxing unit | Rate per $100 | Share |
|---|---|---|
| Farmersville ISD | 1.215000 | 56% |
| City of Farmersville | 0.725000 | 33% |
| Collin County | 0.149343 | 7% |
| College district | 0.081220 | 4% |
| Combined | 2.170563 | 100% |
Collin County has no hospital district, which is the main structural reason its cities run below their Dallas County neighbours rather than anything about how Farmersville budgets.
Starts at the Farmersville median single-family value.
No exemption
$7,245
What an investor or second-home owner pays.
With homestead
$5,465
Effective rate 1.6373% of market value.
You keep
$1,780
Per year, once the exemption is filed and granted.
| Unit | Exemption | Taxed on | Tax |
|---|---|---|---|
| Farmersville ISD | $140,000 | $193,800 | $2,355 |
| City | none adopted | $333,800 | $2,420 |
| County | $16,690 | $317,110 | $474 |
| College district | $66,760 | $267,040 | $217 |
Every school district in Texas must exempt $140,000 of a homestead's value. Cities, counties and college districts may each adopt up to 20% on top, and several here adopt nothing at all - which is why this has to be worked out one unit at a time rather than netted against the combined rate. Year one is billed at full market value; the 10% appraisal cap starts the January after your exemption is granted.
Collin County has 28 special districts levying their own rate on top of everything above - 23 Municipal Utility Districts, 3 Municipal Management Districts, 1 Water Control & Improvement Districts, 1 Fresh Water Supply Districts. Adopted 2025 rates run from 0.41 to 1.20 per $100. At the top of that range a district adds more than half again the entire Farmersville stack, and none of it is reduced by a homestead exemption.
These follow subdivision boundaries, not city limits, so two houses a mile apart in Farmersville can differ by a full point. They are most common in newer master-planned communities, because that is what the bonds paid to build.
A Public Improvement District is not a taxing unit. It is an assessment a city levies on the specific parcels that benefited from the roads, water and amenities its bonds paid for - set per parcel, absent from every rate table and every listing-site tax estimate, and not reduced by a homestead exemption because it is not a tax. It typically runs the life of the bonds, often 20 to 40 years, and can frequently be paid off in a lump sum. In a new-build community that is the difference between the budget you built and the payment you owe, and the option period is when you find out.
HOA dues are a private contract with the neighbourhood association. They are not on the tax bill, not collected by the county, not deductible, and not touched by any exemption - and a community can have an HOA and a MUD and a PID at once, which is the combination that catches people out. Ask for the dues, the transfer fee, the reserve study and any special assessment in writing, and read them alongside the tax bill rather than instead of it.