The one city out here a median DFW income can actually buy in.
Curious how Lewisville stacks up against nearby options? Let's talk through current inventory, new-build timelines, and off-market opportunities tailored to you.
Lewisville is a Denton County city of about 135,181 people across 40.7 square miles - larger than Flower Mound, Coppell, and Rockwall combined - and it is the outlier in this guide set for one reason: it is normal. Median household income is $93,715 (ACS 2024), essentially the DFW metro figure of $92,733, where every other city covered here runs $115K-$161K. Its median sale price is about $399,761 (Redfin, May 2026), the only sub-$400K median on this site. It is also currently a buyer’s market, with sellers getting roughly 95% of list. Note the district trap runs backwards here: Lewisville ISD is much bigger than Lewisville, serving Flower Mound and The Colony too.
A large, mixed, attainably priced city on the lake and the interstate - the metro’s median rather than its top end
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.
Match your wish list - from walkable districts to gated communities - with these buyer favorites. Mali can share recent closings, HOA nuances, and off-market conversations for each pocket.
A large master-planned community (Lewisville mailing address, Lewisville ISD) marketed on its amenity depth - roughly 25 parks, several pools and a golf course.
An established neighborhood near Lewisville Lake and Old Town, with its own LISD elementary, a greenbelt park and easy I-35E access.
An established residential area in Lewisville dating back to the late 1970s, a couple of miles from Lewisville Lake and anchored by nearby Unity Park with its Kids' Kastle playground.
Older, moderately priced single-family homes along Timber Creek, with the newer Reserve at Timber Creek enclave nearby.
An established single-family subdivision - part of a city with about 54 registered HOAs, reflecting how much of it is planned-community stock.
Understanding Lewisville'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
≈135,181
US Census ACS 2024 1-year estimate (ACS 2024 5-year: 131,080), across 40.7 square miles - larger than Flower Mound, Coppell and Rockwall combined, and largely built out.
Population Density
≈3,325 per sq mi
US Census ACS 2024 - a denser, more mixed city than the large-lot suburbs, with a bigger share of townhomes, apartments and rental stock.
Median Household Income
$93,715
US Census ACS 2024 1-year (±$4,596) - essentially the DFW metro median, where every other city in this guide set runs well above it.
Homeownership Rate
≈46.3%
US Census ACS 2024 - notably lower than the wealthier LISD neighbors, reflecting Lewisville’s large renter and multifamily base.
Median Age
36.5 years
US Census ACS 2024 1-year estimate (±2.4) - younger than Coppell (41.1) or Flower Mound (44.3); this is where first-time and move-up buyers actually land.
Lewisville High SchoolHigh
Lewisville ISD’s comprehensive high school for the city, run on split campuses (a 9th-10th grade campus and an 11th-12th main campus).
LISD middle schoolsMiddle
Lewisville ISD middle campuses in and near the city include DeLay, Griffin and Huffines.
LISD elementary campusesElementary
Lewisville ISD elementaries tied to the city include Lewisville, Central, Valley Ridge, Southridge, College Street, Parkway and Vickery.
Lewisville ISD (single district)All
Unlike several neighbors, Lewisville is not a split-ISD city - LISD serves essentially all of it. The catch runs the other way: LISD is much larger than the city (it also serves Flower Mound and much of The Colony), so a Lewisville ISD address is not necessarily in Lewisville. Confirm the campus by address.
Moving to Lewisville 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 Lewisville plan comes together smoothly.
Answers to common questions about living, buying, and relocating to Lewisville, Texas.
It is the most attainable city in this guide set, and it is the only one where the metro’s median income lines up with the metro’s housing. Median sale price is about $399,761 (Redfin, May 2026) - the only sub-$400K median covered here - and median household income is $93,715 (ACS 2024), essentially the DFW figure of $92,733. Everywhere else on this site requires an income well above the metro median to buy the median house.
As of May 2026, yes. Realtor.com labelled it a buyer’s market with about 366 active listings, a median 40 days, and sale-to-list around 95%. Redfin had homes averaging one offer and roughly 58 days. Compare that to Flower Mound at ~26 days and ~97.5% of list, and the difference in negotiating room is real - a 95% sale-to-list means the asking price is a starting point here in a way it is not a few miles west.
No, and the mismatch runs the opposite way from most cities out here. Lewisville ISD is considerably larger than the city of Lewisville - it also serves Flower Mound and much of The Colony. So plenty of people in Lewisville ISD do not live in Lewisville, and a Lewisville address is not a guarantee of a particular campus either. Verify the assignment for the exact address with the district before you offer.
About $399,761 at the median (Redfin, May 2026), down 1.3% year over year, with homes averaging one offer and roughly 58 days on market. It is the cheapest median of any city covered on this site - Frisco is $688K, Coppell $635K, Plano $520K - which is the entire reason to look here.
It has commuter rail, and three stations inside the city, which is unusual on this side of the metro. The DCTA A-train stops at Old Town, Hebron, and Highland Village/Lewisville Lake, and at its southern end in Carrollton it makes a cross-platform transfer to DART light rail - so a car-light commute into Dallas is genuinely possible from parts of Lewisville rather than theoretically possible. Combined with I-35E and SH-121, mean travel time to work is about 24.6 minutes (ACS 2024), low for the metro.
Match the neighborhood to what you are optimizing for. Castle Hills is the amenity-rich master-planned option, marketed on roughly 25 parks, several pools and a golf course. Valley Ridge is established, near both Lewisville Lake and Old Town, with its own LISD elementary and a greenbelt park. The Highlands sits a couple of miles from the lake near Unity Park. Timbercreek Estates is the more attainable entry point - older, moderately priced homes along Timber Creek, with the newer Reserve at Timber Creek enclave nearby. Lewisville Valley is another established single-family pocket. Worth knowing the city has around 54 registered HOAs, so read the documents wherever you land.
The lake is the headline. Lewisville Lake is a 29,000-acre reservoir on the city’s north edge, and below the dam the Lewisville Lake Environmental Learning Area is a 2,600-plus-acre nature preserve with about seven miles of trails, more than 280 bird species, and camping, paddling and fishing. Old Town Lewisville is the walkable historic core along Main and Church Streets, with Wayne Ferguson Plaza and the MCL Grand Theater, a 40,000-square-foot performing-arts venue. Western Days is the signature festival, six music stages in Old Town in late September - the 2026 dates are September 25 and 26. Railroad Park anchors city sports after a roughly $20M rebuild, inside a parks system of more than 3,000 acres.
Yes, and this is part of why the city is not simply a cheaper bedroom suburb. JPMorgan Chase, Mr. Cooper (Nationstar Mortgage), Medical City Lewisville and Sysco all anchor employment here. The SH-121 corridor adds Orthofix Medical and Caliber Collision, alongside a dense auto-dealer cluster and the Music City Mall retail node. Between that job base and three A-train stations, Lewisville works as a place people both live and work, rather than one they only commute out of - which is reflected in that 24.6-minute average commute.
Have more questions about Lewisville? Contact Mali at yourealtordfw@gmail.com or call (972) 408-6939.
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Every public campus inside Lewisville 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.
Attendance boundaries are set by the district, not the city, and they get redrawn as new campuses open. A campus being the closest one is not the same as being the assigned one. 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.
Denton County · 20 campuses in town
Lewisville also has campuses run by Texas College Preparatory Academies, North Texas Collegiate Academy, Premier High Schools, Winfree Academy Charter Schools. Open-enrollment charters admit by application and lottery from a wide area, so buying a particular house never assigns a child to one.
Lewisville ISD · Grades PreK-5
Lewisville ISD · Grades PreK-5
Lewisville ISD · Grades K-5
Lewisville ISD · Grades PreK-5
Lewisville ISD · Grades PreK-5
Lewisville ISD · Grades PreK-5
Lewisville ISD · Grades K-5
Texas College Preparatory Academies · Grades K-6
Lewisville ISD · Grades PreK
Lewisville ISD · Grades PreK-5
North Texas Collegiate Academy · Grades PreK-8
Lewisville ISD · Grades PreK-5
Lewisville ISD · Grades PreK-5
Lewisville ISD · Grades PreK-5
Lewisville ISD · Grades PreK-5
Lewisville ISD · Grades 6-8
Lewisville ISD · Grades 6-8
Lewisville ISD · Grades 6-8
Lewisville ISD · Grades 6-8
Lewisville ISD · Grades 6-8
Texas College Preparatory Academies · Grades 6-12
Lewisville ISD · Grades 9-12
Texas College Preparatory Academies · Grades 7-12
Premier High Schools · Grades 9-12
Winfree Academy Charter Schools · Grades 9-12
Texas College Preparatory Academies · Grades K-12
Lewisville ISD · Grades PreK-12
Texas College Preparatory Academies · Grades K-12
Lewisville homes are taxed by 3 separate governments, and the combined 2025 adopted rate is 1.72% 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 |
|---|---|---|
| Lewisville ISD | 1.117800 | 65% |
| City of Lewisville | 0.419009 | 24% |
| Denton County | 0.185938 | 11% |
| Combined | 1.722747 | 100% |
Denton County has neither a community-college district nor a hospital district, so a Lewisville bill has three lines where a Dallas County bill has five. That structural difference, not municipal thrift, is most of the gap when you compare rates across the metro.
We are not publishing a homestead estimate for Lewisville. The rates above come from the Comptroller's statutory filings and are solid, but the exemption each taxing unit has adopted is confirmed here by only one published schedule - and those schedules demonstrably lag a council vote. (One 2025 county schedule still listed a town at 12.5% months after it had voted to 20%.) A figure built on that would look precise and be wrong, so you get the rates and a real answer instead: ask Mali, or call the appraisal district, and we will confirm the exemptions in writing before you budget from them.
Denton County has 48 special districts levying their own rate on top of everything above - 22 Municipal Utility Districts, 3 Municipal Management Districts, 11 Water Control & Improvement Districts, 12 Fresh Water Supply Districts. Adopted 2025 rates run from 0.07 to 1.20 per $100. At the top of that range a district adds more than half again the entire Lewisville 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 Lewisville 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.