Small city in Dallas County, part of the Dallas-Fort Worth metro

Living in Addison, TX

B-

72nd of 192Texas cities of 10,000 to 50,000 people
Overall score 63 of 100
82nd of 181 in the Dallas-Fort Worth area

Addison gets an overall grade of B- and ranks 72nd of 192 Texas cities of 10,000 to 50,000 people. It does best on errands and things to do and education levels, and trails on safety and cost of living. It is a strong pick for young professionals.

  • Good for young professionals
  • Errands close by
  • Safety scores low (11 of 100)
  • Heat wave risk is very high
Map of Texas showing where Addison isHoustonSan AntonioAustinAddison
Where Addison is in Texas.
Population
17,195+0.6% since 2020
Median rent
$1,78427% higher than Texas
Median home value
$482,00070% higher than Texas
Household income
$73,854Median
Average commute
22 minOne way
Violent crime
422Per 100k, 2025

What it's like to live in Addison

Addison sits about 12 miles from downtown Dallas, in the Dallas-Fort Worth-Arlington metro. 17,195 people lived here in 2025, up 0.6% from 2020. It is suburban.

Places locals use include Vitruvian Park, Addison Circle Park and Les Lacs Park.

The median age is 35.0, 8% of households have children, 18% of homes are owned by the people living in them and the typical household earns $73,854 a year (6% lower than the Texas median).

Pros of living in Addison

  • Short commutes. The average trip to work takes 22 minutes, against 27 across Texas.
  • Plenty close to home. 9 grocery stores, 343 restaurants and 24 parks are mapped in town.

Cons of living in Addison

  • Higher rent. Median rent is $1,784, 27% higher than the Texas median.
  • Homes are pricey for local incomes. The median home costs 6.5 times the median household income, against 3.6 times across Texas.
  • Natural hazard risk. FEMA rates the risk of heat waves and hail as very high here.

Who Addison suits

  • FamiliesNot the best fit: violent crime is 9% higher than the Texas rate. Compared with similar Texas places, it beats 31% for families.
  • Young professionalsA strong fit: household income is 6% lower than the Texas median, with 343 restaurants and 18 cafes in town. Compared with similar Texas places, it beats 96% for young professionals.
  • RetireesA reasonable fit: 12% of working-age adults are uninsured and violent crime is 9% higher than the Texas rate. Compared with similar Texas places, it beats 43% for retirees.
  • Remote workersA strong fit: 96% of homes have broadband and the median rent of $1,784 is 27% higher than the Texas median. Compared with similar Texas places, it beats 80% for remote workers.
  • People on a budgetNot the best fit: the median rent of $1,784 is 27% higher than the Texas median. Compared with similar Texas places, it beats 9% for people on a budget.

Addison report card

Ten grades, one for each part of daily life we measure. Most compare Addison with other US cities of 10,000 to 50,000 people. Schools, safety and errands compare it with other Texas cities of 10,000 to 50,000 people.

  • Cost of living: grade D

    Median rent $1,784, homes cost 6.5x income.

    23 of 100 vs US cities

  • Jobs and income: grade B

    Median household income $73,854, 2.8% unemployed.

    65 of 100 vs US cities

  • Schools: grade C-

    1 rated campuses, 0% rated A or B.

    39 of 100 vs TX cities

  • Safety: grade D-

    422 violent crimes per 100k, 4,060 property crimes per 100k.

    11 of 100 vs TX cities

  • Errands and things to do: grade A+

    9 grocery stores, 343 restaurants, 24 parks mapped in town.

    97 of 100 vs TX cities

  • Getting around: grade B-

    Average commute 22 min, 25% work from home.

    62 of 100 vs US cities

  • Education levels: grade A-

    64% have a bachelor’s degree.

    83 of 100 vs US cities

  • Health: grade C+

    12% of adults uninsured.

    52 of 100 vs US cities

  • Home ownership: grade D

    18% of homes owner-occupied.

    23 of 100 vs US cities

  • Internet access: grade B+

    96% of homes have broadband.

    78 of 100 vs US cities

Where Addison stands out compared with Texas

Better than Texas

  • Adults with a bachelor's degree or higher: 64%30 points higher than Texas (34%)
  • Adults 18 to 64 without health insurance: 12%8 points lower than Texas (20%)
  • Average commute: 22 min19% lower than Texas (27 min)

Worse than Texas

  • Homes owned by the people living in them: 18%45 points lower than Texas (63%)
  • Home value to income: 6.5x80% higher than Texas (3.6x)
  • Median rent: $1,78427% higher than Texas ($1,403)

Cost of living in Addison

Rent is the cost most newcomers feel first. The median rent in Addison is $1,784 a month, 27% higher than the Texas median of $1,403. To keep that rent at 30% of income, a household needs to earn about $71,000 a year. Right now 49% of renters here pay more than 30% of their income on rent.

HUD sets fair market rents for this area at $1,536 for a one-bedroom, $1,807 for a two-bedroom and $2,275 for a three-bedroom (fiscal year 2027). These figures include utilities and describe a modest unit, so newer apartments often ask for more.

The median home is worth $482,000, 70% higher than the Texas median. With 20% down and a 30-year loan at 7.28%, the monthly payment comes to about $2,638 before tax, or $3,225 with property tax. That is $1,441 a month more than the median rent, so renting is the cheaper monthly choice unless you plan to stay for years.

Texas has no state income tax, but property taxes are among the highest in the country. The median homeowner in Addison pays $7,041 a year, 66% higher than the Texas median of $4,232. Budget for it, along with homeowners insurance, which our numbers do not include.

See the full cost of living breakdown for Addison

Typical rent by apartment size

Fair market rent by bedroom count in AddisonStudio$1,4911 bedroom$1,5362 bedrooms$1,8073 bedrooms$2,2754 bedrooms$2,892
HUD fair market rent for FY2027, Dallas, TX HUD Metro FMR Area. This is what a typical, modest unit rents for, including utilities.
MeasureHereTexasUS
Median rent27% higher than Texas$1,784$1,403$1,413
Median home value70% higher than Texas$482,000$283,800$332,700
Home value to income80% higher than Texas6.5x3.6x4.1x
Renters paying 30%+ of income on rent2 points lower than Texas49%52%51%
Median property tax per year66% higher than Texas$7,041$4,232$3,119
Homes owned by the people living in them45 points lower than Texas18%63%65%
Median year homes were builtAbout the same as Texas199819921980

Monthly cost to buy a median home

$3,225
Mortgage payment
$2,638
Property tax
$587
Median rent, for comparison
$1,784

Based on a $482,000 home in Addison, 20% down and a 30-year loan at 7.28% (Freddie Mac average, week of 2026-10-01). Property tax is the median paid locally, or the county median where the local figure is not published. Insurance and fees are not included.

Is Addison safe?

In 2025, Addison Police Department reported 73 violent crimes and 702 property crimes. That works out to 422 violent crimes per 100,000 people, 9% higher than the Texas rate of 387, and 4,060 property crimes per 100,000, 95% higher than the state rate.

Violent crime is down about 31% since 2021, based on the yearly rates below.

Crime rates describe the whole area a police department covers. Some streets are much quieter than the average and some are busier, so look at the neighborhood grades and visit at different times of day.

Violent crimes per 100,000 people in Addison by yearTexas42220212022202320242025

Violent crimes per 100,000 people by year. The dashed line is the Texas rate for 2025.

Violent crime
422
per 100k, Texas 387
Property crime
4,060
per 100k, Texas 2,086
Property crimes per 100,000 people in Addison by yearTexas4,06020212022202320242025

Property crimes per 100,000 people by year.

Source: FBI Crime Data Explorer, Addison Police Department, 2025. Rates count reported crimes only and cover the area this police department serves.

Schools in Addison

Addison has 1 public school campuses with a 2025 state rating inside the city, and 0% of them earn an A or B. Most students here are served by Dallas ISD.

Texas districts usually assign students by attendance zone rather than the closest campus, so check the zone for a specific address with the district before you sign a lease or buy.

Schools grade
39
of 100 vs Texas cities
Average rating
78
Texas median 81

Ratings are the 2025 Texas Education Agency A to F accountability ratings. Always check which school serves a specific address with the district.

Top-rated schools

  • CGeorge Herbert Walker Bush ElementaryElementary, Dallas ISD78 of 100

Best neighborhoods in Addison

We grade 3 areas inside Addison. The top three are Addison Circle (B+), Central Addison (B-) and Southwest Addison (B-). If price matters most, Southwest Addison has the lowest median rent among areas graded C or better, at $1,720 a month. Central Addison is the priciest, at $1,840. Use the map to color the city by any grade, or the sliders to rank areas by what you care about.

Loading map
    All 3 Addison neighborhoods, A to Z

    Daily life in Addison

    Everyday places mapped inside Addison, from Overture Maps. Well-known spots include Vitruvian Park, Addison Circle Park, Les Lacs Park.

    The average one-way commute is 22 minutes, 19% shorter than the Texas average. 25% of workers work from home. Fewer than 3% walk, bike or take transit to work, so plan on driving for almost everything.

    Downtown Dallas is about 12 miles away in a straight line. Many people who live in Addison work elsewhere in the metro, so test the drive at rush hour before you commit.

    The median household income is $73,854, income per person is $61,699, unemployment is 2.8% and 64% of adults hold a bachelor's degree.

    Grocery stores
    9
    Pharmacies
    7
    Restaurants
    343
    Cafes
    18
    Bars
    40
    Parks
    24
    Gyms
    40
    Hospitals and urgent care
    7
    Childcare
    2
    Libraries
    1

    Jobs, income and education

    MeasureHereTexasUS
    Median household income6% lower than Texas$73,854$78,476$80,734
    Income per person51% higher than Texas$61,699$40,752$44,673
    Unemployment rate2 points lower than Texas2.8%5.3%5.2%
    People below the poverty line6 points lower than Texas7.6%14%12%
    Adults with a bachelor's degree or higher30 points higher than Texas64%34%36%
    Adults with a high school diploma or higher9 points higher than Texas95%86%90%
    Adults 18 to 64 without health insurance8 points lower than Texas12%20%11%
    Homes with broadband internet4 points higher than Texas96%91%91%

    Getting to work

    MeasureHereTexasUS
    Average commute19% lower than Texas22 min27 min26 min
    Workers who work from home11 points higher than Texas25%14%15%
    Workers who work from home25%
    Workers who take transit0.8%
    Workers who walk1.1%
    Workers who bike0.1%

    Who lives in Addison

    Under 188.1%
    18 to 3442%
    35 to 6439%
    65 and over11%

    Median age 35.0 years. 8.2% of households have children.

    Race and ethnicity
    White44%
    Hispanic or Latino28%
    Black16%
    Asian6.5%
    Other or more than one race5.9%

    Shown for information only. It is never part of any grade.

    Weather in Addison

    Addison has a hot Texas climate. July highs average 94°F and January lows about 36°F. There are about 93 days a year at 90°F or above, and about 42 inches of rain a year.

    Average monthly high and low temperatures in Addison30°50°70°90°56J60F69M75A83M90J94J95A87S78O66N57DRain

    Average daily high and low by month, °F, with rain below. NOAA 1991 to 2020 normals from Richardson, 6 mi away. Orange months average 90°F or more.

    Natural hazard risk

    FEMA's National Risk Index says river flooding risk is low, hurricane risk is low, tornado risk is high and hail risk is very high. Even in lower-risk areas, check the FEMA flood map for the exact address before you buy.

    • River floodingLow
    • HurricanesLow
    • TornadoesHigh
    • HailVery high
    • Heat wavesVery high
    • WildfiresVery low
    • Winter stormsModerate
    • Strong windLow

    Source: FEMA National Risk Index, December 2025, Census tract level averaged for the city. Check the FEMA flood map for any address before you buy.

    Places near Addison

    Nearby, Farmers Branch gets an A-, Carrollton gets an A and Richardson gets an A-. Each is graded against Texas places of its own size, so a small town and a big city can both earn an A.

    1. A-Farmers BranchSmall city, 36,645 people4 mi
    2. ACarrolltonCity, 133,740 people4 mi
    3. A-RichardsonCity, 118,731 people6 mi
    4. A+University ParkSmall city, 25,155 people8 mi
    5. APlanoCity, 290,594 people8 mi
    6. A+CoppellSmall city, 42,154 people9 mi

    Addison in the Dallas-Fort Worth area

    How it ranks among 181 places in the metro.

    1. 1A+Flower Mound78,389 people26 mito downtown
    2. 2A+Trophy Club13,733 people29 mito downtown
    3. 3A+University Park25,155 people4 mito downtown
    4. 79BBlue Mound2,366 people33 mito downtown
    5. 80BLewisville131,080 people21 mito downtown
    6. 81B-Justin5,447 people37 mito downtown
    7. 82B-Addison17,290 people12 mito downtown
    8. 83B-Rowlett65,463 people15 mito downtown
    9. 84B-Saginaw24,970 people35 mito downtown
    10. 85B-Aubrey7,396 people33 mito downtown

    See all of the best suburbs of dallas-fort worth

    Living in Addison: common questions

    Is Addison, TX a good place to live?

    Addison gets an overall grade of B- and ranks 72nd of 192 Texas cities of 10,000 to 50,000 people. It does best on errands and things to do and education levels, and trails on safety and cost of living. It is a strong pick for young professionals.

    How much does it cost to live in Addison?

    Median rent in Addison is $1,784 a month, 27% higher than the Texas median. The median home is worth $482,000, 70% higher than the Texas median. A median home costs 6.5x the median household income, compared with 3.6x across Texas. With 20% down at a 7.28% rate, the monthly payment on a median home is about $3,225, including property tax.

    Is Addison safe?

    In 2025, Addison Police Department reported 422 violent crimes per 100,000 people, 9% higher than the Texas rate. Property crime was 4,060 per 100,000, 95% higher than the Texas rate.

    Are the schools good in Addison?

    We found 1 rated public school campuses inside Addison. 0% are rated A or B by the Texas Education Agency. Its schools score is 39 of 100 compared with other Texas cities of 10,000 to 50,000 people.

    What are the best neighborhoods in Addison?

    Based on our scores, the top-rated areas in Addison are Addison Circle, Central Addison and Southwest Addison. We score 3 areas in the city.

    Does Addison flood?

    FEMA rates river flooding risk in Addison as low, and coastal flooding as not rated. Hazards rated high or very high here: tornadoes, heat waves and hail. Always check the flood map for a specific address before you buy.

    What is the weather like in Addison?

    Summers in Addison peak at about 94°F in July, and January nights fall to about 36°F. Expect around 93 days a year at 90°F or hotter, and 42 inches of rain.

    How long is the commute in Addison?

    The average one-way commute is 22 min, 19% lower than the Texas average. About 25% of workers work from home. It is about 12 miles from downtown Dallas.

    Sources: US Census Bureau 2020-2024 ACS 5-year and 2025 population estimates, CDC PLACES 2025, Texas Education Agency 2025 ratings, FBI Crime Data Explorer, FEMA National Risk Index, NOAA climate normals, HUD fair market rents, Overture Maps. Updated 2026-10-04. How we grade.