Neighborhood in Allen, Collin County

Living in Twin Creeks, Allen

A

8th of 24areas in Allen
Overall score 94 of 100 vs Texas neighborhoods
Allen overall: A+

Twin Creeks is a neighborhood in Allen, TX, home to about 8,600 people. It gets an A, in the top 12% of Texas neighborhoods, and ranks 8th of 24 areas we score in Allen. It does best on schools and worst on getting around.

  • Top-rated schools
  • Lots of parks
  • Getting around scores low (19 of 100)
  • Tornado risk is very high

Closest everyday places

Grocery store0.4 mi
Pharmacy0.4 mi
Park0.3 mi
Cafe0.4 mi
Restaurant0.3 mi
Gym0.5 mi
Hospital or urgent care0.5 mi
Childcare0.4 mi
Library1.9 mi

Straight-line distance from the middle of where people live. Overture Maps.

Population
8,600
Median rent
$1,920
Median home value
$592,000
Household income
$215,000
Average commute
32 min
Homes owned
64%
Loading map

What it's like to live in Twin Creeks

Twin Creeks is a neighborhood in Allen with about 8,600 residents, homes built around 1996, a mix of owners and renters and 51% of households with children.

It grades A against every neighborhood in Texas and ranks 8th of 24 areas in Allen, which grades A+ overall.

Pros of living in Twin Creeks

  • Higher incomes. The median household earns $215,000, 64% higher than the Allen median.
  • Well-rated schools nearby. 3 of the 3 closest public schools are rated A or B.
  • Groceries close by. The nearest grocery store is about 0.4 miles from the middle of the neighborhood.
  • Parks within walking distance. The closest park is about 0.3 miles away.

Cons of living in Twin Creeks

  • Natural hazard risk. FEMA rates the risk of tornadoes and hail as very high in this part of town.

Twin Creeks report card

Each grade compares Twin Creeks with every neighborhood in Texas. Safety is not graded for single neighborhoods because police report crime for the whole city.

  • Cost of living: grade C+

    Median rent $1,920, homes cost 2.8x income.

    53 of 100 vs TX areas

  • Jobs and income: grade A

    Median household income $215,000, 2.1% unemployed.

    92 of 100 vs TX areas

  • Schools: grade A

    Nearby schools average 92 of 100 on the state rating.

    94 of 100 vs TX areas

  • Safety: no grade

    Citywide, 79 violent crimes per 100k, 709 property crimes per 100k.

    No score vs TX areas

  • Errands and things to do: grade B+

    Most everyday stores and services within a mile of homes.

    77 of 100 vs TX areas

  • Getting around: grade D

    Average commute 32 min, 39% work from home.

    19 of 100 vs TX areas

  • Education levels: grade B

    60% have a bachelor’s degree.

    71 of 100 vs TX areas

  • Health: grade B

    9.2% of adults uninsured.

    67 of 100 vs TX areas

  • Home ownership: grade B-

    64% of homes owner-occupied.

    56 of 100 vs TX areas

  • Internet access: grade A-

    100% of homes have broadband.

    82 of 100 vs TX areas

Twin Creeks compared with Allen

Better than Allen

  • Median household income: $215,00064% higher than Allen ($130,901)
  • Renters paying 30%+ of income on rent: 41%13 points lower than Allen (54%)
  • Home value to income: 2.8x22% lower than Allen (3.5x)

Worse than Allen

  • Homes owned by the people living in them: 64%6 points lower than Allen (69%)
  • Average commute: 32 min13% higher than Allen (28 min)

Closest public schools

Texas Education Agency 2025 ratings. Check the attendance zone for any address with the district.

  • AFlossie Floyd Green ElementaryElementary, Allen ISD0.3 mi
  • AEreckson MiddleMiddle, Allen ISD0.7 mi
  • AAllen High SchoolHigh, Allen ISD2.4 mi

Cost of living in Twin Creeks

Median rent in Twin Creeks is $1,920 a month, about the same as the Allen median. A household would need about $77,000 a year to keep that rent at 30% of income.

The median home is worth $592,000, 28% higher than the Allen median, which means a monthly payment of about $4,031 with property tax at today's mortgage rates.

MeasureHereAllenTexas
Median rentAbout the same as Allen$1,920$1,932$1,403
Median home value28% higher than Allen$592,000$464,100$283,800
Home value to income22% lower than Allen2.8x3.5x3.6x
Renters paying 30%+ of income on rent13 points lower than Allen41%54%52%
Homes owned by the people living in them6 points lower than Allen64%69%63%
Vacant homes2 points lower than Allen2.4%4.7%9.4%
Median year homes were builtAbout the same as Allen199620031992

Monthly cost to buy a median home

$4,031
Mortgage payment
$3,240
Property tax
$790
Median rent, for comparison
$1,920

Based on a $592,000 home in Twin Creeks, 20% down and a 30-year loan at 7.28% (Freddie Mac average, week of 2026-10-01). Property tax is the median for the surrounding Census tract, or the county where that is not published. Insurance and fees are not included.

Work, income and getting around

MeasureHereAllenTexas
Median household income64% higher than Allen$215,000$130,901$78,476
Unemployment rate2 points lower than Allen2.1%3.7%5.3%
People below the poverty line3 points lower than Allen2.8%6.1%14%
Adults with a bachelor's degree or higher2 points higher than Allen60%57%34%
Average commute13% higher than Allen32 min28 min27 min
Workers who work from home12 points higher than Allen39%27%14%
Workers who walk, bike or take transitAbout the same as Allen0.1%1.0%2.6%
Homes with broadband internet2 points higher than Allen100%97%91%

Natural hazard risk

FEMA National Risk Index for the Census tracts in this area.

  • River floodingModerate
  • HurricanesLow
  • TornadoesVery high
  • HailVery high
  • Heat wavesHigh
  • WildfiresLow
  • Winter stormsModerate
  • Strong windLow

Who lives in Twin Creeks

Under 1825%
18 to 3425%
35 to 6440%
65 and over9.8%
Race and ethnicity
White56%
Hispanic or Latino7.0%
Black9.5%
Asian25%
Other or more than one race2.1%

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

Other neighborhoods in Allen

  1. 1A+The Park At Montgomery Farm
  2. 2A+Cypress MeadowsMedian rent $1,850
  3. 3A+Allen NorthMedian rent $2,590
  4. 4A+Cumberland CrossingMedian rent $2,610
  5. 5A+Oak RidgeMedian rent $2,420
  6. 6A+SilhouetteMedian rent $2,860
  7. 7AGlendover ParkMedian rent $1,870
  8. 9AShaddock ParkMedian rent $1,900

Similar neighborhoods in other cities

Areas elsewhere in Texas with the closest mix of grades.

  1. ANorthwest side of North Richland HillsNorth Richland Hills
  2. ACopper SageThe Woodlands
  3. A+ChimneystoneSugar Land

Questions about Twin Creeks

Is Twin Creeks a good place to live?

Twin Creeks is a neighborhood in Allen, TX, home to about 8,600 people. It gets an A, in the top 12% of Texas neighborhoods, and ranks 8th of 24 areas we score in Allen. It does best on schools and worst on getting around.

How much does it cost to live in Twin Creeks?

Median rent in Twin Creeks is $1,920 a month, about the same as the Allen median. The median home is worth $592,000, 28% higher than the Allen median. A median home costs 2.8x the median household income, compared with 3.5x across Allen.

What schools serve Twin Creeks?

The closest rated public schools are Flossie Floyd Green Elementary (elementary, rated A), Ereckson Middle (middle, rated A) and Allen High School (high, rated A). School zones can differ from the closest school, so check with the district.

This area is built from 4 Census block groups closest to the Twin Creeks name on the map, so its edges are approximate. Sources: US Census Bureau 2020-2024 ACS 5-year, CDC PLACES 2025, Texas Education Agency, FEMA National Risk Index, Overture Maps. How we grade.