Neighborhood in Allen, Collin County

Living in Watters Creek, Allen

B-

22nd of 24areas in Allen
Overall score 58 of 100 vs Texas neighborhoods
Allen overall: A+

Watters Creek is a neighborhood in Allen, TX, home to about 1,600 people. It gets a B-, in the top 44% of Texas neighborhoods, and ranks 22nd of 24 areas we score in Allen. It does best on errands and things to do and worst on getting around.

  • Lots of parks
  • Getting around scores low (4 of 100)
  • Tornado risk is very high

Closest everyday places

Grocery store0.4 mi
Pharmacy0.5 mi
Park0.4 mi
Cafe0.3 mi
Restaurant0.3 mi
Gym0.3 mi
Hospital or urgent care1.2 mi
Childcare0.4 mi
Library1.3 mi

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

Population
1,590
Median rent
$2,180
Median home value
$296,000
Household income
$105,100
Average commute
37 min
Homes owned
65%
Loading map

What it's like to live in Watters Creek

Watters Creek is a neighborhood in Allen with about 1,600 residents, homes built around 1987, mostly owner-occupied (65%) and 13% of households with children.

Our grade for Watters Creek is B-. That puts it 22nd of 24 areas we grade in Allen, a city that gets an A+ overall.

Pros of living in Watters Creek

  • 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 0.4 miles away.

Cons of living in Watters Creek

  • Longer commutes. The average commute is 37 minutes, against 28 for Allen as a whole.
  • Natural hazard risk. FEMA rates the risk of tornadoes, heat waves and hail as very high in this part of town.

Watters Creek report card

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

  • Cost of living: grade D

    Median rent $2,180, homes cost 2.8x income.

    21 of 100 vs TX areas

  • Jobs and income: grade B

    Median household income $105,100, 1.0% unemployed.

    71 of 100 vs TX areas

  • Schools: grade B

    Nearby schools average 84 of 100 on the state rating.

    65 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 A

    Most everyday stores and services within a mile of homes.

    92 of 100 vs TX areas

  • Getting around: grade F

    Average commute 37 min, 13% work from home.

    4 of 100 vs TX areas

  • Education levels: grade B

    42% have a bachelor’s degree.

    65 of 100 vs TX areas

  • Health: grade D+

    16% of adults uninsured.

    31 of 100 vs TX areas

  • Home ownership: grade B

    65% of homes owner-occupied.

    71 of 100 vs TX areas

  • Internet access: grade D+

    88% of homes have broadband.

    31 of 100 vs TX areas

Watters Creek compared with Allen

Better than Allen

  • Home value to income: 2.8x21% lower than Allen (3.5x)
  • Vacant homes: 0%5 points lower than Allen (4.7%)
  • Unemployment rate: 1.0%3 points lower than Allen (3.7%)

Worse than Allen

  • Renters paying 30%+ of income on rent: 96%42 points higher than Allen (54%)
  • Adults with a bachelor's degree or higher: 42%16 points lower than Allen (57%)
  • Average commute: 37 min31% higher than Allen (28 min)

Closest public schools

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

  • CAlton Boyd ElementaryElementary, Allen ISD0.6 mi
  • AW E Pete Ford MiddleMiddle, Allen ISD1.2 mi
  • AAllen High SchoolHigh, Allen ISD1.8 mi

Cost of living in Watters Creek

Median rent in Watters Creek is $2,180 a month, 13% higher than the Allen median. A household would need about $87,000 a year to keep that rent at 30% of income.

The median home is worth $296,000, 36% lower than the Allen median, which means a monthly payment of about $1,982 with property tax at today's mortgage rates.

MeasureHereAllenTexas
Median rent13% higher than Allen$2,180$1,932$1,403
Median home value36% lower than Allen$296,000$464,100$283,800
Home value to income21% lower than Allen2.8x3.5x3.6x
Renters paying 30%+ of income on rent42 points higher than Allen96%54%52%
Homes owned by the people living in them4 points lower than Allen65%69%63%
Vacant homes5 points lower than Allen0%4.7%9.4%
Median year homes were builtAbout the same as Allen198720031992

Monthly cost to buy a median home

$1,982
Mortgage payment
$1,620
Property tax
$361
Median rent, for comparison
$2,180

Based on a $296,000 home in Watters Creek, 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 income20% lower than Allen$105,100$130,901$78,476
Unemployment rate3 points lower than Allen1.0%3.7%5.3%
People below the poverty line4 points higher than Allen9.7%6.1%14%
Adults with a bachelor's degree or higher16 points lower than Allen42%57%34%
Average commute31% higher than Allen37 min28 min27 min
Workers who work from home14 points lower than Allen13%27%14%
Workers who walk, bike or take transit1 points lower than Allen0%1.0%2.6%
Homes with broadband internet9 points lower than Allen88%97%91%

Natural hazard risk

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

  • River floodingModerate
  • HurricanesModerate
  • TornadoesVery high
  • HailVery high
  • Heat wavesVery high
  • WildfiresLow
  • Winter stormsHigh
  • Strong windModerate

Who lives in Watters Creek

Under 1813%
18 to 3411%
35 to 6446%
65 and over30%
Race and ethnicity
White69%
Hispanic or Latino14%
Black7.9%
Asian2.6%
Other or more than one race6.9%

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. 8ATwin CreeksMedian rent $1,920

Similar neighborhoods in other cities

Areas elsewhere in Texas with the closest mix of grades.

  1. B+East Texas TownhomesMineola
  2. B-Vista Hills EastEl Paso
  3. C-Candlelight PlazaHouston

Questions about Watters Creek

Is Watters Creek a good place to live?

Watters Creek is a neighborhood in Allen, TX, home to about 1,600 people. It gets a B-, in the top 44% of Texas neighborhoods, and ranks 22nd of 24 areas we score in Allen. It does best on errands and things to do and worst on getting around.

How much does it cost to live in Watters Creek?

Renters in Watters Creek pay a median of $2,180 a month, 13% higher than the Allen median. The median home is worth $296,000, 36% lower than the Allen median. A median home costs 2.8x the median household income, compared with 3.5x across Allen.

What schools serve Watters Creek?

The closest rated public schools are Alton Boyd Elementary (elementary, rated C), W E Pete Ford 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 1 Census block group closest to the Watters Creek 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.