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

Living in Benbrook, TX

B+

48th of 192Texas cities of 10,000 to 50,000 people
Overall score 76 of 100
60th of 181 in the Dallas-Fort Worth area

Benbrook gets an overall grade of B+ and ranks 48th of 192 Texas cities of 10,000 to 50,000 people. It does best on internet access and schools, and trails on getting around and cost of living.

  • Tornado risk is very high
  • Hail risk is very high
Map of Texas showing where Benbrook isHoustonSan AntonioAustinBenbrook
Where Benbrook is in Texas.
Population
24,279-1.1% since 2020
Median rent
$1,56612% higher than Texas
Median home value
$296,4004% higher than Texas
Household income
$86,292Median
Average commute
25 minOne way
Violent crime
191Per 100k, 2025

What it's like to live in Benbrook

Benbrook sits about 41 miles from downtown Dallas, in the Dallas-Fort Worth-Arlington metro. 24,279 people lived here in 2025, down 1.1% from 2020. It is suburban.

Places locals use include North Holiday Park, Benbrook City Park and Robot Park.

The median age is 39.4, 31% of households have children, 67% of homes are owned by the people living in them and the typical household earns $86,292 a year (10% higher than the Texas median).

Pros of living in Benbrook

  • Low violent crime. 191 violent crimes per 100,000 people in 2025, 51% lower than the Texas rate.

Cons of living in Benbrook

  • Natural hazard risk. FEMA rates the risk of tornadoes and hail as very high here.

Who Benbrook suits

  • FamiliesA reasonable fit: 80% of rated schools earn an A or B and violent crime is 51% lower than the Texas rate. Compared with similar Texas places, it beats 67% for families.
  • Young professionalsA reasonable fit: household income is 10% higher than the Texas median, with 61 restaurants and 6 cafes in town. Compared with similar Texas places, it beats 67% for young professionals.
  • RetireesA reasonable fit: 11% of working-age adults are uninsured and violent crime is 51% lower than the Texas rate. Compared with similar Texas places, it beats 69% for retirees.
  • Remote workersA reasonable fit: 95% of homes have broadband and the median rent of $1,566 is 12% higher than the Texas median. Compared with similar Texas places, it beats 72% for remote workers.
  • People on a budgetNot the best fit: the median rent of $1,566 is 12% higher than the Texas median. Compared with similar Texas places, it beats 28% for people on a budget.

Benbrook report card

Ten grades, one for each part of daily life we measure. Most compare Benbrook 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 C-

    Median rent $1,566, homes cost 3.4x income.

    39 of 100 vs US cities

  • Jobs and income: grade B

    Median household income $86,292, 4.3% unemployed.

    65 of 100 vs US cities

  • Schools: grade B

    5 rated campuses, 80% rated A or B.

    70 of 100 vs TX cities

  • Safety: grade C+

    191 violent crimes per 100k, 1,511 property crimes per 100k.

    48 of 100 vs TX cities

  • Errands and things to do: grade B-

    2 grocery stores, 61 restaurants, 12 parks mapped in town.

    59 of 100 vs TX cities

  • Getting around: grade D

    Average commute 25 min, 12% work from home.

    22 of 100 vs US cities

  • Education levels: grade B

    44% have a bachelor’s degree.

    68 of 100 vs US cities

  • Health: grade C+

    11% of adults uninsured.

    55 of 100 vs US cities

  • Home ownership: grade C+

    67% of homes owner-occupied.

    52 of 100 vs US cities

  • Internet access: grade B+

    95% of homes have broadband.

    75 of 100 vs US cities

Where Benbrook stands out compared with Texas

Better than Texas

  • Adults with a bachelor's degree or higher: 44%10 points higher than Texas (34%)
  • Adults 18 to 64 without health insurance: 11%9 points lower than Texas (20%)
  • People below the poverty line: 5.9%8 points lower than Texas (14%)

Worse than Texas

  • Renters paying 30%+ of income on rent: 58%6 points higher than Texas (52%)
  • Median rent: $1,56612% higher than Texas ($1,403)
  • Workers who walk, bike or take transit: 0.9%2 points lower than Texas (2.6%)

Cost of living in Benbrook

Rent is the cost most newcomers feel first. The median rent in Benbrook is $1,566 a month, 12% higher than the Texas median of $1,403. To keep that rent at 30% of income, a household needs to earn about $63,000 a year. Right now 58% of renters here pay more than 30% of their income on rent.

HUD sets fair market rents for this area at $1,481 for a one-bedroom, $1,745 for a two-bedroom and $2,284 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 $296,400, 4% higher than the Texas median. With 20% down and a 30-year loan at 7.28%, the monthly payment comes to about $1,622 before tax, or $2,036 with property tax. That is $470 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 Benbrook pays $4,963 a year, 17% 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 Benbrook

Typical rent by apartment size

Fair market rent by bedroom count in BenbrookStudio$1,4611 bedroom$1,4812 bedrooms$1,7453 bedrooms$2,2844 bedrooms$2,866
HUD fair market rent for FY2027, Fort Worth-Arlington, TX HUD Metro FMR Area. This is what a typical, modest unit rents for, including utilities.
MeasureHereTexasUS
Median rent12% higher than Texas$1,566$1,403$1,413
Median home value4% higher than Texas$296,400$283,800$332,700
Home value to income5% lower than Texas3.4x3.6x4.1x
Renters paying 30%+ of income on rent6 points higher than Texas58%52%51%
Median property tax per year17% higher than Texas$4,963$4,232$3,119
Homes owned by the people living in them5 points higher than Texas67%63%65%
Median year homes were builtAbout the same as Texas198319921980

Monthly cost to buy a median home

$2,036
Mortgage payment
$1,622
Property tax
$414
Median rent, for comparison
$1,566

Based on a $296,400 home in Benbrook, 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 Benbrook safe?

In 2025, Benbrook Police Department reported 47 violent crimes and 371 property crimes. That works out to 191 violent crimes per 100,000 people, 51% lower than the Texas rate of 387, and 1,511 property crimes per 100,000, 28% lower than the state rate.

Violent crime has been fairly steady since 2021.

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 Benbrook by yearTexas19120212022202320242025

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

Violent crime
191
per 100k, Texas 387
Property crime
1,511
per 100k, Texas 2,086
Property crimes per 100,000 people in Benbrook by yearTexas1,51120212022202320242025

Property crimes per 100,000 people by year.

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

Schools in Benbrook

Benbrook has 5 public school campuses with a 2025 state rating inside the city, and 80% of them earn an A or B. Most students here are served by Fort Worth ISD and Basis Texas.

Top-rated campuses include Benbrook Elementary and Westpark Elementary. The average rating score across all campuses is 85 out of 100, against a Texas median of 81.

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
70
of 100 vs Texas cities
Average rating
85
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

  • ABenbrook ElementaryElementary, Fort Worth ISD92 of 100
  • AWestpark ElementaryElementary, Fort Worth ISD90 of 100
  • BBasis BenbrookOther, Basis Texas87 of 100
  • BBenbrook Middle/High SchoolOther, Fort Worth ISD85 of 100
  • DWestern Hills High SchoolHigh, Fort Worth ISD69 of 100

Best neighborhoods in Benbrook

We grade 4 areas inside Benbrook. The top three are Southwest Benbrook (B+), Central Benbrook (B) and North Benbrook (C-). If price matters most, East Benbrook has the lowest median rent among areas graded C or better, at $1,270 a month. Southwest Benbrook is the priciest, at $1,710. Use the map to color the city by any grade, or the sliders to rank areas by what you care about.

Loading map
    All 4 Benbrook neighborhoods, A to Z

    Daily life in Benbrook

    Everyday places mapped inside Benbrook, from Overture Maps. Well-known spots include North Holiday Park, Benbrook City Park, Robot Park.

    The average one-way commute is 25 minutes, 6% shorter than the Texas average. 12% 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 41 miles away in a straight line. Many people who live in Benbrook work elsewhere in the metro, so test the drive at rush hour before you commit.

    The median household income is $86,292, income per person is $50,982, unemployment is 4.3% and 44% of adults hold a bachelor's degree.

    Grocery stores
    2
    Pharmacies
    5
    Restaurants
    61
    Cafes
    6
    Bars
    0
    Parks
    12
    Gyms
    15
    Hospitals and urgent care
    3
    Childcare
    4
    Libraries
    1

    Jobs, income and education

    MeasureHereTexasUS
    Median household income10% higher than Texas$86,292$78,476$80,734
    Income per person25% higher than Texas$50,982$40,752$44,673
    Unemployment rate1 points lower than Texas4.3%5.3%5.2%
    People below the poverty line8 points lower than Texas5.9%14%12%
    Adults with a bachelor's degree or higher10 points higher than Texas44%34%36%
    Adults with a high school diploma or higher8 points higher than Texas94%86%90%
    Adults 18 to 64 without health insurance9 points lower than Texas11%20%11%
    Homes with broadband internet4 points higher than Texas95%91%91%

    Getting to work

    MeasureHereTexasUS
    Average commute6% lower than Texas25 min27 min26 min
    Workers who work from home3 points lower than Texas12%14%15%
    Workers who work from home12%
    Workers who take transit0.1%
    Workers who walk0.5%
    Workers who bike0.3%

    Who lives in Benbrook

    Under 1825%
    18 to 3418%
    35 to 6439%
    65 and over18%

    Median age 39.4 years. 31% of households have children.

    Race and ethnicity
    White65%
    Hispanic or Latino25%
    Black5.6%
    Asian1.8%
    Other or more than one race3.6%

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

    Weather in Benbrook

    Benbrook has a hot Texas climate. July highs average 97°F and January lows about 33°F. There are about 103 days a year at 90°F or above, and about 36 inches of rain a year.

    Average monthly high and low temperatures in Benbrook30°50°70°90°59J63F70M78A85M93J97J98A90S81O69N60DRain

    Average daily high and low by month, °F, with rain below. NOAA 1991 to 2020 normals from Benbrook Dam, 3 mi away. Orange months average 90°F or more.

    Natural hazard risk

    FEMA's National Risk Index says river flooding risk is moderate, hurricane risk is low, tornado risk is very 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 floodingModerate
    • HurricanesLow
    • TornadoesVery high
    • HailVery high
    • Heat wavesHigh
    • WildfiresHigh
    • Winter stormsModerate
    • Strong windVery low

    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 Benbrook

    Nearby, White Settlement gets a D-, Westworth Village gets a C+ and Edgecliff Village gets a B+. Each is graded against Texas places of its own size, so a small town and a big city can both earn an A.

    1. D-White SettlementSmall city, 18,150 people5 mi
    2. C+Westworth VillageTown, 2,643 people5 mi
    3. B+Edgecliff VillageTown, 3,766 people7 mi
    4. CRiver OaksTown, 7,584 people7 mi
    5. FSansom ParkTown, 5,392 people9 mi
    6. D-Lake WorthTown, 4,829 people9 mi

    Benbrook 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. 57B+Savannah6,469 people31 mito downtown
    5. 58B+Hickory Creek5,611 people27 mito downtown
    6. 59B+Midlothian39,356 people26 mito downtown
    7. 60B+Benbrook24,557 people41 mito downtown
    8. 61B+Lowry Crossing1,433 people29 mito downtown
    9. 62B+Nevada1,319 people28 mito downtown
    10. 63B+Bedford49,085 people22 mito downtown

    See all of the best suburbs of dallas-fort worth

    Living in Benbrook: common questions

    Is Benbrook, TX a good place to live?

    Benbrook gets an overall grade of B+ and ranks 48th of 192 Texas cities of 10,000 to 50,000 people. It does best on internet access and schools, and trails on getting around and cost of living.

    How much does it cost to live in Benbrook?

    Median rent in Benbrook is $1,566 a month, 12% higher than the Texas median. The median home is worth $296,400, 4% higher than the Texas median. A median home costs 3.4x 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 $2,036, including property tax.

    Is Benbrook safe?

    In 2025, Benbrook Police Department reported 191 violent crimes per 100,000 people, 51% lower than the Texas rate. Property crime was 1,511 per 100,000, 28% lower than the Texas rate.

    Are the schools good in Benbrook?

    We found 5 rated public school campuses inside Benbrook. 80% are rated A or B by the Texas Education Agency. Its schools score is 70 of 100 compared with other Texas cities of 10,000 to 50,000 people.

    What are the best neighborhoods in Benbrook?

    Based on our scores, the top-rated areas in Benbrook are Southwest Benbrook, Central Benbrook and North Benbrook. We score 4 areas in the city.

    Does Benbrook flood?

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

    What is the weather like in Benbrook?

    Summers in Benbrook peak at about 97°F in July, and January nights fall to about 33°F. Expect around 103 days a year at 90°F or hotter, and 36 inches of rain.

    How long is the commute in Benbrook?

    The average one-way commute is 25 min, 6% lower than the Texas average. About 12% of workers work from home. It is about 41 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.