Town in Hunt County, part of the Dallas-Fort Worth metro
Living in Caddo Mills, TX
145th of 745Texas towns of 1,000 to 10,000 people
Overall score 80 of 100
50th of 181 in the Dallas-Fort Worth area
Caddo Mills earns a grade of B+ on our index, 145th of 745 Texas towns of 1,000 to 10,000 people. It does best on schools and jobs and income, and trails on getting around and health. It is a strong pick for families.
- Good for families
- Fast-growing
- Getting around scores low (4 of 100)
- Population
- 5,715+284.3% since 2020
- Median rent
- $1,13519% lower than Texas
- Median home value
- $299,7006% higher than Texas
- Household income
- $107,067Median
- Average commute
- 33 minOne way
- Violent crime
- 125Per 100k, 2025
What it's like to live in Caddo Mills
Caddo Mills sits about 35 miles from downtown Dallas, in the Dallas-Fort Worth-Arlington metro. 5,715 people lived here in 2025, up 284.3% from 2020, so it is one of the faster-growing places in Texas. It is small-town and rural in feel.
Local spots people know include Trailstone Green Space and Hanchey Park.
The median age is 33.5, 42% of households have children, 71% of homes are owned by the people living in them and the typical household earns $107,067 a year (36% higher than the Texas median).
Pros of living in Caddo Mills
- Strong public schools. 100% of the 5 rated campuses here earn an A or B from the Texas Education Agency.
- Low violent crime. 125 violent crimes per 100,000 people in 2025, 68% lower than the Texas rate.
- Lower rent. Median rent is $1,135, 19% lower than the Texas median.
- High incomes. The median household earns $107,067, 36% higher than the Texas median.
- Growing fast. The population grew 284% from 2020 to 2025, which usually means new homes, shops and jobs.
Cons of living in Caddo Mills
- Long commutes. The average trip to work takes 33 minutes, against 27 across Texas.
Who Caddo Mills suits
- FamiliesA reasonable fit: 100% of rated schools earn an A or B and violent crime is 68% lower than the Texas rate. Compared with similar Texas places, it beats 86% for families.
- Young professionalsA reasonable fit: household income is 36% higher than the Texas median, with 14 restaurants and 3 cafes in town. Compared with similar Texas places, it beats 56% for young professionals.
- RetireesA reasonable fit: 13% of working-age adults are uninsured and violent crime is 68% lower than the Texas rate. Compared with similar Texas places, it beats 75% for retirees.
- Remote workersA reasonable fit: 89% of homes have broadband and the median rent of $1,135 is 19% lower than the Texas median. Compared with similar Texas places, it beats 54% for remote workers.
- People on a budgetA reasonable fit: the median rent of $1,135 is 19% lower than the Texas median. Compared with similar Texas places, it beats 57% for people on a budget.
Caddo Mills report card
Ten grades, one for each part of daily life we measure. Most compare Caddo Mills with other US towns of 1,000 to 10,000 people. Schools, safety and errands compare it with other Texas towns of 1,000 to 10,000 people.
Cost of living: grade C+
Median rent $1,135, homes cost 2.8x income.
55 of 100 vs US townsJobs and income: grade B
Median household income $107,067, 5.3% unemployed.
70 of 100 vs US townsSchools: grade B+
5 rated campuses, 100% rated A or B.
75 of 100 vs TX townsSafety: grade B
125 violent crimes per 100k, 180 property crimes per 100k.
68 of 100 vs TX townsErrands and things to do: no grade
1 grocery store, 14 restaurants, 4 parks mapped in town.
No score vs TX townsGetting around: grade F
Average commute 33 min, 22% work from home.
4 of 100 vs US townsEducation levels: grade B-
30% have a bachelor’s degree.
60 of 100 vs US townsHealth: grade C-
13% of adults uninsured.
36 of 100 vs US townsHome ownership: grade B
71% of homes owner-occupied.
68 of 100 vs US townsInternet access: grade C
89% of homes have broadband.
46 of 100 vs US towns
Where Caddo Mills stands out compared with Texas
Better than Texas
- Median household income: $107,06736% higher than Texas ($78,476)
- Renters paying 30%+ of income on rent: 41%11 points lower than Texas (52%)
- Home value to income: 2.8x23% lower than Texas (3.6x)
Worse than Texas
- Average commute: 33 min24% higher than Texas (27 min)
- Adults with a bachelor's degree or higher: 30%4 points lower than Texas (34%)
- Workers who walk, bike or take transit: 0%3 points lower than Texas (2.6%)
Cost of living in Caddo Mills
Caddo Mills renters pay a median of $1,135 a month, 19% lower than the statewide median. The usual rule is to spend no more than 30% of income on rent, which means earning around $45,000 a year for a median unit. Right now 41% 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 $299,700, 6% higher than the Texas median. With 20% down and a 30-year loan at 7.28%, the monthly payment comes to about $1,640 before tax, or $2,099 with property tax. That is $964 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 Caddo Mills pays $5,497 a year, 30% higher than the Texas median of $4,232. Budget for it, along with homeowners insurance, which our numbers do not include.
Typical rent by apartment size
| Measure | Here | Texas | US |
|---|---|---|---|
| Median rent19% lower than Texas | $1,135 | $1,403 | $1,413 |
| Median home value6% higher than Texas | $299,700 | $283,800 | $332,700 |
| Home value to income23% lower than Texas | 2.8x | 3.6x | 4.1x |
| Renters paying 30%+ of income on rent11 points lower than Texas | 41% | 52% | 51% |
| Median property tax per year30% higher than Texas | $5,497 | $4,232 | $3,119 |
| Homes owned by the people living in them8 points higher than Texas | 71% | 63% | 65% |
| Median year homes were builtAbout the same as Texas | 1997 | 1992 | 1980 |
Monthly cost to buy a median home
- Mortgage payment
- $1,640
- Property tax
- $458
- Median rent, for comparison
- $1,135
Based on a $299,700 home in Caddo Mills, 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 Caddo Mills safe?
In 2025, Caddo Mills Police Department reported 9 violent crimes and 13 property crimes. That works out to 125 violent crimes per 100,000 people, 68% lower than the Texas rate of 387, and 180 property crimes per 100,000, 91% lower than the state rate.
Violent crime is down about 46% 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 by year. The dashed line is the Texas rate for 2025.
Property crimes per 100,000 people by year.
Source: FBI Crime Data Explorer, Caddo Mills Police Department, 2025. Rates count reported crimes only and cover the area this police department serves.
Schools in Caddo Mills
Caddo Mills has 5 public school campuses with a 2025 state rating inside the city, and 100% of them earn an A or B. Most students here are served by Caddo Mills ISD.
Top-rated campuses include Kathryn Griffis Elementary. The average rating score across all campuses is 86 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.
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
- AKathryn Griffis ElementaryElementary, Caddo Mills ISD91 of 100
- BCaddo Mills High SchoolHigh, Caddo Mills ISD89 of 100
- BCaddo Mills MiddleMiddle, Caddo Mills ISD84 of 100
- BFrances and Jeannette Lee ElementaryElementary, Caddo Mills ISD84 of 100
- BCaddo Mills IntermediateMiddle, Caddo Mills ISD80 of 100
Daily life in Caddo Mills
Everyday places mapped inside Caddo Mills, from Overture Maps. Well-known spots include Trailstone Green Space, Hanchey Park.
The average one-way commute is 33 minutes, 24% longer than the Texas average. 22% 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 35 miles away in a straight line. Many people who live in Caddo Mills work elsewhere in the metro, so test the drive at rush hour before you commit.
The median household income is $107,067, income per person is $37,192, unemployment is 5.3% and 30% of adults hold a bachelor's degree.
Jobs, income and education
| Measure | Here | Texas | US |
|---|---|---|---|
| Median household income36% higher than Texas | $107,067 | $78,476 | $80,734 |
| Income per person9% lower than Texas | $37,192 | $40,752 | $44,673 |
| Unemployment rateAbout the same as Texas | 5.3% | 5.3% | 5.2% |
| People below the poverty line8 points lower than Texas | 6.1% | 14% | 12% |
| Adults with a bachelor's degree or higher4 points lower than Texas | 30% | 34% | 36% |
| Adults with a high school diploma or higher6 points higher than Texas | 92% | 86% | 90% |
| Adults 18 to 64 without health insurance7 points lower than Texas | 13% | 20% | 11% |
| Homes with broadband internet2 points lower than Texas | 89% | 91% | 91% |
Getting to work
| Measure | Here | Texas | US |
|---|---|---|---|
| Average commute24% higher than Texas | 33 min | 27 min | 26 min |
| Workers who work from home7 points higher than Texas | 22% | 14% | 15% |
Who lives in Caddo Mills
Median age 33.5 years. 42% of households have children.
Race and ethnicity
Shown for information only. It is never part of any grade.
Weather in Caddo Mills
Caddo Mills has a hot Texas climate. July highs average 97°F and January lows about 33°F. There are about 97 days a year at 90°F or above, and about 47 inches of rain a year.
Average daily high and low by month, °F, with rain below. NOAA 1991 to 2020 normals from Greenville Kgvl Radio, 12 mi away. Orange months average 90°F or more.
Natural hazard risk
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 Caddo Mills
Nearby, Josephine gets a C, Royse City gets a C+ and Nevada 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.
- CJosephineTown, 5,842 people5 mi
- C+Royse CitySmall city, 20,037 people6 mi
- B+NevadaTown, 1,319 people8 mi
- DGreenvilleSmall city, 31,222 people9 mi
- BFateSmall city, 22,884 people11 mi
- FQuinlanTown, 1,618 people11 mi
Caddo Mills in the Dallas-Fort Worth area
How it ranks among 181 places in the metro.
- 1A+Flower Mound78,389 people26 mito downtown
- 2A+Trophy Club13,733 people29 mito downtown
- 3A+University Park25,155 people4 mito downtown
- 47A-Northlake8,283 people35 mito downtown
- 48A-Roanoke10,286 people31 mito downtown
- 49A-Burleson52,918 people38 mito downtown
- 50B+Caddo Mills3,340 people35 mito downtown
- 51B+Krugerville1,577 people36 mito downtown
- 52B+Sunnyvale8,336 people12 mito downtown
- 53B+Euless60,421 people19 mito downtown
Living in Caddo Mills: common questions
Is Caddo Mills, TX a good place to live?
Caddo Mills earns a grade of B+ on our index, 145th of 745 Texas towns of 1,000 to 10,000 people. It does best on schools and jobs and income, and trails on getting around and health. It is a strong pick for families.
How much does it cost to live in Caddo Mills?
Renters in Caddo Mills pay a median of $1,135 a month, 19% lower than the Texas median. The median home is worth $299,700, 6% higher than the Texas median. A median home costs 2.8x 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 $2,099, including property tax.
Is Caddo Mills safe?
In 2025, Caddo Mills Police Department reported 125 violent crimes per 100,000 people, 68% lower than the Texas rate. Property crime was 180 per 100,000, 91% lower than the Texas rate.
Are the schools good in Caddo Mills?
We found 5 rated public school campuses inside Caddo Mills. 100% are rated A or B by the Texas Education Agency. Its schools score is 75 of 100 compared with other Texas towns of 1,000 to 10,000 people.
What is the weather like in Caddo Mills?
Summers in Caddo Mills peak at about 97°F in July, and January nights fall to about 33°F. Expect around 97 days a year at 90°F or hotter, and 47 inches of rain.
How long is the commute in Caddo Mills?
The average one-way commute is 33 min, 24% higher than the Texas average. About 22% of workers work from home. It is about 35 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.