Town in Kaufman County, part of the Dallas-Fort Worth metro

Living in Combine, TX

C-

466th of 745Texas towns of 1,000 to 10,000 people
Overall score 37 of 100
125th of 181 in the Dallas-Fort Worth area

We give Combine a C-. It ranks 466th of 745 Texas towns of 1,000 to 10,000 people. It does best on home ownership and jobs and income, and trails on getting around and education levels.

  • Fast-growing
  • Getting around scores low (1 of 100)
  • Education levels scores low (20 of 100)
Map of Texas showing where Combine isHoustonSan AntonioAustinFort WorthCombine
Where Combine is in Texas.
Population
2,769+24.9% since 2020
Median rent
$1,74124% higher than Texas
Median home value
$323,80014% higher than Texas
Household income
$94,756Median
Average commute
39 minOne way
Violent crime
No dataNo full-year report

What it's like to live in Combine

Combine sits about 21 miles from downtown Dallas, in the Dallas-Fort Worth-Arlington metro. 2,769 people lived here in 2025, up 24.9% from 2020, so it is one of the faster-growing places in Texas. It is small-town and rural in feel.

The median age is 38.7, 40% of households have children, 91% of homes are owned by the people living in them and the typical household earns $94,756 a year (21% higher than the Texas median).

Pros of living in Combine

  • Growing fast. The population grew 25% from 2020 to 2025, which usually means new homes, shops and jobs.

Cons of living in Combine

  • Higher rent. Median rent is $1,741, 24% higher than the Texas median.
  • Higher unemployment. 10% of the labor force is out of work, against 5.3% statewide.
  • Long commutes. The average trip to work takes 39 minutes, against 27 across Texas.

Who Combine suits

  • FamiliesA reasonable fit. Compared with similar Texas places, it beats 59% for families.
  • Young professionalsNot the best fit: household income is 21% higher than the Texas median, with 1 restaurant and 0 cafes in town. Compared with similar Texas places, it beats 17% for young professionals.
  • Remote workersNot the best fit: 88% of homes have broadband and the median rent of $1,741 is 24% higher than the Texas median. Compared with similar Texas places, it beats 34% for remote workers.
  • People on a budgetA reasonable fit: the median rent of $1,741 is 24% higher than the Texas median. Compared with similar Texas places, it beats 47% for people on a budget.

Combine report card

Ten grades, one for each part of daily life we measure. Most compare Combine 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 $1,741, homes cost 3.4x income.

    49 of 100 vs US towns

  • Jobs and income: grade C+

    Median household income $94,756, 10% unemployed.

    53 of 100 vs US towns

  • Schools: grade C

    Not enough data.

    46 of 100 vs TX towns

  • Safety: no grade

    No full year of crime data from local police.

    No score vs TX towns

  • Errands and things to do: no grade

    1 grocery store, 1 restaurant, 0 parks mapped in town.

    No score vs TX towns

  • Getting around: grade F

    Average commute 39 min, 13% work from home.

    1 of 100 vs US towns

  • Education levels: grade D

    20% have a bachelor’s degree.

    20 of 100 vs US towns

  • Health: grade D

    18% of adults uninsured.

    24 of 100 vs US towns

  • Home ownership: grade A-

    91% of homes owner-occupied.

    83 of 100 vs US towns

  • Internet access: grade C-

    88% of homes have broadband.

    39 of 100 vs US towns

Where Combine stands out compared with Texas

Better than Texas

  • Renters paying 30%+ of income on rent: 8.0%44 points lower than Texas (52%)
  • Homes owned by the people living in them: 91%29 points higher than Texas (63%)
  • Median household income: $94,75621% higher than Texas ($78,476)

Worse than Texas

  • Average commute: 39 min47% higher than Texas (27 min)
  • Adults with a bachelor's degree or higher: 20%14 points lower than Texas (34%)
  • Median rent: $1,74124% higher than Texas ($1,403)

Cost of living in Combine

Combine renters pay a median of $1,741 a month, 24% higher than the statewide median. The usual rule is to spend no more than 30% of income on rent, which means earning around $70,000 a year for a median unit. Right now 8% 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 $323,800, 14% higher than the Texas median. With 20% down and a 30-year loan at 7.28%, the monthly payment comes to about $1,772 before tax, or $2,126 with property tax. That is $385 a month more than the median rent, a gap that can be worth it if you plan to stay a while.

Texas has no state income tax, but property taxes are among the highest in the country. The median homeowner in Combine pays $4,244 a year, about the same as the Texas median of $4,232. Budget for it, along with homeowners insurance, which our numbers do not include.

Typical rent by apartment size

Fair market rent by bedroom count in CombineStudio$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 rent24% higher than Texas$1,741$1,403$1,413
Median home value14% higher than Texas$323,800$283,800$332,700
Home value to income6% lower than Texas3.4x3.6x4.1x
Renters paying 30%+ of income on rent44 points lower than Texas8.0%52%51%
Median property tax per yearAbout the same as Texas$4,244$4,232$3,119
Homes owned by the people living in them29 points higher than Texas91%63%65%
Median year homes were builtAbout the same as Texas199019921980

Monthly cost to buy a median home

$2,126
Mortgage payment
$1,772
Property tax
$354
Median rent, for comparison
$1,741

Based on a $323,800 home in Combine, 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.

Daily life in Combine

Everyday places mapped inside Combine, from Overture Maps.

The average one-way commute is 39 minutes, 47% longer than the Texas average. 13% 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 21 miles away in a straight line. Many people who live in Combine work elsewhere in the metro, so test the drive at rush hour before you commit.

The median household income is $94,756, income per person is $40,567, unemployment is 10% and 20% of adults hold a bachelor's degree.

Grocery stores
1
Pharmacies
0
Restaurants
1
Cafes
0
Bars
0
Parks
0
Gyms
0
Hospitals and urgent care
0
Childcare
0
Libraries
0

Jobs, income and education

MeasureHereTexasUS
Median household income21% higher than Texas$94,756$78,476$80,734
Income per personAbout the same as Texas$40,567$40,752$44,673
Unemployment rate5 points higher than Texas10%5.3%5.2%
People below the poverty line7 points lower than Texas6.3%14%12%
Adults with a bachelor's degree or higher14 points lower than Texas20%34%36%
Adults with a high school diploma or higher11 points lower than Texas75%86%90%
Adults 18 to 64 without health insurance2 points lower than Texas18%20%11%
Homes with broadband internet3 points lower than Texas88%91%91%

Getting to work

MeasureHereTexasUS
Average commute47% higher than Texas39 min27 min26 min
Workers who work from home2 points lower than Texas13%14%15%
Workers who work from home13%
Workers who take transit0%
Workers who walk0%
Workers who bike0%

Who lives in Combine

Under 1822%
18 to 3419%
35 to 6442%
65 and over17%

Median age 38.7 years. 40% of households have children.

Race and ethnicity
White67%
Hispanic or Latino25%
Black0.9%
Asian1.4%
Other or more than one race4.8%

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

Weather in Combine

Combine has a hot Texas climate. July highs average 96°F and January lows about 36°F. There are about 106 days a year at 90°F or above, and about 41 inches of rain a year.

Average monthly high and low temperatures in Combine30°50°70°90°58J62F69M77A84M92J96J96A90S80O67N59DRain

Average daily high and low by month, °F, with rain below. NOAA 1991 to 2020 normals from Ferris, 10 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 Combine

    Nearby, Crandall gets a D, Seagoville gets a D+ and Heartland gets an F. Each is graded against Texas places of its own size, so a small town and a big city can both earn an A.

    1. DCrandallTown, 4,763 people4 mi
    2. D+SeagovilleSmall city, 19,352 people5 mi
    3. FHeartlandSmall city, 10,607 people6 mi
    4. BTaltyTown, 2,881 people9 mi
    5. C-FerrisTown, 3,238 people10 mi
    6. FWilmerTown, 6,391 people10 mi

    Combine 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. 122C-Anna24,330 people40 mito downtown
    5. 123C-Cross Roads2,035 people33 mito downtown
    6. 124C-Garrett1,260 people30 mito downtown
    7. 125C-Combine2,785 people21 mito downtown
    8. 126C-Denton152,866 people36 mito downtown
    9. 127C-Ferris3,238 people19 mito downtown
    10. 128C-Springtown3,855 people54 mito downtown

    See all of the best suburbs of dallas-fort worth

    Living in Combine: common questions

    Is Combine, TX a good place to live?

    We give Combine a C-. It ranks 466th of 745 Texas towns of 1,000 to 10,000 people. It does best on home ownership and jobs and income, and trails on getting around and education levels.

    How much does it cost to live in Combine?

    Renters in Combine pay a median of $1,741 a month, 24% higher than the Texas median. The median home is worth $323,800, 14% 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 $2,126, including property tax.

    What is the weather like in Combine?

    Summers in Combine peak at about 96°F in July, and January nights fall to about 36°F. Expect around 106 days a year at 90°F or hotter, and 41 inches of rain.

    How long is the commute in Combine?

    The average one-way commute is 39 min, 47% higher than the Texas average. About 13% of workers work from home. It is about 21 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.