Neighborhood in Dallas, Dallas County
Living in Cypress Waters, Dallas
2nd of 53areas in Dallas
Overall score 98 of 100 vs Texas neighborhoods
Dallas overall: C-
Cypress Waters is a neighborhood in Dallas, TX, home to about 2,800 people. It gets an A+, in the top 5% of Texas neighborhoods, and ranks 2nd of 53 areas we score in Dallas. It does best on schools and worst on home ownership.
- Top-rated schools
- Well connected
- Short commutes
- Lots of parks
- Heat wave risk is very high
- Hail risk is very high
Closest everyday places
| Grocery store | 0.8 mi |
| Pharmacy | 1.0 mi |
| Park | 0.3 mi |
| Cafe | 0.4 mi |
| Restaurant | 0.4 mi |
| Gym | 0.4 mi |
| Hospital or urgent care | 1.1 mi |
| Childcare | 0.8 mi |
| Library | 0.4 mi |
Straight-line distance from the middle of where people live. Overture Maps.
- Population
- 2,760
- Median rent
- $1,760
- Median home value
- No data
- Household income
- $119,200
- Average commute
- 18 min
- Homes owned
- 4.8%
What it's like to live in Cypress Waters
Cypress Waters is a neighborhood in Dallas with about 2,800 residents, mostly newer homes (median year built 2015), mostly rented (95% of homes) and 21% of households with children.
It grades A+ against every neighborhood in Texas and ranks 2nd of 53 areas in Dallas, which grades C- overall.
Pros of living in Cypress Waters
- Higher incomes. The median household earns $119,200, 69% higher than the Dallas median.
- Well-rated schools nearby. 3 of the 3 closest public schools are rated A or B.
- Parks within walking distance. The closest park is about 0.3 miles away.
Cons of living in Cypress Waters
- Pricier rent than the city. Median rent is $1,760, 20% higher than the Dallas median.
- Natural hazard risk. FEMA rates the risk of heat waves and hail as very high in this part of town.
Cypress Waters report card
Each grade compares Cypress Waters 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 $1,760.
48 of 100 vs TX areasJobs and income: grade A-
Median household income $119,200, 2.2% unemployed.
83 of 100 vs TX areasSchools: grade A+
Nearby schools average 94 of 100 on the state rating.
99 of 100 vs TX areasSafety: no grade
Citywide, 577 violent crimes per 100k, 3,077 property crimes per 100k.
No score vs TX areasErrands and things to do: grade C+
Most everyday stores and services within a mile of homes.
52 of 100 vs TX areasGetting around: grade A
Average commute 18 min, 17% work from home.
93 of 100 vs TX areasEducation levels: grade A+
64% have a bachelor’s degree.
95 of 100 vs TX areasHealth: grade B+
8.6% of adults uninsured.
76 of 100 vs TX areasHome ownership: grade D+
4.8% of homes owner-occupied.
25 of 100 vs TX areasInternet access: grade A
100% of homes have broadband.
91 of 100 vs TX areas
Cypress Waters compared with Dallas
Better than Dallas
- Median household income: $119,20069% higher than Dallas ($70,518)
- Adults with a bachelor's degree or higher: 64%26 points higher than Dallas (38%)
- Renters paying 30%+ of income on rent: 34%18 points lower than Dallas (52%)
Worse than Dallas
- Homes owned by the people living in them: 4.8%38 points lower than Dallas (42%)
- Median rent: $1,76020% higher than Dallas ($1,472)
Closest public schools
Texas Education Agency 2025 ratings. Check the attendance zone for any address with the district.
- ACanyon Ranch ElementaryElementary, Coppell ISD1 mi
- ACoppell Middle WestMiddle, Coppell ISD1.1 mi
- ANew Tech H S at CoppellHigh, Coppell ISD2 mi
Cost of living in Cypress Waters
Median rent in Cypress Waters is $1,760 a month, 20% higher than the Dallas median. A household would need about $70,000 a year to keep that rent at 30% of income.
| Measure | Here | Dallas | Texas |
|---|---|---|---|
| Median rent20% higher than Dallas | $1,760 | $1,472 | $1,403 |
| Renters paying 30%+ of income on rent18 points lower than Dallas | 34% | 52% | 52% |
| Homes owned by the people living in them38 points lower than Dallas | 4.8% | 42% | 63% |
| Vacant homes6 points lower than Dallas | 3.2% | 9.5% | 9.4% |
| Median year homes were builtAbout the same as Dallas | 2015 | 1981 | 1992 |
Work, income and getting around
| Measure | Here | Dallas | Texas |
|---|---|---|---|
| Median household income69% higher than Dallas | $119,200 | $70,518 | $78,476 |
| Unemployment rate3 points lower than Dallas | 2.2% | 4.9% | 5.3% |
| People below the poverty line13 points lower than Dallas | 3.7% | 17% | 14% |
| Adults with a bachelor's degree or higher26 points higher than Dallas | 64% | 38% | 34% |
| Average commute28% lower than Dallas | 18 min | 26 min | 27 min |
| Workers who work from home1 points higher than Dallas | 17% | 16% | 14% |
| Workers who walk, bike or take transit4 points higher than Dallas | 8.5% | 4.4% | 2.6% |
| Homes with broadband internet9 points higher than Dallas | 100% | 91% | 91% |
Natural hazard risk
FEMA National Risk Index for the Census tracts in this area.
- River floodingVery low
- HurricanesLow
- TornadoesModerate
- HailVery high
- Heat wavesVery high
- WildfiresHigh
- Winter stormsLow
- Strong windVery low
Who lives in Cypress Waters
Race and ethnicity
Shown for information only. It is never part of any grade.
Other neighborhoods in Dallas
- 1A+West End Historic DistrictMedian rent $2,090
- 3A+Roseland CommmunityMedian rent $2,020
- 4ALakewoodMedian rent $2,400
- 5AHarwood DistrictMedian rent $2,280
- 6AKnoxMedian rent $2,220
- 7APrestonwoodMedian rent $1,530
- 8AUptownMedian rent $2,280
- 9ABriggs-Freeman PlazaMedian rent $2,400
Similar neighborhoods in other cities
Areas elsewhere in Texas with the closest mix of grades.
- APoint BluffSan Antonio
- AWestparkAustin
- ANorthwest PlanoPlano
Questions about Cypress Waters
Is Cypress Waters a good place to live?
Cypress Waters is a neighborhood in Dallas, TX, home to about 2,800 people. It gets an A+, in the top 5% of Texas neighborhoods, and ranks 2nd of 53 areas we score in Dallas. It does best on schools and worst on home ownership.
How much does it cost to live in Cypress Waters?
Median rent in Cypress Waters is $1,760 a month, 20% higher than the Dallas median.
What schools serve Cypress Waters?
The closest rated public schools are Canyon Ranch Elementary (elementary, rated A), Coppell Middle West (middle, rated A) and New Tech H S at Coppell (high, rated A). School zones can differ from the closest school, so check with the district.
This area is built from 2 Census block groups closest to the Cypress Waters 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.