Small city in Kaufman County, part of the Dallas-Fort Worth metro
Living in Forney, TX
78th of 192Texas cities of 10,000 to 50,000 people
Overall score 61 of 100
86th of 181 in the Dallas-Fort Worth area
Forney earns a grade of B- on our index, 78th of 192 Texas cities of 10,000 to 50,000 people. It does best on safety and errands and things to do, and trails on getting around and cost of living.
- Fast-growing
- Getting around scores low (10 of 100)
- Heat wave risk is very high
- Population
- 41,658+78.9% since 2020
- Median rent
- $1,82830% higher than Texas
- Median home value
- $346,40022% higher than Texas
- Household income
- $104,112Median
- Average commute
- 36 minOne way
- Violent crime
- 136Per 100k, 2025
What it's like to live in Forney
Forney sits about 19 miles from downtown Dallas, in the Dallas-Fort Worth-Arlington metro. 41,658 people lived here in 2025, up 78.9% from 2020, so it is one of the faster-growing places in Texas. It is spread out, with mostly newer homes (the median home was built in 2010).
Local spots people know include Forney Community Park, Mulberry Park and Hamblen park.
The median age is 31.4, 51% of households have children, 72% of homes are owned by the people living in them and the typical household earns $104,112 a year (33% higher than the Texas median).
Pros of living in Forney
- Low violent crime. 136 violent crimes per 100,000 people in 2025, 65% lower than the Texas rate.
- High incomes. The median household earns $104,112, 33% higher than the Texas median.
- Growing fast. The population grew 79% from 2020 to 2025, which usually means new homes, shops and jobs.
Cons of living in Forney
- Higher rent. Median rent is $1,828, 30% higher than the Texas median.
- Long commutes. The average trip to work takes 36 minutes, against 27 across Texas.
- Natural hazard risk. FEMA rates the risk of heat waves, hail and wildfires as very high here.
Who Forney suits
- FamiliesA reasonable fit: 50% of rated schools earn an A or B and violent crime is 65% lower than the Texas rate. Compared with similar Texas places, it beats 72% for families.
- Young professionalsA reasonable fit: household income is 33% higher than the Texas median, with 126 restaurants and 8 cafes in town. Compared with similar Texas places, it beats 52% for young professionals.
- RetireesA reasonable fit: 13% of working-age adults are uninsured and violent crime is 65% lower than the Texas rate. Compared with similar Texas places, it beats 70% for retirees.
- Remote workersA reasonable fit: 94% of homes have broadband and the median rent of $1,828 is 30% higher than the Texas median. Compared with similar Texas places, it beats 57% for remote workers.
- People on a budgetNot the best fit: the median rent of $1,828 is 30% higher than the Texas median. Compared with similar Texas places, it beats 14% for people on a budget.
Forney report card
Ten grades, one for each part of daily life we measure. Most compare Forney 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 D+
Median rent $1,828, homes cost 3.3x income.
30 of 100 vs US citiesJobs and income: grade C+
Median household income $104,112, 5.9% unemployed.
52 of 100 vs US citiesSchools: grade C+
16 rated campuses, 50% rated A or B.
52 of 100 vs TX citiesSafety: grade B+
136 violent crimes per 100k, 568 property crimes per 100k.
76 of 100 vs TX citiesErrands and things to do: grade B
7 grocery stores, 126 restaurants, 15 parks mapped in town.
69 of 100 vs TX citiesGetting around: grade D-
Average commute 36 min, 11% work from home.
10 of 100 vs US citiesEducation levels: grade B-
37% have a bachelor’s degree.
57 of 100 vs US citiesHealth: grade C-
13% of adults uninsured.
36 of 100 vs US citiesHome ownership: grade B-
72% of homes owner-occupied.
63 of 100 vs US citiesInternet access: grade B-
94% of homes have broadband.
60 of 100 vs US cities
Where Forney stands out compared with Texas
Better than Texas
- Median household income: $104,11233% higher than Texas ($78,476)
- Homes owned by the people living in them: 72%10 points higher than Texas (63%)
- Adults 18 to 64 without health insurance: 13%7 points lower than Texas (20%)
Worse than Texas
- Average commute: 36 min36% higher than Texas (27 min)
- Median rent: $1,82830% higher than Texas ($1,403)
- Renters paying 30%+ of income on rent: 61%9 points higher than Texas (52%)
Cost of living in Forney
Forney renters pay a median of $1,828 a month, 30% higher than the statewide median. The usual rule is to spend no more than 30% of income on rent, which means earning around $73,000 a year for a median unit. Right now 61% 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 $346,400, 22% higher than the Texas median. With 20% down and a 30-year loan at 7.28%, the monthly payment comes to about $1,896 before tax, or $2,421 with property tax. That is $593 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 Forney pays $6,294 a year, 49% 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 Forney
Typical rent by apartment size
| Measure | Here | Texas | US |
|---|---|---|---|
| Median rent30% higher than Texas | $1,828 | $1,403 | $1,413 |
| Median home value22% higher than Texas | $346,400 | $283,800 | $332,700 |
| Home value to income8% lower than Texas | 3.3x | 3.6x | 4.1x |
| Renters paying 30%+ of income on rent9 points higher than Texas | 61% | 52% | 51% |
| Median property tax per year49% higher than Texas | $6,294 | $4,232 | $3,119 |
| Homes owned by the people living in them10 points higher than Texas | 72% | 63% | 65% |
| Median year homes were builtAbout the same as Texas | 2010 | 1992 | 1980 |
Monthly cost to buy a median home
- Mortgage payment
- $1,896
- Property tax
- $524
- Median rent, for comparison
- $1,828
Based on a $346,400 home in Forney, 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 Forney safe?
In 2025, Forney Police Department reported 59 violent crimes and 247 property crimes. That works out to 136 violent crimes per 100,000 people, 65% lower than the Texas rate of 387, and 568 property crimes per 100,000, 73% lower than the state rate.
Violent crime is up about 16% 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, Forney Police Department, 2025. Rates count reported crimes only and cover the area this police department serves.
Schools in Forney
Forney has 16 public school campuses with a 2025 state rating inside the city, and 50% of them earn an A or B. Most students here are served by Forney ISD.
Top-rated campuses include Johnson Elementary and Ed Wilson Elementary. The average rating score across all campuses is 81 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
- AJohnson ElementaryElementary, Forney ISD92 of 100
- AEd Wilson ElementaryElementary, Forney ISD91 of 100
- BCrosby ElementaryElementary, Forney ISD89 of 100
- BWarren MiddleMiddle, Forney ISD89 of 100
- BHenderson ElementaryElementary, Forney ISD88 of 100
Daily life in Forney
Everyday places mapped inside Forney, from Overture Maps. Well-known spots include Forney Community Park, Mulberry Park, Hamblen park.
The average one-way commute is 36 minutes, 36% longer than the Texas average. 11% 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 19 miles away in a straight line. Many people who live in Forney work elsewhere in the metro, so test the drive at rush hour before you commit.
The median household income is $104,112, income per person is $38,834, unemployment is 5.9% and 37% of adults hold a bachelor's degree.
Jobs, income and education
| Measure | Here | Texas | US |
|---|---|---|---|
| Median household income33% higher than Texas | $104,112 | $78,476 | $80,734 |
| Income per person5% lower than Texas | $38,834 | $40,752 | $44,673 |
| Unemployment rateAbout the same as Texas | 5.9% | 5.3% | 5.2% |
| People below the poverty line5 points lower than Texas | 8.8% | 14% | 12% |
| Adults with a bachelor's degree or higher3 points higher than Texas | 37% | 34% | 36% |
| Adults with a high school diploma or higher7 points higher than Texas | 93% | 86% | 90% |
| Adults 18 to 64 without health insurance7 points lower than Texas | 13% | 20% | 11% |
| Homes with broadband internet2 points higher than Texas | 94% | 91% | 91% |
Getting to work
| Measure | Here | Texas | US |
|---|---|---|---|
| Average commute36% higher than Texas | 36 min | 27 min | 26 min |
| Workers who work from home4 points lower than Texas | 11% | 14% | 15% |
Who lives in Forney
Median age 31.4 years. 51% of households have children.
Race and ethnicity
Shown for information only. It is never part of any grade.
Weather in Forney
Forney has a hot Texas climate. July highs average 96°F and January lows about 36°F. There are about 103 days a year at 90°F or above, and about 38 inches of rain a year.
Average daily high and low by month, °F, with rain below. NOAA 1991 to 2020 normals from Terrell Muni Ap, 11 mi away. Orange months average 90°F or more.
Natural hazard risk
FEMA's National Risk Index says river flooding risk is high, hurricane risk is moderate, tornado risk is high and hail risk is very high. Before you buy, look up the FEMA flood zone for the exact address and get a flood insurance quote, since standard home policies do not cover floods.
- River floodingHigh
- HurricanesModerate
- TornadoesHigh
- HailVery high
- Heat wavesVery high
- WildfiresVery high
- Winter stormsHigh
- Strong windModerate
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 Forney
Nearby, Travis Ranch gets a C-, Talty gets a B 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.
- C-Travis RanchTown, 9,025 people4 mi
- BTaltyTown, 2,881 people5 mi
- FHeartlandSmall city, 10,607 people5 mi
- B+SunnyvaleTown, 8,336 people7 mi
- AHeathSmall city, 10,777 people7 mi
- B+McLendon-ChisholmTown, 4,511 people8 mi
Forney 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
- 83B-Rowlett65,463 people15 mito downtown
- 84B-Saginaw24,970 people35 mito downtown
- 85B-Aubrey7,396 people33 mito downtown
- 86B-Forney31,532 people19 mito downtown
- 87B-Lakeside1,401 people42 mito downtown
- 88B-Pilot Point5,332 people36 mito downtown
- 89B-Godley2,809 people50 mito downtown
Living in Forney: common questions
Is Forney, TX a good place to live?
Forney earns a grade of B- on our index, 78th of 192 Texas cities of 10,000 to 50,000 people. It does best on safety and errands and things to do, and trails on getting around and cost of living.
How much does it cost to live in Forney?
Renters in Forney pay a median of $1,828 a month, 30% higher than the Texas median. The median home is worth $346,400, 22% higher than the Texas median. A median home costs 3.3x 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 $2,421, including property tax.
Is Forney safe?
In 2025, Forney Police Department reported 136 violent crimes per 100,000 people, 65% lower than the Texas rate. Property crime was 568 per 100,000, 73% lower than the Texas rate.
Are the schools good in Forney?
We found 16 rated public school campuses inside Forney. 50% are rated A or B by the Texas Education Agency. Its schools score is 52 of 100 compared with other Texas cities of 10,000 to 50,000 people.
Does Forney flood?
FEMA rates river flooding risk in Forney as high, and coastal flooding as not rated. Hazards rated high or very high here: river flooding, tornadoes, heat waves, hail, wildfires and winter storms. Always check the flood map for a specific address before you buy.
What is the weather like in Forney?
Summers in Forney peak at about 96°F in July, and January nights fall to about 36°F. Expect around 103 days a year at 90°F or hotter, and 38 inches of rain.
How long is the commute in Forney?
The average one-way commute is 36 min, 36% higher than the Texas average. About 11% of workers work from home. It is about 19 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.