Neighborhood in Irving, Dallas County

Living in Cypress Waters, Irving

A+

1st of 10areas in Irving
Overall score 99 of 100 vs Texas neighborhoods
Irving overall: B-

Cypress Waters is a neighborhood in Irving, TX, home to about 4,700 people. It gets an A+, in the top 5% of Texas neighborhoods, and ranks 1st of 10 areas we score in Irving. It does best on schools.

  • Top-rated schools
  • Lots of parks
  • Heat wave risk is very high
  • Hail risk is very high

Closest everyday places

Grocery store0.7 mi
Pharmacy0.4 mi
Park0.3 mi
Cafe0.5 mi
Restaurant0.3 mi
Gym0.4 mi
Hospital or urgent care1.0 mi
Childcare0.6 mi
Library1.3 mi

Straight-line distance from the middle of where people live. Overture Maps.

Population
4,750
Median rent
$3,290
Median home value
$572,000
Household income
$217,900
Average commute
24 min
Homes owned
93%
Loading map

What it's like to live in Cypress Waters

Cypress Waters is a neighborhood in Irving with about 4,800 residents, mostly newer homes (median year built 2000), mostly owner-occupied (93%) and 47% of households with children.

It grades A+ against every neighborhood in Texas and ranks 1st of 10 areas in Irving, which grades B- overall.

Pros of living in Cypress Waters

  • Higher incomes. The median household earns $217,900, 166% higher than the Irving median.
  • Well-rated schools nearby. 3 of the 3 closest public schools are rated A or B.
  • Groceries close by. The nearest grocery store is about 0.7 miles from the middle of the neighborhood.
  • 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 $3,290, 103% higher than the Irving 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 B-

    Median rent $3,290, homes cost 2.6x income.

    60 of 100 vs TX areas

  • Jobs and income: grade A

    Median household income $217,900, 3.6% unemployed.

    91 of 100 vs TX areas

  • Schools: grade A+

    Nearby schools average 92 of 100 on the state rating.

    95 of 100 vs TX areas

  • Safety: no grade

    Citywide, 268 violent crimes per 100k, 1,755 property crimes per 100k.

    No score vs TX areas

  • Errands and things to do: grade B-

    Most everyday stores and services within a mile of homes.

    60 of 100 vs TX areas

  • Getting around: grade C+

    Average commute 24 min, 46% work from home.

    49 of 100 vs TX areas

  • Education levels: grade A-

    81% have a bachelor’s degree.

    86 of 100 vs TX areas

  • Health: grade A-

    7.0% of adults uninsured.

    88 of 100 vs TX areas

  • Home ownership: grade A-

    93% of homes owner-occupied.

    86 of 100 vs TX areas

  • Internet access: grade B

    96% of homes have broadband.

    64 of 100 vs TX areas

Cypress Waters compared with Irving

Better than Irving

  • Median household income: $217,900166% higher than Irving ($81,830)
  • Homes owned by the people living in them: 93%55 points higher than Irving (38%)
  • Renters paying 30%+ of income on rent: 4.6%40 points lower than Irving (45%)

Worse than Irving

  • Median rent: $3,290103% higher than Irving ($1,619)
  • Workers who walk, bike or take transit: 0.4%2 points lower than Irving (2.0%)

Closest public schools

Texas Education Agency 2025 ratings. Check the attendance zone for any address with the district.

  • ALas Colinas ElementaryElementary, Carrollton-Farmers Branch ISD1 mi
  • ACoppell Middle WestMiddle, Coppell ISD1 mi
  • BRanchview High SchoolHigh, Carrollton-Farmers Branch ISD2.8 mi

Cost of living in Cypress Waters

Median rent in Cypress Waters is $3,290 a month, 103% higher than the Irving median. A household would need about $132,000 a year to keep that rent at 30% of income.

The median home is worth $572,000, 81% higher than the Irving median, which means a monthly payment of about $3,958 with property tax at today's mortgage rates.

MeasureHereIrvingTexas
Median rent103% higher than Irving$3,290$1,619$1,403
Median home value81% higher than Irving$572,000$315,600$283,800
Home value to income32% lower than Irving2.6x3.9x3.6x
Renters paying 30%+ of income on rent40 points lower than Irving4.6%45%52%
Homes owned by the people living in them55 points higher than Irving93%38%63%
Vacant homes5 points lower than Irving2.1%7.5%9.4%
Median year homes were builtAbout the same as Irving200019861992

Monthly cost to buy a median home

$3,958
Mortgage payment
$3,131
Property tax
$827
Median rent, for comparison
$3,290

Based on a $572,000 home in Cypress Waters, 20% down and a 30-year loan at 7.28% (Freddie Mac average, week of 2026-10-01). Property tax is the median for the surrounding Census tract, or the county where that is not published. Insurance and fees are not included.

Work, income and getting around

MeasureHereIrvingTexas
Median household income166% higher than Irving$217,900$81,830$78,476
Unemployment rateAbout the same as Irving3.6%4.5%5.3%
People below the poverty line10 points lower than Irving1.2%11%14%
Adults with a bachelor's degree or higher39 points higher than Irving81%42%34%
Average commuteAbout the same as Irving24 min24 min27 min
Workers who work from home26 points higher than Irving46%20%14%
Workers who walk, bike or take transit2 points lower than Irving0.4%2.0%2.6%
Homes with broadband internet3 points higher than Irving96%93%91%

Natural hazard risk

FEMA National Risk Index for the Census tracts in this area.

  • River floodingModerate
  • HurricanesLow
  • TornadoesHigh
  • HailVery high
  • Heat wavesVery high
  • WildfiresModerate
  • Winter stormsModerate
  • Strong windLow

Who lives in Cypress Waters

Under 1824%
18 to 3419%
35 to 6450%
65 and over7.7%
Race and ethnicity
White20%
Hispanic or Latino3.4%
Black3.9%
Asian72%
Other or more than one race0.4%

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

Other neighborhoods in Irving

  1. 2A-Valley RanchMedian rent $1,820
  2. 3B+Williams Square ParkMedian rent $1,970
  3. 4B-Las ColinasMedian rent $1,660
  4. 5C-Central IrvingMedian rent $1,480
  5. 6D+East IrvingMedian rent $1,390
  6. 7DSouth IrvingMedian rent $1,420
  7. 8DWest IrvingMedian rent $1,410
  8. 9D-Southwest IrvingMedian rent $1,490

Similar neighborhoods in other cities

Areas elsewhere in Texas with the closest mix of grades.

  1. A+North PlanoPlano
  2. A+Central CoppellCoppell
  3. A+Fern BluffBrushy Creek

Questions about Cypress Waters

Is Cypress Waters a good place to live?

Cypress Waters is a neighborhood in Irving, TX, home to about 4,700 people. It gets an A+, in the top 5% of Texas neighborhoods, and ranks 1st of 10 areas we score in Irving. It does best on schools.

How much does it cost to live in Cypress Waters?

Median rent in Cypress Waters is $3,290 a month, 103% higher than the Irving median. The median home is worth $572,000, 81% higher than the Irving median. A median home costs 2.6x the median household income, compared with 3.9x across Irving.

What schools serve Cypress Waters?

The closest rated public schools are Las Colinas Elementary (elementary, rated A), Coppell Middle West (middle, rated A) and Ranchview High School (high, rated B). School zones can differ from the closest school, so check with the district.

This area is built from 3 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.