Town in Kaufman County, part of the Dallas-Fort Worth metro
Living in Mabank, TX
402nd of 745Texas towns of 1,000 to 10,000 people
Overall score 46 of 100
111th of 181 in the Dallas-Fort Worth area
We give Mabank a C. It ranks 402nd of 745 Texas towns of 1,000 to 10,000 people. It does best on getting around and jobs and income, and trails on cost of living and health.
- Pricey
- Fast-growing
- Cost of living scores low (18 of 100)
- Health scores low (19 of 100)
- Population
- 7,294+78.6% since 2020
- Median rent
- $99429% lower than Texas
- Median home value
- $254,90010% lower than Texas
- Household income
- $54,889Median
- Average commute
- 26 minOne way
- Violent crime
- 237Per 100k, 2025
What it's like to live in Mabank
Mabank sits about 48 miles from downtown Dallas, in the Dallas-Fort Worth-Arlington metro. 7,294 people lived here in 2025, up 78.6% from 2020, so it is one of the faster-growing places in Texas. It is small-town and rural in feel, with mostly newer homes (the median home was built in 2002).
Places locals use include George Watts Memorial Park, Mabank City Park and Mabank Veterans Memorial Park.
The median age is 33.1, 41% of households have children, 44% of homes are owned by the people living in them and the typical household earns $54,889 a year (30% lower than the Texas median).
Pros of living in Mabank
- Lower rent. Median rent is $994, 29% lower 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 Mabank
- Homes are pricey for local incomes. The median home costs 4.6 times the median household income, against 3.6 times across Texas.
- Natural hazard risk. FEMA rates the risk of tornadoes, heat waves and hail as very high here.
Who Mabank suits
- FamiliesNot the best fit: 60% of rated schools earn an A or B and violent crime is 39% lower than the Texas rate. Compared with similar Texas places, it beats 31% for families.
- Young professionalsA reasonable fit: household income is 30% lower than the Texas median, with 29 restaurants and 4 cafes in town. Compared with similar Texas places, it beats 73% for young professionals.
- RetireesNot the best fit: 14% of working-age adults are uninsured and violent crime is 39% lower than the Texas rate. Compared with similar Texas places, it beats 10% for retirees.
- Remote workersNot the best fit: 84% of homes have broadband and the median rent of $994 is 29% lower than the Texas median. Compared with similar Texas places, it beats 7% for remote workers.
- People on a budgetNot the best fit: the median rent of $994 is 29% lower than the Texas median. Compared with similar Texas places, it beats 13% for people on a budget.
Mabank report card
Ten grades, one for each part of daily life we measure. Most compare Mabank 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 D
Median rent $994, homes cost 4.6x income.
18 of 100 vs US townsJobs and income: grade B
Median household income $54,889, 1.9% unemployed.
66 of 100 vs US townsSchools: grade B-
5 rated campuses, 60% rated A or B.
60 of 100 vs TX townsSafety: grade C-
237 violent crimes per 100k, 912 property crimes per 100k.
32 of 100 vs TX townsErrands and things to do: grade C
2 grocery stores, 29 restaurants, 4 parks mapped in town.
48 of 100 vs TX townsGetting around: grade B
Average commute 26 min, 4.4% work from home.
70 of 100 vs US townsEducation levels: grade C
22% have a bachelor’s degree.
46 of 100 vs US townsHealth: grade D
14% of adults uninsured.
19 of 100 vs US townsHome ownership: grade C-
44% of homes owner-occupied.
39 of 100 vs US townsInternet access: grade D
84% of homes have broadband.
22 of 100 vs US towns
Where Mabank stands out compared with Texas
Better than Texas
- Median rent: $99429% lower than Texas ($1,403)
- People below the poverty line: 5.0%9 points lower than Texas (14%)
- Adults 18 to 64 without health insurance: 14%6 points lower than Texas (20%)
Worse than Texas
- Homes owned by the people living in them: 44%19 points lower than Texas (63%)
- Renters paying 30%+ of income on rent: 68%16 points higher than Texas (52%)
- Median household income: $54,88930% lower than Texas ($78,476)
Cost of living in Mabank
Rent is the cost most newcomers feel first. The median rent in Mabank is $994 a month, 29% lower than the Texas median of $1,403. To keep that rent at 30% of income, a household needs to earn about $40,000 a year. Right now 68% 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 $254,900, 10% lower than the Texas median. With 20% down and a 30-year loan at 7.28%, the monthly payment comes to about $1,395 before tax, or $1,665 with property tax. That is $671 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 it leans on property taxes instead, though they are lighter here than in much of the state. The median homeowner in Mabank pays $3,237 a year, 24% lower 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 rent29% lower than Texas | $994 | $1,403 | $1,413 |
| Median home value10% lower than Texas | $254,900 | $283,800 | $332,700 |
| Home value to income28% higher than Texas | 4.6x | 3.6x | 4.1x |
| Renters paying 30%+ of income on rent16 points higher than Texas | 68% | 52% | 51% |
| Median property tax per year24% lower than Texas | $3,237 | $4,232 | $3,119 |
| Homes owned by the people living in them19 points lower than Texas | 44% | 63% | 65% |
| Median year homes were builtAbout the same as Texas | 2002 | 1992 | 1980 |
Monthly cost to buy a median home
- Mortgage payment
- $1,395
- Property tax
- $270
- Median rent, for comparison
- $994
Based on a $254,900 home in Mabank, 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 Mabank safe?
In 2025, Mabank Police Department reported 19 violent crimes and 73 property crimes. That works out to 237 violent crimes per 100,000 people, 39% lower than the Texas rate of 387, and 912 property crimes per 100,000, 56% lower than the state rate.
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, Mabank Police Department, 2025. Rates count reported crimes only and cover the area this police department serves.
Schools in Mabank
Mabank has 5 public school campuses with a 2025 state rating inside the city, and 60% of them earn an A or B. Most students here are served by Mabank ISD.
Top-rated campuses include Mabank High School and Central Elementary. The average rating score across all campuses is 82 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
- AMabank High SchoolHigh, Mabank ISD94 of 100
- ACentral ElementaryElementary, Mabank ISD91 of 100
- BMabank Junior HighMiddle, Mabank ISD80 of 100
- CMabank IntermediateMiddle, Mabank ISD73 of 100
- CSouthside ElementaryElementary, Mabank ISD72 of 100
Daily life in Mabank
Everyday places mapped inside Mabank, from Overture Maps. Well-known spots include George Watts Memorial Park, Mabank City Park, Mabank Veterans Memorial Park.
The average one-way commute is 26 minutes, about the same as the Texas average. 4% of workers work from home. 5.7% walk, bike or take transit to work.
Downtown Dallas is about 48 miles away in a straight line. Many people who live in Mabank work elsewhere in the metro, so test the drive at rush hour before you commit.
The median household income is $54,889, income per person is $28,902, unemployment is 1.9% and 22% of adults hold a bachelor's degree.
Jobs, income and education
| Measure | Here | Texas | US |
|---|---|---|---|
| Median household income30% lower than Texas | $54,889 | $78,476 | $80,734 |
| Income per person29% lower than Texas | $28,902 | $40,752 | $44,673 |
| Unemployment rate3 points lower than Texas | 1.9% | 5.3% | 5.2% |
| People below the poverty line9 points lower than Texas | 5.0% | 14% | 12% |
| Adults with a bachelor's degree or higher12 points lower than Texas | 22% | 34% | 36% |
| Adults with a high school diploma or higher5 points higher than Texas | 91% | 86% | 90% |
| Adults 18 to 64 without health insurance6 points lower than Texas | 14% | 20% | 11% |
| Homes with broadband internet7 points lower than Texas | 84% | 91% | 91% |
Getting to work
| Measure | Here | Texas | US |
|---|---|---|---|
| Average commute3% lower than Texas | 26 min | 27 min | 26 min |
| Workers who work from home10 points lower than Texas | 4.4% | 14% | 15% |
Who lives in Mabank
Median age 33.1 years. 41% of households have children.
Race and ethnicity
Shown for information only. It is never part of any grade.
Weather in Mabank
Mabank has a hot Texas climate. July highs average 94°F and January lows about 35°F. There are about 92 days a year at 90°F or above, and about 45 inches of rain a year.
Average daily high and low by month, °F, with rain below. NOAA 1991 to 2020 normals from Athens, 21 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 very 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
- TornadoesVery high
- HailVery high
- Heat wavesVery high
- WildfiresVery high
- Winter stormsHigh
- Strong windHigh
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 Mabank
Nearby, Gun Barrel City gets a B-, Payne Springs gets a C- and Eustace gets a C+. Each is graded against Texas places of its own size, so a small town and a big city can both earn an A.
- B-Gun Barrel CityTown, 6,570 people3 mi
- C-Payne SpringsTown, 1,201 people6 mi
- C+EustaceTown, 1,039 people7 mi
- FSeven PointsTown, 1,167 people8 mi
- C-ToolTown, 2,367 people8 mi
- FKempTown, 1,302 people9 mi
Mabank 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
- 108CRendon14,632 people31 mito downtown
- 109CRunaway Bay1,717 people69 mito downtown
- 110CReno3,272 people48 mito downtown
- 111CMabank5,187 people48 mito downtown
- 112CNewark1,177 people44 mito downtown
- 113CKennedale9,439 people28 mito downtown
- 114CCleburne34,344 people48 mito downtown
Living in Mabank: common questions
Is Mabank, TX a good place to live?
We give Mabank a C. It ranks 402nd of 745 Texas towns of 1,000 to 10,000 people. It does best on getting around and jobs and income, and trails on cost of living and health.
How much does it cost to live in Mabank?
Median rent in Mabank is $994 a month, 29% lower than the Texas median. The median home is worth $254,900, 10% lower than the Texas median. A median home costs 4.6x 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 $1,665, including property tax.
Is Mabank safe?
In 2025, Mabank Police Department reported 237 violent crimes per 100,000 people, 39% lower than the Texas rate. Property crime was 912 per 100,000, 56% lower than the Texas rate.
Are the schools good in Mabank?
We found 5 rated public school campuses inside Mabank. 60% are rated A or B by the Texas Education Agency. Its schools score is 60 of 100 compared with other Texas towns of 1,000 to 10,000 people.
Does Mabank flood?
FEMA rates river flooding risk in Mabank as high, and coastal flooding as not rated. Hazards rated high or very high here: river flooding, tornadoes, heat waves, hail, wildfires, winter storms and strong wind. Always check the flood map for a specific address before you buy.
What is the weather like in Mabank?
Summers in Mabank peak at about 94°F in July, and January nights fall to about 35°F. Expect around 92 days a year at 90°F or hotter, and 45 inches of rain.
How long is the commute in Mabank?
The average one-way commute is 26 min, 3% lower than the Texas average. About 4.4% of workers work from home. It is about 48 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.