City in Tarrant County, part of the Dallas-Fort Worth metro

Living in Mansfield, TX

A-

17th of 75Texas cities of 50,000+ people
Overall score 84 of 100
41st of 181 in the Dallas-Fort Worth area

Mansfield earns a grade of A- on our index, 17th of 75 Texas cities of 50,000+ people. It does best on jobs and income and schools, and trails on getting around and errands and things to do. It is a strong pick for families.

  • Good for families
  • Top-rated schools
  • Fast-growing
  • Well connected
  • Getting around scores low (7 of 100)
  • Tornado risk is very high
Downtown Mansfield, Texas
Photo: Renelibrary, CC BY-SA 4.0, via Wikimedia Commons
Population
84,444+16.3% since 2020
Median rent
$1,95439% higher than Texas
Median home value
$410,70045% higher than Texas
Household income
$121,126Median
Average commute
29 minOne way
Violent crime
106Per 100k, 2025

What it's like to live in Mansfield

Mansfield sits about 26 miles from downtown Dallas, in the Dallas-Fort Worth-Arlington metro. 84,444 people lived here in 2025, up 16.3% from 2020, so it is one of the faster-growing places in Texas. It is suburban, with mostly newer homes (the median home was built in 2004).

Local spots people know include Britton Park, James McKnight Park and Katherine Rose Memorial Park.

The median age is 36.4, 43% of households have children, 72% of homes are owned by the people living in them and the typical household earns $121,126 a year (54% higher than the Texas median).

Pros of living in Mansfield

  • Strong public schools. 89% of the 27 rated campuses here earn an A or B from the Texas Education Agency.
  • Low violent crime. 106 violent crimes per 100,000 people in 2025, 73% lower than the Texas rate.
  • High incomes. The median household earns $121,126, 54% higher than the Texas median.
  • Growing fast. The population grew 16% from 2020 to 2025, which usually means new homes, shops and jobs.

Cons of living in Mansfield

  • Higher rent. Median rent is $1,954, 39% higher than the Texas median.
  • Natural hazard risk. FEMA rates the risk of tornadoes, heat waves and hail as very high here.

Who Mansfield suits

  • FamiliesA strong fit: 89% of rated schools earn an A or B and violent crime is 73% lower than the Texas rate. Compared with similar Texas places, it beats 81% for families.
  • Young professionalsA reasonable fit: household income is 54% higher than the Texas median, with 298 restaurants and 20 cafes in town. Compared with similar Texas places, it beats 53% for young professionals.
  • RetireesA reasonable fit: 12% of working-age adults are uninsured and violent crime is 73% lower than the Texas rate. Compared with similar Texas places, it beats 67% for retirees.
  • Remote workersA reasonable fit: 96% of homes have broadband and the median rent of $1,954 is 39% higher than the Texas median. Compared with similar Texas places, it beats 61% for remote workers.
  • People on a budgetNot the best fit: the median rent of $1,954 is 39% higher than the Texas median. Compared with similar Texas places, it beats 22% for people on a budget.

Mansfield report card

Ten grades, one for each part of daily life we measure. Most compare Mansfield with other US cities of 50,000+ people. Schools, safety and errands compare it with other Texas cities of 50,000+ people.

  • Cost of living: grade C

    Median rent $1,954, homes cost 3.4x income.

    46 of 100 vs US cities

  • Jobs and income: grade A

    Median household income $121,126, 3.9% unemployed.

    91 of 100 vs US cities

  • Schools: grade A-

    27 rated campuses, 89% rated A or B.

    87 of 100 vs TX cities

  • Safety: grade B+

    106 violent crimes per 100k, 1,189 property crimes per 100k.

    79 of 100 vs TX cities

  • Errands and things to do: grade C-

    17 grocery stores, 298 restaurants, 54 parks mapped in town.

    39 of 100 vs TX cities

  • Getting around: grade F

    Average commute 29 min, 15% work from home.

    7 of 100 vs US cities

  • Education levels: grade B+

    43% have a bachelor’s degree.

    76 of 100 vs US cities

  • Health: grade C+

    12% of adults uninsured.

    55 of 100 vs US cities

  • Home ownership: grade B+

    72% of homes owner-occupied.

    77 of 100 vs US cities

  • Internet access: grade A-

    96% of homes have broadband.

    87 of 100 vs US cities

Where Mansfield stands out compared with Texas

Better than Texas

  • Median household income: $121,12654% higher than Texas ($78,476)
  • Homes owned by the people living in them: 72%9 points higher than Texas (63%)
  • Adults with a bachelor's degree or higher: 43%9 points higher than Texas (34%)

Worse than Texas

  • Median rent: $1,95439% higher than Texas ($1,403)
  • Renters paying 30%+ of income on rent: 56%4 points higher than Texas (52%)
  • Average commute: 29 min7% higher than Texas (27 min)

Cost of living in Mansfield

Mansfield renters pay a median of $1,954 a month, 39% higher than the statewide median. The usual rule is to spend no more than 30% of income on rent, which means earning around $78,000 a year for a median unit. Right now 56% of renters here pay more than 30% of their income on rent.

HUD sets fair market rents for this area at $1,481 for a one-bedroom, $1,745 for a two-bedroom and $2,284 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 $410,700, 45% higher than the Texas median. With 20% down and a 30-year loan at 7.28%, the monthly payment comes to about $2,248 before tax, or $2,885 with property tax. That is $931 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 Mansfield pays $7,645 a year, 81% 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 Mansfield

Typical rent by apartment size

Fair market rent by bedroom count in MansfieldStudio$1,4611 bedroom$1,4812 bedrooms$1,7453 bedrooms$2,2844 bedrooms$2,866
HUD fair market rent for FY2027, Fort Worth-Arlington, TX HUD Metro FMR Area. This is what a typical, modest unit rents for, including utilities.
MeasureHereTexasUS
Median rent39% higher than Texas$1,954$1,403$1,413
Median home value45% higher than Texas$410,700$283,800$332,700
Home value to income6% lower than Texas3.4x3.6x4.1x
Renters paying 30%+ of income on rent4 points higher than Texas56%52%51%
Median property tax per year81% higher than Texas$7,645$4,232$3,119
Homes owned by the people living in them9 points higher than Texas72%63%65%
Median year homes were builtAbout the same as Texas200419921980

Monthly cost to buy a median home

$2,885
Mortgage payment
$2,248
Property tax
$637
Median rent, for comparison
$1,954

Based on a $410,700 home in Mansfield, 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 Mansfield safe?

In 2025, Mansfield Police Department reported 88 violent crimes and 986 property crimes. That works out to 106 violent crimes per 100,000 people, 73% lower than the Texas rate of 387, and 1,189 property crimes per 100,000, 43% lower than the state rate.

Violent crime is up about 17% 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 in Mansfield by yearTexas10620212022202320242025

Violent crimes per 100,000 people by year. The dashed line is the Texas rate for 2025.

Violent crime
106
per 100k, Texas 387
Property crime
1,189
per 100k, Texas 2,086
Property crimes per 100,000 people in Mansfield by yearTexas1,18920212022202320242025

Property crimes per 100,000 people by year.

Source: FBI Crime Data Explorer, Mansfield Police Department, 2025. Rates count reported crimes only and cover the area this police department serves.

Schools in Mansfield

Mansfield has 27 public school campuses with a 2025 state rating inside the city, and 89% of them earn an A or B. Most students here are served by Mansfield ISD.

Top-rated campuses include Mansfield Frontier STEM Academy, Mansfield Lake Ridge High School and Mansfield High School. The average rating score across all campuses is 88 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.

Schools grade
87
of 100 vs Texas cities
Average rating
88
Texas median 81

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

  • AMansfield Frontier STEM AcademyHigh, Mansfield ISD99 of 100
  • AMansfield Lake Ridge High SchoolHigh, Mansfield ISD95 of 100
  • AMansfield High SchoolHigh, Mansfield ISD94 of 100
  • AAnnette Perry ElementaryElementary, Mansfield ISD93 of 100
  • ANancy Neal ElementaryElementary, Mansfield ISD93 of 100

Best neighborhoods in Mansfield

We grade 16 areas inside Mansfield. The top three are Somerset (A), Walnut Landing (A) and Polo Crossing (A). If price matters most, South Mansfield has the lowest median rent among areas graded C or better, at $1,590 a month. Wildwood Estates is the priciest, at $2,550. Use the map to color the city by any grade, or the sliders to rank areas by what you care about.

Loading map

    Rank Mansfield neighborhoods your way

    What matters to you?

    Move a slider and the list re-ranks right away.

    Most
    A lot
    Most
    A lot
    A lot
    A lot
    Some
    A lot
    Some
    A little

    The grade is our overall grade. Fit shows how well each one matches your sliders, from 0 to 100, against the others in this list.

    16 Mansfield neighborhoods, ranked by your priorities
    1. 1AWalnut Landing2,118 people, home $537,000100fit
    2. 2ASomerset2,053 people, median rent $1,720, home $568,00093fit
    3. 3APolo Crossing4,226 people, median rent $1,670, home $553,00087fit
    4. 4AHarris Crossing1,747 people, median rent $2,090, home $412,00080fit
    5. 5ANorth Mansfield1,869 people, median rent $1,980, home $359,00073fit
    6. 6AKings Mill7,502 people, median rent $2,540, home $435,00067fit
    7. 7A-La Frontera6,607 people, median rent $2,070, home $401,00060fit
    8. 8B+Northwest Mansfield10,051 people, median rent $2,150, home $370,00053fit
    9. 9B+South Mansfield2,285 people, median rent $1,590, home $425,00047fit
    10. 10BEast Mansfield15,342 people, median rent $1,960, home $476,00040fit
    11. 11BSierra Elite Estates1,814 people, median rent $2,160, home $483,00033fit
    12. 12B-Southwind1,629 people, median rent $1,960, home $495,00027fit
    13. 13B-Central Mansfield7,215 people, median rent $1,660, home $294,00020fit
    14. 14CWildwood Estates2,907 people, median rent $2,550, home $338,00013fit
    15. 15CTwin Creeks6,597 people, median rent $1,910, home $284,0007fit
    All 16 Mansfield neighborhoods, A to Z

    Daily life in Mansfield

    Everyday places mapped inside Mansfield, from Overture Maps. Well-known spots include Britton Park, James McKnight Park, Katherine Rose Memorial Park.

    The average one-way commute is 29 minutes, 7% longer than the Texas average. 15% 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 26 miles away in a straight line. Many people who live in Mansfield work elsewhere in the metro, so test the drive at rush hour before you commit.

    The median household income is $121,126, income per person is $49,083, unemployment is 3.9% and 43% of adults hold a bachelor's degree.

    Grocery stores
    17
    Pharmacies
    15
    Restaurants
    298
    Cafes
    20
    Bars
    22
    Parks
    54
    Gyms
    56
    Hospitals and urgent care
    26
    Childcare
    16
    Libraries
    1

    Jobs, income and education

    MeasureHereTexasUS
    Median household income54% higher than Texas$121,126$78,476$80,734
    Income per person20% higher than Texas$49,083$40,752$44,673
    Unemployment rate1 points lower than Texas3.9%5.3%5.2%
    People below the poverty line8 points lower than Texas5.8%14%12%
    Adults with a bachelor's degree or higher9 points higher than Texas43%34%36%
    Adults with a high school diploma or higher9 points higher than Texas95%86%90%
    Adults 18 to 64 without health insurance8 points lower than Texas12%20%11%
    Homes with broadband internet5 points higher than Texas96%91%91%

    Getting to work

    MeasureHereTexasUS
    Average commute7% higher than Texas29 min27 min26 min
    Workers who work from home1 points higher than Texas15%14%15%
    Workers who work from home15%
    Workers who take transit0%
    Workers who walk0.8%
    Workers who bike0%

    Who lives in Mansfield

    Under 1828%
    18 to 3419%
    35 to 6441%
    65 and over11%

    Median age 36.4 years. 43% of households have children.

    Race and ethnicity
    White49%
    Hispanic or Latino18%
    Black24%
    Asian4.4%
    Other or more than one race4.8%

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

    Weather in Mansfield

    Mansfield has a hot Texas climate. July highs average 96°F and January lows about 37°F. There are about 106 days a year at 90°F or above, and about 36 inches of rain a year.

    Average monthly high and low temperatures in Mansfield30°50°70°90°58J62F70M77A84M92J96J96A89S79O67N59DRain

    Average daily high and low by month, °F, with rain below. NOAA 1991 to 2020 normals from Arlington Muni Ap, 7 mi away. Orange months average 90°F or more.

    Natural hazard risk

    FEMA's National Risk Index says river flooding risk is moderate, hurricane risk is moderate, tornado risk is very high and hail risk is very high. Even in lower-risk areas, check the FEMA flood map for the exact address before you buy.

    • River floodingModerate
    • HurricanesModerate
    • TornadoesVery high
    • HailVery high
    • Heat wavesVery high
    • WildfiresHigh
    • Winter stormsModerate
    • Strong windLow

    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 Mansfield

    Nearby, The Homesteads gets a D-, Rendon gets a C and Kennedale 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.

    1. D-The HomesteadsTown, 3,053 people7 mi
    2. CRendonSmall city, 14,632 people7 mi
    3. CKennedaleTown, 9,439 people8 mi
    4. DGrand PrairieCity, 201,883 people8 mi
    5. D+VenusTown, 6,745 people8 mi
    6. D+Cedar HillSmall city, 48,879 people9 mi

    Mansfield 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. 38A-Ovilla4,375 people19 mito downtown
    5. 39A-North Richland Hills70,780 people27 mito downtown
    6. 40A-Dennis1,402 people69 mito downtown
    7. 41A-Mansfield77,510 people26 mito downtown
    8. 42A-Celina34,268 people37 mito downtown
    9. 43A-Farmers Branch36,645 people11 mito downtown
    10. 44A-Krum6,189 people42 mito downtown

    See all of the best suburbs of dallas-fort worth

    Living in Mansfield: common questions

    Is Mansfield, TX a good place to live?

    Mansfield earns a grade of A- on our index, 17th of 75 Texas cities of 50,000+ people. It does best on jobs and income and schools, and trails on getting around and errands and things to do. It is a strong pick for families.

    How much does it cost to live in Mansfield?

    Renters in Mansfield pay a median of $1,954 a month, 39% higher than the Texas median. The median home is worth $410,700, 45% 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 $2,885, including property tax.

    Is Mansfield safe?

    In 2025, Mansfield Police Department reported 106 violent crimes per 100,000 people, 73% lower than the Texas rate. Property crime was 1,189 per 100,000, 43% lower than the Texas rate.

    Are the schools good in Mansfield?

    We found 27 rated public school campuses inside Mansfield. 89% are rated A or B by the Texas Education Agency. Its schools score is 87 of 100 compared with other Texas cities of 50,000+ people.

    What are the best neighborhoods in Mansfield?

    Based on our scores, the top-rated areas in Mansfield are Somerset, Walnut Landing and Polo Crossing. We score 16 areas in the city.

    Does Mansfield flood?

    FEMA rates river flooding risk in Mansfield as moderate, and coastal flooding as not rated. Hazards rated high or very high here: tornadoes, heat waves, hail and wildfires. Always check the flood map for a specific address before you buy.

    What is the weather like in Mansfield?

    Summers in Mansfield peak at about 96°F in July, and January nights fall to about 37°F. Expect around 106 days a year at 90°F or hotter, and 36 inches of rain.

    How long is the commute in Mansfield?

    The average one-way commute is 29 min, 7% higher than the Texas average. About 15% of workers work from home. It is about 26 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.