Your Mansfield TX Home Buying Guide
Mansfield is where DFW families land when schools matter more than nightlife. Most buyers pay $450K-$550K for a 4-bedroom in a master-planned community. Homes sell in 60-80 days on average. You'll trade urban buzz for Saturday soccer leagues and neighbors who wave. If that sounds boring, keep looking. If it sounds like relief, keep reading.
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Market
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Home Buying Expert
Is Mansfield Right For You?
Not every suburb fits every buyer. Here's the honest breakdown.
Great if you...
- Have school-age kids and want one of DFW's top districts
- Commute to Fort Worth (20-30 min) more than Dallas
- Want resort-style amenities in communities like South Pointe or M3 Ranch
- Prefer suburban safety over walkable entertainment
- Plan to buy in the $400K-$600K range
Might not be ideal if you...
- Commute to downtown Dallas daily (it's 30-45 min, plus traffic)
- Want bars, restaurants, and nightlife within walking distance
- Need to stay under $350K (inventory is limited at that price)
- Don't want to drive everywhere (no public transit)
The bottom line: Mansfield offers some of the best schools in DFW at prices below Southlake or Keller. You pay for that with property taxes and a suburban lifestyle. It's not for everyone, but the families who move here tend to stay.
Getting Around from Mansfield
Real drive times, not the ones from a map app at 2am.
| Destination | Distance | Off-Peak | Rush Hour |
|---|---|---|---|
| Downtown Fort Worth | 20 mi | 20-25 min | 30-45 min |
| Downtown Dallas | 30 mi | 30-35 min | 45-60 min |
| DFW Airport | 30 mi | 30 min | 40-50 min |
| Arlington (AT&T Stadium) | 12 mi | 15 min | 20-30 min |
The Reality
Mansfield sits between Fort Worth and Dallas, which sounds convenient until you realize neither city is particularly close. Fort Worth is the easier commute. Dallas commuters should leave before 7am or after 9am.
Average residents commute 29 minutes. No public transit. You will need two cars.
Where to Live in Mansfield
Each neighborhood has its own personality. Here's what you need to know.
South Pointe
Resort Style870-acre master-planned community with a resort-style pool, splash pad, and stocked ponds. Popular with families who want the full amenity package. Zoned to Mansfield ISD.
M3 Ranch
Newest900+ acre community with a waterfall entrance, resort pool, and miles of trails. Still building, so you'll find new construction options. Known for larger lots than South Pointe.
Walnut Creek Valley
EstablishedMature trees, tree-lined streets, and a country club feel. One of Mansfield's original upscale neighborhoods. Near Walnut Creek Country Club for golf access.
Mansfield Ranch
Value PickFamily-focused with newer construction at lower price points than South Pointe or M3. Good entry point into Mansfield ISD schools. Active builders still have inventory.
Lakes of Creekwood
Custom HomesCustom and semi-custom homes with private catch-and-release lakes. For buyers who want unique architecture and larger lots without cookie-cutter floor plans.
Strawberry Fields
LuxuryAdjacent to Lakes of Creekwood with spacious lots and upscale new construction. One of Mansfield's premier addresses for buyers wanting space and exclusivity.
Mansfield ISD Schools
The numbers, the standouts, and what parents actually say.
What Parents Should Know
Mansfield Frontier STEM Academy
Ranked #1 high school in Texas (Niche). Competitive admission. If your kid is into science and engineering, this is the goal.
MISD is one of the largest districts in Texas with 49 campuses. Twenty campuses earned A ratings in 2024-25, including 6 of 7 high schools (Legacy is the only B). Math proficiency runs 53% (vs 44% state average). Reading is 57% (vs 51% state).
The Honest Take
MISD is why families move to Mansfield. It's not Southlake or Highland Park, but the performance is strong and consistent. The STEM programs are standouts. Average schools here would be above-average elsewhere in DFW.
Property Taxes in Mansfield TX
What you'll actually pay and why. Mansfield spans Tarrant, Ellis, and Johnson counties.
2026 Tax Relief Update
Texas voters approved a $140,000 homestead exemption in November 2025, effective January 1, 2026. On a $487,500 home (Mansfield's median), you'll pay taxes on $347,500 after the exemption. Seniors and disabled homeowners get a $200,000 total exemption.
Example: Median-Priced Home
On Mansfield's median home ($487,500), annual property taxes come to approximately $8,340/year or $695/month in escrow after the homestead exemption.
Mansfield ISD is the big driver. The district has 49 campuses and the tax base to support them. There's no state income tax in Texas, so property taxes fund schools, city services, and county infrastructure.
New Construction Tax Surprise
Year one taxes are based on land value only. Year two jumps to full assessed value. On a $500K new build, expect taxes to roughly triple from year one to year two. Budget accordingly.
| Taxing Entity | Rate |
|---|---|
| Mansfield ISD | 1.2400% |
| City of Mansfield | 0.5300% |
| Tarrant County | 0.2200% |
| Tarrant County College | 0.1300% |
| Hospital District | 0.2200% |
| Total (approximate) | 2.34% |
*Rates vary by location. Some neighborhoods include MUD or PID assessments adding $500-$2,000/year. Homes in Ellis or Johnson County portions may have different rates. Source: Tarrant County TAD, 2024.
We Know These Streets
There's a $50K difference between the quiet cul-de-sac in South Pointe and the lot backing to the main road. We know which blocks hold value.
Neighborhood-Level Knowledge
We've walked South Pointe, M3 Ranch, Walnut Creek Valley, and every pocket of Mansfield. We know which sections flood, which back to noise, and which hold value best.
New Construction Protection
Bloomfield, Highland, Coventry builders are active here. The model home sales agent works for them, not you. We negotiate upgrades at builder cost and catch contract terms they'd rather you miss.
Off-Market Access
Through BK Real Estate's investor network, we hear about Mansfield homes before they hit the MLS. In a competitive market, that head start matters.
Buying New Construction in Mansfield?
Sixteen builders across 26 communities are active in Mansfield. The sales agent at the model home works for the builder. They're paid to maximize the builder's profit, not minimize your costs.
- Negotiate builder incentives and closing cost credits
- Get upgrades at builder cost, not retail markup
- Review contract terms before you're locked in
Mansfield Buyer FAQs
Answers to the questions we hear most from buyers.
What is the housing market like in Mansfield TX?
Well-priced homes in top neighborhoods like South Pointe and M3 Ranch still move quickly. Older inventory in established areas has more flexibility on price.
Source: Redfin, December 2025
What are the best neighborhoods in Mansfield TX?
Each neighborhood has a distinct personality. South Pointe and M3 Ranch offer resort-style living. Walnut Creek Valley has mature trees and country club access. Mansfield Ranch is more affordable without sacrificing MISD schools.
How are the schools in Mansfield TX?
MISD is why families move to Mansfield. The STEM programs are exceptional. Average schools here outperform most DFW districts. The 95.5% graduation rate exceeds state benchmarks.
Source: Texas Education Agency, 2024-25
Is Mansfield TX a good place to live?
Residents love the 1,100 acres of parkland, low crime, and community events like the Pickle Parade. The complaints: limited dining options, constant construction, and summer heat. If schools and safety matter more than urban convenience, Mansfield delivers.
Who is the best realtor in Mansfield TX?
Key questions to ask any realtor: How many Mansfield transactions have you closed? Do you know the neighborhoods? Will you represent only me? Learn more about Silvia or call her at (972) 827-7334.
Do I need my own agent when buying new construction?
Your agent negotiates incentives, reviews contract terms, and ensures upgrades are priced at builder cost. The builder pays your agent's commission, so this representation costs you nothing out of pocket.
How does Mansfield compare to Midlothian or Waxahachie?
Fort Worth commuters often prefer Mansfield (20-30 min). Dallas commuters may find Midlothian or Waxahachie more direct via I-35E. All three cities have strong family appeal with different trade-offs. Read our full 6-city comparison guide →
What if I need to sell my current home first?
Still have questions? Talk to Silvia — no pressure, just answers.
Silvia Poulin
Licensed Texas REALTOR® · BK Real Estate
Find Your Home in Mansfield
Book a consultation with Silvia to discuss your goals, timeline, and create a personalized search strategy. Also serving Midlothian and Waxahachie. View all South DFW areas →
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