Dallas County · Urban DFW Enclave
Living in Addison, Texas
DFW's most walkable town, 170+ restaurants, two signature parks, DART Silver Line access, and a 15-minute drive to downtown Dallas.
Family Score = schools (35%) + safety (30%) + community (10%) + commute (15%) + market stability (10%), normalized 0–100 for readability · Affordability Score = price-to-income ratio + school quality per dollar + price vs. metro avg · Sub-scores on a 0–10 scale · Niche grades refreshed annually each fall
"Addison sits at a different end of the DFW spectrum from Frisco or Flower Mound, and that's exactly the point. If you're coming from a city neighborhood and can't imagine a purely car-dependent life, or you want DFW's best dining scene outside your front door, Addison deserves a serious look."
Kristen Carpentier is a licensed Texas Realtor® and DFW family relocation specialist, brokered by eXp Realty. She's a mom of four who has helped hundreds of families, many relocating from California, New York, and Illinois, find their right fit in DFW, whether that's a master-planned suburb or an urban enclave like Addison.
(602) 405-4115 · Kristen@whymovetodallas.com · TREC #760457
U.S. Census Bureau ACS 5-Year Estimates, 2023
Where Is Addison, Texas?
Addison is a compact town of 4.3 square miles tucked into Dallas County, sitting just north of Dallas proper along the Dallas North Tollway corridor. Bordered by Farmer's Branch to the north and west, and Dallas to the south and east, Addison punches far above its size. It's not a sprawling suburb, it's a dense, walkable urban village that happens to be surrounded by Dallas.
Its location is one of its best features. LBJ Freeway (I-635) forms the southern boundary, giving residents instant access to virtually every corner of DFW without driving through downtown. The Dallas North Tollway runs along the west edge. The result: you can reach most major DFW employment corridors in 20–30 minutes without ever touching a downtown interchange. For families coming from New York, Chicago, or San Francisco, this kind of centrality without urban traffic is a genuine revelation.
The DART Silver Line regional rail now connects Addison Transit Center to DFW Airport and Plano, a rare transit win in a metro built around the car.
Commute Times from Central Addison
Schools Serving Addison, Texas
Addison is one of the few DFW towns served by two public school districts. Most of the town falls within Carrollton-Farmers Branch ISD (CFBISD); the southern portion feeds into Dallas ISD. Neither district is a marquee A+ ISD, but both have improved meaningfully in recent years, and Addison's private school options are genuinely elite.
Key Campuses & Schools
| School | Level | District |
|---|---|---|
| Greenhill School | PreK–12 | Private (in Addison) |
| Trinity Christian Academy | K–12 | Private (Addison) |
| G.H.W. Bush Elementary | PreK–6 | Dallas ISD |
| Newman Smith High School | 9–12 | CFBISD |
| Creekview High School | 9–12 | CFBISD |
| Brookhaven College | Community College | Dallas College |
CFBISD Niche Category Grades
Best Neighborhoods in Addison for Home Buyers
Addison is predominantly an apartment town, roughly 70% of residents rent, and high-density multifamily dominates the landscape. But a distinct patchwork of townhome, condo, and single-family home pockets exists throughout, and the right neighborhood depends on whether you prioritize walkability, quiet streets, or school proximity.
Search Current Addison Listings →
Addison Circle
The walkable heart of Addison. Urban-style condos and townhomes surround a 10-acre park and event lawn. Restaurants, coffee shops, and retail steps away. Best suited to buyers who want a city neighborhood feel inside a suburb. CFBISD zone for public school.
Quorum / Midway Corridor (Northeast Addison)
A mix of executive townhomes and established single-family homes tucked behind the corporate office parks. Quieter residential streets, good proximity to the Dallas Tollway. Popular with corporate transferees who want low-maintenance living close to Plano/Legacy West employers. CFBISD zone.
Belt Line / Greenhill Corridor (Southwest Addison)
Addison's quietest residential pocket, established single-family homes from the 1970s–1990s, many updated, on modest lots. Closest to Greenhill School and Trinity Christian Academy, making this the go-to for private school families. Walkable to Belt Line dining. Mix of Dallas ISD and CFBISD depending on exact address.
Vitruvian Park Neighborhood
Newer condos and townhomes surrounding the 12-acre Vitruvian Park. Very popular with active buyers who love outdoor living, the park hosts Vitruvian Lights (holiday), live music summers, and trail runs year-round. Upscale finishes, walkable to restaurants. CFBISD zone. Higher HOA fees typical.
Midway Rd / Spring Valley Pockets (South Addison)
Addison's most affordable single-family home options. Older ranch-style and traditional homes on slightly larger lots, near the Brookhaven Country Club area. Closest to Medical City Dallas for healthcare workers. Mix of Dallas ISD addresses, verify zoning carefully. Renovation potential in this area is high.
Dallas Tollway / Celestial Road Corridor
Newer luxury townhomes along the western edge of Addison, directly accessible from the Dallas North Tollway. Upscale construction, rooftop terraces common, attached garages. Perfect for buyers who need quick northbound access to Plano and Frisco employers and want new construction without moving to a master-planned suburb. CFBISD zone.
Buying in Addison is competitive despite the small inventory pool. SFR homes are scarce, when one hits the market in a desirable pocket, multiple offers are common. Tell me what you need and I'll alert you before homes hit Zillow.
Cost of Living: Addison vs. Where You're Coming From
Addison's home prices are moderate by North DFW standards, lower than Frisco, Southlake, or Plano — and you still get the Texas income tax advantage. Here's how it compares to the metros most of my clients leave behind.
| Category | San Francisco Bay Area | Addison, TX |
|---|---|---|
| Median Home Price | ~$1.3M | ~$630K (SFR) |
| State Income Tax | 9.3%+ (up to 13.3%) | $0, No state income tax |
| Property Tax Rate | ~1.1–1.2% (Prop 13 capped) | ~1.91% (CFBISD zone) |
| Property Tax on $630K Home | ~$7,250/yr | ~$12,000/yr |
| Avg. Tax Burden | ~13–16% of income | ~8–10% of income |
| Walkability | High (transit-dependent) | Moderate, best in DFW suburbs |
| Dining & Nightlife | Excellent | Exceptional, 170+ restaurants / 4 sq mi |
Property Tax Breakdown: Addison (CFBISD Zone, Dallas County)
| Taxing Entity | Rate per $100 | On $630K Home |
|---|---|---|
| Carrollton-Farmers Branch ISD | ~$0.9836 | ~$6,197/yr |
| Town of Addison | ~$0.6081 | ~$3,831/yr |
| Dallas County | ~$0.1952 | ~$1,230/yr |
| Dallas College (Brookhaven) | ~$0.1194 | ~$752/yr |
| Base Total (CFBISD) | ~$1.906 | ~$12,010/yr |
| Dallas ISD zone (if applicable) | ~$1.017 | Replaces CFBISD rate |
Rates are 2024–2025 certified. Always verify current rates and ISD zoning by specific address. Sources: Town of Addison · Texas Comptroller.
Major Employers: Addison & Nearby
Addison hosts over 2,000 businesses in its 4.3 square miles, including several global headquarters. Add the surrounding Plano, Las Colinas, and Dallas Medical District corridors within 20–25 minutes, and Addison residents have access to one of DFW's densest employment clusters.
In Addison
| Employer | Industry |
|---|---|
| Mary Kay Cosmetics | Beauty / Corporate HQ (3,500+) |
| Wingstop Restaurants | Food Service / Corporate HQ |
| Concentra Health Services | Healthcare / Corporate HQ |
| GlobalLogic (Hitachi) | Technology Consulting |
| Guaranty Bancshares | Financial Services |
| Various Tech & IT Firms | Professional Services |
| 170+ Restaurants & Hotels | Hospitality / Food & Beverage |
Nearby (15–25 min)
| Employer / Hub | Drive Time |
|---|---|
| Medical City Dallas Complex | 5–10 min |
| Toyota North America HQ (Plano) | 20–25 min |
| JPMorgan Chase (Plano) | 20–25 min |
| AT&T / Ericsson (Richardson) | 15–20 min |
| ExxonMobil (Irving/Las Colinas) | 20–25 min |
| State Farm HQ (Richardson) | 15–20 min |
| American Airlines (Fort Worth) | 30–40 min |
What Life Actually Looks Like in Addison
170+ Restaurants in 4 Square Miles
Addison has one of the highest restaurant-per-capita densities in the entire country. From Tex-Mex and sushi to steakhouses, farm-to-table, and James Beard-level chefs, this is where North Dallas comes to eat out. Your Friday night problem is choosing, not driving.
Kaboom Town & Community Events
Kaboom Town on July 4th draws 35,000+ people, one of the largest fireworks shows in Texas. Taste of Addison (food festival), Oktoberfest, and Addison Circle events run year-round. The town punches well above its size when it comes to community programming.
Addison Circle & Vitruvian Park
Two signature parks anchor daily life. Addison Circle Park (10+ acres) is the town square, farmers markets, outdoor yoga, and live music. Vitruvian Park (12+ acres) has a spring-fed creek trail and hosts the beloved Vitruvian Lights holiday display each November–December.
Cavanaugh Flight Museum
A unique Addison gem, one of the finest collections of vintage warbirds in the country, located at Addison Airport. Kids (and adults) can tour WWII-era aircraft up close and even arrange rides in flying warbirds. Nothing else like it in suburban DFW.
DART Silver Line: DFW Access Without a Car
The new Cotton Belt regional rail connects Addison Transit Center directly to DFW Airport and Plano. For frequent business travelers, families with one car, or anyone who misses city transit, this is a genuine lifestyle upgrade unavailable in most other North Dallas suburbs.
Young, Diverse, Easy to Connect
Median age 35, 40%+ non-white population, professionals from all over the world. Addison's social scene is notably more diverse and cosmopolitan than typical DFW suburbs. Newcomers from coastal cities often feel at home faster here than anywhere else in North Texas.
Recreation, Walkability & City Amenities
Addison is more walkable than any other North Dallas suburb, but it is still not a pedestrian city. The Addison Circle core and Vitruvian Park area are legitimately walkable to restaurants, coffee shops, and green space. Beyond those nodes, a car is needed. What Addison does unusually well for DFW is public green space, civic events, and transit, three things most suburban towns completely lack.
Walkability & Transportation Scores
Scores reflect city average and vary by address. Source: Walk Score® 
Parks, Trails & Green Space
Addison has 11+ parks across its 4.3 square miles, a higher park density than most DFW suburbs. Two signature destination parks anchor daily outdoor life. Trail connectivity with adjacent Dallas trail systems is expanding.
Addison Circle Park
10+ acres of open lawn, fountains, and a performance stage in the heart of town. Hosts Kaboom Town, Taste of Addison, Oktoberfest, and dozens of smaller events. The park connects directly to restaurants, retail, and residences, the closest thing to a true town square in DFW.
Vitruvian Park
A 12-acre destination park with a spring-fed creek, winding trails, public art installations, and a dramatic water feature. Famous for Vitruvian Lights (holiday season), live music at Vitruvian Nights (summer), and trail runs. Connected to regional trail network.
Beckert Park
Addison's primary athletic field complex, soccer fields, softball/baseball diamonds, and picnic areas. Home to recreational sports leagues and community sports programming. Good family-friendly green space with active programming.
Quorum Park & Addison Road Green
Quieter neighborhood parks with shade trees, benches, and open lawn. Less event-driven than Addison Circle, more suited to daily dog walks, morning runs, and weekend picnics. Several small pocket parks distributed through residential areas.
Regional Trail Connections
Vitruvian Park connects to the Campion Trail / Dallas trail network, allowing cyclists to travel south into Dallas proper. The DART Silver Line corridor adds pedestrian-accessible infrastructure. Trail network is expanding through NCTCOG regional planning.
Addison Airport (KADS)
Not a park, but the Addison Airport greenway and taxiway-adjacent land create an unusual open-sky character. Home to Cavanaugh Flight Museum. The airport's presence is part of Addison's unique urban fabric that no other DFW suburb shares.
City Recreation Centers & Facilities
| Facility | What's Inside | Notes |
|---|---|---|
| Addison Athletic Club | Full fitness facility, group classes, pool | Membership-based; widely used by Addison residents |
| Addison Conference Centre & Theatre | Events, performances, meetings | Hosts community arts, performances, town meetings |
| Beckert Park Recreation Area | Athletic fields, pavilions, picnic areas | Open to all residents; organized league play |
| Addison Circle Community Area | Outdoor amphitheater, event lawn, splash areas | Free to use; event calendar published by Town |
| Brookhaven College (adjacent) | Gym, pool, courts (Farmers Branch) | 5 min from Addison; community memberships available |
Youth Sports & Organized Recreation
Addison's small size means it doesn't have dedicated city-run youth leagues at the scale of Frisco or Plano. Youth sports families typically participate through CFBISD athletics, or join North Dallas-area recreational leagues.
Crime & Safety in Addison, Texas
Addison's overall crime statistics require honest context. The town's high commercial density, 170+ restaurants, dozens of hotels, and thousands of daily non-resident visitors, inflates its aggregate crime numbers significantly compared to purely residential suburbs. Property crime is the primary concern, particularly motor vehicle theft and parking lot break-ins concentrated in commercial corridors. Residential neighborhoods report much lower incident rates.
Addison Housing Market: What Buyers Need to Know
Addison's SFR (single-family home) market is small, the town is predominantly condos, townhomes, and apartments. When detached homes come available, they move. The market has moderated from the 2021–2022 frenzy but remains competitive for quality SFR product. Condos and townhomes provide broader inventory at lower price points.
In Addison, the heart of the market is the typical band: 79% of homes sold in the past year landed between $400K and $700K, where a median of about $568K buys roughly 2,053 square feet. Entry-level homes do exist, around $353K for about 1,542 square feet, but they are a smaller share (4%). About 16% of sales were $700K or more, so move-up and luxury buyers have real selection. Price per square foot climbs from about $229 at the entry level to $363 at the top, which is what you are paying for in larger lots, newer builds, and higher finish levels.
Median Sale Price
$601K
12-month rolling avg · single-family
Average Sale Price
$761K
12-month rolling avg · single-family
Price per Sq Ft
$276
Median · 12-month rolling
Sale to Original List
96.5%
12-month rolling · share of original list price
Days on Market
33 days
Median · 12-month rolling
Months Supply
4.2 mo.
Balanced market · 12-month
Active Inventory
22
Current active supply · single-family
Closed Sales
68
12-month total · single-family
A few more numbers worth knowing if you are weighing an offer in Addison. Over the trailing 12 months, single-family homes sold for a median of $601K and an average of $761K, which works out to about $276 per square foot. Homes here sold for roughly 96.5% of their original list price, which gives you a sense of how much room buyers have typically had to negotiate. As of the latest data, about 22 single-family homes were actively listed. These are NTREIS figures (the price metrics are 12-month rolling, inventory is current active supply), and your own price per square foot and negotiating room will vary by neighborhood, age of home, and finish level.
Data: Redfin / NTREIS, May 2026. SFR only. Verify current conditions with Kristen.
With roughly 85 SFR closings per year and a months supply of ~7.4, Addison currently sits in buyer's market territory for single-family homes, meaning you have more negotiating room than in prior years. Townhome and condo inventory is even more plentiful. That said, well-priced SFR homes in good school feeders still attract multiple offers, so arriving pre-approved remains essential.
Addison Pros & Cons for Relocating Families
✓ What Addison Does Well
- Best dining scene in DFW, 170+ restaurants in 4.3 square miles, no contest
- Most walkable town in North Dallas, Addison Circle and Vitruvian Park are genuinely pedestrian-friendly
- Central DFW location, 15–20 min to downtown Dallas, 25 min to DFW Airport, 20 min to Plano/Las Colinas
- DART Silver Line rail, rare transit access connecting residents to DFW Airport & Plano without a car
- Two elite private schools on-site, Greenhill School and Trinity Christian Academy, both nationally recognized
- Small-town scale with big-city sophistication, 17K residents, everyone knows the parks, you aren't anonymous
- No MUD/PID taxes, unlike many new DFW suburbs, Addison has no additional special district assessments
- Where to Be Realistic
- School districts rated B (CFBISD / Dallas ISD), well below top-tier A+ ISDs like Frisco, Allen, or Carroll
- Property crime is elevated, parking lot break-ins and car theft are real; take standard precautions
- Very limited SFR housing stock, mostly apartments/condos; buyers compete hard for the few detached homes
- 70%+ renter population, neighborhood dynamic is less stability-focused than traditional family suburbs
- No master-planned community amenities, no neighborhood pools, lazy rivers, HOA trails, or clubhouses
- Youth sports infrastructure is thinner, competitive leagues and select programs require driving to adjacent cities
How Addison Compares to Nearby Suburbs
Every family weighs the same factors differently. Here is how Addison stacks up against nearby options on the metrics that matter most for relocating families.
Scores computed from Niche, NTREIS, WalkScore, and Census ACS · Updated 2026 · Compare all DFW suburbs →
Frequently Asked Questions About Addison, Texas
Addison is split between two public school districts. Most of the town falls within Carrollton-Farmers Branch ISD (CFBISD), which serves the north and central areas. The southern portion of Addison, roughly below Spring Valley Road, is served by Dallas ISD. Both districts earned a TEA B rating in 2025, an improvement from C the prior year. Always verify your specific address before buying, the district boundary runs through the middle of town and can vary street by street.
Addison also hosts two elite private schools: Greenhill School (PreK–12, nationally ranked) and Trinity Christian Academy (K–12), both located within the town and rated A+ by Niche 2025.
Addison's aggregate crime statistics are elevated compared to pure suburban DFW communities, driven primarily by property crime in the commercial corridor, parking lot break-ins and motor vehicle theft near the restaurant and hotel districts inflate the numbers. Violent crime is moderate at roughly 4 per 1,000 residents, comparable to many DFW suburbs.
Residential neighborhoods within Addison grade significantly better than the aggregate. Families buying in residential pockets, especially in the Quorum/Midway area, Belt Line corridor, and south Addison, report day-to-day safety consistent with other North Dallas suburbs. Standard precautions: don't leave valuables visible in your car, use covered parking when available.
As of mid-2026, the median single-family home price in Addison is approximately $630,000, with homes typically spending around 50–55 days on market. The SFR market has moderated noticeably, months supply sits near 7.4, putting buyers in a stronger negotiating position than in recent years. Condos and townhomes, which make up the majority of Addison's for-sale housing, range from approximately $300,000 to $750,000 depending on location, size, and finishes.
Addison's detached SFR market is genuinely small, roughly 85 closings per year across the entire town. Well-priced homes in good CFBISD feeder zones still attract solid interest, so arriving pre-approved matters even in a buyer-friendly market.
In the Carrollton-Farmers Branch ISD zone (most of Addison), the combined property tax rate is approximately $1.906 per $100 valuation, made up of the Town of Addison ($0.6081), CFBISD ($0.9836), Dallas County ($0.1952), and Dallas College ($0.1194). On a $630,000 home that works out to roughly $12,000–$12,100 per year before any homestead exemption.
Texas homeowners who occupy their home as their primary residence qualify for a homestead exemption that reduces the taxable value, saving several hundred dollars annually. Addison has no MUD or PID special district assessments, which is an advantage over many newer DFW suburban communities. Always verify current rates and your specific address's district at addisontx.gov.
The drive from central Addison to Downtown Dallas is typically 15–20 minutes via the Dallas North Tollway or Dallas Parkway. Addison sits only 14 miles north of downtown, and the DNT provides a direct, relatively uncongested route most of the day. Morning rush can add 5–10 minutes heading south.
Addison's central location also means excellent access in multiple directions: 25–30 minutes to DFW Airport via I-635 West, 20–25 minutes to Plano/Legacy West north on the DNT, 15–20 minutes to Richardson via Belt Line Road east, and just 5–10 minutes to Medical City Dallas. For dual-income households commuting in different directions, Addison's position is hard to beat.
Yes, and this is unusual for a North Dallas suburb. Addison is served by multiple DART bus routes (238, 239, 240, 305 Addison Express) and, as of 2025, the new DART Silver Line regional rail connects the Addison Transit Center directly to DFW International Airport and Plano. The Silver Line is the Cotton Belt corridor, a new east-west regional rail line that is the first of its kind in the northern DFW suburbs.
Addison is one of only a handful of North Dallas communities where a resident can reach DFW Airport by train without driving into the city. For frequent business travelers, remote workers who occasionally need the airport, or households with one car, this is a genuine lifestyle advantage unavailable in Frisco, Flower Mound, or most other comparable suburbs.
For families buying homes in Addison, the best residential pockets are: Addison Circle ($380K–$650K, condos/townhomes, most walkable); Quorum/Midway Corridor ($450K–$720K, executive townhomes and SFR, CFBISD); Belt Line/Greenhill Corridor ($380K–$580K, established SFR, closest to private schools); Vitruvian Park Area ($420K–$700K, park-adjacent condos/townhomes); and South Addison/Spring Valley Pockets ($350K–$540K, value SFR with renovation upside, near Medical City).
ISD zoning varies by street, always verify your specific address with both CFBISD and Dallas ISD before making an offer. Homes in the Belt Line/Greenhill corridor are particularly desirable for families planning to use Greenhill School or Trinity Christian Academy.
Addison is best known for its dining scene, over 170 restaurants in 4.3 square miles, from James Beard-level chef tables to legendary Tex-Mex. The town hosts several major annual events: Kaboom Town (July 4th, 35,000+ attendees, one of Texas' largest fireworks shows), Taste of Addison (spring food festival), and Oktoberfest.
Year-round, residents enjoy Addison Circle Park (farmers markets, outdoor yoga, live music), Vitruvian Park (trail runs, Vitruvian Lights in winter, live music nights in summer), and the Cavanaugh Flight Museum at Addison Airport, one of the finest collections of vintage WWII warbirds in the country, with flight ride opportunities. The Mary Kay Museum at corporate HQ is also a surprisingly engaging free attraction.
Addison and Frisco are fundamentally different products. Frisco offers A+ schools (FISD), master-planned communities with resort amenities, large lots, and a family infrastructure built for youth sports. Addison offers walkability, dining, urban character, and central location — but B-rated public schools, limited SFR inventory, and no master-planned amenities.
Compared to Plano, Addison is smaller, more urban, and more walkable — but Plano ISD (TEA A, Niche A) is significantly stronger than CFBISD. Plano also has far more SFR inventory at similar or slightly higher prices.
The right choice depends on your priorities. If school district rating is the primary driver: Frisco, Plano, or Allen. If walkability, dining, and central location matter more than school zoning (e.g., you're planning private school, you have pre-K kids, or you're a dual-income couple): Addison is the strongest option in North Dallas.
Kristen Carpentier is a licensed Texas Realtor® (TREC #760457) and DFW family relocation specialist brokered by eXp Realty. She helps families relocating from California, New York, Illinois, and other states navigate the suburb decision, Addison, Frisco, Plano, Flower Mound, or wherever the right fit lands, before they ever look at a single listing. Contact her at Kristen@whymovetodallas.com or (602) 405-4115, or visit whymovetodallas.com.
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TREC Consumer Protection Notice · TREC Information About Broker Services
Information on this page is provided for educational purposes and is believed to be accurate as of May 2026. School district ratings, property tax rates, crime statistics, home prices, employer information, and community details change over time. Always verify ISD zoning by specific property address before making real estate decisions. Tax rates: Texas Comptroller 2024–25. TEA ratings: txschools.gov. Niche grades: niche.com. Crime data: NeighborhoodScout · CrimeGrade.org.
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