Kaufman County · East DFW · US-80 & I-20 Corridor
Living in Forney, Texas
A family relocation guide, schools, neighborhoods, cost of living & everything relocating parents need to know
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
"Forney is the suburb I point to when a family wants genuine affordability without being an hour from everything. You're 25 minutes from downtown Dallas on US-80, you're in Kaufman County where land still exists, and you're buying into a community that's genuinely growing, new schools, new parks, new neighbors who made the same decision you're making right now. The trade-off is real: the commute has variability, and the polish of an older suburb isn't there yet. But for families coming from California or the Northeast, the value math is almost always shocking in the best way."
Kristen Carpentier is a licensed Texas Realtor® (TREC #760457) and DFW family relocation specialist brokered by eXp Realty. A mom of four who raised her family in DFW, and wife of an Army Veteran, she's worked with hundreds of families making this exact move from California, New York, Illinois, and beyond. She knows East DFW from the inside.
(602) 405-4115 · Kristen@whymovetodallas.com · TREC #760457
Watch First
Forney, Texas: Full Video Tour
Watch: DEEP DIVE in the Dallas Texas City of Forney, Is Forney Texas a Good Place to Live? (23 min)
U.S. Census Bureau ACS 5-Year Estimates, 2023
Location & Commutes
Where Forney Sits in DFW
Forney sits 22 miles east of downtown Dallas in Kaufman County, straddling the US-80 and I-20 corridors, the two main arteries connecting East DFW to the metro core. That geography is Forney's defining characteristic: it's genuinely close to Dallas by DFW standards, while still sitting in a county where land is affordable enough to build master-planned communities with 300+ acre footprints, 14-foot ceilings, and community amenity centers that would cost twice as much to replicate in Collin County.
For families relocating from California or the Northeast, the commute context matters. On a good day, you're 25 minutes to downtown Dallas on US-80. On a bad one, think Friday afternoon or school-year morning rush, that can stretch to 45 minutes. The I-20/US-80 connector gives you two routes into the metro, and Mesquite's employment centers are only 15 minutes away. This isn't Frisco's easy highway situation, but it's significantly better than it sounds on a map.
Commute Times from Central Forney
Schools & Education
Forney ISD: What Relocating Parents Need to Know
Forney ISD has one of the most interesting stories in East DFW: it's a district growing fast enough to open new campuses every few years, with a college-prep program that earns an A− from Niche despite sitting in a county most families from California have never heard of. The district's most recent TEA rating was a B (81/100), note that 2024 ratings have been delayed due to statewide litigation, so that B reflects the 2022 cycle. More meaningful for a relocating parent is the day-to-day campus quality, which varies more than the district average suggests.
The standout is at the elementary level. Johnson Elementary earns a perfect 10/10 from GreatSchools, that's top-tier by any measure. Warren Middle School earns an 8/10. The high schools are where families should look carefully: Forney HS and North Forney HS are both rated at the mid-range by GreatSchools (3–5/10), which reflects the district's rapid growth outpacing facility and staffing build-out. If you're buying near Johnson or one of the newer elementaries and your kids are still years away from high school, the trajectory matters as much as today's rating.
| Campus | Level | GreatSchools | Notes |
|---|---|---|---|
| Johnson Elementary | Elementary | 10/10 | Top-rated campus in district; high parent engagement |
| Blackburn Elementary | Elementary | 7/10 | Serves newer southwest Forney communities |
| Warren Middle School | Middle | 8/10 | Strong academics; feeds North Forney HS and Forney HS |
| Forney High School | High | 5/10 | Growing fast; IB program available; athletics strong |
| North Forney High School | High | 3/10 | Newer campus; serves west and north communities; still building out programs |
Where to Live
Best Neighborhoods in Forney for Families
Forney's growth has been dominated by master-planned communities, developments with HOA amenity centers, pools, trails, and community events built in from day one. That's deliberate: Kaufman County attracted developers who understood that families relocating from out of state want the community infrastructure, not just a house on a lot. Here's where most relocating families land.
Windmill Farms
One of Forney's most established master-planned communities, large lots, mature trees, pools, and a strong neighborhood association. Feeds Johnson Elementary. Popular with families who want the full suburban package without paying Rockwall prices.
Devonshire
A well-established community with resort-style amenities, splash pad, resort pool, playgrounds, walking trails. Known for strong neighborhood culture and events. Excellent entry point for families coming from pricier metros who want a complete community feel on day one.
Travis Ranch
One of Forney's most active new construction communities, a broad price range makes it accessible for first-time buyers and move-up families alike. Amenity center, trails, and community pool. New section openings mean you can sometimes buy in early phases at lower prices.
Clements Ranch
Forney's premium master-planned community, larger homes, larger lots, and amenities at the top end of what East DFW offers. Resort pool, lakes, trails, and a strong community identity. Families moving from higher-cost markets often find Clements Ranch feels familiar in ways other Forney neighborhoods don't.
Gateway Parks
A growing community on the west side of Forney, closer to the US-80/I-20 interchange and the Mesquite employment corridor. Family-focused with walking trails and neighborhood amenities. Good option if your commute is toward Mesquite or Las Colinas rather than downtown Dallas.
Cost of Living
How Forney Compares to Where You're Coming From
Forney is one of DFW's best value suburbs, and the numbers are striking compared to major out-of-state markets. For families leaving coastal metros, the housing math alone often changes the entire financial picture.
| Category | SF Bay Area | NY Metro | Chicago Suburbs | Forney, TX |
|---|---|---|---|---|
| Median Home Price | $1.2M+ | $750K+ | $420K+ | ~$326K |
| State Income Tax | 9.3%+ | 6.85%+ | 4.95% | None |
| Property Tax Rate | ~1.1% | ~2.0% | ~2.5% | ~2.09% |
| Typical Grocery Spend | Very High | Very High | Moderate | Lower |
| Avg. Monthly Rent (3BR) | $3,800+ | $3,500+ | $2,200+ | $1,600–$2,000 |
Property Tax Breakdown: Forney, TX (2024 Rates)
| Taxing Entity | Rate per $100 | Annual Cost on $326K Home |
|---|---|---|
| Forney ISD | $1.2869 | ~$4,195 |
| City of Forney | $0.4052 | ~$1,321 |
| Kaufman County | $0.2796 | ~$912 |
| Trinity Valley CC | $0.1137 | ~$371 |
| Total Combined Rate | ~$2.085 | ~$6,799/year |
Rates are approximate. Texas homestead exemption reduces your assessed value, apply within the first year of ownership. MUD/PID districts in new construction communities may add $0.35–$1.00/$100. Always verify with the Kaufman County Appraisal District.
Jobs & Economy
Who's Hiring Near Forney
Forney's own employment base is small relative to its population, most residents commute into Dallas, Mesquite, or the broader I-20 corridor. That said, Kaufman County's industrial and logistics base has grown substantially, and Mesquite (15–20 minutes west) is one of DFW's most active distribution and light-industrial hubs. For remote workers or those with flexible schedules, Forney's cost base is compelling without the commute trade-off.
In Forney & Kaufman County
| Employer | Sector |
|---|---|
| Forney ISD | Education (largest local employer) |
| Amazon (Kaufman County) | Distribution / Logistics |
| Goodyear Tire | Manufacturing |
| Smurfit Kappa | Paper / Packaging Manufacturing |
| Vistra Energy | Utilities / Energy |
| Trinity Health System | Healthcare |
Nearby Hub: Mesquite & East Dallas (15–35 min)
| Employer | Sector |
|---|---|
| AT&T (Dallas HQ) | Telecom |
| Southwest Airlines | Aviation |
| Bank of America / Comerica | Financial Services |
| Baylor Scott & White | Healthcare |
| Texas Instruments | Technology / Semiconductor |
| Amazon / FedEx / UPS | Mesquite Distribution Corridor |
Family Life
What Life Actually Looks Like in Forney
Forney is a community in active construction, not just of houses, but of identity. The families who've moved here in the last five years are largely from somewhere else: California, New York, Illinois, or other parts of Texas. That shared experience of choosing Forney creates a particular kind of neighborhood culture, one where people are intentionally building community rather than inheriting it. The master-planned developments hold regular events, the youth sports leagues are active, and the school system keeps families connected. It doesn't have the polished infrastructure of a Frisco or Southlake, but the warmth of a community that's figuring it out together is real.
Youth Sports & Athletics
Forney Youth Athletic Association runs baseball, softball, basketball, and flag football leagues that draw hundreds of kids. The Forney ISD athletics program is well-funded, football especially. Club soccer and select baseball are active in the Mesquite/Kaufman corridor for families wanting travel team options.
Outdoor & Lake Life
Forney Community Park's 170-acre footprint includes a fishing pond, trails, and open green space. Lake Tawakoni is 35 minutes east, one of the best bass fishing lakes in Texas, with boat ramps and camping. Lake Ray Hubbard (20 min west via I-30) offers sailboats, kayaking, and the popular Harbor Pointe Marina.
Events & Community Culture
The Spellman Amphitheater at Forney Community Park hosts concerts, movie nights, and seasonal events. The Forney Heritage Museum anchors downtown. Annual events include the Forney Christmas parade and Fourth of July celebration at the park, the kind of small-town tradition that becomes the reason families stay.
Shopping & Dining
Forney's US-80 corridor has expanded significantly, HEB (the beloved Texas grocery chain), Target, and national restaurant chains have all arrived in recent years. For dining variety, Rockwall (15 min) and Rowlett (20 min) add lake-view restaurants and a broader dining scene. This isn't a foodie suburb, but everyday conveniences are solid and improving.
The Growth Story
Forney is one of the fastest-growing cities in Texas by percentage, that means new amenities are arriving steadily. Families who bought in Windmill Farms five years ago have watched the area around them transform. For buyers who don't need everything polished on day one, that trajectory is part of the value story.
Community Feel
Newcomer families find it easier to connect in Forney than in more established suburbs, precisely because so many neighbors are also new. HOA welcome committees, neighborhood Facebook groups, and shared school experiences create natural connection points. If you're coming from out of state and worried about building a social circle, this community's "we all chose this" dynamic is a genuine advantage.
Getting Outside
Recreation, Walkability & City Amenities
Forney is car-dependent, there's no DART service, no commuter rail, and no meaningful transit network. Walking to coffee or groceries isn't part of daily life here. What Forney compensates with is land: master-planned communities with built-in trail systems, a 170-acre city park, and easy access to two of the best lake recreation areas in North Texas. For families whose outdoor life centers on parks, trails, sports fields, and water, Forney delivers a lot per dollar.
Walkability & Transportation Scores
Source: Walk Score (walkscore.com/TX/Forney)
Parks, Trails & Green Space
Forney has 14 parks covering approximately 242 acres, a strong number for a city its size. The flagship is Forney Community Park, a 170-acre destination with amenities that draw families from across the county.
Forney Community Park
170 acres, the city's crown jewel. Spellman Amphitheater hosts concerts and community events. Fishing pond stocked for kids. Splash pad, multiple playgrounds, open turf fields, picnic shelters. The go-to destination for summer evenings and weekend family time.
Windmill Farms Trail System
Forney's most established community has an internal trail network connecting the neighborhood to parks and green space. Popular for morning runs and family bike rides. Other master-planned communities (Devonshire, Clements Ranch) have their own trail loops.
Lake Tawakoni (35 min)
One of the best bass fishing lakes in Texas, 37,000 acres with boat ramps, camping, and shoreline access. State park on the lake's north shore. Popular weekend destination for Forney families who fish, kayak, or camp. Close enough for Saturday trips without a long drive.
Lake Ray Hubbard (20 min)
Via I-30 west, Rockwall's waterfront gives Forney families lake access without living at lake prices. Harbor Pointe Marina, sailing club, kayak launches, and the Rockwall waterfront dining district. Doable on a weeknight, not just weekends.
Devonshire Amenity Center
Community-level amenities that rival what you'd pay extra for in other markets, resort-style pool, splash pad, playground, gathering pavilion, walking paths. Typical of Forney's master-planned developments, where the HOA amenity center is the neighborhood living room.
Additional Neighborhood Parks
Beyond the flagship park, Forney maintains 13 additional neighborhood parks spread across the city, pocket parks, playground areas, and sports fields. Most master-planned communities also have private green space within the development, making green access a non-issue for families in those neighborhoods.
City Recreation Centers & Facilities
| Facility | What's Inside | Notes |
|---|---|---|
| Forney Community Center | Multi-purpose rooms, community events, meeting space | Primary city-operated community venue; adjacent to city hall complex |
| Forney Community Park | Amphitheater, fishing pond, splash pad, playgrounds, turf fields, pavilions | 170 acres; free to access; parking available on site |
| Forney Public Library | Books, digital resources, youth programming, study rooms | Active summer reading program; community meeting space |
| Kaufman County Expo Center | Event venue, rodeo arena, large-format events | 15 min south in Kaufman; hosts livestock shows, county events |
Youth Sports & Organized Recreation
Forney's youth sports infrastructure has grown with its population, recreational leagues through FYAA and competitive options through the broader Kaufman/Mesquite club circuit give families solid participation choices.
Safety
Crime & Safety in Forney
Forney's safety profile is the one area where the data deserves honest attention. Niche gives Forney a C crime grade, below average for a family suburb. This doesn't mean Forney is unsafe in an absolute sense; it means the crime rates are measurably higher than the DFW suburbs where most relocating families are comparing. NeighborhoodScout data suggests Forney's violent crime rate is above the national median (~4.0 per 1,000), and property crime rates are in a similar range. The context matters: Forney is a rapidly growing community with the usual dynamics of fast-growth areas, more people, more commercial activity, and some displacement pressure from surrounding urban areas.
Where you live within Forney matters. Master-planned communities (Windmill Farms, Clements Ranch, Devonshire) tend to have lower crime than the US-80 commercial corridor. If safety is a top priority, lean toward the established master-planned communities on the east and north sides of Forney, and check local NextDoor or neighborhood Facebook groups for real-time community signal before buying.
Sources: Niche.com, NeighborhoodScout, CrimeGrade.org. Crime statistics should be verified with local law enforcement before making housing decisions.
Real Estate Market
Forney Housing Market Snapshot
In Forney, the heart of the market is the starter band: 76% of homes sold in the past year landed under $400K, where a median of about $300K buys roughly 1,975 square feet. About 1% of sales were $700K or more, so move-up and luxury buyers have real selection. Price per square foot climbs from about $152 at the entry level to $247 at the top, which is what you are paying for in larger lots, newer builds, and higher finish levels.
Median Sale Price
$325K
12-month rolling avg · single-family
Average Sale Price
$345K
12-month rolling avg · single-family
Price per Sq Ft
$153
Median · 12-month rolling
Sale to Original List
93.7%
12-month rolling · share of original list price
Days on Market
62 days
Median · 12-month rolling
Months Supply
5.4 mo.
Balanced market · 12-month
Active Inventory
824
Current active supply · single-family
Closed Sales
1,707
12-month total · single-family
A few more numbers worth knowing if you are weighing an offer in Forney. Over the trailing 12 months, single-family homes sold for a median of $325K and an average of $345K, which works out to about $153 per square foot. Homes here sold for roughly 93.7% 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 824 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.
Source: NTREIS / 2024–2025. SFR data only. Live data loads from suburb-profiles.json.
At $326K median, Forney sits at the value end of the East DFW spectrum, significantly below Rockwall ($430K+) and well below Frisco or Allen. The 5.4 months supply puts it in balanced market territory: sellers aren't desperate, but buyers aren't competing in multiple-offer frenzies either. The 62-day median DOM reflects longer time to sell than tighter markets, which is buyer-friendly. For families coming from Bay Area or NY Metro pricing, the negotiating dynamic here is a genuine relief.
There is no meaningful condo market in Forney, it's a single-family community. New construction is active from builders including D.R. Horton, LGI Homes, and Lennar, offering both affordable entry points in Travis Ranch and more premium builds in Clements Ranch. Builder incentives (rate buydowns, closing cost assistance) have been common in the 2024–2025 market.
New Homes in Forney — 43 Active Communities
If new construction is on your radar, Forney is one of the most active markets in DFW right now — 43 communities are currently listed across multiple builders and price tiers. That means real choice: entry-level production homes, mid-range family plans with room to grow, and semi-custom builds on larger lots are all in play. For a relocating family, a wide-open new construction market like this is both exciting and a little overwhelming. You'll want to know which builders have the strongest reputation for quality and follow-through (they're not all equal), which communities feed the schools on your shortlist, and which incentives are genuinely worth taking versus just noise. One thing many families don't realize: you can bring your own Realtor to any new construction purchase at no cost to you — the builder pays the commission. Having an experienced DFW relocation specialist in your corner (someone who isn't on the builder's payroll) can make a real difference when it comes to contract terms, upgrade negotiations, and closing incentives.
Active Builders in Forney
Browse Communities
Showing 25 of 43 communities (data sample) — browse the portal for the full list.
| Community | Builder | Price Range | Beds | Sq Ft | Avail. | Promo |
|---|
Note: 12 of the sampled communities currently have active builder promotions or incentives — ask your agent to confirm before touring.
Builder inventory, pricing, and availability change frequently — the data above reflects a recent snapshot. Browse the live portal for current listings.
Honest Assessment
Pros & Cons of Living in Forney
The Case for Forney
- Best value in East DFW: $326K median SFR price with full master-planned community amenities, this combination doesn't exist in Rockwall, Richardson, or anywhere closer to Dallas proper.
- 25 minutes to downtown Dallas: The US-80 corridor is genuinely fast on a good day, closer than many buyers expect when they first look at the map.
- No state income tax: For a family earning $150K from California, the annual savings are $12,000–$16,000. In Forney, that's a mortgage payment. More than one.
- Master-planned community quality: Windmill Farms, Clements Ranch, and Devonshire offer resort-style amenities built in, not extras you have to drive somewhere else to find.
- Authentic growth trajectory: Forney is one of Texas's fastest-growing cities. Infrastructure, retail, and schools are improving. Families who buy now are positioned for appreciation as the build-out completes.
- Land and space: Lots are larger than comparable-priced homes in Collin County or closer-in suburbs. If your family needs a yard, Forney delivers it without the premium.
Know Before You Buy
- High school ratings are a real concern: Forney HS and North Forney HS score in the 3–5/10 range on GreatSchools. The district is growing faster than it can build out programs. If high school years are 2–4 years away, research the specific feeder path before committing.
- US-80 congestion is real: The 25-minute good-day commute becomes 40–45 minutes during school-year rush hour or on bad weather days. There's no alternate rail option. Families who work fixed downtown hours should do a test commute at 7:30 AM before buying.
- Crime grade is below DFW norm: Niche rates Forney's crime a C, below average for the metro. The US-80 commercial strip has higher crime activity than the master-planned communities. Neighborhood selection within Forney matters.
- No transit options: Zero DART service. No bus network. Every trip, work, sports, groceries, kids' activities, is by car. Factor two-car budget and fuel costs into your monthly math.
- MUD tax risk on new construction: Municipal Utility Districts in new construction areas can add $0.35–$1.00/$100 to your effective tax rate. A $350K home in a MUD could carry $5,000–$8,000+ in annual taxes. Always verify before closing.
Common Questions
FAQ: Forney, Texas
Forney earns a B+ from Niche for families, and the score reflects what's genuinely strong: affordable homes with master-planned amenities, an active youth sports community, and a shared newcomer culture that makes building friendships easier than in more established suburbs. The honest asterisk is that high school ratings are below the top tier, and the crime grade is average rather than excellent. For families with elementary-age kids who value value-per-dollar and community feel, Forney is a strong choice. For families prioritizing top-rated high schools above all else, Rockwall or Frisco may be a better fit.
Forney is approximately 22 miles from downtown Dallas, about 25–30 minutes on US-80 in normal conditions. During peak school-year rush hours (7:30–8:30 AM and 4:30–6:00 PM), that can extend to 40–45 minutes. There is no DART rail service to Forney, so all commuting is by car. Families heading to the Legacy West/Frisco corridor should budget 50–60 minutes. DFW International Airport is approximately 40–45 minutes via I-20 west.
Forney ISD earned a B (81/100) in its most recent TEA rating cycle (2022; 2024 ratings are delayed due to statewide litigation). Niche gives the district a B+ overall and an A− for college prep. Elementary campuses are the standout, Johnson Elementary earns a 10/10 from GreatSchools. The high schools (Forney HS and North Forney HS) score in the 3–5/10 range, reflecting the district's rapid growth outpacing facility and program build-out. Ask specifically about your child's feeder pattern before buying.
The median single-family home price in Forney is approximately $326K (NTREIS 12-month rolling, 2024–2025). Homes are spending a median of 62 days on market, and the 5.4 months supply puts the market in balanced territory, neither strongly buyer nor seller. Entry-level new construction in communities like Travis Ranch starts in the $220K–$260K range; premium builds in Clements Ranch reach $400K–$430K+. No meaningful condo market exists in Forney.
The combined property tax rate in Forney is approximately $2.085 per $100 of assessed value (Forney ISD $1.2869 + City $0.4052 + Kaufman County $0.2796 + Trinity Valley CC $0.1137). On a $326K home with a Texas homestead exemption, annual taxes run approximately $6,799. Important caveat: new construction in Municipal Utility Districts (MUDs) can add $0.35–$1.00/$100, always confirm whether a specific property is in a MUD before closing. Apply for your homestead exemption in the first year of ownership to reduce your assessed value.
The top family communities in Forney are: Windmill Farms ($280K–$380K), most established, feeds Johnson Elementary; Devonshire ($280K–$370K), resort amenities, strong HOA culture; Travis Ranch ($220K–$380K), active new construction, wide price range; Clements Ranch ($300K–$430K), Forney's premium master-planned community with lakes and trails; and Gateway Parks ($260K–$360K), west Forney, closer to Mesquite commute. Each has HOA-managed amenity centers, pools, and trail systems.
Forney receives a C crime grade from Niche, which is below average for DFW family suburbs. NeighborhoodScout data shows violent and property crime rates above the national median. Where you live within Forney matters significantly, master-planned communities like Windmill Farms and Clements Ranch report lower crime than the US-80 commercial corridor. Check local community Facebook groups and NextDoor for neighborhood-specific signal before buying. Crime rates in fast-growth communities often improve as establishment increases.
Rockwall and Forney are the two most-compared East DFW suburbs, they're 15–20 minutes apart on I-30, and families often choose between them. Rockwall offers a higher overall Niche grade, a scenic lakefront, better school ratings at the high school level, and a polished downtown. Forney offers significantly lower home prices ($326K vs $430K+ median), newer master-planned community infrastructure, and more land per dollar. Families who prioritize school quality and walkable character lean toward Rockwall; families who prioritize value and space lean toward Forney.
Forney is one of the fastest-growing cities in Texas by percentage, with population roughly doubling over the past decade. That growth brings new schools, new retail (HEB, Target, and restaurant chains have arrived in recent years), and infrastructure improvements. For buyers, it means buying into a community that's actively building out, which carries some uncertainty (school ratings may lag, amenities still arriving) but also potential appreciation as the suburb matures. The value score of 96/100 reflects how favorably priced Forney is relative to what it offers.
Kristen Carpentier is a licensed Texas Realtor® (TREC #760457) and DFW family relocation specialist brokered by eXp Realty. She helps families moving from California, New York, Illinois, and other states find the right East DFW suburb, school zone, and home, including Forney and the surrounding Kaufman County communities. Contact her at Kristen@whymovetodallas.com or (602) 405-4115, or visit whymovetodallas.com.
The DFW Family Relocation Guide
Everything relocating families need, suburb comparison, school districts, cost of living, timelines, and Texas-specific tips, in one free guide.
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Kristen Carpentier · Licensed Texas Realtor® · TREC #760457 · Brokered by eXp Realty · 15950 Dallas Pkwy #400, Dallas, TX 75248
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Market data provided by NTREIS. School data from TEA, Niche, and GreatSchools. All information deemed reliable but not guaranteed. Verify independently before making real estate decisions.
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