Tarrant County · Texas · DFW Metroplex
Living in Southlake, Texas
Carroll ISD. Town Square. One of the most coveted addresses in DFW — here's what relocating families need to know before they fall in love with it.
"Southlake is where families who've done their research tend to land — Carroll ISD is one of the best public school districts in the entire country, the Town Square gives kids a real downtown experience, and DFW Airport is 10 minutes away. If you're coming from California and want the best DFW schools has to offer without compromise, Southlake 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 and has helped hundreds of families — mostly relocating from California, New York, and Illinois — find their right suburb and the right school district before ever stepping foot in a home.
(602) 405-4115 · Kristen@whymovetodallas.com · TREC #760457
U.S. Census Bureau ACS 5-Year Estimates, 2023
Southlake, Texas — Full Suburb Tour
Before you visit, watch this. I drive through the neighborhoods, schools, Town Square, and the things most guides leave out — including the honest tradeoffs.
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Where Is Southlake? Commutes & Getting Around
Southlake sits in northwestern Tarrant County, centered on State Highway 114 — one of DFW's most strategic locations. It's positioned between Fort Worth (25 minutes west) and Dallas (35 minutes east), with DFW International Airport just 10 minutes south. FM 1709 (Southlake Boulevard) and SH-114 handle the majority of local traffic, connecting residents to the broader metroplex quickly in most directions.
The location is a genuine asset for frequent business travelers: no DFW suburb puts you closer to the airport without sacrificing neighborhood quality. For corporate employees heading to Las Colinas, Irving, or the Grapevine/Southlake tech corridor, the commute is typically under 20 minutes. Fort Worth's employers — including American Airlines HQ and Lockheed Martin — are easily reachable within 20–30 minutes.
Carroll ISD — Schools in Southlake
Carroll ISD is the reason many families choose Southlake over every other DFW suburb. The district earns a Niche A+ overall and is rated A by TEA with a score of 95/100 — placing it among the top handful of districts in Texas. All 11 campuses hold individual A ratings. Carroll is as famous for its athletic program (Dragon football regularly draws thousands) as it is for academics and college prep.
Top Campuses in Carroll ISD
| Campus | Level | GreatSchools |
|---|---|---|
| Carroll Senior High School | 10–12 | 9/10 |
| Carroll High School (Freshman) | 9 | 9/10 |
| Carroll Middle School | 6–8 | 9/10 |
| Durham Middle School | 6–8 | 9/10 |
| Johnson Elementary | K–5 | 9/10 |
| Rockenbaugh Elementary | K–5 | 9/10 |
Best Neighborhoods in Southlake for Families
Southlake is largely a built-out city — most of its neighborhoods are established, with mature trees, large lots, and a settled community feel. New construction is scarce and concentrated on the few remaining parcels near the northern and eastern edges. Whether you're targeting a country club community, a wooded established neighborhood, or the most attainable entry point into Carroll ISD, here's how the major neighborhoods stack up.
Timarron
Southlake's flagship country club community — 1,400+ acres with a private golf course, resort-style pools, tennis courts, and miles of internal trails. Homes are large custom builds on wooded lots. Multiple elementary feeder options within walking distance. Highly sought-after for families who want resort amenities without leaving the neighborhood.
Carillon
An upscale planned community on the eastern side of Southlake with estate-style homes, private lakes, and a distinct European village feel anchored by the Carillon town center. Newer builds with modern finishes, larger square footage, and buyers who tend to prioritize privacy and exclusivity. Feeds Durham Middle and Carroll Senior.
Stone Lakes
One of the most desirable established neighborhoods in Southlake — mature trees, large custom homes, and a quiet residential feel. Stone Lakes is popular with families who want move-in-ready homes without HOA restrictions as heavy as Timarron. Easy access to FM 1709 and a short drive to Town Square. Feeds Carroll Middle and Carroll Senior.
Southlake Woods
A popular entry into Southlake for families who don't need a country club but want the Carroll ISD advantage. Homes here are slightly smaller than Timarron with more manageable price tags. Tree-lined streets, active neighborhood association, and proximity to Bicentennial Park make it one of the best values in the city. Feeds multiple elementaries.
Villas of Southlake
The most accessible price point for single-family buyers entering Southlake. A mix of patio homes and smaller detached residences that trade yard space for affordability and Carroll ISD access. Popular with empty nesters and younger families getting their first foothold in the district. Town Square is walkable from parts of this neighborhood.
Monticello Estates
Southlake's prestige address for buyers wanting grand custom homes on large lots with luxury finishes. Sprawling estate properties, circular driveways, and a distinctly upscale feel. Limited turnover — when something hits the market here it moves quickly. Situated near the western edge of Southlake with easy SH-114 access.
Southlake vs. Where You're Coming From
At $1.35M median, Southlake is the most expensive DFW suburb — there's no point softening that. But for families relocating from the San Francisco Bay Area or Los Angeles, the sticker price often lands lower than their current market, and the financial picture looks dramatically better once you factor in Texas's zero state income tax.
| Category | San Francisco Bay Area | Southlake, TX |
|---|---|---|
| Median Home Price | ~$1.3M–$1.7M | ~$1.35M |
| State Income Tax | 9.3%+ (up to 13.3%) | $0 — No state income tax |
| Property Tax Rate | ~1.1–1.2% (Prop 13 capped) | ~1.80%/$100 |
| Avg. Tax Burden | ~13–16% of income | ~8–10% of income |
| School Quality | Highly variable by zip | Carroll ISD A+ / TEA A (95/100) |
| Avg. Commute | 45–90+ min | 25–35 min to major hubs |
Property Tax Breakdown — Southlake (Tarrant County)
| Taxing Entity | Rate per $100 | On $1.35M Home |
|---|---|---|
| Carroll ISD | ~$0.9617 | ~$12,983/yr |
| City of Southlake | ~$0.3050 | ~$4,118/yr |
| Tarrant County | ~$0.2240 | ~$3,024/yr |
| Tarrant County College | ~$0.1300 | ~$1,755/yr |
| Tarrant County Hospital | ~$0.1790 | ~$2,417/yr |
| Base Total | ~$1.80/$100 | ~$24,297/yr |
| + MUD/PID (if applicable) | N/A for most addresses | N/A |
Rates are 2025 certified. The Texas homestead exemption reduces Carroll ISD taxable value by 20%, saving approximately $2,600/year on a $1.35M home. Always confirm for a specific address. Source: Texas Comptroller.
Major Employers Near Southlake
Southlake's employment story is less about in-city jobs and more about extraordinary access to multiple major employment corridors. DFW Airport is 10 minutes away (the region's largest single employer), Fort Worth's corporate and defense cluster is 25 minutes west, and Las Colinas/Irving's tech-heavy corridor is 20 minutes east. Corporate relocations to this area frequently cite Southlake as the natural landing spot for executives commuting to AA, Lockheed, or ExxonMobil.
In / Near Southlake
| Employer | Industry |
|---|---|
| Sabre Corporation | Travel Technology (1,200+ · Westlake adjacent) |
| Nokia (Southlake/Westlake) | Telecommunications |
| Solera Holdings | Insurance Technology |
| DFW International Airport | Aviation & Operations (~75,000 employees) |
| Grapevine-Southlake Medical | Healthcare (Baylor Scott & White) |
Fort Worth / AA Corridor (15–30 min)
| Employer | Industry |
|---|---|
| American Airlines HQ | Aviation (25,000+ in DFW) |
| Lockheed Martin | Defense & Aerospace |
| BNSF Railway | Transportation (HQ Fort Worth) |
| Alcon Laboratories | Medical Devices (Fort Worth) |
| XTO Energy (ExxonMobil) | Energy (Fort Worth) |
What Life Actually Looks Like in Southlake
Dragon Athletics — A Way of Life
Carroll ISD Dragon football is legendary in Texas — Dragon Stadium seats thousands and games regularly sell out. The athletic culture extends well beyond football: Carroll sends D1 recruits across multiple sports annually. Youth rec leagues exist, but the ISD athletics program is what most families move here for. If your kids are serious athletes, this is the right zip code.
Bob Jones Preserve & Trail Network
Most people don't expect 700+ acres of nature preserve inside a city of 31K. Bob Jones Nature Center anchors a trail network used for mountain biking, hiking, and birding. Bear Creek Greenway connects to Grapevine Lake access, giving families serious outdoor infrastructure. Weekend mornings on the trails feel more like Hill Country than suburban DFW.
Southlake Town Square
The 130-acre outdoor lifestyle center is Southlake's crown jewel — Williams-Sonoma, Restoration Hardware, Apple Store, an AMC theater, and 80+ restaurants and shops arranged around a genuine walkable downtown. Most DFW suburbs lack anything like it. For families, Town Square becomes the default social gathering spot: dinner, movies, farmer's market Saturdays, and weekend walks.
Events & Community Calendar
Southlake punches well above its size for community events. Bicentennial Park hosts summer concerts, the 4th of July celebration draws crowds from neighboring cities, and Town Square runs "Movies on the Square" throughout the warmer months. The Christmas parade and Dragon Stadium games are community institutions — the kind of traditions relocating families often say they miss most from their hometowns.
A True Downtown — Rare in DFW
Southlake is one of the few North DFW suburbs with a walkable downtown core that actually feels like a destination. Town Square is not a strip mall — it's an urban-ish main street with a genuine sense of place. For families relocating from coastal cities and missing that walkable neighborhood feel, Southlake's Town Square is often the deciding factor.
Easy to Connect
Southlake's PTA network is among the most active in Texas — near-100% parent involvement at the elementary level is typical. The tight-knit community culture means most out-of-state families report feeling genuinely connected within 3–6 months. Carroll ISD athletics and school events create natural social infrastructure that makes meeting people here easier than in most suburbs.
Recreation, Walkability & City Amenities
Southlake is car-dependent for daily errands — there is no DART rail, no DCTA service, and no meaningful bus network. A personal vehicle is essential for everything outside Southlake Town Square. What the city compensates with is exceptional: 44 parks, 700+ acres of nature preserve, a connected trail network, and one of DFW's most walkable downtown cores (Town Square) all within a 22-square-mile city.
Walkability & Transportation Scores
Scores reflect the city's most walkable core and vary by address. Source: Walk Score® 
Parks, Trails & Green Space
Southlake maintains 44 parks and green spaces within a city of 31K — an exceptional ratio. The centerpiece is Bob Jones Nature Center & Preserve (700+ acres), complemented by Bear Creek Greenway's 6-mile trail corridor connecting the city to Grapevine Lake access. For a suburb built at Southlake's price point, the outdoor infrastructure matches expectations.
Bob Jones Nature Center & Preserve
700+ acres of natural habitat in the heart of Southlake. Mountain biking trails, dedicated hiking paths, a nature center with educational programs, and exceptional birding. One of the largest urban nature preserves in DFW — families can spend a full morning here without crossing into another city.
Bicentennial Park
Southlake's main community hub — splash pad, lighted playground, multi-sport baseball and softball fields, sand volleyball courts, and an amphitheater used for summer concerts and the city's major events. The July 4th celebration and Christmas programs are anchored here. Within walking distance of much of central Southlake.
Bear Creek Greenway Trail
A 6+ mile multi-use trail connecting multiple parks and greenways across Southlake, ultimately linking to Grapevine Lake's extensive trail system. Popular with runners, cyclists, and families with strollers. One of the best in DFW for a continuous outdoor experience without crossing a major road.
Liberty Park
A neighborhood-scale park in central Southlake with basketball courts, a playground, open green lawn, and picnic areas. Popular for after-school gatherings and casual weekend use. Represents the kind of accessible, no-drive park access that's woven into the fabric of most Southlake neighborhoods.
Durham School Park & Trail Connector
Sports fields, a playground, and a trail connection linking to Southlake's broader greenway system. Serves the east Southlake residential areas around Durham Middle School. Active during ISD events and weekends when youth leagues use the fields.
Koalaty Park
An active community park in east Southlake with playground equipment, sports courts, and open green space. Serves the Carillon and east-side neighborhoods that don't have Bicentennial Park in their backyard. A good indicator of Southlake's commitment to distributing park access across the city rather than concentrating it in one area.
City Recreation Centers & Facilities
| Facility | What's Inside |
|---|---|
| Southlake Community Center | Multi-purpose event rooms, wellness classes, senior programs, meeting spaces |
| Bicentennial Park Facilities | Amphitheater, splash pad, youth sports field complex, sand volleyball |
| Carroll ISD Athletic Facilities | Competition pools, Dragon Stadium, multi-sport complexes, practice facilities |
| Southlake Public Library | Books, digital resources, children's storytime programs, meeting rooms, computer lab |
| Southlake Tennis Center | Lighted outdoor courts, USTA-affiliated programs, private lessons, junior clinics |
Youth Sports & Organized Recreation
Southlake's youth sports scene is anchored by Carroll ISD's UIL athletics — one of the deepest programs in Texas — supplemented by Southlake Parks & Recreation leagues and a thriving network of club programs. The combination of elite ISD athletics and strong community rec leagues makes this one of the most sports-rich suburbs in DFW.
Is Southlake Safe?
Southlake is one of the safest cities in Texas. Violent crime is approximately 0.5 per 1,000 residents — well below the national average of ~4 per 1,000 — and property crime runs similarly below both state and national averages. Niche rates Southlake B for crime overall, placing it in the low-crime tier. Families consistently cite safety as one of the top reasons for choosing Southlake over comparably priced suburbs.
Violent Crime Rate
~0.5 per 1,000 residents — approximately 8× below the U.S. national average (~4/1,000). Among the lowest rates of any DFW suburb.
Property Crime
Below state and national averages. Property crime in Southlake is concentrated in commercial areas near SH-114 — residential neighborhoods are notably quiet. Niche rates it B (high-safety band).
Southlake DPS
The Southlake Department of Public Safety (SDPS) serves 31K residents. Known for rapid response times, strong community policing programs, and neighborhood watch coordination. Residents consistently rate the department highly in city surveys.
Southlake Real Estate Market — What to Expect
Median Sale Price
$1,352,688
12-month rolling avg · single-family
Days on Market
23 days
12-month rolling avg · median
Months Supply
4.2 mo.
Balanced market · 12-month calculation
Closed Sales
398
12-month total · single-family
Source: NTREIS via 10K Research · All figures are 12-month rolling periods · Updated May 2026
At 4.2 months of supply, Southlake operates as a balanced market — buyers have options and aren't in constant bidding-war territory, but well-priced properties in desirable neighborhoods still move quickly at 23 days median. This is a healthy dynamic for a luxury market: enough inventory to negotiate without the frenzy of a seller's market, but strong enough demand to protect values. New construction is effectively nonexistent — Southlake is largely built out, making resale the only real path to homeownership here.
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Condo & Townhome Market
12-month rolling · – · Source: NTREIS via 10K Research
Median Sale Price
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Days on Market
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Median · 12-month
Months Supply
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Closed Sales
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12-month total
Living in Southlake — Pros & Cons
✓ What Families Love
- Carroll ISD — Niche A+, TEA A (95/100), all 11 campuses A-rated, one of the best public school districts in Texas
- Southlake Town Square — a genuine walkable downtown with national retail, 80+ dining options, and a true sense of community that most DFW suburbs don't have
- DFW Airport 10 minutes away — a significant lifestyle asset for any family with a frequent business traveler
- Very low violent crime — top 5% safest cities in Texas; residential neighborhoods are notably quiet
- Bob Jones Nature Preserve — 700+ acres of trails and nature in a 31K-resident city is exceptional by any measure
- Strong property value track record — Southlake has held and grown value through multiple real estate cycles
— What to Know
- Entry price is the highest in DFW suburbs — the practical floor for single-family homes is $700K+, and the median is $1.35M; there is no "budget" option here
- Peak-hour traffic on SH-114 and FM 1709 is a known frustration — residents describe the 4:30–6:30pm commute as the city's biggest quality-of-life drag
- No transit, no DART — 100% car-dependent for everything outside Town Square; if walkable urban access is a must-have, Southlake isn't the right fit
- Carroll ISD athletic culture is intensely competitive — academically and athletically demanding from middle school onward; a pro for some families, a stressor for others
- Virtually no new construction — Southlake is largely built out; limited inventory and few entry-level options compared to growing outer suburbs
Side-by-Side
How Southlake Compares to Nearby Suburbs
Southlake consistently ranks among DFW's most prestigious suburbs — but premium pricing means it's not the right fit for every family. Here's how it stacks up against other top-tier options.
Southlake, Texas — FAQ for Relocating Families
Southlake is consistently ranked among the best places to raise a family in the United States. Carroll ISD earns a Niche A+ and TEA A (95/100), the city has extremely low violent crime, and Southlake Town Square provides a genuine community gathering space that most DFW suburbs lack. The trade-off is price — the median SFR is $1.35M, with no budget options. For families who can make the numbers work, it delivers on its reputation.
Carroll ISD earns a Niche A+ overall, with A+ sub-grades for academics, college prep, teachers, clubs and activities, and sports. TEA rates the district A with a score of 95/100. All 11 campuses hold individual A ratings. Carroll Senior High School is nationally recognized for its athletic program (multiple UIL state championships) and maintains strong college placement rates. It is one of the top-performing ISDs in Texas by virtually every metric.
The combined property tax rate in Southlake is approximately $1.80 per $100 of assessed value (2025). This breaks down as Carroll ISD (~$0.9617), City of Southlake (~$0.3050), Tarrant County (~$0.2240), Tarrant County College (~$0.1300), and Tarrant County Hospital District (~$0.1790). On a $1.35M home, that's approximately $24,300/year before the Texas homestead exemption. The homestead exemption reduces Carroll ISD's taxable value by 20%, saving roughly $2,600/year. Rates are certified annually — always verify for a specific address at the Tarrant Appraisal District.
For Bay Area families, Southlake's $1.35M median is often lower than their current market — but the bigger shift is on the income side. Texas has zero state income tax. A family earning $350K/year in California pays $30K–$40K in state income tax annually. In Texas, that's $0. Over five years, that's $150K–$200K returned to the household. While Texas property taxes are higher than California's Prop 13-capped rates, the income tax savings significantly outweigh that for most families. Most California relocators to Southlake report net improvement in financial position even at Southlake's price point.
Timarron ($1.3M–$2M+) is the flagship country club community with golf, resort pools, and miles of internal trails. Carillon ($1.4M–$2.5M+) offers lake views and estate homes on the eastern side. Stone Lakes ($1.2M–$1.6M) is an established wooded neighborhood with mature trees and strong resale demand. Southlake Woods ($900K–$1.5M) is the best-value entry into Southlake for families who don't need country club amenities. Villas of Southlake ($700K–$1.1M) is the most affordable single-family access point. Every neighborhood feeds Carroll ISD.
Downtown Dallas is approximately 35 minutes via SH-114 E. DFW International Airport is just 10 minutes away — Southlake is the closest high-quality DFW suburb to the airport. Fort Worth CBD is about 25 minutes west. Las Colinas and Irving (ExxonMobil, Nokia, Microsoft) are about 20 minutes east. American Airlines HQ near the airport is roughly 15 minutes. Fort Worth employers (Lockheed Martin, BNSF, Alcon) are 20–30 minutes west.
Yes — Southlake consistently ranks among the safest cities in Texas. Violent crime is approximately 0.5 per 1,000 residents, roughly 8× below the U.S. national average of ~4 per 1,000. Property crime runs below both state and national averages. Niche rates crime at B (within the low-crime band). The Southlake Department of Public Safety (SDPS) is well-funded and well-regarded. Families consistently cite safety as a primary reason for choosing Southlake.
No — Southlake is not a DART member city and has no rail, bus, or meaningful transit service. A personal vehicle is required for all daily needs. If the ability to commute by transit is a firm requirement, Southlake is not the right fit. The offset: Southlake Town Square is genuinely walkable within that corridor, and DFW Airport is 10 minutes away for travel-heavy professionals. But there is no substitute for a car here.
If you're confident Carroll ISD is the right fit and you've done your research on specific neighborhoods, buying makes sense — rental inventory in Southlake is thin and rents for SFR run $4,500–$8,000+/month. If you're still deciding between Carroll ISD and a neighboring district like Grapevine-Colleyville or Keller ISD, a short-term rental in Southlake or neighboring Colleyville (6–12 months) is a reasonable way to experience the community before committing. Many of my clients rent first — the town is easy to fall in love with in person.
Kristen Carpentier is a licensed Texas Realtor® (TREC #760457) and DFW family relocation specialist. She helps families relocating from out of state navigate Carroll ISD zoning, neighborhood tradeoffs, and the Southlake market. Contact her at Kristen@whymovetodallas.com or (602) 405-4115.
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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. TEA ratings: txschools.gov. Niche grades: niche.com. GreatSchools: greatschools.org.