What counts as “affordable” in North Texas right now?

That depends on where you’re coming from.

If you’re relocating from California, where the median home price exceeds $800,000, nearly everything in North Texas looks affordable. If you’re moving from Chicago or New York, you’ll find more square footage for less money, but prices here aren’t cheap in absolute terms.

The median home price across Denton County sits around $425,000 as of early 2026, according to Redfin data. The broader DFW metro averages slightly lower at $330,000, but that number is pulled down by older housing stock in less growth-heavy areas.

For this list, I’m focusing on suburbs where the median home price sits below $430,000, where new construction is actively being built, and where commutes to Dallas or Fort Worth remain under an hour in normal traffic. That combination narrows the field quickly.

The suburbs that make this list aren’t the cheapest places in Texas. They’re the most accessible places in North Texas that still offer new construction, proximity to jobs, and a lifestyle that fits relocating professionals.

Which suburbs have the lowest median home prices?

Here are the five suburbs with the strongest affordability position in Denton County as of early 2026, ranked by median sale price.

1. Aubrey — $334,000 median

Aubrey sits along the US-380 corridor about 40 miles north of Dallas. It’s one of the fastest-expanding markets in Denton County, with active inventory up over 60% year-over-year according to local MLS data.

New construction starts in the low $300s, with most communities offering 4-bedroom homes under $450,000. The tradeoff is distance: commutes to Dallas proper run 45 to 55 minutes depending on exact destination and traffic. Commutes to Frisco or Plano are shorter at 20 to 30 minutes.

Aubrey ISD holds a B rating on Niche. The district is smaller than surrounding ISDs and growing rapidly alongside the city itself.

2. Sanger — $360,000 median

Sanger sits north of Denton along I-35, about 12 miles from downtown Denton and 50 miles from Dallas. It’s the smallest city on this list, with a population just over 10,000, but it’s projected to double in the next decade as development pushes north.

Home prices here have held relatively flat compared to more volatile markets further south. New construction communities are active, with entry points in the mid-$300s for 3-bedroom homes and the low $400s for 4-bedroom floor plans.

Sanger ISD holds a B+ rating on Niche, and is growing alongside the city itself.

The tradeoff: retail and dining options are limited. Most Sanger residents drive to Denton for errands beyond basics.

3. Denton — $250,000 median

Denton is the county seat and the most established city on this list, with a population around 178,000. It’s a university town (home to UNT and TWU), which gives it a younger feel and more walkable areas than typical North Texas suburbs.

The median home price of $250,000 reflects a mix of older housing stock near the historic downtown square and newer construction on the city’s north and west edges. New construction in Denton proper starts in the low $300s, with master-planned communities available in the mid-to-high $300s.

Denton ISD holds an A- rating on Niche. The district is large and covers a wide geographic area, so campus assignments vary by address.

The tradeoff: some parts of Denton feel urban, not suburban. If you’re looking for a master-planned community feel with resort-style amenities, you’ll find fewer options here than in cities like Little Elm or The Colony.

4. Little Elm — $422,000 median

Little Elm sits on the eastern shore of Lewisville Lake in the southern part of Denton County. It’s the most lakefront-adjacent city on this list, with parks and trails along the water.

New construction here is concentrated in communities on the north side of the city, where builders are actively delivering homes in the low $400s. Older neighborhoods closer to the lake offer resale inventory in the high $300s, though those homes are typically smaller and less updated.

Little Elm falls within Little Elm ISD, which holds a B- rating on Niche. Parts of the city also feed into other districts depending on exact address, so verifying school assignments is a step worth taking early.

The tradeoff: Little Elm has grown fast, and traffic along FM 423 and US-380 has kept pace. Rush hour congestion is heavier here than in cities further north.

5. The Colony — $424,000 median

The Colony is the most established suburb on this list, located at the southern tip of Denton County along Lewisville Lake. It offers a mix of older resale homes and newer construction in communities like The Tribute, which has resort-style amenities and lakefront access.

Median prices here sit just above $420,000, though entry-level new construction can be found in the low $400s in surrounding areas. Older parts of The Colony offer resale homes in the mid-$300s, though inventory at that price point is limited.

The Colony feeds into Lewisville ISD, which holds an A rating on Niche. Parts of The Colony also fall in Little Elm ISD, so it’s worth checking exactly where the address you’re looking at is zoned.

The tradeoff: proximity to Dallas comes with proximity to traffic. The Colony’s location near SH-121 and I-35E means easy access to employment centers, but it also means heavier congestion during peak hours than you’d see in Aubrey or Sanger.

What are the tradeoffs in these markets?

Every city on this list has a reason it’s more affordable than Frisco, Prosper, or Argyle. Knowing the tradeoff upfront helps you decide whether it matters to you.

Aubrey: Distance. It’s the farthest north of the five, and commutes to Dallas are among the longest in the region. If your job is in Frisco or remote, this matters less.

Sanger: Retail and amenities. The town is small and growing, but it doesn’t have the dining, shopping, or entertainment options of larger suburbs yet. You’ll drive to Denton for most non-grocery errands.

Denton: Suburban feel. Parts of the city are urban, with rental apartments, college-town energy, and mixed-use development. If you want a quiet master-planned community, options are more limited here than in other suburbs.

Little Elm: Traffic. Growth has outpaced infrastructure, and the main corridors through town can be congested during peak hours. This is improving with road projects, but it’s not solved.

The Colony: Age of housing. The most affordable homes here are older resale properties, not new construction. If you want a brand-new home under $450,000, inventory is tighter than in Aubrey or Sanger.

None of these tradeoffs are dealbreakers. They’re just worth knowing before you start narrowing your search.

How do property taxes compare across these suburbs?

Property taxes in Texas run higher than the national average, and the total rate you pay depends on your exact address. A home in one city can have a significantly different tax bill than a home a mile away in another city, due to overlapping school districts, MUDs, and municipal tax rates.

Here’s how the five suburbs compare on the school district side, since that’s typically the largest portion of the bill:

The county rate across all five is the same: $0.185938 per $100 of assessed value, the lowest Denton County rate since 1986.

Municipal rates and special district rates (MUDs, PIDs) vary by address. A home in a MUD district can add $0.20 to $1.20 per $100 on top of the base rate. Always ask whether a specific property sits in a MUD or PID before calculating your expected tax bill.

For a $400,000 home with no MUD, expect a total annual property tax bill in the range of $8,500 to $10,500 depending on city and school district. For a $400,000 home inside a MUD, that number can climb to $11,000 to $13,000.

Which suburb makes the most sense for relocating buyers?

It depends on what you’re optimizing for.

If commute time is the priority: The Colony or Little Elm. Both offer the shortest drives to Dallas employment centers and access to SH-121, I-35E, or the Dallas North Tollway.

If price per square foot is the priority: Aubrey or Sanger. Both offer more home for less money, with new construction entry points in the high $300s that would cost $500K+ in cities further south.

If walkability and downtown culture matter: Denton. It’s the only city on this list with a true downtown square, local restaurants, and a college-town atmosphere. Nothing else in Denton County feels quite like it.

If lake access matters: Little Elm or The Colony. Both border Lewisville Lake and offer parks, trails, and water access that other suburbs don’t have.

There’s no single best answer. The right suburb depends on where you work, what you value, and how you plan to spend your time outside of work. If you’re not sure where to start, the North Texas Relocation Guide walks through these tradeoffs in more detail.