Why Does Denton Keep Growing?

Denton recorded about 113,000 residents in the 2010 Census and about 141,000 in 2020. The most recent American Community Survey estimate, released in 2024, puts it at approximately 166,000. That is 46% growth in 14 years, right on track with what’s happening across Denton County, which crossed 1.07 million residents in 2025 and is projected to reach 1.88 million by 2050 according to the North Central Texas Council of Governments.

Texas, in general, has massive appeal to relocating buyers. For one thing, there is no state income tax. For a household earning $150,000, the difference in take-home pay compared to California or Illinois is several thousand dollars a year. That, coupled with the fact that Denton County has some of the lowest property tax rates in North Texas, is one of the biggest drivers of Denton’s growth.

The second thing driving buyers to this area is the price. Denton’s median sale price of $380,000 (Redfin, January 2026) sits below the Denton County median of $425,000 and well below what you would pay in Argyle ($600,000+), Frisco, or Prosper. For buyers coming from coastal metros, the square footage per dollar here is almost too good to be true.

And then there are the universities. The University of North Texas enrolled over 43,000 students in Fall 2025 alone. Texas Woman’s University added another 15,000. Tens of thousands of students attend classes in Denton each semester, and that shapes the city’s culture in ways that other suburbs can’t replicate.

What Does the Denton Housing Market Look Like in 2026?

The Denton housing market is shifting. Inventory hit 782 active listings in early 2026, up 41.7% year-over-year according to Redfin. These homes are also sitting on the market longer now: 90 days on market on average, compared to 69 days a year ago. The county-wide supply reached 3.3 months, which is approaching what most analysts call a balanced market.

Despite the increase in inventory, prices have held relatively steady. The median sale price in Denton was $380,000 in January 2026 per Redfin, up modestly from the prior year. Zillow’s average home value metric tells a slightly different story at $362,000, down 4.0% year-over-year, but Zillow blends active and off-market estimates, which pulls the number differently.

For a neighborhood-by-neighborhood breakdown of where that $380,000 falls on the spectrum, see our best neighborhoods in Denton by median home value guide.

This means you have more negotiating room than you would have had in 2023 or 2024. Bidding wars are less common, and overpriced homes become stale listings very quickly. What’s more, builder incentives on new construction homes are competitive, and have become strong influencers of buyers’ decisions.

How Do Property Taxes Work in Denton?

If you are coming from a state with high income taxes and moderate property taxes, you might be surprised by how Texas structures these. Texas has no income tax, but has higher property taxes than most states, which it uses to fund schools, infrastructure, and services.

In Denton, there isn’t a single rate for property taxes. They are a stack of rates from different taxing entities, and the total depends on your exact address.

For a home inside Denton city limits served by Denton ISD, that could look like this:

That is roughly 1.99% before any special district taxes add on. The county portion, $0.1859, is the lowest Denton County rate since 1986.

On a $380,000 home, the math works out to about $6,351 in property taxes per year.

Denton ISD’s rate went up in November 2025 when voters approved Proposition A, a 5-cent maintenance and operations increase that passed with 53% of the vote. It generates about $26 million a year for teacher salaries and campus improvements.

If the home sits in a Municipal Utility District (MUD) or Public Improvement District (PID), your total taxes could push into the $7,000 to $11,000 range. Always ask whether a property sits in a MUD or PID before running your numbers.

There is some good news, though. Texas homeowners using a property as their primary residence get $140,000 knocked off the school district portion of their assessed value through the homestead exemption. That was increased from $100,000 by the Texas Legislature in 2025 (SB 4), and it can save you over $1,500 a year on a typical Denton address. File for it as soon as you close.

How Are the Schools in Denton, TX?

Denton ISD serves the majority of addresses in the city. It holds an A- on Niche as of 2026, operates 46 campuses, enrolling about 33,000 students.

It’s worth noting that parts of Denton may fall outside Denton ISD entirely. Depending on your exact address, you could feed into Argyle ISD, Northwest ISD, or another district. If school districts are important to you, you’ll need to verify which one you’re zoned to before you make an offer on a home.

Denton is also home to two major universities, the University of North Texas (UNT) and Texas Woman’s University (TWU).

UNT is one of the largest universities in Texas and competes in the American Athletic Conference. It’s known nationally for its College of Music, its journalism school (the only nationally accredited professional journalism master’s program in Texas), and a merchandising program that’s the largest in the country. UNT also just opened a $100 million STEM building for the spring 2026 semester, and starting in fall 2026, the university will cover full tuition for Texas freshmen from families earning $100,000 or less. On the athletics side, UNT’s most famous alumnus is probably “Mean Joe” Greene, the Pittsburgh Steelers legend.

TWU has one of the largest nursing colleges in the country, and its doctoral nursing program is the largest in the world. If you’re in healthcare, TWU’s programs in occupational therapy, physical therapy, and nutrition are nationally ranked. The university also has a powerhouse gymnastics team that’s won 11 USA Gymnastics national championships since 1993.

How Far Is Denton from Dallas and Fort Worth?

Denton to downtown Dallas is about 40 miles via I-35E. In light traffic, that could be 40 to 45 minutes, but during peak rush hour, expect anywhere between 55 to 75 minutes. Also note that construction on I-35E can push this even more.

Denton to Fort Worth will take about 40 minutes in normal traffic via I-35W.

The DCTA A-Train is a 21-mile commuter rail line from the Downtown Denton Transit Center to Trinity Mills Station in Carrollton, where it connects to the DART Green Line. It takes about 30 minutes to Trinity Mills, then about 40 more to Akard Station in downtown Dallas.

If you work remotely or go into an office two or three days a week, the I-35E corridor is manageable, but you’ll have to weigh the pros and cons if you commute everyday.

What Is There to Do in Denton?

The Denton Square wraps around the restored Denton County Courthouse-on-the-Square. It is a walkable downtown lined with independent businesses, and busy most evenings. LSA Burger Co. has a rooftop deck overlooking the square. Beth Marie’s has been serving ice cream in the same spot for decades. Jupiter House is the coffee shop everyone defaults to. Recycled Books occupies a multi-story former opera house and is one of the largest used bookstores in Texas.

Live music is part of the city’s DNA through and through. Dan’s Silverleaf, Rubber Gloves, and other venues host local and visiting acts regularly. The broader Denton music scene has produced nationally recognized artists for decades, hence why Denton is sometimes referred to as “Little Austin”.

Denton also hosts massive events and festivals throughout the year, including The Denton Arts and Jazz Festival, The North Texas State Fair and Rodeo, The Denton Black Film Festival, and of course, 31 Days of Halloween, which has earned Denton the official title of Halloween Capital of Texas.

The city also has parks, trails, access to Lake Lewisville and Lake Ray Roberts, and a growing restaurant scene along University Drive and Loop 288. For a deeper look at parks, events, and hidden gems, check out our full guide to things to do in Denton, TX.

What Is New Construction Like in Denton?

The biggest story in Denton real estate right now is Landmark by Hillwood. It is a $10 billion master-planned development on the city’s southwest edge that broke ground in September 2024. At full buildout, it’s expected to have 6,000 single-family homes, 3,000 multifamily units, 5 million square feet of commercial space, and 1,100 acres of parks and trails.

Phase 1 has 747 single-family lots from nine builders: Highland Homes, Toll Brothers, Coventry Homes, Drees Homes, American Legend Homes, M/I Homes, David Weekley Homes, Tri Pointe Homes, and Perry Homes, with model homes opening in Spring 2026 and first deliveries expected by summer.

Beyond Landmark, builders including Centex, M/I Homes, and Beazer Homes have active communities across the city’s north and west edges. New construction homes in Denton start in the low $300s for entry-level floor plans.

Builder incentives including rate buy-downs, closing cost contributions, and design upgrades are more available now than they were a couple of years ago.

What Are the Cons of Living in Denton, TX?

The commute is longer than you think. If your job is in Dallas and you’re driving five days a week, budget 55 to 75 minutes each way during rush hour. That’s two hours a day, minimum. If you’re hybrid or remote, the I-35E corridor is manageable, but if you need to be in an office every morning, you’ll feel the distance. You’ll save on housing compared to Frisco or Flower Mound, but you’re paying for it in windshield time.

Retail and dining have limits. Downtown is a genuine asset, but the city doesn’t have the restaurant and shopping density of Frisco, Allen, or Southlake. Weekend errands that need big-box stores often mean a 15- to 20-minute drive south to Highland Village or Lewisville. Landmark’s commercial district will change this over the next several years, but it hasn’t arrived yet.

Summer heat is unavoidable. Expect 95 to 105 degree days from June through September. It changes how you budget for electricity ($200 to $300 per month for a single-family home in summer), how you plan outdoor time, and whether a pool matters to your daily life. Most transplants adjust within a year, but don’t underestimate it if you’re coming from a cooler climate.

The universities cut both ways. The student population supports downtown and the music scene, but it also means some neighborhoods near campus have higher rental concentrations and more turnover. If you want a master-planned community with resort-style amenities, your options within Denton city limits are more limited than in surrounding suburbs. Landmark is changing this, but slowly.

Severe weather is part of life here. North Texas sits at the southern edge of Tornado Alley, and March through June brings severe thunderstorms and tornado watches on a regular basis. Actual tornadoes touching down within city limits are uncommon, but you’ll hear the sirens more than you expect. Most newer homes have interior safe rooms or designated shelter closets, and you’ll want to have a plan before your first storm season.