Is Forney Texas the Best Affordable Suburb Near Dallas? | Forney TX Explained

If you are searching for value, new construction options, and a community that is growing fast, you have likely asked whether Forney, TX, is an affordable suburb near Dallas is a realistic option. I hear this question all the time. From lot sizes and builder incentives to schools, commute times, and what you actually pay each month, I want to walk you through everything I look at when I map out a new construction move to Forney. Throughout this deep dive I will explain why Forney, TX, is an affordable suburb near Dallas might be one of the best places to get more home for your money — and where it may not make sense.

Table of Contents

• Why Forney, TX Is an Affordable Suburb Near Dallas
• What You Trade for Affordability in Forney, Texas
• Schools and Community Investments in Forney, TX
• Top Neighborhoods and New Construction Hotspots in Forney
• Builders to Know in Forney, TX
• Forney, TX Pricing, Inventory, and What You Actually Pay
• Commuting Scenarios and Toll Road Considerations When Living in Forney, Texas
• Property Taxes, HOA, and What to Watch for in Forney, TX
• Who Forney, TX Is Best For (and Who It Might Not Be)
• My Practical Advice When Considering a Move to Forney, Texas
• Real Example: Running the Numbers on a Forney, TX Home
• Long-Term Outlook and Investment Potential in Forney, TX
• FAQs About Moving to Forney, TX — The Best Affordable Suburb Near Dallas
• Closing Thoughts on Living in Forney, Texas

Why Forney, TX Is an Affordable Suburb Near Dallas

If you compare Forney to many northern suburbs around Dallas, one fact stands out: you can often buy the same size house for a lot less. I routinely see comparable homes that are $150,000 cheaper in Forney than equivalent options farther north. That difference is one of the main reasons people ask whether Forney, TX, is an affordable suburb near Dallas is the right move for families and first-time buyers looking to stretch their budget.

That affordability shows up across new construction communities, established neighborhoods, and even in the final inventory homes where builders are offering incentives. But affordability is just one piece of the puzzle. Below I break down the tradeoffs and the details you need to weigh.

VIEW MORE NEW CONSTRUCTION HOMES IN DFW

What You Trade for Affordability in Forney, Texas

There are three core tradeoffs I always point out when I talk about Forney, TX, is an affordable suburb near Dallas: traffic and roads, infrastructure timing, and the convenience of living closer to the core of Dallas. Let’s take these one at a time.

Roads and Traffic

Highway 80 is the main east-west route through town, and it is mostly two lanes in each direction. The highway literally bisects the city. That small-town feel comes with a train that runs right alongside Highway 80. That means if you are trying to cross town during busy times, you can get stuck at the tracks — and it is not fun.

People even take alternate routes — I have seen drivers go via 20 or 30 to Rockwall and come down through Heath. Congestion will be a factor to consider if you commute daily or need reliable cross-town travel.

Infrastructure and Growth

Forney is expanding quickly. You will see new campuses, middle schools, and amenities popping up more frequently than in years past. That growth is fantastic for long-term value, but the infrastructure often lags behind new residential development. Expect construction and phased commercial rollouts. In other words, there will be a lot of development happening around you if you buy early in a new phase. That comes with noise, construction traffic, and the possibility that the retail you want may take a while to arrive.

Distance to Dallas Jobs and Airports

If you travel frequently for work, the commute and airport access matter. From central Forney to DFW International you are typically looking at an hour plus drive depending on traffic, but to Love Field or if you use fabric of toll roads and routes you can get closer to 50 minutes. If you work in Richardson — think Texas Instruments or T I Boulevard — you can expect about a 40-minute commute. Those times are reasonable for many, but they are not short.

Schools and Community Investments in Forney, TX

Forney ISD is expanding. They currently have two main high schools — Forney High on the south side and North Forney on the north — and the district is pouring money into facilities and programs. From new campuses to an interesting concept called Opportunity Central, the district is creating hands-on learning labs where students operate real businesses and trade programs. That kind of investment can be a major attraction for families and a driver of long-term growth in the area.

The quality scores you see from niche sites put Forney around a B+ and other ratings such as TexasSchools will sometimes rate it closer to a C depending heavily on test scores. What matters most is the momentum: the district has been investing in career-ready programming and community facilities, and that can materially affect both education and future property values.

Top Neighborhoods and New Construction Hotspots in Forney

Forney has several standout neighborhoods and massive master planned communities that are shaping the market. If you want to compare neighborhoods, here are the ones I watch closely:

• Heartland — A massive development that many locals refer to as its own city. Developers here include Coventry, Pace Setter, Chesmar, and others. Heartland has a lot of options and strong builder presence.
• Devonshire — The largest master plan on the north side, well-known and well liked. Devonshire has HOA protections like investor purchase restrictions in certain phases which can be a real plus.
• Fox Hollow — A great resale option if you want slightly larger lots and some older landscaping.
• Walden Pond and Walden — Active pockets where you will find a mix of builder models and final opportunities where incentives pop up.
• New Highland and Meraki Developments — Massive new master plans are breaking ground modeled after successful communities like Devonshire.

Lot sizes and starter pricing in Forney are competitively attractive. I regularly see 60 and 70 foot lots starting in the high 400s to low 500s in phase one. If this was up north you might see those same lots priced 100k to 200k more.

Builders to Know in Forney, TX

You will find a blend of national and regional builders in Forney. Some of the local builders I pay attention to include Chesmar, Pace Setter, Trophy, Bloomfield, and Highland. Trophy, in particular, tends to be a sweet spot for first time buyers below the 450k range. Chesmar has a good reputation and was part of Huffines developments which historically produce strong communities.

Builder behavior matters. Some national builders list higher but then carry inventory. Other builders actively discount and offer mortgage rate buydowns or large price drops when they need to move inventory. When builders pay for rate buydowns, they can effectively add tens of thousands of affordability for the buyer on paper, which is a big reason new construction can be more affordable in practice than it appears on paper.

Forney, TX Pricing, Inventory, and What You Actually Pay

Let’s be practical. As of recent data I pulled, the median sales price for new construction in Forney was around $351,000. There are currently hundreds of active new construction listings, with a mix on both the north and south sides of town.

To illustrate a real example, I pulled a representative house in a Walden neighborhood that had been discounted by the builder. Running the numbers gives a clear picture of monthly cost. If you assume a $351,000 purchase price, 5 percent down, 1.9 to 2.2 percent property taxes (common for certain neighborhoods), and a mortgage interest rate around 5 percent, the all-in monthly payment (taxes, insurance, mortgage insurance where applicable) can be in the ballpark of $2,600 per month depending on credit and exact rates.

That monthly figure is thrilling to a lot of buyers who are priced out in other suburbs where the same payment would get you far less home. That's why I say Forney, TX, is an affordable suburb near Dallas is compelling if you can tolerate the commute and infrastructure tradeoffs.

How builder incentives change affordability

Builders frequently buy rate buydowns from lenders to make payments look more affordable. For example, a 3.99 percent mortgage lock offered by a builder through a preferred lender can drastically change qualifying calculations. That can reduce required household income and put homes into reach that otherwise would not be. Builders are effectively spending millions to acquire buyers with these incentives, and that is worth noting when you evaluate affordability in Forney.

VIEW MORE HOMES FOR SALE IN FORNEY, TEXAS

Commuting Scenarios and Toll Road Considerations When Living in Forney, Texas

Your commute choices will shape whether Forney, TX, is an affordable suburb near Dallas is right for you. Use these rough guidelines:

• DFW International Airport: roughly an hour depending on traffic from central Forney.
• Love Field or alternative airports: around 50 minutes to an hour depending on time of day.
• Richardson and T I Boulevard commute: about 40 minutes from much of Forney.
• Sections that connect to George Bush Parkway or other toll roads will add toll costs but can reduce drive times. If you rely on toll roads you may shave significant time off your commute.

One caveat: not all routes avoid tolls. Some of the fastest sections of travel will require toll roads, especially if you work closer to north Dallas or Richardson. Factor toll costs into your budget if you plan to take the toll routes regularly.

Property Taxes, HOA, and What to Watch for in Forney, TX

Taxes in the region vary. Some neighborhoods in Forney sometimes have tax rates that are comfortably under 3 percent, while others attached to larger developments can move north of 3 percent when MUDs and special districts apply. I always compare total tax burden because a lower purchase price with very high tax rates can negate much of the affordability advantage.

HOA rules and resale protections also matter. Devonshire has taken steps in parts of the community to restrict investor purchases which is an important consideration if you want a neighborhood with fewer institutional landlords. Ask about resale restrictions, rental caps, and any HOA covenants before you buy.

Who Forney, TX Is Best For (and Who It Might Not Be)

Forney, TX, an affordable suburb near Dallas is a great fit for:

• First time homebuyers who want more house for less monthly payment
• Young families who prioritize newer construction, bigger lots and community amenities
• Buyers who can tolerate a 40 to 60 minute commute or those whose work location is closer to the east side of the metroplex
• Buyers who plan to live in the home for several years and want appreciation potential as Forney grows

Forney may be less suitable for buyers who need short commutes into downtown Dallas or who must have immediate access to a wide variety of restaurants and shopping without any driving. That said, Forney is adding commercial developments like Walmart, Kroger, and other retail which already make daily life convenient for many households.

My Practical Advice When Considering a Move to Forney, Texas

1. Run affordability scenarios with real builder incentives. Builders buy rate buydowns all the time, and this can change your monthly payments significantly.
2. Compare tax rates by neighborhood. A low list price combined with a high tax rate can shift the math dramatically.
3. Visit the community at commute times. Drive the route you would take to work during morning and evening peaks and note train crossings where applicable.
4. Ask about HOA investor restrictions if that is important to you. Some neighborhoods limit investor purchases which can protect community character.
5. Think long term about where commercial development will land. Being in phase one of a new community can bring big upside, but you will live through construction and the initial absence of full retail for a few years.

Real Example: Running the Numbers on a Forney, TX Home

Here is a quick example that I walk people through when they ask if a home in Forney is affordable. Assume a purchase price of $351,000, 5 percent down, taxes around $8,000 per year, insurance of roughly $1,900, and an interest rate of 5 percent (builders often offer lower rates through incentives but let us be conservative). With typical mortgage insurance and conservative estimates, you should expect an estimated monthly housing payment near $2,600. That is a compelling number for many buyers compared to other suburbs where the same payment would not buy the same house.

But here is the reality check: if your household income is under roughly $100,000 and you carry monthly debts of $1,200, qualifying for the same loan becomes tougher. Cut your monthly debts in half and the picture becomes more attractive. Builders offering a 3.99 percent lock on rates through preferred lenders can make a huge difference in qualifying numbers, often altering what you can afford by tens of thousands of dollars.

Long-Term Outlook and Investment Potential in Forney, TX

Forney’s growth trajectory is a key reason I am bullish on the area. New schools, amenities like the golf entertainment center and Opportunity Central, plus the mix of large master planned communities all contribute to long-term value. If you buy early in a new phase you accept short-term inconvenience for a potential faster appreciation rate as commercial infrastructure and retail catch up.

That said, you will have to be patient with infrastructure. And remember that market cycles affect resale timing. Always buy for your lifestyle first and investment second. If the neighborhood and commute fit your life, Forney offers exceptional affordability compared to many other Dallas suburbs.

FAQs About Moving to Forney, TX — The Best Affordable Suburb Near Dallas

Is Forney, TX, is an affordable suburb near Dallas really cheaper than Frisco or Rockwall?

Yes. In many cases you will find comparable homes in Forney priced $100,000 to $150,000 less than similar properties in Frisco or parts of Rockwall. That price difference is especially visible in new construction and phase one lots. But check taxes, HOA fees, and commute tradeoffs before assuming the gap always means better overall affordability.

What are the commute times from Forney to DFW and north Dallas?

Expect about an hour to DFW International under typical conditions. If you use Love Field or toll routes, travel time can be closer to 50 minutes. A commute to Richardson and T I Boulevard is usually around 40 minutes. Times vary by route, traffic, and whether you use toll roads.

Are schools in Forney good for families?

Forney ISD is growing and investing heavily in facilities and career-focused programs like Opportunity Central. School ratings vary depending on the metrics you use, but the district’s investment in hands-on learning and new campuses is a positive sign for families. Visit schools and talk to parents to get a local perspective.

Which builders should first-time buyers consider in Forney?

Builders like Trophy, Chesmar, Pace Setter, and Highland often have products suited to first-time buyers. Trophy is known for solid value under 450k. Always compare floor plans, energy features, warranties, and incentives from preferred lenders before choosing.

How important are builder rate buydowns?

Very important. Builder-sponsored rate buydowns can effectively add tens of thousands of dollars of affordability. That changes qualifying and monthly payments dramatically. Make sure to ask builders what loan programs and rate incentives they have in place and how long rate locks last.

What neighborhoods in Forney restrict investor purchases?

Some communities, like certain phases of Devonshire, have implemented investor purchase restrictions to prevent large institutional buyouts. If tenant stability and owner-occupied neighborhoods matter to you, check HOA covenants and sales policies before you buy.

Closing Thoughts on Living in Forney, Texas

If your priority is buying more house for less money, Forney, TX, is an affordable suburb near Dallas should be high on your list. The community offers genuine affordability, a wide selection of new construction, and an expanding infrastructure that will improve over time. The tradeoffs are commuting distance, current infrastructure growing pains, and occasional train delays at the crossings.

If you can tolerate the commute and the temporary inconveniences associated with growth, Forney gives you a chance to get more home, newer amenities, and potentially strong appreciation as retail and schools continue to expand. For many families and first-time buyers, that combination makes Forney one of the most compelling affordable suburbs near Dallas.

If you’re ready to buy a home or want personalized help finding the right property in Forney, contact me at 469-707-9077  — I’d love to help you get started.

READ MORE: 10 Home Upgrades You Should Never Do | What Every New DFW Home Buyer Should Know