Kaufman County FAQ

Overall, Kaufman County is considered safe, particularly in the master-planned communities and suburban areas of Forney, Heath, and Sunnyvale. Crime rates in these newer developments are generally low.

Like any county, crime statistics vary significantly by specific location. Urban-adjacent areas and some older parts of cities like Terrell and Kaufman city have higher crime rates than the newer suburban developments. Always check specific neighborhood crime data for your target address using tools like NeighborhoodScout or CrimeMapping.com.

The Kaufman County Sheriff's Office has been expanding staff to keep pace with population growth.

Forney is the largest and fastest-growing city in the county. It's 25 miles east of Dallas on I-20 and is dominated by master-planned new construction communities. It has a suburban feel with lots of chain retail, restaurants, and family amenities. Most people when they say "Kaufman County" in the context of DFW relocation are really talking about the Forney area.

Kaufman is the county seat — a smaller (population ~7,000–8,000), more traditional small Texas town about 40 miles from Dallas. It has a charming historic courthouse square, lower home prices than Forney, and a more rural/small-town character. It's popular with buyers who want maximum affordability and are comfortable with a longer commute or who work locally.

More than many people expect. Local highlights include Lake Ray Hubbard (boating, fishing), Cedar Creek Reservoir (premier bass fishing), Tanger Outlets in Terrell, and Forney's historic antique district. Canton First Monday Trade Days (the world's largest flea market) is just 45 minutes east.

That said, for nightlife, professional sports, world-class dining, and major entertainment, you'll go to Dallas. Kaufman County is fundamentally a family-oriented suburban area, not a destination city. If your social life revolves around urban amenities, factor in the commute to Dallas for evenings out.

Parts of Kaufman County have flood risk, particularly areas near creeks, rivers, and low-lying terrain. The county sits in North Texas where severe thunderstorms and occasional extreme rainfall events can cause flooding.

Before buying: Always check the FEMA flood map for your specific address at msc.fema.gov. Most newer master-planned communities in Forney are built with drainage infrastructure and largely avoid flood plains, but always verify. Texas severe weather (including tornadoes) is a real consideration — all homes should have a shelter plan.

Forney is approximately 25 miles east of downtown Dallas via I-20. Off-peak, the drive takes 30–40 minutes. During morning rush hour (7–9 AM westbound) and evening rush hour (5–7 PM eastbound), expect 45–75+ minutes due to congestion near the I-20/I-635 interchange.

Many residents work in Mesquite, Garland, or east Dallas — destinations that are 10–20 miles closer, making the commute much more manageable. A job at Love Field or Las Colinas will add significant time to the commute.

Public transit options are very limited. DART (Dallas Area Rapid Transit) does not serve Kaufman County. There is no commuter rail service.

A car is essentially required to live in Kaufman County. Most households have two cars. Some residents carpool informally, and rideshare services (Uber/Lyft) are available but not a practical daily commute solution given the distance and cost.

Yes, particularly well. Remote workers get all the benefits (affordable homes, space, family-friendly communities, no state income tax) without the main downside (daily commute). Forney and established subdivisions generally have good internet access via AT&T Fiber and Spectrum.

If you occasionally need to be in a Dallas office, the hybrid model works well — going in 2–3 days per week is very manageable from most of Kaufman County. Check internet service availability at your specific address before buying if WFH is critical.

Best-rated districts:

• Sunnyvale ISD — Consistently 9–10/10 rated. Small, affluent district. Very competitive for home prices.
• Rockwall ISD — Serves Heath residents (even though Heath is partly in Kaufman County). Highly regarded, 8–9/10 rated.
• Forney ISD — Largest, fastest-growing. Good-to-above-average (6–7/10). New campuses being built regularly. Quality has held up well despite explosive growth.

Always check current ratings on GreatSchools.org and Niche.com — ratings can change year to year.

Forney ISD is generally considered a good school district, especially impressive given its extraordinary growth rate. The district consistently maintains above-average performance on state accountability measures despite adding thousands of new students each year.

The district has been proactive about building new campuses, expanding Career and Technical Education (CTE) programs, and maintaining reasonable class sizes despite growth. Most families in Forney's master-planned communities are happy with Forney ISD. It rates approximately 6–7 out of 10 on GreatSchools, which is solid for a rapidly growing district.

North Forney High School (opened to handle overflow from the original Forney High School) has developed its own strong community identity and athletic programs.

Use the Texas Education Agency District Locator — enter your specific address and it will show you the exact district.

Important: In rapidly developing areas, district lines don't always match city names. A home in "Forney" could be in Forney ISD, Mesquite ISD, or occasionally another district depending on the exact location. Always verify before purchasing.

Kaufman County's real estate market has normalized from the 2021–2022 pandemic peak, giving buyers more negotiating power than a few years ago. New construction inventory has increased, and many builders are offering incentives (rate buydowns, closing cost assistance, upgrades) that weren't available at peak.

Long-term, the fundamentals are strong — population growth, proximity to Dallas, ongoing employer investment in the I-20 corridor. Real estate in growing suburban markets tends to appreciate steadily over time, though there are no guarantees.

The biggest current risk is interest rates — higher rates have pushed monthly payments up significantly even as home prices have stabilized. Work with a lender to understand your true monthly cost including taxes, insurance, and HOA fees.

The top master-planned communities in and around Forney include:

• Devonshire — One of the largest, most established. Great amenities, multiple builders.
• Travis Ranch — Popular community with resort-style pool, trails, well-maintained HOA.
• Clements Ranch — Newer, very popular, excellent amenities and build quality from major builders.
• Gateway Parks — Newer community with competitive pricing and good amenities.
• Windmill Farms — Established, good reputation, slightly more affordable.

In Crandall (south of I-20), Heartland is one of the largest master-planned communities in North Texas, with its own town center, amenities, and multiple builder options at competitive prices.

Yes, they are among the highest in the nation. In Kaufman County, expect an effective property tax rate of 2.1–2.5% of your home's assessed value annually. On a $345,000 home, that's approximately $7,200–$8,600 per year — or $600–$720 per month added to your mortgage payment via escrow.

The offset is zero state income tax. For a family earning $100,000/year, moving from California (9.3% income tax = $9,300/year) to Texas saves enough to cover most of the property tax difference. For lower-income households, the math may not favor Texas as strongly.

You can reduce your bill by filing for the Homestead Exemption with the Kaufman Central Appraisal District once you occupy your home as your primary residence.

• Get your own realtor. The builder's on-site agent represents the builder, not you. A buyer's agent costs you nothing (paid by builder) and protects your interests.
• Get a third-party inspection. New homes have defects too. Hire an independent inspector before closing — and ideally before drywall goes up (pre-drywall inspection).
• Understand the total monthly payment. Add mortgage + property taxes + homeowner's insurance + HOA fees + any MUD/PID district fees. These can add $500–$900/month beyond principal and interest.
• Ask about builder incentives. Many builders offer mortgage rate buydowns, closing cost assistance, or upgrade packages. These fluctuate — ask what's current.
• Verify the school district for your specific lot. Don't assume — confirm with the builder and verify with TEA.

• Electricity: Texas has a deregulated electricity market. Compare rates at PowerToChoose.org (official Texas PUC site). Don't just accept the default provider.
• Internet: AT&T Fiber (preferred for speed) and Spectrum (cable) are the main options. Check availability at your specific address.
• Water/Trash: Depends on your city/HOA — often bundled with municipal services or MUD district.
• Natural Gas: Atmos Energy is the main provider for most of Kaufman County.
• Homestead Exemption: File with the Kaufman Central Appraisal District after January 1st of the year after you move in. Saves $100–$300+/year on property taxes.

Kaufman County is primarily a family/young-professional suburb, not a traditional retirement destination. That said, it can work well for retirees who:

• Want to be near family who live in the DFW area
• Are comfortable driving (a car is essential)
• Want a new, low-maintenance home at an affordable price
• Don't need a walkable urban environment

The county has growing healthcare infrastructure (Texas Health Presbyterian Kaufman, plus access to major Dallas medical centers 30–45 minutes away). Heath and Sunnyvale are particularly pleasant for active retirees. However, for a traditional active adult/retirement community lifestyle, Frisco, McKinney, or Georgetown (near Austin) may offer more purpose-built options.