Discover why professionals, families, and investors are
choosing Mansfield as their strategic home base.
Mansfield is the largest and most affluent market on this site, with a median household income near $121,000 and typical home values around $482,000. It also spans three counties, which changes your tax rate, your appraisal district and your county offices depending on which street you buy on.
$400s to $1.1M
Mansfield's biggest community at 870-plus acres off US 287 and Highway 360, with a resort-style pool, ponds, trails and a town centre. The widest price spread in the city: Coventry from about $470,000, Grand Homes to roughly $1.1 million at 3,600 to 4,700 square feet.
$500K to $980K
About 900 acres in northwest Mansfield with roughly 1,600 homes planned, built around a 9.5-acre amenity centre, splash pad, trails, a three-acre pond and an entrance waterfall lake. Four builders compete here, which is leverage worth using.
$430K to $720K
460 acres off Highway 360, and the reason the county question matters. This one is in Johnson County, so the combined rate runs about 2.17 percent instead of Tarrant's 2.24. Clubhouse, resort pool, ponds with fountains.
From about $421K
Tri Pointe only, and currently the lowest entry price into new construction in Mansfield. Discovery collection on 50-foot lots from roughly $421,000, Inspiration on 60-foot lots from $483,000 at 2,077 to 3,692 square feet.
To roughly $1.8M
Gated golf-course estates on the Walnut Creek Country Club, which opened in 1974 and runs 36 holes: the Oak Course designed by Mark Brooks and the Pecan Course by Don January. Adjacent Walnut Estates carries customs from $300,000 to $1.8 million.
High $500s up
Custom homes from around 2005 and 2006 built around three private lakes with catch-and-release fishing. Next door, Strawberry Fields runs $700,000 to about $1 million on spacious estate lots.
From about $500K
Built in the early 2000s around the public Mansfield National Golf Club, with streets named for famous golfers. Public course rather than private club, which is a different value proposition from Walnut Creek.
From about $400K
Tree-lined and settled, near Joe Pool Lake and the country club, running roughly 1,570 to 3,070 square feet. The established side of Mansfield rather than the master-planned side.
$400s to $900K
The Arbors of Creekwood is known for its brick-paved streets. Colby Crossing near Broad Street runs garden-style homes for buyers who want lower maintenance without leaving the centre of town.
Wide range
Kings Mill, Twin Creeks, Watson Branch, Bower Ranch, Triple Diamond Ranch, plus newer Birdsong and Rockwood, and two coming soon: Dolce Vita from David Weekley and Westhill Park, around 600 homes off Newt Patterson Road breaking ground for 2027.
Swipe or drag sideways to see them all.
Say this plainly, because it is a genuine advantage and builders here advertise it. Mansfield has no Public Improvement Districts and no Municipal Utility Districts. Somerset markets itself on exactly that: no MUD, no PID.
What does exist is two Tax Increment Reinvestment Zones, a 3,100-acre zone created in 2006 and a 317-acre downtown zone from 2012. Those redirect future growth in tax revenue toward public infrastructure. They do not add an assessment to your bill.
For comparison, Lancaster has nine PIDs assessing up to $0.36 per $100 plus a municipal utility district at $0.95. Here the tax bill is the tax bill.
Mansfield sits in Tarrant, Johnson and Ellis counties. Most of the city and most new construction is Tarrant, at a combined rate near 2.24 percent. Johnson County addresses, Somerset among them, run about 2.17 percent. On a $500,000 home that is roughly $350 a year, and it decides which appraisal district and tax office you deal with.
Then the one that catches new-build buyers everywhere. Your first tax bill is calculated on the land only, often two to four thousand dollars. Year two is assessed on the finished home, which on a $500,000 build lands near $11,250 before exemptions.
File the homestead exemption the week you close, and budget from the year-two number, not the year-one bill.
Neighborhood names come from the City of Mansfield, the Tarrant and Johnson County appraisal districts, builder marketing and local brokerage directories; price ranges, lot sizes and square footages come from builder pricing and listing data as observed and move constantly, so treat them as indicative and ask for a current comparative market analysis. Several communities are in close-out or final phases and availability changes weekly. Mansfield spans Tarrant, Johnson and Ellis counties and the exact population share in each is not published, so confirm the county for any specific parcel before relying on a tax figure; the combined rate differs by roughly seven hundredths of a point between Tarrant and Johnson addresses, and the applicable appraisal district, tax office and county services differ with it. Tax rates shown are tax year 2025 figures from published schedules and reset annually; some individual line items appear at more than one value across sources. No Public Improvement District or Municipal Utility District was identified within the city limits; the two Tax Increment Reinvestment Zones redirect incremental revenue and do not add a homeowner assessment. The first-year and second-year tax illustration is a general example, not a quote, and depends on assessed value, exemption status and the taxing units on your parcel. A precise median year built for Mansfield housing was not published in the sources reviewed; the stock is clearly newer than the South Dallas County cities covered elsewhere on this site. No age-restricted or active adult community was identified. Utility arrangements including the electricity delivery utility, gas provider and trash hauler follow regional norms and should be confirmed with the city. Confirm zoning, school attendance, floodplain and county status for any address before acting on it. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Mansfield has the deepest independent scene of any city on this site: a Texas Monthly top fifty barbecue joint, two genuine steakhouses, a 1917 theatre the city owns, and a downtown that has gone from quiet to booked-on-a-Saturday inside a decade.
226 N Walnut Creek Dr · 817-225-2428
The best single credential on this page. Brandon Hurtado's Texas barbecue crossed with Tex-Mex made Texas Monthly's fifty best barbecue joints in Texas for 2025, plus Southern Living's national top fifty, and it is the official barbecue of the Texas Rangers.
It opened here in early 2024 in the old Big D Barbecue building, and kept two things from the previous tenant: the Old Hickory pit and a bench made from a Ford tailgate. Order the Big Red barbacoa tostada, the Texas Twinkie, or the prime beef ribs on a weekend.
People drive in from across the metroplex for this one. Go early.
101 S Main St · 817-225-2341
Opened December 2022 by local developer Tony Meehan in the rehabbed building that used to hold Mellow Mushroom, backed by a $700,000 forgivable city loan to bring fine dining downtown. It worked: named best steakhouse by Living Magazine three years running. Henry's Cigar Lounge is attached.
915 W Debbie Ln · 817-473-9996
Family-owned for about forty years and currently ranked first of 151 Mansfield restaurants on Tripadvisor, which is not a thing a steakhouse town gives up easily. Hand-breaded chicken fried steak, hand-made omelettes, fresh-baked pies. Six in the morning until three. $$ it is not.
109 N Main St · 817-728-3383
The anchor of downtown for 109 years. Opened October 10, 1917 by M.M. Farr, listed on the National Register in 1996, and bought by the city in 2017 rather than lost. 158 seats running the Mansfield Opry, films, concerts and community events.
109 S Main St
Downtown's gathering place, an indoor and outdoor complex with a live music stage holding Del Toro BBQ, By the Horns Brewing, Hypnotic Emporium and more. If you only have one evening in Mansfield and want to see the town, this is where it happens.
In The Backyard, 109 S Main St
Chef Nico Sanchez's Central Texas barbecue with a Mexican turn, opened February 2022 with an offset smoker big enough for 120 briskets at a time. Covered by the Dallas Morning News at launch.
2300 Matlock Rd, Ste 21 · 817-512-8100
Locally owned and recently expanded to about 12,000 square feet with a second dining room, cigar lounge, live piano and private wine and liquor lockers. Chef and managing partner Dexter Huewitt. Mansfield's de facto wine bar.
117 N Main St · 682-518-1791
Mansfield's original brewpub, where the owner is also the brewer. Sours, IPAs and a bourbon-barrel series, with weekly cornhole, trivia and a run club. Widely credited with helping turn downtown around.
110 N Main St · 817-225-2146
Downtown's coffee hub since 2019, in a turquoise and brown brick space hung with local artwork, pouring beans from an Arlington roaster with rotating seasonal drinks.
Broad St & Waxahachie St
Coffee and scratch sandwiches in a restored historic home with a wraparound porch, serving Oak Cliff Coffee Roasters. Family-recipe chicken salad and pimento cheese. Breakfast runs a narrow window, 8:30 to 10:30.
1050 Country Club Dr · 682-400-8740
Family-owned and firmly authentic Mexican rather than Tex-Mex, in an intimate ten-table room, and bring your own bottle. Order El Huarache. For Tex-Mex with a rooftop, El Primo's on Matlock has the only enclosed one in town.
3806 E Broad St, Ste 124 · 817-225-2075
Chef-owner Tuan Pham learned the techniques from his mother, and the pho broth runs eighteen hours. Garlic noodles and specialty wings too. Locals call it the best kept secret in town, which it is decreasingly.
310 E Broad St
Family-owned small-batch ice cream made from scratch rather than from a mix, with rotating weekly flavours, milkshakes and take-home pints. Porch seating.
703 E Broad St & 138 N Main St
Snow Palace is a three-generation family stand with more than seventy flavours and a genuine local institution, sharing its lot with the Saturday market. Shivers runs snow cones out of a vintage RV downtown until nine, which is the move before a Farr Best show.
222 N Walnut Creek Dr · 682-400-8009
Fifty to sixty cheesecake flavours, baked to order by Tracy herself, plus crème brûlée and whiskey bread pudding. Turtle, Key Lime, Biscoff, Strawberry Champagne. Keto and gluten-free options. For European pastry, Pastry Paradise on FM 157.
920 N Main St · 817-473-6059
Around a hundred dealers under one roof since 1989, under the same owner, with three big seasonal sales in April, August and December. Free coffee. A regional destination rather than a local shop.
115 Smith St · 817-473-6747
A working feed, farm and pet supply store in a city with a $121,000 median income and a $2.5 billion entertainment district going up. That is the whole story of Mansfield in one storefront.
703 E Broad St
Saturday mornings from roughly May through November: local produce, meats, cottage foods, baked goods, crafts, food trucks and live music. A Go Texan market, established 2023, in the Snow Palace lot.
Downtown is mid-transformation. The Water Mill District will add retail, restaurants, event space and about a hundred apartments, modelled on Denver's Dairy Block, and the city and school district are jointly building a shopping and lifestyle destination on East Broad at the site of the town's first ballfield, with relocated historic homes and an artisan market.
Bigger still, the $2.5 billion Staybolt Street Entertainment District is going up on 250 acres off Highway 360, anchored by a city-owned 7,500-seat stadium opening in 2026 as home to North Texas SC, plus a bowling and rooftop-concert venue, two hotels and a conference centre. The name comes from the staybolts in the boiler of the original 1856 mill.
Verified September 2026, and deliberately a selection rather than a directory. Roughly fifty-five independent businesses were confirmed in Mansfield, Texas; these were chosen for press coverage, longevity, community role or a specific detail worth knowing. National and regional chains cluster along the US 287 and East Broad Street corridors, including The Shops at Broad, and are excluded rather than overlooked. Several statuses could not be fully confirmed and should be checked before you drive: on-site brewing at By the Horns was reported discontinued in late 2024 while the taproom continued; AndiMac Candy Shack posted a farewell notice in 2025 and may have closed; and Paisley Grace has closed its Main Street storefront while continuing online and by appointment from its Wisteria Street warehouse. Exact street numbers for two brunch restaurants and several florists were not confirmed and are therefore not published here. Steven's Garden and Grill is permanently closed and appears in local recommendations that are now out of date. Founding years are given only where documented. Operating status and hours change quickly in a downtown mid-revival, so call ahead. Development details for the Water Mill District and Staybolt Street reflect announced plans, and announced plans change; the stadium is variously reported at 7,000 and 7,500 seats and the district at 100 and 250 acres across sources. Because Mansfield is a common city name, results from Mansfield in Ohio, Massachusetts, Connecticut, Louisiana, Pennsylvania and Nottinghamshire, England were screened out, including an unrelated brewery of the same name in London. Businesses listed are for general local reference and are not endorsements, and I receive no compensation from any business named. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
A Mill, Two Surnames, a Crisis That Came Before Little Rock, and a Pickle Capital
Before it had its name, this was Walnut Creek, settled by Scotch-Irish farmers in Cross Timbers country. Charles Turner, the first known settler, built a horse-powered mill.
Eight related families came down from Illinois in 1853, three Gibson brothers among them, settling about four miles northwest of the present town. By 1860 the Gibson Community had a school and a church.
When the founders arrived they found Turner's mill in ruins. The mill and its house were reportedly the only structures standing in what is now Mansfield.
Two men built a three-storey brick gristmill, the first in North Texas to run on steam. The town took their surnames: Man and Feild, joined as Mansfeild.
Ralph Sandiford Man was born in Charleston, South Carolina in 1825, a carpenter and millwright. Julian B. Feild was born the same year in Mecklenburg County, Virginia, and orphaned at fifteen. They met in Harrison County around 1850, moved to Fort Worth in 1854, and built a water-powered mill that failed in a drought.
They tried again here. Feild bought 540 acres in 1856, and with brickmaker S.W.A. Hook they finished the mill by 1860 at Water and Broad. It drew custom from as far south as San Antonio and as far north as Oklahoma.
The spelling kept getting corrected by outsiders until Mansfeild became Mansfield. Feild opened a store, ran a log inn with his wife Henrietta, and became the first postmaster in 1860.
The mill supplied meal and flour to the Confederate army, hauled as far as Shreveport and Jefferson City, with ten percent of production tithed to the cause.
Records show 123 Mansfield men joined the war, leaving only two men under forty-five in town. The women and the mill kept it running.
The result was unusual: Mansfield prospered through the war while surrounding communities declined. Afterward, Feild's Freighters ran ox-drawn wagon trains as far as Fort Sill, and the mill won federal contracts supplying flour to reservations and West Texas army posts.
Town leaders invited Reverend John C. Collier to start a school. He agreed on two conditions: plat the town, and house his family.
So Mansfield was formally platted in 1870, surveyed by John Peter Smith. The Mansfield Male and Female College was incorporated by the legislature on May 2, 1871, coeducational, on land Feild donated.
Man began building his house in 1865. It still stands and is the oldest surviving structure in the city, restored by the city in 2020 as a museum. He donated the land for the cemetery.
The trestle went up in 1885 and still operates, one of the oldest in Texas. The Fort Worth and New Orleans reached town in 1886. Mansfield incorporated on August 23, 1890.
Property owners gave the rights of way to bring the line in, and Mansfield became a stop on the 41-mile run from Fort Worth to Waxahachie. Cotton went out by the bale.
The state gazetteer of 1890 called it prosperous: 418 residents, four churches, two schools, two mills and a cotton gin. Collier had closed the college in 1886 after buying one in Waxahachie, and Julian Feild died on September 7 of the year the town incorporated.
In one year, 1917, one man built the town's first electric plant, its first water system, and the Farr Best Theater. All three still matter; the theatre still runs.
Milton May Farr opened the theatre on North Main with Saturday kiddie matinees and weekend pictures. He put in the first sewer system in 1926 and brought natural gas to town.
That same year Mildred and Otis Dalton opened a pickle and condiment factory. Best Maid Pickles grew into the largest pickle producer in Texas and the third largest in the nation, which is why this town throws the parade it throws.
A flood in 1922 pushed Walnut Creek out of its banks, destroying bridges and rail cars. Through it all the population barely moved: 694 in 1900, 964 in 1950.
The Rock Gym was built from 1940 as a Works Progress Administration project, budgeted at $18,238. Highway 34 was renumbered 287 the same year.
Then in 1953 the depot closed when the last agent, W.E. Marshall, locked the doors. Fifty years of rail commerce ended quietly.
A federal court ordered Mansfield to desegregate. A mob stopped it, the governor sent Rangers who enforced the mob's outcome rather than the court's order, and the president did nothing. It happened a year before Little Rock.
Mansfield ISD had fewer than 700 white students and about sixty Black ones. Black children attended a four-room school that stopped at eighth grade. For high school they rode public buses to Fort Worth and walked roughly twenty blocks to I.M. Terrell, the only Black high school in the area.
Three students became plaintiffs: Nathaniel Jackson, Charles Moody and Floyd Stevenson Moody. Fort Worth attorney L. Clifford Davis filed the case, with regional counsel U. Simpson Tate and, on the appellate brief, Robert L. Carter and Thurgood Marshall. The district court ruled against them in November 1955. The Fifth Circuit reversed on June 28, 1956, and on August 27 Judge Joe E. Estes ordered immediate desegregation.
On August 30 and 31, crowds estimated at three to four hundred ringed Mansfield High School and prevented the three students from enrolling. Three Black effigies were hanged, one over the schoolhouse door and one in a downtown intersection. Crosses were burned in the Black neighbourhood. Stores closed in support. Reporters were roughed up.
Governor Allan Shivers called it an orderly protest and sent Texas Rangers, with orders that included transferring any student whose attendance might incite violence. In practice that upheld segregation. The photograph that survives shows Ranger Jay Banks standing beneath a hanged effigy. On September 4, the final registration day, no Black student registered.
President Eisenhower, mid-campaign and politically allied with Shivers, did not intervene. The Handbook of Texas calls this the nation's first clear example of failure to enforce a federal court order to desegregate a public school. Scholars argue Orval Faubus took his cue from Shivers's success here before Little Rock in 1957, when Eisenhower did send troops.
Mansfield ISD finally desegregated in 1965, under threat of losing federal funds, after roughly a decade of defiance among the longest in the country.
Bill Hogg opened the Kow Bell Indoor Rodeo in 1959, and it ran every Saturday night, year round, for forty-five years until the school district bought the land in 2004.
Water Street became Main Street in 1958. Two 400-acre industrial parks opened in the 1960s and Carnation put in a can plant in 1969.
Then the suburb arrived. Population went from 1,375 in 1961 to about 5,000 by 1974, and graduate students from UT Arlington's Institute of Urban Studies helped renovate downtown in the early seventies. By 1990 it was 15,607.
In 1992 voters approved a half-cent sales tax dedicated to parks. Three decades later that decision is visible in every trail, pool and complex in the city.
Population went 15,607 in 1990 to 28,031 in 2000 to 56,368 in 2010, roughly doubling twice.
The money funded the park facilities corporation behind the Walnut Creek Linear Trail, opened 2007, and a run of public-private ventures: the $24.6 million Big League Dreams complex in 2008, Hawaiian Falls, Mansfield National Golf Course, Fieldhouse USA and the StarCenter.
In 2012 the Pickled Mansfield Society launched a parade. In 2013 the state named Mansfield the official Pickle Capital of Texas, on the strength of the Best Maid plant that has been here since 1926.
The same stretch saw downtown come back. Largely neglected in the early 2000s, every structure in Historic Downtown is now in use and restored.
The Man House was restored by the city in 2020 and opened as a museum, and the Historical Museum runs out of the McKnight Building on North Main.
The $2.5 billion Staybolt Street district is going up on 250 acres, anchored by a city-owned 7,500-seat stadium opening in 2026. The name comes from the staybolts in the boiler of the 1856 mill.
Texas Health Mansfield Stadium becomes home to North Texas SC and served as a team base camp for the 2026 World Cup. Around it: a bowling and rooftop concert venue, two hotels, a conference centre and 700 homes.
Meanwhile Klein Tools committed a minimum $100 million in July 2025 for a global research headquarters and 400 jobs, backed by performance grants up to $18.5 million over eighteen years. Mouser Electronics remains the largest private employer.
A town founded on a mill boiler now names its stadium after the bolts that held it together.
Compiled from the Texas State Historical Association Handbook of Texas, the City of Mansfield's own history pages, the Texas Historical Commission marker atlas, the Historical Marker Database, the University of North Texas "Crisis at Mansfield" digital project, BlackPast, the Equal Justice Initiative, the Fort Worth Report, the Mansfield Record and US Census records. The 1956 desegregation crisis is documented in Robyn Duff Ladino's "Desegregating Texas Schools: Eisenhower, Shivers, and the Crisis at Mansfield High," University of Texas Press, 1996, and in the federal case record of Jackson v. Rawdon. Where the record is disputed it is said so: the founding is variously dated 1856, 1857 and 1859 to 1860, with the name in use by 1860; the number of Texas Rangers sent in 1956 is given as six by one source and nine on site by another; crowd estimates that week ranged from two hundred to five hundred; and the year Mansfield ISD desegregated is 1965 by scholarly consensus and 1966 in one later news report. Current population is reported as 84,444 by one 2025 estimate and 77,510 by the Census Bureau's 2024 vintage, against a firm 2020 count of 72,602. The mill is best documented as the first steam-powered mill in North Texas rather than in Texas overall. A dedicated historical marker for the 1956 crisis was an aspiration as of the sixtieth anniversary in 2016; whether one has since been installed could not be confirmed and should be checked. The city maintains a "Crisis in Mansfield" acknowledgement page. Ella Mae Morse's birth in Mansfield is a local claim not independently corroborated here. Because Mansfield is a common place name, sources from Mansfield in Ohio, Louisiana, Pennsylvania, Massachusetts, Connecticut, Missouri, Arkansas and Nottinghamshire were screened out; note in particular that the Battle of Mansfield of 1864 took place in Louisiana and has no connection to this city, and that Wikipedia's "List of people from Mansfield" is dominated by the English town.
Thirty Thousand People, One Pickle Parade, and Four More Free Tentpoles
The signature event of the city and, by its own accounting, the only one of its kind in the world. Founded in 2012 by the Pickled Mansfield Society and the Pickle Queens, it now draws more than 30,000 people every March, with free admission, free parking and a free shuttle.
The reason it exists: Best Maid Pickles has operated here since 1926, grew into the largest pickle producer in Texas and the third largest in the country, and in 2013 the state named Mansfield the official Pickle Capital of Texas.
The day runs a 5K and fun run at eight in the morning, a Baby Parade, the grand parade at one, three bands on the main stage, a pickle playground, magic shows at the Farr Best Theater, and pickle-eating, pickle-juice-drinking and pie-eating contests.
The 2026 edition was the fifteenth, themed "Party in Mansfield Like it's 1776."
The city's music and arts festival, four until ten in the evening on Walnut Street, with multiple stages including a dedicated Cinco de Mayo stage with ballet folklorico. An award-winning festival run by the Commission for the Arts.
Held during Historic Preservation Month by the Historic Landmark Commission, nine until two. It honours a specific local fact: the first car arrived in Mansfield in 1906, bought by Charles Dunnell for $1,025.
Around spring break, across the Farr Best Theater, the library, the Wallace-Hall Art House and First Methodist: theatre, music, dance, exhibitions and a dedicated Kids Day.
Five until nine in the evening with live music, a dance floor, food trucks, yard games and vendors, alongside a Taste of Black Mansfield and a Freedom's Voice art exhibition at the Wallace-Hall Art House. The venue has moved between years, so check before you drive.
The city's Independence Day show, which in recent years has paired fireworks with a drone show. Format and venue have shifted with construction and with the 2026 World Cup, so confirm the current year's plan rather than assuming.
Neighbourhood block parties run by the police department, and Mansfield takes it seriously: in 2025 the city placed fourth in Texas and fourteenth nationally in its population category.
Boo Bash is the trunk-or-treat at the activities centre, registration required. Haunt the Block takes over downtown with a DJ and food trucks, and St. Jude's fall festival has run for nearly fifty years.
A parade and salute along East Broad Street near City Hall. One of the few in this corridor that is a full parade rather than a ceremony.
Not an evening but a whole weekend, and the second-biggest thing Mansfield does. It opens with the Tree Lighting Festival at City Hall, five until nine, with the lighting around six thirty followed by a drone show, Santa, games and entertainment. Free admission and parking.
The rest of the weekend carries the Fa La La 5K run by the Kiwanis Club at Katherine Rose Memorial Park, the Hometown Holidays Parade through Historic Downtown at two, an evening concert, and a Holiday Tour of Homes.
Separately in mid-December, a drive-thru live nativity has run for nine years with live actors and animals, free, with Spanish translation available.
Vendor-run since 2023, succeeding a farmers market that ran from 2004 to 2021. Produce, meats, cottage foods, crafts and live music, plus a Farm to Families programme.
The 1917 house the city owns runs films, concerts, magic shows, the Mansfield Opry and Mansfield Idol all year. 158 seats, so things sell out.
All of it funded by the half-cent sales tax voters approved in 1992: the activities centre, aquatics, youth sports, senior programming, the Walnut Creek Linear Trail and Hawaiian Falls. The library runs story times including bilingual sessions.
The 7,500-seat Texas Health Mansfield Stadium opens in 2026 as home to North Texas SC, with a regular home schedule. It also served as a 2026 World Cup team base camp.
Venues are in flux right now, more than in any other city on this site. The LOT downtown, which hosted concerts, Juneteenth and Hometown Holidays, was demolished in autumn 2025 to make way for the Watermill District. Programming has moved to Geyer Commons and the City Hall complex, with the Staybolt district and the new stadium coming online. Confirm the venue, not just the date.
Two absences worth naming. There is no recurring rodeo, which is a real loss in a town where the Kow Bell ran every Saturday night for forty-five years until 2004; the nearest equivalent is the Fort Worth Stock Show. And no annual commemoration of the 1956 desegregation crisis could be found. The city maintains a "Crisis in Mansfield" page and marked the sixtieth anniversary in 2016, but nothing recurring was documented.
Also missing: a city-run Martin Luther King Day observance, a standalone Cinco de Mayo festival, and a dedicated cycling or triathlon event. The St. Patrick's Day celebration is not separate; it is the Pickle Parade.
Dates shift annually and the authoritative source is the City of Mansfield calendar at mansfieldtexas.gov, supported by visitmansfieldtexas.com, historicdowntownmansfield.com, the arts commission at mansfieldtexasarts.org and the Mansfield Record. Venues should be re-checked every January, because several sites are relocating following the demolition of The LOT in autumn 2025 and the opening of the Staybolt Street district and Texas Health Mansfield Stadium. The Independence Day format varies by year between fireworks, a drone show or both, and moved dates in 2026 around World Cup matches. Juneteenth has multiple overlapping events in different venues. Several items could not be confirmed and are flagged rather than presented as fact: Mansfield Area Chamber of Commerce banquet, expo and golf tournament dates; a city-run Martin Luther King Day observance; and whether any recurring commemoration of the 1956 desegregation crisis exists. Easter egg hunts are numerous but mostly church or retailer hosted rather than city run. Because Mansfield is a common place name, listings from Mansfield in Ohio, Louisiana, Pennsylvania, Massachusetts, Connecticut, Missouri, Arkansas and Nottinghamshire were screened out; in particular a paid-admission Juneteenth celebration and a chamber golf tournament that surface in search belong to Mansfield, Louisiana and Mansfield, Pennsylvania respectively, and a "Christmas in the City" event belongs to Mansfield, Ohio. Any statement here that something does not exist means no reliable Mansfield, Texas source was found, not that it is impossible.
What sets Mansfield schools apart:
One thing to check before you buy: Mansfield ISD covers 94.5 square miles, far more than the city itself, and attendance zones were redrawn effective 2025-26. A home that fed one high school last year may feed a different one now. Which of the eight you get is the single most important school question here, and it is answered by address rather than by neighbourhood name.
Want the complete breakdown? Read our full Mansfield ISD guide →
Mansfield ISD is roughly five times the size of any district covered elsewhere on this site: 49 campuses, about 35,700 students, across 94.5 square miles that reach well past the city limits. All eight high schools are rated A. Which one your house feeds is the question that matters, and the zones were redrawn for 2025-26.
3001 E Broad St
Fed by Brooks Wester Middle
The original, dating to 1909, in a building from 2002. Strong in baseball and golf, and it offers 24 AP courses with a 96 percent graduation rate. It is also the campus at the centre of the 1956 desegregation crisis.
The 2026-28 realignment puts it in District 11-6A alongside Lake Ridge, Crowley, North Crowley, Red Oak, Waxahachie, Duncanville and Skyline. That is a brutal district.
Professional alumni include MLB All-Star pitcher Jordan Walden, outfielder Sam Hilliard, NBA first-round pick Sean Williams, and NFL players Stepfan Taylor, Hassan Ridgeway and Lenzy Pipkins.
101 N Day Miar Rd
Fed by Danny Jones Middle
Opened 2012 and now the biggest high school in the district. Reached the 5A Division I football state final in 2015 and its first boys basketball state semifinal in 2024.
Its softball team became the first in the 113-year history of the district to reach the state tournament.
Alumni include Raiders offensive lineman Caleb Rogers, a 2025 third-round pick, receiver Malik Knowles, and Jasmine Moore, a two-time Olympian who took bronze in both the triple jump and the long jump at Paris in 2024.
1071 Turner Warnell Rd, Arlington
Fed by T.A. Howard Middle
An Arlington address on a Mansfield ISD campus, which happens a lot here. Boys basketball won state in 2025 and repeated in 2026, beating Beaumont United 52 to 40 behind a freshman who hit six threes.
Home of the Summit P-TECH Academy, opened in 2024, which pairs high school with industry credentials and college credit.
Football reached the 5A Division I state semifinals in two straight seasons before 2022. NFL alumni include Myles Adams.
As of 2025-26 Roberta Tipps STEAM Academy now feeds Summit rather than Mansfield High, one of the rezone changes.
7700 S Watson Rd, Arlington
Fed by James Coble Middle
Opened 2004 and named an AVID National Demonstration School in 2016. It also houses the district's Early College programme, so a Timberview address carries an extra option.
Alumni include WNBA fourth overall pick Chennedy Carter, MLB tenth overall pick Michael Choice, NFL players Marcus Cromartie, David Anenih and Jalen Kimber, and elite sprinter Aldrich Bailey Jr.
Serves parts of Arlington, Mansfield and Grand Prairie.
1263 N Main St
Fed by Charlene McKinzey Middle
Established 2007, and built on the site of the old Kowbell Indoor Rodeo, which ran every Saturday night for forty-five years. Broncos is not an accident.
Alumni include Josh Doctson, a 2016 first-round pick at 22nd overall by Washington, and Rees Odhiambo, the first Kenyan-born player drafted into the NFL.
1120 W Debbie Ln
The strongest academic credential on this site by a distance. U.S. News ranked Frontier 33rd in the nation and 3rd in Texas for 2026-27, and one analysis puts it better than 99.9 percent of Texas high schools.
Entry is by application: a combined 85 percent or better across core subjects, plus an interview. About 330 students total, at a ratio near fourteen to one.
It converted from Frontier High School to a STEM academy in 2020-21, and shares a building with Ben Barber. This is not a zoned school, so it is open to any Mansfield ISD student who gets in.
At Timberview, then TCC Southeast
An unusual structure: grades nine and ten at Timberview, then eleven and twelve physically at Tarrant County College Southeast. Students can finish with a diploma and an associate degree together.
1120 W Debbie Ln
The career and technical hub, open to any Mansfield ISD student by interest and space. Students attend for their programme and return to their home campus, so it adds to a zoned school rather than replacing it.
Across the district
Seven of them, and the feeder link is direct: Brooks Wester to Mansfield High, Danny Jones to Lake Ridge, Charlene McKinzey to Legacy, James Coble to Timberview, T.A. Howard to Summit. Linda Jobe and Rogene Worley serve mixed zones.
Brooks Wester occupies the former Mansfield High South Campus. All seven middle schools now rate A or B.
Separately, Jerry Knight STEM Academy runs grades six through eight as a choice campus.
Across the district
Worth understanding, because most districts do not have this. Mansfield runs four levels rather than three: elementary through fourth, intermediate for fifth and sixth, middle for seventh and eighth, then high school.
The seven are Cross Timbers, Della Icenhower, Mary Lillard, Asa Low, Alma Martinez, Mary Orr and Donna Shepard Leadership Academy.
That structure means three school changes between fourth grade and ninth. Some families love the smaller age-banded campuses; others find it a lot of transitions.
Across the district
Twenty-four of them, several with specialties: STEM, STEAM, leadership and agricultural leadership academies, plus two-way dual language in Spanish and English at D.P. Morris, Erma Nash and Charlotte Anderson.
Three campuses opened in 2021 to handle growth: Brenda Norwood Elementary in South Pointe, Charlene McKinzey Middle and Alma Martinez Intermediate. South Pointe therefore has its own schools on site.
Pre-kindergarten runs through the Dr. Sarah K. Jandrucko Academy for Early Learners, a dedicated campus, with another early learners academy announced.
In and around Mansfield
The Phoenix Academy is the alternative campus, in the former Erma Nash building from 1953. It is also rated A, which is how all eight high schools carry the grade.
Mansfield ISD does accept transfers, through limited open enrolment in kindergarten through fourth, in-district transfers, and an out-of-district programme called Destination Mansfield.
Private options are thinner than the city's income would suggest. Mansfield Christian School operates here, alongside preschools; Pantego Christian closed its Mansfield campus in 2020. No major charter operator has a campus inside the city limits, though metro charters accept Mansfield students by open enrolment.
This is the one thing to act on. After a six-month study, the board approved attendance zone changes that took effect in 2025-26, because Legacy, Mansfield and Lake Ridge were all over capacity.
Real examples: Roberta Tipps students now feed Summit rather than Mansfield High. D.P. Morris students moved to a different intermediate and middle path. Martha Reid students moved to Asa Low and Wester. Annette Perry students were split between two paths feeding either Mansfield High or Lake Ridge.
So a listing that says a neighbourhood feeds one high school may be quoting last year. Run the exact address through the district's tool before you write.
Mansfield ISD covers 94.5 square miles against the city's 36.7, reaching into parts of Arlington, Grand Prairie, Burleson, Fort Worth, Kennedale, Rendon, Venus and Alvarado.
Two consequences worth knowing. Several Mansfield ISD campuses carry Arlington mailing addresses, including Summit and Timberview, which confuses buyers reading listings. And the reverse also holds: a home with a Mansfield address is in Mansfield ISD, since no neighbouring district serves homes inside the city limits.
For 2025-26 the district holds a B at 87, with all eight high schools rated A, all seven middle schools A or B, and no failing campuses. In the prior year, twenty of forty-seven rated campuses earned an A, up from nine.
The trend is steady rather than dramatic: A ratings in 2017-18 and 2018-19, ratings paused for the pandemic, B since. No TEA intervention or state monitoring was found, which is a meaningful contrast with several districts covered elsewhere on this site.
Mansfield ISD adopted $1.1469 for 2025, split about $0.7869 for operations and $0.3600 for debt, which the district notes is its lowest rate since 1992.
Against the neighbours it sits mid-table. On a $500,000 home the school portion runs roughly $387 a year less than Lancaster ISD and $391 less than DeSoto, but about $418 more than Red Oak. Cheaper than the Best Southwest districts, dearer than the Ellis County ones.
In May 2024 voters approved $588.5 million of a $777 million bond package with no tax rate increase. Proposition A passed at 54 percent and Proposition B at 53; the stadium renovation proposition and two others failed. Work runs through 2029.
And the structural advantage: Mansfield has no Public Improvement Districts and no Municipal Utility Districts, so nothing stacks on top. Texas also raised the school homestead exemption to $140,000 in November 2025, with the over-65 amount going from $10,000 to $60,000.
Accountability ratings are intentionally not shown on the campus cards. State letter grades change annually and a single year rarely reflects what a campus is actually like; the district-level trend is described above for context. For current ratings go to TXschools.gov, or GreatSchools and Niche for third-party scores. Attendance zones were redrawn effective 2025-26 and must be verified by address through the district's own lookup tool, not from a listing, a neighbourhood name or this page. Several items could not be verified and are flagged rather than guessed: campus assignments for Somerset, View at the Reserve, Birdsong, Rockwood, Walnut Creek, Lakes of Creekwood and Mansfield National, though South Pointe and M3 Ranch are confirmed; district-wide average SAT and ACT scores and precise Advanced Placement participation rates; whether Mansfield ISD adopts a local optional percentage homestead exemption above the state minimum; and a definitive roster of private schools currently operating in the city. Enrollment is reported between roughly 35,300 and 35,900 depending on source and year, and individual campus figures are mostly 2023-24 and 2024-25. The district's tax rate appears as $1.1469 on its tax information page and as the older $1.1492 on another district page; use the former and confirm at closing. Tax comparisons are school district taxes only, before exemptions, and exclude city, county, college and hospital levies; combined rates differ between Tarrant County and Johnson County addresses within the same city. University Interscholastic League classifications reflect the 2026 through 2028 alignment and change every two years. Because Mansfield is a common place name, sources from Mansfield in Ohio, Massachusetts, Connecticut, Louisiana, Pennsylvania, Missouri and Arkansas were screened out; note in particular that the financially troubled Mansfield City Schools facing state oversight is in Ohio and is a different district entirely. This information is provided for general reference only and is not a recommendation regarding any school, campus, district, neighbourhood or property. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Median Sales Price
What Mansfield homes actually sold for each month. This is the most statistically reliable median on the site, because Mansfield closes enough homes that no single sale moves it.
Recent data showed the median rising while price per square foot eased from $187 to $180. That is a mix shift, not a value move. Bigger homes sold, not better ones.
Mansfield runs from about $420,000 in new construction to $1.8 million at the gated golf estates. The citywide median is not your comp. Price against your tier and your street.
Texas is a non-disclosure state, so sale prices are not public record and portal figures are models. This chart is MLS, which is closer to the truth.
Entry-level and mid-range Mansfield moves quickly. The luxury tier above roughly $800,000 is a different market with a much thinner buyer pool, and it lifts the citywide figure.
The first two weeks bring the most traffic a listing will ever get. If they pass without an offer, that is pricing information. Acting in week three beats acting in week ten.
Anything well past the median is worth a look, particularly at the upper end where sellers have had longer to reconsider what the house is actually worth.
Under 10 showings means buyers are deciding quickly. Rising counts mean people are walking through and walking away, which is a different problem from nobody looking at all.
This separates a pricing problem from a presentation problem. Plenty of showings and no offer usually means something specific is putting people off, and that is fixable without dropping the price.
High showings-to-pending means you can be selective without losing homes. Read it against days on market: low on both is a hot market, high on both means the leverage is yours.
Mansfield closes far more homes a month than the smaller cities on this site. That is not a vanity stat: it is what makes the median, the days on market and the showings figures statistically trustworthy rather than noisy.
Rising prices with rising volume is a genuine seller's market. Rising prices with falling volume means momentum is weakening, and that turn shows up here before it shows up in price.
Watch whether builders or resale carried the month. With several master-planned communities selling at once, incentives can be doing more work than the market is.
Charts supplied by NTREIS via 10K Research and Marketing and update automatically. Data reflects residential activity reported to the MLS and may be revised as late-reported sales come in. Mansfield's median is more reliable than most cities on this site, because sales volume is high enough that no single transaction moves it, but it still blends a very wide market. New construction runs from roughly $420,000 to $1.1 million across South Pointe, M3 Ranch, Somerset and other communities, while established luxury reaches about $1.8 million at the gated Fairways of Walnut Creek, so a citywide median describes the middle of a broad range rather than any particular tier. There is a mild mix effect: recent data showed the median rising about 7.6 percent while price per square foot eased from $187 to $180, which is what happens when larger homes make up more of the month's closings. These charts do not separate new construction from resale, and the share of closings that are new builds is not published. They also do not reflect that Mansfield spans Tarrant, Johnson and Ellis counties, with combined tax rates of roughly 2.24 percent on a Tarrant address and 2.17 percent on a Johnson County one, nor that the city has no Public Improvement Districts and no Municipal Utility Districts to add assessments on top. Market statistics describe the area as a whole and are not a substitute for a comparative market analysis on a specific property. Texas is a non-disclosure state, so publicly available sale prices elsewhere are estimates rather than recorded figures. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Pick a purchase year and the price fills in with what a typical Mansfield home cost that year. If you own here, type over it with what you actually paid. Two honest notes sit below the chart, and the second one matters if your house is worth more than about $833,000.
Bought here? Tap the number and enter what you paid.
Federal house price index growth, indexed to the purchase year, where the purchase year equals 100.
Every previous city on this site sat comfortably below the conforming loan limit, so this never came up. Mansfield does not.
The index behind this calculator is built from loans bought by Fannie Mae and Freddie Mac, which means conforming loans only. The 2026 limit in every Texas county is $832,750. Jumbo loans and all-cash purchases are not in it.
For the typical Mansfield buyer near $449,000 that is fine, and most of the market is captured. But Mansfield has new construction to $1.1 million and established luxury reaching roughly $1.8 million at the gated Fairways of Walnut Creek. Those homes are under-represented, so treat this as an estimate for the mainstream market and not for the luxury tier.
Mansfield's median is mildly affected by new construction but not distorted. Recent data showed the median up about 7.6 percent while price per square foot eased from $187 to $180 — a mix shift, but a mild one, because new builds here bracket the established median rather than sitting far above it.
Volume helps too. Mansfield closes far more homes a month than the smaller cities on this site, which makes the median statistically more reliable rather than a number a handful of sales can swing.
And the county question turns out not to matter much: Tarrant gained about 139.6 percent from 2009 through 2024 and Johnson about 139.0. Whichever side of the line your address falls on, the appreciation story is the same.
Growth rates are the FHFA All-Transactions House Price Index, annual values 2009 through 2024: Tarrant County, Texas (FRED series ATNHPIUS48439A), the State of Texas (TXSTHPI) and the United States (USSTHPI). State and national figures are annual averages of the four published quarters. The slider ends at 2024 because that is the most recent year the county series has published, while the state and national series now run into 2026. The Johnson County series (ATNHPIUS48251A) also ends at 2024 and tracks Tarrant almost identically, so Tarrant is used for all Mansfield addresses. The prefilled dollar figures are derived, not published: they are calculated by applying the Tarrant County index to a citywide anchor of $449,000, Zillow's Home Value Index for Mansfield observed June 30, 2026, which sits at the conservative lower end of a defensible cluster running to roughly $490,000 across Redfin's city median and the Census median owner-occupied value of $482,300. Entering your own purchase price replaces the estimate entirely. Figures published for Mansfield range far wider than that cluster, from about $410,000 to $580,000, because monthly medians on small samples and differing geographic definitions pull in both directions; single-month medians are deliberately not used as an anchor. The index is built from conforming loans and therefore excludes jumbo lending and all-cash purchases; with a 2026 conforming limit of $832,750 it fairly represents the Mansfield mainstream but understates the luxury tier. Equity figures assume a 30-year fixed mortgage at that year's Freddie Mac annual average rate, held to today, with no refinancing, no extra principal and no additional borrowing. They exclude closing costs, property taxes, insurance, maintenance, improvements, HOA dues and selling costs. Mansfield has no Public Improvement Districts and no Municipal Utility Districts, so no special-district assessment applies, though combined tax rates differ between Tarrant County addresses at roughly 2.24 percent and Johnson County addresses at roughly 2.17 percent. Mansfield is not USDA Rural Development eligible. This is an illustration for general reference, not an appraisal, a comparative market analysis, a valuation or investment advice. Past appreciation does not predict future appreciation. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Mansfield sits about twenty miles southeast of downtown Fort Worth on US 287. What separates it from most of this metro is not the drive time. It is that a city of eighty thousand people has no public transit at all — the one pilot service ended in July 2025 and nothing replaced it.
Typical Off-Peak Drive Time
Nearby
Minutes off-peak from Historic Downtown at Main and Broad.
Say it plainly, because most city pages will not. Mansfield is not a member of Trinity Metro and not a member of DART. No bus route, no rail line, nothing.
There was a pilot. Trinity Metro's ZIPZONE on-demand service ran three vans inside the city limits on weekdays, launched 15 July 2024, and ended on 11 July 2025 when the grant that funded it expired. It never connected to another city other than a college campus link.
For comparison, Glenn Heights bought into DART back in 1983 and Lancaster at least has on-demand service connecting to rail stations. Mansfield has neither. Every household here needs a car per driver, and that is a real line in a monthly budget.
This is the practical read on Mansfield's geography. Downtown Fort Worth is about 26 minutes off-peak; downtown Dallas is 35 and climbs past an hour at peak.
US 287 runs straight through town as Main Street, giving direct frontage and a clean run northwest into Fort Worth. Highway 360 ends at US 287 right here in Mansfield, which is why the airport and Arlington are both close. I-20 sits seven or eight miles north.
So if you work in Fort Worth or Arlington, this location is excellent. If you work in downtown Dallas, drive it at your actual commute time before you commit.
Unlike several cities on this site, Mansfield is only a modest net exporter of workers. Daytime population drops about 7 percent, and roughly 32 percent of employed residents both live and work in the city.
The base is real: Mouser Electronics at about 2,067, Methodist Mansfield at 1,428, Klein Tools at 733 and adding a global research headquarters with 400 more jobs. Compare that to Lancaster, where thirty thousand warehouse jobs sit next door and residents still commute out.
The average commute runs 28.6 minutes, close to the DFW metro figure of 27.9 and a little above the national 26.4. Against the neighbours it is mid-pack: longer than Duncanville at 25.5, shorter than DeSoto at 30.8.
The striking number is the other one. About 15 percent of Mansfield workers work from home, well above the metro norm, with 73.8 percent driving alone and 8.7 percent carpooling. Transit is effectively zero, which follows from the note above.
The 360 Tollway opened in May 2018, 9.7 miles at a cost of $340 million, running from Camp Wisdom south to US 287. Full length runs about $1.62 with a TollTag and $2.44 billed by mail. The frontage roads remain free, which is worth knowing if you would rather not pay.
What comes next is unsettled. The tollway authority is in environmental study on a 5.5-mile southern extension from US 287 down to US 67, with a public meeting held at Mansfield High School in April 2026. Nothing is built and no alignment is final, so treat it as a possibility rather than a plan.
The tiles above are off-peak and real. At eight in the morning they are not. Fort Worth runs 35 to 45 minutes each way at peak against 26 off-peak.
Dallas is the one to think hard about: roughly 50 to 65 minutes inbound and 55 to 70 coming home. The pinch points are US 287 through Kennedale toward Fort Worth, and Highway 360 south of I-20 where the freeway hands off to signalled frontage roads.
Drive times are off-peak estimates from consumer mapping tools rather than a single live-traffic source, and should be treated as accurate to within about five minutes; they vary with traffic, weather, construction and your exact starting point, and are measured from Historic Downtown at Main and Broad. Rush hour figures are wider estimates synthesised from those tools together with state congestion data, not independently timed. Commuting statistics are Census American Community Survey five-year estimates for Mansfield city, against a national mean travel time of 26.4 minutes and a Dallas Fort Worth Arlington metro figure of 27.9; an alternative survey vintage shows a shorter 24-minute mean, and the 28.6-minute figure is used here. Employment and daytime population figures are drawn from Census-derived sources and a clean job count for the city could not be retrieved, so the net out-commuting direction is reliable while the exact job total is approximate. Employer headcounts come from the city's economic development corporation. Transit status reflects the ZIPZONE pilot's documented end on 11 July 2025; if a permanent service returns this section will need rewriting, so confirm current options with the city. The 360 Tollway southern extension is in environmental study with no final alignment and no construction; confirm status with the tollway authority before making any decision based on it, and note that a future facility may affect properties near the corridor. On congestion, Highway 360 between Highway 183 and I-30 ranks 66th on the state's most congested segments list rather than in the top twenty, though nearby stretches of I-20 and I-30 rank higher. This information is provided for general reference and is not a representation about any specific property, commute or future infrastructure outcome. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Mansfield spans three counties, which changes your tax bill, your appraisal district and your county clerk depending on which street you buy on. That question goes first, with the numbers.
Start here, because two nearly identical homes on opposite sides of a county line carry different bills. Mansfield sits primarily in Tarrant County with portions in Johnson and Ellis.
| County | Combined | On $450K |
|---|---|---|
| Tarrant | ~2.268% | $10,207 |
| Johnson | ~2.165% | $9,743 |
| Ellis | ~2.060% | $9,270 |
So a Johnson County address saves roughly $465 a year on a $450,000 home and $618 on a $600,000 one against Tarrant. Ellis is cheaper still, because it carries no hospital district and no junior college levy.
It also decides which appraisal district handles your value and protest, which tax office bills you, and which county clerk holds your deed. Confirm the county before you write an offer.
Four or five lines depending on your county. Mansfield ISD at $1.1469 and the City of Mansfield at $0.6390 apply everywhere. What changes is the county stack.
A Tarrant address adds about $0.4823 across the county, the hospital district and the junior college. Johnson adds $0.3793 including a lateral road levy, and Ellis about $0.2740.
Against the neighbouring markets covered on this site, Mansfield's Tarrant rate sits below Lancaster at 2.362, Cedar Hill at 2.297, DeSoto at 2.283 and Duncanville at 2.254. For a city with this income level, that is a genuinely efficient tax position.
Better than most, and recently improved. The City of Mansfield offers a local optional homestead exemption of 16 percent of value, on top of the state exemptions, plus over-65 and disabled exemptions and a tax ceiling.
Statewide, voters approved two measures in November 2025 that are retroactive to the 2025 tax year: the school homestead exemption rose from $100,000 to $140,000, and the over-65 and disabled school exemption went from $10,000 to $60,000, which can total $200,000 for a senior.
File with whichever appraisal district covers your address, generally by April 30.
No. Mansfield has no Public Improvement Districts and no Municipal Utility Districts anywhere in the city, and builders here advertise that fact.
What exists is two Tax Increment Reinvestment Zones, a 3,100-acre zone created in 2006 and a 317-acre downtown zone from 2012. Those redirect future growth in tax revenue toward infrastructure and do not add anything to your bill.
For contrast, Lancaster has nine PIDs assessing up to $0.36 per $100 plus a utility district at $0.95. Here, the stack above is the whole story.
By most measures, considerably safer than average. One analysis puts overall crime about 30 percent below the national rate with violent crime roughly 74 percent below; another grades the city an A minus with violent crime about 48 percent under national.
One aggregator disagrees and rates the city more harshly. That reading sits against the others and against the city's income profile, so both are reported here rather than picking the flattering one.
The practical read: this is a low-crime suburb where property crime, not violence, is the realistic concern.
The Mansfield Police Department at 1601 Heritage Parkway, under Chief Tracy Aaron, with more than 100 sworn officers. Non-emergency is 817-473-0211 and the main line is 817-276-4700.
Two things worth knowing. The department earned recognised status from the Texas Police Chiefs Association in 2016 by meeting 166 standards, which fewer than a fifth of Texas agencies hold. And the Community Resource Unit will do a free home or business security inspection on request.
This is the strongest single public safety fact in the whole project. Mansfield Fire holds ISO Class 1, the highest rating attainable, upgraded from Class 2. Only a small fraction of departments nationally reach it, and it can lower your homeowner insurance premium, so mention it when you quote.
It is a career department of about 102 personnel across five stations, running over 9,000 incidents a year with a minimum of 26 firefighter paramedics on duty at all times.
EMS is in-house, and every ambulance and paramedic unit carries mobile intensive care equipment. Transport may be billed.
Yes, which almost no city this size can say. Methodist Mansfield Medical Center at 2700 East Broad Street opened in December 2006, runs close to 300 beds, holds a Level III Advanced Trauma designation and Magnet nursing recognition, with a cardiac cath lab and round-the-clock interventional cardiology.
Texas Health Hospital Mansfield at 2300 Lone Star Road opened in December 2020 as a 59-bed joint venture, with a 24-hour emergency room, cardiovascular, orthopaedics, general surgery and women's health, plus an 80,000 square foot medical office building.
Most cities covered elsewhere on this site have none at all.
At City Hall, 1200 East Broad Street, with a driver's licence and a lease if you are renting. The city provides both water and sewer and bills monthly on metered use.
Utility billing is 817-276-4230, general customer service 817-276-4200, and there is a 24-hour emergency line at 817-473-8411 worth putting in your phone before you need it.
Frontier Waste Solutions, and here is the part that surprises people moving from most suburbs: trash is collected twice a week, starting at 7am.
The other quirk is containers. You supply your own trash cans; the city provides the blue recycling cart. Limits run 35 pounds a bag, with ten bags or four cans. Bulky items go out on your regular trash day rather than on a separate schedule.
Household hazardous waste goes to the Environmental Collection Center at 616 South Wisteria at monthly drop-off events, with proof of residency.
Electricity is deregulated, so you shop retail providers. Oncor owns the wires and handles outages at 1-888-313-4747 no matter who bills you. Gas is Atmos and is not deregulated, so there is no shopping there.
On internet, Mansfield does well. Two fibre providers, AT&T Fiber and Spectrum, with AT&T reaching roughly 96 percent of the city and speeds up to 5 gigabit in parts.
Different answer here than in the Dallas County suburbs, and worth understanding.
Those cities sit squarely on Blackland Prairie clay. Mansfield sits on a Cross Timbers and Grand Prairie transition, west of that corridor, so soils shift between sandier Cross Timbers loams and clay-rich prairie ground.
The practical consequence: foundation behaviour is not uniform across the city and can vary block to block. Prairie clays here still shrink and swell enough to damage slabs. Budget for an independent foundation inspection rather than assuming your neighbourhood behaves like the one you looked at last week, and run soaker hoses in drought once you own.
Bad enough to be a line in your budget. A storm tracker logged 32 hail reports within ten miles of Mansfield in 2025 alone, the largest at 2.75 inches, which is baseball sized.
That means high roof turnover and separate wind and hail deductibles, often set as a percentage of dwelling value rather than a flat sum. Ask your agent to quote the hail deductible specifically, and factor roof age into what you offer.
The offsetting good news is the ISO Class 1 fire rating above, which pulls the other way on your premium.
Parts of it. Walnut Creek runs from Johnson County into Tarrant near Mansfield, with several tributaries crossing the city, and the town has flooded historically, including a severe event in 1922.
Flood status is an address-level question rather than a neighbourhood one, so run the specific property through the FEMA map before you write. Standard homeowners insurance does not cover flood.
Mansfield ISD, and it is the largest district covered on this site by a wide margin: 49 schools, about 35,700 students across 94.5 square miles.
All eight high schools are rated A, with the district overall at a B and no failing campuses. Frontier STEM Academy was ranked 33rd in the nation by U.S. News for 2026-27.
Two cautions. The district reaches well beyond the city limits, and attendance zones were redrawn for 2025-26, so which of the eight high schools you get is an address question that a listing may answer with last year's information.
None. Not a member of Trinity Metro, not a member of DART, no bus route and no rail.
There was one attempt. Trinity Metro ran an on-demand pilot with three vans inside the city limits from 15 July 2024 until 11 July 2025, when the grant funding it expired. Nothing replaced it.
Plan on a car per driver. It is the single clearest lifestyle cost of living here, and it is why about 74 percent of workers drive alone with an average commute of 28.6 minutes.
Fair question, and the city has a stated answer. The $2.5 billion Staybolt Street district on 250 acres off Highway 360 is anchored by a city-owned 7,500-seat stadium opening in 2026 as home to North Texas SC.
The city says visitors will reach the district directly from the 360 tollway specifically to keep event traffic off internal and neighbourhood streets, with a traffic management plan and upgrades to Lone Star and Heritage parkways.
Realistically, if you buy near that corridor, expect event-day congestion and crowds anyway. Plans help; they do not eliminate several thousand cars arriving at once.
Beyond Staybolt, the significant one is Klein Tools. In July 2025 the council approved an agreement with its parent company for a minimum $100 million investment through 2028, a global research and development headquarters, new warehouse space and 400 new jobs, backed by performance grants up to $18.5 million over eighteen years.
Downtown, the Water Mill District will add retail, restaurants, event space and about a hundred apartments. Mouser Electronics remains the largest private employer at roughly 2,067 people.
If it is in a historic landmark district, yes. The Historic Landmark Commission approves or disapproves new construction, restoration, alteration and maintenance of any historic resource or building within a landmark district.
A property must be at least fifty years old to be considered historic, and exterior work downtown is governed by published design guidelines. Budget a design review step into your timeline before you plan a renovation there.
Permits, planning, zoning and code compliance all run out of City Hall at 1200 East Broad Street on 817-276-4200.
The municipal court sits separately at 1305 East Broad in the public safety building, on 817-276-4716, weekdays eight to five.
Animal Care and Control is on 817-276-4799, and the city has been building a new $37 million animal care and service centre at 620 South Wisteria to replace the old industrial boulevard field office.
Not in Mansfield, and this catches new residents out. The state office at 1100 East Broad Street handles vehicle registration and titling only. It will not issue or transfer a driver licence.
For that you go to Grand Prairie or the Fort Worth Mega Center, and the former Arlington office on West Arkansas Lane has closed. Book an appointment online rather than driving over hopefully.
New Texas residents have 90 days for the licence and 30 days to register a vehicle.
A council-manager government with seven at-large positions, six council members plus the mayor, on three-year terms. Notably there are no single-member districts, so every seat answers to the whole city.
The mayor is Michael Evans. Mansfield incorporated on August 23, 1890.
Five things, plainly.
No public transit whatsoever, so every adult needs a vehicle. A higher entry price, with a typical value near $449,000, which prices out buyers who would qualify in the southern suburbs. Growth pressure on schools and roads, with attendance zones already redrawn once. Stadium traffic along the 360 and Heritage corridor on event days. And hail and foundation costs that are real ownership expenses rather than one-time items.
Against that: two hospitals in town, an ISO Class 1 fire department, eight A-rated high schools, no PID or MUD anywhere, a combined tax rate below every Best Southwest city, and a downtown that actually functions.
Question not answered here? Send me an address and I will tell you which county it sits in, what that does to the tax bill, and which of the eight high schools it currently feeds.
Call 214-228-0003Answers observed September 2026. Tax figures are computed from published 2025 rate schedules with standard assumptions and are illustrations rather than quotes; they are shown before exemptions, and a specific bill varies with appraised value, exemption status and the taxing units on your parcel. Confirm your county and your exact rate with the relevant appraisal district before relying on a figure. Several items could not be fully verified and are flagged rather than guessed: Methodist Mansfield's licensed bed count appears as both 294 and 254 across sources, and Texas Health Hospital Mansfield's current trauma designation is stated as Level IV by one source while the hospital's own materials emphasise a 24-hour emergency department without naming a level. Crime statistics conflict meaningfully across aggregators applying different methods and base populations to the same federal data, and are presented as a range rather than resolved; a matched comparison should be drawn directly from the FBI Crime Data Explorer before any ranking claim is repeated. The residential trash hauler is Frontier Waste Solutions per current city sources, though some third-party listings still show Republic Services for bulk waste. Soil conditions vary within the city and a general description is not a substitute for a foundation inspection on a specific property. Stadium and district details reflect announced plans, which change. Attendance zones, tax rates, utility arrangements and service schedules change annually, so re-verify before acting. Because Mansfield is a common place name, sources from Mansfield in Ohio, Massachusetts, Connecticut, Louisiana, Pennsylvania, Missouri, Arkansas and Nottinghamshire were screened out, including a school district under state fiscal oversight in Ohio that is unrelated to Mansfield ISD. Nothing here is legal, tax, insurance or investment advice, and school information is provided for general reference rather than as a recommendation. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Verified phone numbers and links for the City of Mansfield and, because the city spans three of them, all three county systems. Check which county your address sits in before you use the property section.
City Hall, 1200 E Broad St. Bring a driver's licence and your lease if renting. The city supplies both water and sewer.
817-276-4230 24hr emergency 817-473-8411 Do this firstDeregulated, so you choose the retailer. The state comparison site lists every plan without marketing spin.
powertochoose.org Oncor outages 1-888-313-4747 Do this firstFree, and worth real money now the school exemption is $140,000. File with the district covering your county. Deadline generally 30 April.
Tarrant 817-284-0024 Johnson 817-558-0122 · Ellis via elliscad.com Do this firstEight high schools and zones redrawn for 2025-26. Run the exact address through the district tool rather than trusting a listing.
mansfieldisd.org City Hall1200 E Broad St. Permits, planning, zoning and code compliance all run from here.
817-276-4200 Police1601 Heritage Pkwy. Chief Tracy Aaron, over 100 sworn officers. Free home security inspections on request.
817-473-0211 Non-emergency · main 817-276-4700 Fire & EMSFive stations, about 102 career personnel, in-house paramedics. ISO Class 1 — tell your insurer.
Emergency 911 AnimalsA new $37 million care and service centre at 620 S Wisteria replaces the old field office.
817-276-4799 Court1305 E Broad St in the public safety building, not City Hall. Weekdays eight to five.
817-276-4716 PreservationApproves exterior work in landmark districts. Fifty-year threshold, and downtown work follows published design guidelines.
Via City Hall Recreation106 S Wisteria. Funded by the half-cent sales tax voters approved in 1992. Parks & Rec is at 1164 Matlock on 817-728-3390.
817-728-3680 Library104 S Wisteria St. Story times including bilingual sessions, plus the usual digital lending.
817-473-4391 Tarrant County2500 Handley-Ederville Rd, Fort Worth. Most of Mansfield sits here. Values, protests and exemptions.
817-284-0024 Tarrant CountyBills and collects for the county, hospital district and college. Also vehicle registration renewals.
tarrantcountytx.gov Tarrant CountyCounty clerk for deeds and records, elections, sheriff and courts, all from the main portal.
tarrantcountytx.gov Johnson CountyFor the southern portion of the city, including Somerset. A Johnson address runs about 2.17 percent against Tarrant's 2.27.
817-558-0122 Johnson CountyTax office, county clerk and elections for Johnson County addresses in the 76084 ZIP.
johnsoncountytx.org Ellis CountyA small slice of the city reaches into Ellis. Cheapest of the three at about 2.06 percent, with no hospital district or college levy.
elliscad.com New to Texas1100 E Broad does registration and titling only. For a licence, go to Grand Prairie or the Fort Worth Mega Center. Book online. 90 days for the licence, 30 to register a vehicle.
Appointment required New to TexasRegistration, titles and plates. Registration renewals also go through your county tax office.
txdmv.gov New to TexasRegister through the elections office of whichever county your address falls in.
votetexas.gov Before you buyWalnut Creek and its tributaries cross the city. Flood status is address-level, and standard insurance does not cover it.
msc.fema.gov TrashTwice weekly collection from 7am. You supply your own trash cans; the city provides the blue recycling cart. Hazardous waste goes to 616 S Wisteria monthly.
frontierwaste.com GasNatural gas, and not deregulated, so there is nothing to shop. Call them for leaks.
atmosenergy.com InternetTwo fibre options, AT&T Fiber and Spectrum, with AT&T reaching about 96 percent of the city and up to 5 gigabit in parts.
Check by address SchoolsThe state's own campus data and current accountability ratings, which change every year.
txschools.gov College2100 Southeast Pkwy, Arlington. Partners with Mansfield ISD on the Early College programme and dual credit.
817-515-3001 Hospital2700 E Broad St. Opened 2006, close to 300 beds, Level III Advanced Trauma, Magnet recognised, with 24-hour interventional cardiology.
682-242-2000 Hospital2300 Lone Star Rd. Opened December 2020, 59 beds, 24-hour emergency room. Two hospitals in one city is unusual.
texashealthmansfield.org Business114 N Main St. Member directory, networking and local business events.
817-473-0507 EventsThe place to confirm dates for the Pickle Parade, Hometown Holidays and everything else. Check venues too — several are moving.
visitmansfieldtexas.com DowntownMain and Broad. Markets, events and the merchant directory. The Farr Best Theater at 109 N Main dates to 1917 and the museum sits at 102 N Main on 817-473-4250.
historicdowntownmansfield.com Market703 E Broad St, Saturdays 8 to 12, roughly May through November. Produce, meats, cottage foods and live music.
mtxfcm.com DevelopmentWhere to track Staybolt Street, the stadium, Klein Tools and the Water Mill District rather than relying on rumour.
mansfield-texas.comLinks, phone numbers and addresses verified September 2026 and subject to change; if something has moved, tell me and I will correct it. Mansfield spans Tarrant, Johnson and Ellis counties, so confirm which one your address falls in before using the appraisal district, tax office, county clerk or elections links — the wrong county wastes a trip and produces the wrong tax figure. Several entries could not be fully confirmed and are flagged rather than presented as certain: the Farr Best Theater is listed at both 817-804-5768 and 817-728-3383 across official sources; the nearest driver licence office should be checked on the state locator by ZIP rather than assumed, since the former Arlington office on West Arkansas Lane has closed; and some city department deep links sit behind the main portal and may shift with site updates, so start at mansfieldtexas.gov if a link fails. The residential trash hauler is Frontier Waste Solutions per current city sources, though some third-party listings still show Republic Services for bulk waste. Combined tax rate figures are derived from published 2025 schedules and are illustrations rather than quotes. Because Mansfield is a common place name, resources belonging to Mansfield in Ohio, Massachusetts, Connecticut, Louisiana, Pennsylvania, Missouri, Arkansas and Nottinghamshire were screened out, as was Port Mansfield in Willacy County, Texas. Listings are provided for general reference and are not endorsements; I receive no compensation from any organisation named. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Everything on this page was researched, verified and written here, not licensed from a national content service. The three county tax stacks were built line by line. The 1956 desegregation crisis is told with the students named. And where the record disagrees with itself, that is printed rather than quietly resolved in whichever direction sounds better.
This is the Mansfield question, and most agents never raise it. The city spans Tarrant, Johnson and Ellis counties, and the line decides your appraisal district, your tax office, your county clerk and your rate. A Johnson address runs about 2.17 percent against Tarrant's 2.27, worth roughly $465 a year on a $450,000 home and $618 on a $600,000 one. Ellis is cheaper still, carrying no hospital district or junior college levy. I pull the county by address before you fall for the house, not after your lender reworks the payment.
Mansfield ISD runs 49 campuses across 94.5 square miles, bigger than the city itself, with eight high schools all rated A. Which one you get is an address question, not a neighbourhood one. And the zones were redrawn effective 2025-26 because three high schools were over capacity, so Roberta Tipps students now feed Summit rather than Mansfield High, and Annette Perry was split between two paths. A listing quoting a high school may be quoting last year. I verify it live.
Worth knowing before you compare on price alone. Two hospitals inside the city limits, which no other city on this site can claim. An ISO Class 1 fire department, the highest rating attainable, which can genuinely lower your insurance premium. No PID and no MUD anywhere in the city, against nine PIDs and a utility district in Lancaster. And a combined tax rate below every Best Southwest city despite a far higher income level.
If the commute to downtown Dallas is going to grind you down at 65 minutes each way, if the foundation on that particular street worries me, or if a different city fits your situation better, you will hear it from me before you hear it from your lender or an inspector. I would rather lose a commission than put you in a house you resent in year two.
New construction here is deep and competitive. South Pointe, M3 Ranch, Somerset, View at the Reserve, Birdsong and Rockwood are all selling at once, and M3 Ranch alone has four builders working against each other, which is leverage worth using. Second, the soil is not what it is in the Dallas County suburbs: Mansfield sits on a Cross Timbers transition rather than uniform Blackland clay, so foundation behaviour varies block to block and an inspection matters more here, not less. Third, there is no public transit at all since the pilot service ended in July 2025, so budget a vehicle per driver. And fourth, the one that catches new-build buyers everywhere: your first tax bill is calculated on the land alone, often two to four thousand dollars, and year two lands near $11,250 on a $500,000 home. File the homestead exemption the week you close and budget from the second number.
Tell them the county, not just the city. Mansfield spans three of them and the rate difference moves the escrow materially, so a payment estimate built on the wrong county will be wrong. Above roughly $833,000 you are into jumbo territory, which prices differently again, and Mansfield has plenty of homes there. I recommend these lenders based on their expertise and service. I do not receive compensation for referrals.
Either is fine. I answer my own phone, and there is no version of this where you get routed to a call centre or handed to a junior agent. Send me an address and I will tell you which of the three counties it sits in, what that does to the tax bill, and which of the eight high schools it currently feeds.
Bobby Franklin, REALTOR® · Legacy Realty Group – Leslie Majors Team · 214-228-0003 · northtexasmarketinsider.com
Information on this page is provided for general reference and is not legal, tax, insurance or investment advice. Mansfield spans Tarrant, Johnson and Ellis counties, and tax rates, appraisal districts, tax offices and county services differ between them, so confirm the county for a specific address before relying on any figure here. Tax illustrations use published 2025 rate schedules, are shown before exemptions, and reset annually. Mansfield ISD attendance zones were redrawn effective 2025-26 and must be verified by address through the district's own tool for your enrollment year; accountability ratings change annually and are omitted from campus cards deliberately. Appreciation figures elsewhere on this site derive from a federal index built on conforming loans, which understates the luxury tier above the current $832,750 limit. Soil conditions vary within the city and no general description substitutes for a foundation inspection on a specific property. New construction availability, builder pricing and incentives change weekly. Development details for the Staybolt Street district and stadium reflect announced plans, which change. Confirm anything specific to an address before acting on it. School information is not a recommendation regarding any school, district, neighbourhood or property. All real estate services are provided through Legacy Realty Group. Equal Housing Opportunity.
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