Where a historic downtown and 1-acre homesites meet a $30 billion semiconductor boom 15 miles north, the northern frontier with a real jobs engine
Van Alstyne, a fast-growing town of about 8,000 residents (Census, 2025) on US 75 at the Grayson–Collin line, runs from a walkable historic downtown to new master plans with lakes and trails. Here are 8 areas with dated price context and the tax districts that change the yearly cost.
Resale; about $215K–$425K in 2026
The original town grid west of SH 5, with older homes on small lots a short walk from the restaurants and shops of Jefferson and Marshall streets.
Infill builders are adding new homes on older lots. 2026 resales ranged from about $215,500 to $425,000. No HOA, PID or MUD found. City limits, Grayson County, Van Alstyne ISD.
New homes from the $350s
A Risland master plan of 2,000-plus acres shared with Anna, with 274 acres of lakes and creeks, about 25 miles of trails and the Veranda amenity center with pools and a splash pad.
Builders include Highland Homes (from the $350s on 40-foot lots) and David Weekley. Homes are in Van Alstyne MUD No. 1, at $1.00 per $100 for 2026 in place of a city tax. Van Alstyne ISD; the high school is on site.
First homes 2026
A Centurion American plan of 667 acres and about 2,200 homes, with two amenity centers, more than 110 acres of green space and a 20-acre athletic field.
Builders include Ashton Woods, D.R. Horton, First Texas, Lennar, Mattamy, Pacesetter and Pulte; lots were slated for builders by mid-2026. Prices, PID or MUD status and city limits weren’t confirmed. Van Alstyne ISD; verify by address.
New homes from the $490s
A Highland Homes community with a pool, cabana, lake, tree house and hike-and-bike trails.
Highland listed 60-foot lots from the $490s in 2026, with move-in homes from about $600,000 to $652,000; the 40-foot section is sold out. HOA and tax district details weren’t confirmed. Grayson County, Van Alstyne ISD.
New homes from about $369K
Builders including Pacesetter, Stonehollow and Windsor, with walking trails, a pavilion and a cornhole court within walking distance of several campuses.
Pacesetter listed homes from $368,900 and Stonehollow from $445,990 in 2026. Pacesetter lists HOA dues of about $600 a year. PID or MUD status wasn’t confirmed. Van Alstyne ISD.
New homes; about $359K–$535K
Cambridge Homes communities with wider lots, ponds with fountains and a playground, backing up to Eula Umphress and Robert Hynds Park.
Listing snapshots in 2026 ranged from about $358,990 to $534,695. HOA and tax district details weren’t confirmed. Grayson County, Van Alstyne ISD.
Resale; about $335K–$430K
Meadows, Village, Estates and Heights sections built mostly from the mid-1990s to the early 2000s, with no HOA and city water and sewer, plus newer homes in Georgetown Village.
A 2026 sale on Syracuse Drive closed at $334,900, and listings ran about $360,000 to $430,000. No PID or MUD found. City limits, Grayson County, Van Alstyne ISD.
Priced individually
One-acre-plus homesites such as Meadows on Farmington, Sister Grove II and Sterling Meadows, often on septic with rural water.
Many acreage tracts are in the ETJ or unincorporated county, and some Van Alstyne-address parcels may fall in neighboring school districts. Confirm city status, water provider and school district for every parcel.
Swipe or drag sideways to see them all.
Redfin’s three-month city median through August 2026 was about $359,800, down 5.3 percent, with homes selling in about 71 days, down from 108.
ZIP-level medians run higher because they include new construction outside city limits.
The Census Bureau estimated about 8,012 residents in 2025, up from 4,369 in the 2020 census.
Mantua and Highpoint Village could add thousands more homes.
Mantua homes pay a $1.00 MUD rate instead of the city’s $0.553713, so compare the full tax stack, not just price.
Confirm the county and tax districts for every address.
Van Alstyne ISD earned a B (89) in TEA’s 2025 ratings; voters rejected a $550 million bond in November 2025.
Van Alstyne ISD serves the neighborhoods shown; confirm by address.
Van Alstyne counted 4,369 residents in the 2020 census; the Census Bureau estimated 8,012 for July 1, 2025. Most of the city lies in Grayson County, with portions and nearby developments in Collin County. Price figures are dated snapshots: Redfin’s three-month city median ending August 2026, individual 2026 resales and builder prices listed in 2026; they are context, not values. Builder prices change often and listing sites can be out of date. Mantua acreage is reported as about 2,000 to 3,000 acres; the MUD rate is Van Alstyne MUD No. 1 of Grayson County’s 2026 rate ($0.3675 operations and $0.6325 debt), and the developer says residents don’t pay city property tax. No city PID assessment plans were found. The city rate is the most recent confirmed rate; the 2026 adoption wasn’t confirmed. Highpoint Village pricing and tax districts weren’t published. City limits, county and school district must be confirmed by parcel, and some outlying addresses may lie in Gunter, Howe, Anna or Melissa ISD. School districts are listed at the district level only. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Van Alstyne’s downtown punches above its size, from beef Wellington and craft taps on Jefferson Street to a micro-distillery, creative tamales and a Western boutique, with Tex-Mex and hibachi along FM 121. Here’s a 2026-checked list of 18.
224 E. Jefferson St.
Modern classics with a bold Southwestern twist, from burnt-end crostini to a double bone-in pork chop, plus a bourbon wall.
233 E. Jefferson St.
A 1950s-style breakfast and lunch cafe on family recipes from 1956, which moved to Van Alstyne from McKinney in 2024.
218 E. Jefferson St.
More than 20 craft taps, ciders and wine with smash burgers and weekend live music, locally owned since 2019.
126 S. Main Dr.
A micro-distillery making moonshine, apple brandy and bourbon, with a Prohibition-style lounge on Friday and Saturday nights.
120 S. Main Dr.
Creative tamales, from brisket to Cajun jambalaya and jalapeño cream cheese.
166 N. Main Dr.
A downtown Mexican restaurant just off the historic core.
240 E. Marshall St.
Lebanese and Mediterranean plates with vegan options.
221 E. Marshall St.
Pizza, calzones and strombolis, with a gluten-free crust option.
220 E. Marshall St.
Women’s western and boho apparel, boots and a hat bar.
102 S. Waco St.
A small local grocery on SH 5, handy for quick stops.
990 W. Van Alstyne Pkwy.
Specialty coffee, pastries, sandwiches and smoothies on the FM 121 corridor.
495 W. Van Alstyne Pkwy.
Tex-Mex with a well-known fiesta queso; bring your own beverage.
938 W. Van Alstyne Pkwy.
Hibachi grill plates and sushi rolls.
946 W. Van Alstyne Pkwy.
Tacos with a full bar.
21 FM 3356
Mexican plates and a full bar, known for its chips and salsa.
Call for current location
Called the city’s first winery, with traditional and fruit wines, open Thursday through Sunday afternoons.
15027 US 75
A 21-and-up honky-tonk bar and grill with burgers and live Texas country music.
US 75 corridor
United Commercial Development has 100 acres under contract; city staff say a grocery store is the top hope, but no tenants have been announced.
Van Alstyne’s local spots cluster on Jefferson and Marshall streets downtown and along Van Alstyne Parkway (FM 121) near US 75.
There’s no full-service supermarket in town; the nearest H-E-B is in Melissa.
Compiled October 2026. Listings are from Yelp, OpenTable and TripAdvisor activity in 2026, business websites, KXII, KTEN and the Dallas Morning News, and were not confirmed with owners or against state sales-tax permits; call ahead to confirm hours and that a business is still open. Kyrie’s Coffee, Whistle Stop Cafe, Yellow Rose Drug and Diamond Food Market have closed. Cooley Bay Winery’s address appears as both 292 Cartwright Rd. and 545 N. Collin McKinney Pkwy., so call for its current location. Myth & Ember Coffee Roastery and some antique shops were left off until their status or addresses are confirmed. The US 75 retail site has no announced tenants or timeline. The nearest supermarkets are H-E-B and Kroger Marketplace in Melissa and Brookshire’s in Anna; H-E-B has bought land in Sherman. The nearest Costco and Target weren’t confirmed. Listings are provided for general reference and are not endorsements; I receive no compensation from any business named. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
From a Seminary Town on the Prairie to a City of 8,000
Before settlement, the land around Van Alstyne was open prairie and wooded creeks in what became southern Grayson County.
The Handbook of Texas places Van Alstyne about twelve miles south of Sherman in extreme south central Grayson County, right at the Collin County line. The county’s southern areas drain to tributaries of the Trinity River, and their blackland soils supported post oak, bois d’arc, elm and walnut trees along with prairie grasses. That rich ground would later make the area farm country.
The Handbook says various Caddo groups, including the Kichai, Ionis and Tonkawa, were the earliest known inhabitants of the area that became Grayson County, describing them as farmers who found its soils suitable. That source covers the county as a whole rather than the Van Alstyne site itself, so this timeline describes their presence at the county level and doesn’t place any group at the town.
The first lasting signs of settlement were a burial ground in 1846, a Methodist class in 1847 and the Cannon family’s arrival in 1852.
The Handbook says settlement of the region progressed rapidly after the Peters Colony was surveyed in the early 1840s. A state historical marker dates Van Alstyne Cemetery to 1846, decades before the town itself; it was designated a Historic Texas Cemetery in 2005. First United Methodist Church traces its roots to the Liberty Class, formed in 1847 for Bible study and worship in a log cabin about a mile south.
A state marker says Elijah Cannon, his eleven sons and enslaved people moved from South Carolina and settled nearby in 1852; the family graveyard on FM 121 became a community burial place in 1874. Collin McKinney, a signer of the Texas Declaration of Independence and namesake of Collin County, is buried in Van Alstyne Cemetery, which received a state marker for his grave in 1968.
Mantua was founded in 1854 around a planned seminary and grew to about 300 residents by 1870.
The Handbook says Mantua was organized in 1854 when William C. McKinney, James W. Throckmorton and Joseph Wilcox bought 200 acres from Collin McKinney’s son, Younger Scott McKinney, and sold lots to finance the Mantua Seminary. To protect the school’s setting, the town banned gambling, horse racing and liquor sales. Masonic Lodge No. 209, the school’s sponsor, organized in 1857 above a local store.
The seminary was chartered in 1856 but held no classes until 1859, meeting in the lodge building through the Civil War before a two-story, 16-room building went up in 1865. In 1868, 80 students paid $10 to $20 in tuition. Mantua had three stores, a church and about 50 residents in 1860, and roughly 300 residents by 1870, according to the Handbook.
When the Houston and Texas Central Railway laid track east of Mantua, residents moved to a new rail town named Van Alstyne.
The Handbook says the Houston and Texas Central Railway laid tracks east of Mantua in 1872, and residents bought land near the line to organize a new town. Mantua’s mail service ended on July 11, 1873, and by mid-1873 the old town was deserted except for its churches. A 1994 state marker in Dorothy Fielder Park dates the move to 1873, when a depot and post office opened.
The marker says the town was named for Maria Van Alstyne, widow of W. A. Van Alstyne, a principal stockholder of the railroad, and a local historian told KTEN the same. One Handbook entry offers another possibility: William A. Van Alstyne, a civil engineer who surveyed the right-of-way. KTEN also reported that the popular story tying Anna and Melissa to Van Alstyne daughters is a myth.
Van Alstyne added a newspaper, a city government and a college as Mantua’s institutions moved in.
The state historical marker says Van Alstyne incorporated and established a newspaper in 1883, while the Handbook of Texas dates incorporation to 1890; sources disagree. Mantua’s churches moved to Van Alstyne in 1888, and Mantua Masonic Lodge No. 209 continues in town today. The old Mantua Seminary closed in the early 1880s as its community scattered to the new rail town.
Columbia College was founded in 1889 by an association of area merchants and landowners. A state marker says it served all grades through college level in a three-story frame building on a four-acre site. Its first class had 40 students, enrollment reached 578 in 1893–94, and Howell Lake Piner served as its first president from 1890 to 1895. The site is now marked at 588 W.A. Denton Dr.
By 1900 Van Alstyne had nearly 2,000 residents, banks, an opera house and electric service, with cotton at the center of the economy.
The Handbook says Van Alstyne had about 400 residents in 1890, with two gristmills, a flour mill, a newspaper and a college. By about 1900 the population had reached 1,940, and the town had several banks, a grain elevator, a roller mill and a chemical company. Farmers brought cotton and other crops to town to ship on the railroad.
The state marker says the town had banks, schools, hotels, an opera house, a literary club and electric service by 1900. The semi-pro Van Alstyne Grays baseball team formed about 1902 and played for decades, producing several major league players. In 1906 Columbia College became part of the Van Alstyne public school system, which continued to use its building for classes.
The 1908 interurban tied downtown to Sherman and Dallas, even as the population eased from its 1900 peak.
A state marker says the Texas Traction Company built 65 miles of electric interurban track in 1908 linking Sherman and Dallas, passing through downtown Van Alstyne along today’s Preston Avenue. The Interurban Station at the northwest corner of Preston and Marshall still stood as of 2024, and an interurban car awaiting restoration was photographed in town in 2014. The line made day trips to bigger cities possible.
The old Columbia College building served the schools until 1915, when it was destroyed by fire. Pitcher Sam Gray, born in Van Alstyne in 1897, debuted with the Philadelphia Athletics in 1924 and is buried in Van Alstyne Cemetery. The Handbook says the population declined somewhat in the early 1900s, though the town remained a retail, banking and school center.
Through the Depression and postwar decades, Van Alstyne stayed a small town of about 1,450 to 1,650 people.
The Handbook records 1,453 residents in 1936, with 55 businesses including two banks. The population reached about 1,650 around 1948 and stood at 1,608 by 1967, with roughly 42 to 45 rated businesses over that time. Farming and local trade kept the town steady through the Great Depression and World War II, even as the farm economy changed around it.
Baseball remained a point of pride. The Van Alstyne Historical Society told KTEN that five major league players came from the town’s teams before 1940, and in the 1930s two former Grays pitchers, John Whitehead and Monty Stratton, were teammates on the Chicago White Sox. The state marked Collin McKinney’s grave in Van Alstyne Cemetery in 1968, more than a century after his death in 1858.
In the 1970s and 1980s small manufacturers added jobs, and the town began marking its heritage with state markers.
By the mid-1970s, the Handbook says, Van Alstyne had about 2,230 residents and 40 businesses, including seven manufacturers that made clothing, motor homes and mattresses. By the late 1980s the town had about 1,990 residents and 35 businesses, among them makers of plastics and aluminum products. The census counted 2,090 residents in 1990 as the town held near that size.
Residents also began marking local history. State markers went up for First United Methodist Church in 1972, the Columbia College site in 1979, Mantua Masonic Lodge in 1983, the Barron-Veazey House on East Umphress Street in 1990, the town itself in 1994 and Cannon Cemetery in 1996. Several now stand near downtown, telling the story of Mantua and the rail town.
Van Alstyne grew from 2,502 residents in 2000 to 3,046 in 2010 as North Texas growth moved up US 75.
The census counted 2,502 residents in 2000 and 3,046 in 2010 as growth spread north from McKinney and Allen along US 75. Van Alstyne Cemetery was designated a Historic Texas Cemetery in 2005. The Chamber of Commerce launched the first Fall Der All festival downtown in 2012, beginning a tradition that continues each October with vendors, rides and live music.
New schools followed the growth. Bob and Lola Sanford Elementary opened in 2018, according to secondary sources, and the school district bought land for a new high school in 2019 for about $1.5 million, according to the Mantua developer. Developers also began planning large master-planned communities west of US 75, setting up the growth that would reshape the area in the 2020s.
The 2020s brought Mantua, a 150th birthday and a new high school that opened in 2024.
The 2020 census counted 4,369 residents. Risland’s Mantua master-planned community, reported at 2,000 to 3,000 acres spanning Van Alstyne and Anna, opened its first model homes on February 19, 2022, reviving the name of the old seminary town that residents had left behind for the railroad in 1873. The city marked its 150th birthday in 2023 with a celebration and an Old Fashioned Christmas in December.
Van Alstyne ISD broke ground on a new high school in May 2022 and opened it on August 19, 2024, at 700 Collin McKinney Pkwy. KXII reported the two-story building tops 273,000 square feet, beside Grayson College’s South Campus, and the old high school became the junior high. Diamond Food Market, the town’s grocery, closed, and the city’s development corporation bought the building.
Highway widening, a failed school bond, new annexations and a rebuilt downtown mark the current chapter, as the population passed 8,000.
TxDOT began widening US 75 to six lanes from the Collin County line to FM 902 on May 5, 2025. In November 2025 voters rejected Van Alstyne ISD’s $550 million bond, 1,621 to 1,077. The Census Bureau estimated 8,012 residents on July 1, 2025, nearly double the 2020 count, as new subdivisions filled land on both sides of the highway.
The development corporation’s downtown improvement project reopened Marshall Street and part of Main Drive on June 1, 2026. That month the council approved annexation of Solara, a 176-acre, 453-lot community near FM 121. In July, the $67.2 million US 75 and FM 121 interchange was added to TxDOT’s 10-year plan, and Fall Der All returned to the rebuilt downtown in October.
Compiled from the Texas State Historical Association Handbook of Texas (Van Alstyne, Mantua, Mantua Seminary and Grayson County entries), Texas Historical Commission marker text via the Historical Marker Database and the Grayson County Historical Commission’s marker book, the U.S. Census Bureau, Baseball-Reference, KXII, KTEN, the Herald Democrat, the City of Van Alstyne and Risland. Sources disagree on several points: whether the railroad town dates to 1872 or 1873, whether it incorporated in 1883 (state marker) or 1890 (Handbook), whether it was named for Maria Van Alstyne or surveyor William A. Van Alstyne, Mantua’s distance from the new town and the Mantua master plan’s acreage (about 2,000 or 3,000 acres). Native peoples and Peters Colony details are sourced at the county level. The Sanford Elementary opening year and the 2019 land purchase are from secondary sources. Population figures are census counts, historical estimates and the Census Bureau’s 2025 estimate. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Fall Der All Downtown, Free Summer Concerts and a Christmas Parade on Waco Street
A 5K and one-mile fun run whose proceeds support Van Alstyne ISD teachers and students. Registration required. Held May 7, 2022, May 6, 2023, May 4, 2024, May 3, 2025, and May 2, 2026, the 18th annual. Next: May 1, 2027.
Organized by the Van Alstyne Education Foundation.
The race earlier started downtown before moving to the high school.
Local produce, baked goods and crafts each Tuesday, with a crafters market on third Tuesdays. Free entry. Seasons ran in 2024 and 2025, and the 2026 season ran April 7 through September 29. Next: spring 2027.
Privately operated by SWell Markets.
A youth market and a holiday market have been held as special editions.
Free outdoor concerts downtown; coolers are welcome but no glass, and leashed pets are allowed. Held June through September 2025 and on June 6, July 4, August 8 and September 12, 2026, the series’ fifth year. Next: summer 2027.
Presented by Van Alstyne Parks and Recreation with sponsors.
The city’s annual fireworks show at the former high school campus. Free. Documented in 2016, 2023, 2025 and 2026, when a downtown parade returned for the first time since 2011 with more than 70 entries. Next: July 4, 2027.
Run by the City of Van Alstyne.
Van Alstyne’s signature downtown festival, with vendors, carnival and train rides, a petting zoo and live music. Free. First held in 2012; held October 12, 2024, October 11, 2025, and October 10, 2026, in the rebuilt downtown. Next: October 2027.
Now run by Van Alstyne Parks and Recreation; formerly by the Chamber of Commerce.
In 2023 the city’s 150th birthday celebration took its place, and in 2025 it moved to Central Social District Park during downtown construction.
A holiday market, an afternoon parade, free Santa photos and the evening lighting of the tree. Free. Held December 2, 2023, and December 6, 2025. A listing shows a Holiday Hangout on December 5, 2026; confirm with the city.
Run by Van Alstyne Parks and Recreation.
The 2025 parade ran down Waco Street.
Van Alstyne’s gatherings center on the rebuilt historic downtown and Central Social District Park, from the Little Big Town 5K in May to Sounds of Summer, Fall Der All in October and the Christmas parade in December.
The farmers market runs Tuesdays from April to September.
Check organizers’ sites before you go; venues and dates can change.
Timing shown is the usual pattern for each event; exact dates, times and locations change from year to year and should be confirmed with organizers. Event details are from the City of Van Alstyne’s VA Insider newsletter, KXII, KTEN, race registration sites and the Railcar Farmers Market, and each event shown has at least two years of documented history. The December 5, 2026, holiday date comes from an event listing, not the city. The farmers market is privately operated, and race fees vary by source. Central Social District Park appears at more than one address. Downtown Trick or Treat, an Easter egg hunt and Splash Bash were left off until a second year is confirmed. Attendance figures aren’t published. Listings are provided for general reference and are not endorsements. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
What to know about Van Alstyne schools:
The rating: Check TXschools.gov for the district’s 2026 result.
Nearby: Grayson College’s South Campus is in Van Alstyne, next to the high school. Texas treats homeschools as private schools.
Want the full breakdown? Read our complete Van Alstyne schools guide →
Van Alstyne addresses are served mainly by Van Alstyne ISD, rated B (89) in 2025, which has nearly doubled since 2016. It opened a new high school in 2024 and Williams Elementary in Mantua this year, after voters rejected a $550 million bond in 2025.
Grayson & Collin
Van Alstyne ISD covers parts of Grayson County and northern Collin County. Some homes with a Van Alstyne mailing address are served by neighboring districts such as Anna, Melissa, Howe, Gunter or Whitewright ISD, so check before you buy.
Check the school district on the appraisal record and TEA’s School District Locator before you write an offer.
District-wide
Van Alstyne ISD earned a B (89) in TEA’s 2025 ratings, including an A (90) in student achievement. It enrolled 2,857 students in 2025–26, up about 93 percent since 2016.
A 2026 rating has been reported by third-party sites but wasn’t confirmed, so check TXschools.gov.
6 campuses
Three elementaries serve pre-K through fourth grade: Sanford, Partin and Williams. Students then attend Van Alstyne Middle School (5–6), Van Alstyne Junior High (7–8) and Van Alstyne High School (9–12), which opened in 2024 at 700 Collin McKinney Pkwy.
The junior high uses the former high school building on North Waco Street.
2134 Cuellar Way
Charles and Beth Williams Elementary, a two-story, 83,679-square-foot campus in Mantua, opened for 2026–27. The board approved new attendance zones to balance enrollment across the three elementaries.
Campus phone: 903-712-7700.
District-wide
Voters rejected a $550 million bond for new schools and facilities in November 2025, 1,621 to 1,077. District materials projected more than 4,100 students by 2029–30. No school bond was found on the November 3, 2026, ballot.
In 2026 the board moved to issue bonds under authority voters approved in 2021 and to refinance existing debt; that isn’t a new election.
2026–27
Trustees adopted a 2026 rate of $1.1687 per $100, down from $1.1748. On a $360,000 homestead, after the $140,000 state exemption, the school share is about $2,571, roughly 40 percent of the total bill.
Owners 65 and older or with a disability get another $60,000 school exemption and a school tax ceiling.
1096 N. Waco St.
Home of the Panthers, a UIL Class 4A district. Confirm the campus for any address with the district’s enrollment office and attendance-zone map.
Central office: 1096 N. Waco St.; confirm the phone number on vanalstyneisd.org.
District-wide
Van Alstyne High School offers honors courses and dual credit with Grayson College. The district also runs a gifted and talented program called VAULT, fine arts and athletics.
The district’s financial accountability rating was Superior Achievement for 2024–25, per a board meeting summary.
1455 W. Van Alstyne Pkwy.
Grayson College’s South Campus sits in Van Alstyne beside the high school, offering classes, dual credit and workforce programs. Grayson County residents pay in-district tuition.
Campus phone: 903-415-2500. The main campus is in Denison.
Van Alstyne area
Private and charter schools also serve the Sherman–McKinney area; confirm grades, tuition and admissions directly with each school.
Texas treats homeschools as private schools.
Most Van Alstyne addresses are Van Alstyne ISD, but some fall in neighboring districts, so confirm the district and campus for every home.
Check the appraisal record and TEA’s locator.
On a $360,000 homestead, the school share runs about $2,571 at Van Alstyne ISD’s $1.1687 rate.
Owners 65 and older pay less, then a ceiling applies.
Van Alstyne ISD earned a B (89) for 2025; the A (90) often quoted is its student achievement score.
Check TXschools.gov for the 2026 result.
Enrollment is projected to pass 4,100 by 2029–30, and the 2025 bond failed, so zones may keep shifting.
Recheck boundaries before you buy.
Accountability ratings are shown at the district level only; campus ratings are intentionally not shown, and campuses are listed by name only. Ratings change every year; use TXschools.gov for current ratings. The B (89) is TEA’s 2025 rating, covering the 2024–25 school year, from TEA’s A–F report; a 2026 rating of B (87) has been reported by third-party sites but wasn’t confirmed with TEA. Enrollment and growth are from the Texas Tribune; the projection is from district bond materials. The 2026 school tax rate was adopted August 17, 2026, per a board meeting summary. Campus details are from Van Alstyne ISD, federal school data and the Williams Elementary architect; the junior high and middle school addresses weren’t independently confirmed. The bond result is from the district’s canvass. The financial rating is from a board meeting summary. Which Van Alstyne-address parcels lie in neighboring districts wasn’t confirmed, and those districts’ ratings aren’t shown. Private and charter schools weren’t verified for this list. Tax figures are illustrations, not quotes. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Median Sales Price
What Van Alstyne homes actually sold for each month. With older homes near the historic downtown, resales and new builder closings in Mantua all trading in the same town, the mix of what sold moves this line as much as the market does.
Van Alstyne’s median moves with which homes sold: resales or new builder homes. Redfin’s three-month median ending August 2026 was about $360,000, down about 5.3 percent from a year earlier and between Grayson County’s $283,551 and Collin County’s $458,466. Read the trend, not one month.
An older home near Jefferson Street, a resale on an established street and a new Mantua build in a MUD can all land on this one line. The chart is not your comp. Your comps match your size, age, lot, condition and school district.
Texas is a non-disclosure state, so portal prices are models. This is MLS. Ask for the actual comparable sales, plus which county the home is in and whether a MUD applies, since Mantua pays a $1.00 MUD rate instead of city tax.
Days on market describes how buyers behaved. Redfin reported a median of about 71 days to sell in the three months ending August 2026, with about 51 percent of listings cutting price. Homes take time to sell, and there’s room to negotiate.
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.
When homes sit longer, there’s usually room to negotiate on price, repairs or closing costs. A listing that has waited a while is usually where the negotiating room is, and builders often compete with rate buydowns and closing-cost help; ask what’s on the table.
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.
Check how many homes closed before you read anything into the price or days-on-market charts. A month heavy with closings in one master plan can move the median more than the market did, up or down depending on that builder’s price points.
Your competition includes builders in Mantua and nearby master plans, many offering rate buydowns, plus resales in Anna, Melissa and Sherman. Price against true comparables and have your permit and repair records ready for buyers.
Inventory runs from older homes near downtown to new construction. Confirm the county, any MUD or PID and the full tax bill early, because they affect your monthly cost more than the price chart does.
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. Van Alstyne lies mostly in Grayson County with a small part in Collin County, and its ZIP code reaches beyond city limits, so MLS city fields may not match the city boundary. The Van Alstyne, Grayson County and Collin County medians, days on market and price-drop share are Redfin’s three-month figures through August 2026; other sites report higher medians because of new construction. These charts do not separate new construction or resale, homes in and out of a MUD, or the Grayson and Collin County parts of the city. 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. If you own here, type over it with what you actually paid. This calculator runs on the Grayson County index, the federal repeat-sales measure for the county that holds most of Van Alstyne. A home bought in 2015 is worth more than twice its price on the index, with the biggest jump between 2020 and 2022 and gains of about 1 percent a year since.
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.
From 2015 to 2025 the Grayson County index more than doubled, with a 41 percent jump between 2020 and 2022.
It rose just 1 percent in 2025, and Van Alstyne’s three-month median through August 2026 was down 5.3 percent.
Redfin’s three-month Van Alstyne city median through August 2026 was about $359,800; ZIP-wide medians run higher.
Type over the prefilled price with what you actually paid.
Owners who bought before 2021 carry large gains; many who bought new from 2022 on have little or none.
Indexes are county-wide, so value any specific property from true comparables.
A $360,000 in-city homestead pays about $6,190 a year; a $450,000 Mantua home in MUD No. 1 pays about $10,150.
Owners 65 and older pay about $5,487 in town the first year; the school tax is then capped.
Growth rates are the FHFA All-Transactions House Price Index, annual values 2009 through 2025: Grayson County, Texas (FRED series ATNHPIUS48181A, base 2000 equals 100, last updated 31 March 2026), the State of Texas (TXSTHPI) and the United States (USSTHPI). State and national figures are annual averages of published quarters. The Grayson County series recorded 141.53 in 2015, 201.13 in 2020, 283.46 in 2022 and 314.70 in 2025. FHFA describes county indices as developmental and subject to revision, and the annual series does not cover 2026. Parts of Van Alstyne lie in Collin County, whose index has run similarly. No city-specific index was used. The prefilled dollar figures are derived and illustrative, not published: they apply the Grayson County index to a $360,000 anchor near Redfin’s three-month Van Alstyne city median through August 2026 ($359,762). ZIP-wide and new-construction medians run higher, from about $450,000 to $490,000 depending on the source. Many Van Alstyne homes are newer than the early years shown, so the earliest figures describe the county market, not a specific home. The index is built from conforming loans and excludes jumbo lending and all-cash purchases. Equity figures assume a 30-year fixed mortgage at that year’s Freddie Mac annual average rate (2025 approximately 6.6 percent), held to today, with no refinancing, no extra principal and no additional borrowing. They exclude closing costs, property taxes, insurance, maintenance, improvements and selling costs. The tax examples use 2026 rates per $100: Van Alstyne ISD 1.1687 (adopted August 17, 2026), City of Van Alstyne 0.553713 (held flat; final adoption not seen), Grayson County 0.3051 and Grayson College 0.14598 (its 2025 rate; the 2026 rate wasn’t confirmed and could add about $24 to $30). Mantua homes in Van Alstyne MUD No. 1 of Grayson County pay the MUD’s $1.00 rate instead of the city rate. The in-city example assumes a $360,000 appraised value for an owner under 65 with no homestead cap benefit, applying only the $140,000 school exemption: about $6,188; an owner 65 or older pays about $5,487 the first year with the $60,000 school senior exemption, and the school tax is then capped. The Mantua example assumes $450,000: about $10,153, or about $9,452 for an owner 65 or older. City and county homestead or senior exemptions and freezes weren’t confirmed and aren’t applied; any that exist would lower these bills. Some parcels also carry small watershed levies. It is an illustration, not a quote. The homestead appraisal cap limits increases in a homestead’s taxable appraised value to 10 percent a year and ends on sale. 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.
Van Alstyne grew from 4,369 residents in 2020 to an estimated 8,012 in 2025. Redfin’s three-month median through August 2026 was about $360,000, roughly $100,000 below Collin County’s. The trade-offs are real: no full-service grocery store, US 75 construction, a MUD tax in Mantua and a school bond voters turned down.
Estimated Off-Peak Drive Time from Downtown Van Alstyne
Around Town
Estimated minutes off-peak from Main Drive downtown. These are planning estimates, so check a live map before relying on any of them.
Redfin’s three-month medians through August 2026: $359,762 in Van Alstyne, $283,551 in Grayson County and $458,466 in Collin County.
Van Alstyne homes sold in about 71 days.
Texas Instruments began production at its Sherman SM1 fab in December 2025, on a site planned for up to 3,000 direct jobs.
GlobalWafers opened its wafer plant at US 75 and FM 1417.
A $9.4 million streets project replaced utilities, buried power lines and lowered the old raised sidewalks on Preston, Marshall and Main.
Fall Der All and Sounds of Summer fill the district.
A $30 million Public Safety Building is due to open by the end of 2026, and Williams Elementary opened in Mantua this fall.
Highpoint Village plans about 2,200 homes.
There’s no full-service supermarket; the nearest chain stores are in Anna and Melissa. US 75 widening has no published finish date.
Mantua homes pay a $1.00 MUD rate instead of city tax.
The $67.2 million US 75 and FM 121 interchange is in TxDOT’s 10-year plan, with work targeted for late 2027.
Solara’s proposed PID and Highpoint Village’s first homes are next.
Drive times are planning estimates from downtown Van Alstyne, not live traffic, and weren’t checked against a live map; check one before you rely on them. US 75 construction and rush hour can add time. Population is from the 2020 census and the Census Bureau’s Vintage 2025 estimate. Market figures are Redfin’s three-month figures ending August 2026; other sites report higher medians because of new construction. Employer details are from Texas Instruments, GlobalWafers and KTEN; future fabs and job counts are company plans. Downtown and Public Safety Building details are from KTEN and KXII; timelines may change. Neighborhood plans are the developers’ and the city’s. Road details are from TxDOT, KXII and KTEN. The MUD rate is Van Alstyne MUD No. 1 of Grayson County’s 2026 rate. No crime, school ranking or flood zone claims are made. This information is provided for general reference and is not a representation about any specific property, commute or future development outcome. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Answered with verified specifics, from the Mantua MUD, a failed school bond and the grocery gap to US 75 construction, new neighborhoods and how to file a homestead exemption in Grayson County.
Both. Van Alstyne lies mostly in southern Grayson County, with a small portion in northern Collin County; the county line runs along County Line Road at the city’s south end.
The county decides your appraisal district, Grayson Central Appraisal District or Collin Central Appraisal District, along with your county tax rate and where you vote. Van Alstyne ISD spans both counties, so school boundaries don’t follow the county line.
Some nearby communities, including parts of Mantua and Highpoint Village, sit near or across the line. Before you buy, look up the specific parcel on the right appraisal district’s property search to confirm the county, every taxing unit and any MUD or PID. Your title company will confirm these again before closing.
For a home inside city limits, the 2026 stack is about $2.17 per $100 before exemptions: Van Alstyne ISD’s $1.1687, the city’s $0.553713, Grayson County’s $0.3051 and Grayson College’s $0.14598, its 2025 rate.
Trustees cut the school rate from $1.1748 in August 2026. The city held its rate flat, and KTEN reported that existing home values in the city fell slightly overall, with revenue growth coming mostly from new construction.
Homes in Mantua’s MUD No. 1 pay the MUD’s $1.00 rate instead of the city rate, and some parcels carry small watershed levies. Grayson College’s 2026 rate wasn’t confirmed. Check the tax statement or certificate for any address you’re considering.
About $6,188 a year inside city limits for an owner under 65, applying only the state school exemptions: roughly $2,571 to Van Alstyne ISD after the $140,000 homestead exemption, $1,993 to the city, $1,098 to Grayson County and $526 to Grayson College.
An owner 65 or older pays about $5,487 the first year with the extra $60,000 school exemption, and the school portion is then capped by a tax ceiling. That’s an effective rate of roughly 1.7 percent for younger owners.
City and county homestead or senior exemptions weren’t confirmed for 2026; any that apply would lower these figures. A $450,000 Mantua home in MUD No. 1 pays about $10,153 instead. Treat all of these as estimates.
Mantua sits in Van Alstyne Municipal Utility District No. 1 of Grayson County, a special district that issues bonds for neighborhood water, sewer and drainage infrastructure and repays them with its own property tax. The developer says Mantua residents don’t pay City of Van Alstyne property tax.
The MUD’s 2026 rate is $1.00 per $100: $0.3675 for operations and $0.6325 for debt service, up from a $0.38 and $0.62 split in 2025. On a $450,000 home, the MUD portion alone is about $4,500 a year.
Mantua owners still pay school, Grayson County and Grayson College taxes. Read the MUD’s required notice to purchasers before closing, and compare the full tax stack, not just the price.
At least one is in the works. On June 9, 2026, the City Council accepted a petition to create the Solara Public Improvement District for a planned community of about 453 lots near FM 121 and Hackberry Road, and set a public hearing on a tax increment reinvestment zone for the same project.
A PID adds an annual assessment, separate from property tax, to pay for neighborhood streets, utilities and drainage, often for many years. A TIRZ redirects future tax growth inside a zone to fund improvements there.
Other PIDs may exist or be proposed as new communities come in. Texas sellers must disclose PID assessments, so ask for the PID notice, the assessment schedule and the payoff amount for any specific property, and check city council records.
School districts grant the state general homestead exemption, reported at $140,000 after voters approved it in November 2025, though the Grayson Central Appraisal District’s web page still showed $100,000. Owners 65 or older or disabled get another school exemption, reported at $60,000, plus a school tax ceiling.
A 2024 title company summary of appraisal district data listed the City of Van Alstyne with no general homestead exemption and a $5,000 over-65 exemption, and Grayson College with a $15,000 over-65 exemption.
Whether the city or Grayson County has adopted a senior tax freeze, and any county homestead percentage, wasn’t confirmed. Check your exemption detail with the appraisal district or the Grayson County Tax Office before relying on these numbers.
The 2020 census counted 4,369 residents. The Census Bureau estimated 8,012 on July 1, 2025, about 80 percent above its 2020 base, as new subdivisions filled land along US 75.
The city manager told WFAA there were 10,764 lots in various stages of development, and city leaders have projected about 30,000 residents by 2030; that’s a forecast, not a measured figure. Van Alstyne ISD projected more than 4,100 students by 2029–30.
Growth shows up in new schools, a new public safety building and highway work. Commercial websites often publish different population numbers, so cite the Census Bureau’s estimate when you need an official figure. The town counted about 1,940 residents around 1900, so most of its growth has come in the last decade.
Redfin’s three-month median sale price through August 2026 was $359,762, down 5.3 percent from a year earlier, at about $177 per square foot. Homes sold in a median of 71 days, down from 108, and 41 homes sold in August.
Over the same period, Redfin’s median was $283,551 in Grayson County and $458,466 in Collin County. Other sites report higher Van Alstyne figures, such as Homes.com’s 12-month median of $474,990, because each covers a different area and much of the inventory is new construction.
Builders list new homes from the high $300s to the $600s depending on the community. Always note the source and date when you quote a price, and ask for comparable sales on the specific street.
Van Alstyne ISD serves the city and surrounding areas across parts of southern Grayson County and northern Collin County. Some homes with a Van Alstyne mailing address, especially in the ETJ, may fall in neighboring districts such as Anna, Melissa, Howe, Gunter or Whitewright ISD.
Don’t rely on the ZIP code. Check the school district on the parcel’s appraisal record, use TEA’s School District Locator and confirm the campus with the district’s enrollment office at 1096 N. Waco St.
Campus assignments can change as new schools open; the board approved new elementary attendance zones when Williams Elementary opened in Mantua for 2026–27. Confirm the assignment for any home before you write an offer, since districts also set different tax rates.
The Texas Education Agency gave Van Alstyne ISD a B (89) for 2025, with an A (90) in student achievement; that domain score is sometimes quoted as the overall grade. A 2026 rating has been reported by third-party sites but wasn’t confirmed, so check TXschools.gov.
Voters approved a $325 million bond in 2021 that helped build the high school opened in 2024. In November 2025 they rejected a $550 million package, 1,621 to 1,077, that included new elementary and junior high campuses and an administration building.
The district enrolled 2,857 students in 2025–26 and opened Williams Elementary in 2026. No school bond was found on the November 3, 2026, ballot.
Van Alstyne has no full-service supermarket. Diamond Food Market downtown closed, and the city’s development corporation bought the building. Tillett Grocery on South Waco Street is a small local store for quick stops.
Most residents drive south: Brookshire’s in Anna, at 1325 W. White St., is the closest chain store, and H-E-B and Kroger Marketplace operate in Melissa near US 75 and SH 121. H-E-B has bought land in Sherman for a future store.
A developer has 100 acres under contract along US 75, and city staff have said a grocery store is their top hope, but no tenant has been announced. Check store hours directly before you go, and watch city announcements for retail news.
The largest is Highpoint Village by Centurion American: 667 acres planned for about 2,200 homes, including 300 townhomes, more than 110 acres of green space, a 20-acre athletic field and 64 commercial acres. Builders include D.R. Horton, Lennar, Pulte and others.
Solara, about 453 lots near FM 121 and Hackberry Road, was annexed and zoned on June 9, 2026, with a proposed PID. Mantua continues building out around its lakes and trails under MUD No. 1.
KXII reported in 2025 that 26 neighborhoods around Van Alstyne were building new homes. Ask each builder about the tax district, HOA dues and school zoning before you sign, since they vary widely by community.
TxDOT began widening US 75 from the Collin County line to FM 902 on May 5, 2025. The project adds a third lane each way, converts frontage roads to one-way traffic and builds U-turn bridges, including one near Simmons Loop.
TxDOT hasn’t published a firm completion date; an unofficial road wiki cites 2028, and the district engineer has said he hopes most US 75 projects will be substantially complete by the end of the decade.
Separately, the $67.2 million rebuild of the US 75 and FM 121 interchange became a Tier One project in TxDOT’s 10-year plan in July 2026, with construction targeted for late 2027. Lane closures generally happen overnight; check TxDOT’s road reports before you travel.
The City of Van Alstyne Utility Billing office handles water, sewer and trash. Submit the application at least 24 hours ahead with photo ID, and a lease if renting, and pay a $150 deposit plus a $50 service fee by cash, check or money order. Call 903-482-5426.
City water is North Texas Municipal Water District supply delivered by the Greater Texoma Utility Authority through the Collin-Grayson Municipal Alliance pipeline, supplemented by city wells.
Homes in Mantua may get water and sewer through the MUD, so confirm with the builder. Electricity and internet depend on the address; ask the seller or builder which providers serve the home, and set up service a few days before you move in.
Community Waste Disposal took over trash and recycling under a five-year city contract on June 1, 2026. Trash is collected once a week in 95-gallon carts, with all trash bagged, and carts must be at the curb by 7 a.m. Your day depends on your zone on the city’s 2026 calendar.
Bulky items and bundled brush go out on your regular trash day, up to two cubic yards per pickup. Household hazardous waste and electronics are handled through door-side collection.
For extra items, request a special pickup from CWD at 972-392-9300, option 2. For an extra cart, call city Utility Billing at 903-482-5426. Charges appear on your monthly city utility bill.
The closest 24-hour emergency department is ER at Anna, a service of Texoma Medical Center, at 2710 Hackberry Drive in Anna. It is a freestanding ER with imaging and can admit patients to Texoma Medical Center or transfer them to another hospital.
For non-emergencies, an urgent care clinic operates at 920 W. Van Alstyne Pkwy., and Integrity Urgent Care is at 2010 W. White St. in Anna. An ER and urgent care chain has listed a Van Alstyne location as coming soon.
Full-service hospitals are in McKinney to the south and in Sherman and Denison to the north; confirm current names and distances for your address. In an emergency, call 911.
Flood risk varies by parcel. Most of the city isn’t mapped in a high-risk zone, but some land near creeks, including the East Prong of Whites Creek near the Solara site, may be. First Street’s model, shown on Redfin, rates Van Alstyne at minor flood risk overall.
For any home, check the official FEMA Flood Map Service Center by address, ask the seller for the Texas flood disclosure and get a flood insurance quote. Lenders require flood insurance only in special flood hazard areas, but coverage elsewhere can still make sense.
New subdivisions often include detention ponds and drainage channels; ask the builder or MUD how drainage is designed and maintained before you buy.
A 1994 state historical marker says the town was named for Maria Van Alstyne, widow of W. A. Van Alstyne, a principal stockholder of the Houston and Texas Central Railway, which reached the area in 1872–73. A local historian told KTEN the same.
One Handbook of Texas entry offers another possibility: William A. Van Alstyne, a civil engineer who surveyed the railroad right-of-way and townsite. KTEN also reported that the popular story tying Anna and Melissa to Van Alstyne daughters is a myth.
Residents of nearby Mantua moved to the new rail town in 1873. The town incorporated in 1883 or 1890, depending on the source, and the Mantua name returned with a master-planned community in 2022.
The Van Alstyne Public Library is at 151 W. Cooper St.; call 903-482-5991. The city lists hours of noon to 6 p.m. Monday and Wednesday, noon to 7 p.m. Tuesday and Thursday, and 10 a.m. to 2 p.m. Saturday.
It’s closed Friday and Sunday. Curbside service is available by calling ahead. Third-party sites sometimes list older hours, so check the city’s library page before a visit.
City Hall is a few blocks away at 152 N. Main Drive, near the rebuilt downtown streets and Central Social District Park, where the city holds Sounds of Summer and Fall Der All. Grayson College’s South Campus on Van Alstyne Parkway is another nearby option for college classes.
File Texas Comptroller Form 50-114, the residence homestead exemption application, with the Grayson Central Appraisal District at 512 N. Travis St. in Sherman, 903-893-9673. Attach a Texas driver’s license or ID showing the property address.
You must own and live in the home as your principal residence on January 1. The usual deadline is April 30, but late applications are accepted up to a year after taxes become delinquent. You generally file once unless you move.
Owners who turn 65 can apply right away for the senior exemption and school tax ceiling. For a parcel in Collin County, file with the Collin Central Appraisal District instead. The homestead also starts the 10 percent annual appraisal cap.
Answers were verified as of October 13, 2026, from the City of Van Alstyne, Grayson County, the Grayson Central Appraisal District, Van Alstyne ISD, the Texas Education Agency, the U.S. Census Bureau, TxDOT, Community Waste Disposal, Texas Instruments, Redfin, the Handbook of Texas, Texas Historical Commission markers and local reporting including KXII, KTEN, WFAA and the Herald Democrat. Rates, fees, providers and hours change; verify anything you intend to rely on. Tax figures use 2026 rates per $100: Van Alstyne ISD 1.1687, City of Van Alstyne 0.553713, Grayson County 0.3051 and Grayson College 0.14598 (its 2025 rate). They are illustrations for a $360,000 homestead, not quotes, and apply only the state school exemptions; city and county exemptions and freezes weren’t confirmed. Electric and internet providers, transit service, hospital names, drive distances and flood-zone specifics weren’t confirmed for these answers. This is general information, not legal, tax, lending, insurance, environmental or engineering advice. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Verified numbers and links for Van Alstyne. Three things to check on every address: which county it’s in, whether it’s in the city or a MUD, and who provides electricity, whether a PID applies and the school district. Start with the green first-week cards; health care is in red and travel and buying help in purple.
Utility Billing: apply at least 24 hours ahead with photo ID, plus a $150 deposit and $50 service fee in cash, check or money order only.
903-482-5426 152 N. Main Dr. Do this firstHomestead and senior exemptions, values and protests for Grayson County parcels. File the homestead exemption after you move in.
903-893-9673 512 N. Travis St., Sherman Do this firstProperty tax payments, including MUD taxes, and vehicle registration at the in-town branch. The main office is at 100 W. Houston St., Sherman.
903-482-6004 117 S. Main Do this firstCommunity Waste Disposal collects weekly in 95-gallon carts; bulky items and bundled brush go out on your trash day.
972-392-9300 Option 2 Do this firstRegister to vote or update your address. Collin County parcels vote through Collin County Elections instead.
903-893-8683 115 W. Houston St., Sherman Do this firstUse Sign Up for Notifications on the city website to get email or text updates in the categories you choose.
cityofvanalstyne.us Any page City HallThe main city line, weekdays 8:30 a.m. to 5 p.m. Utility billing, development services and court use the same number.
903-482-5426 152 N. Main Dr. PermitsBuilding permits, inspections and plan submittals through the SmartGov portal; zoning and ETJ questions too.
903-482-5426 152 N. Main Dr. LibraryReopened after renovation. Open noon to 6 or 7 p.m. Monday–Thursday and 10 a.m. to 2 p.m. Saturday, with curbside pickup and a 24/7 book drop.
903-482-5991 151 W. Cooper St. CourtCitations and payments at the City Hall complex.
903-482-5426 152 N. Main Dr. PoliceThe city’s communications center takes non-emergency calls 24 hours a day. Call 911 in an emergency.
903-482-5251 24/7 ParksParks, events such as Fall Der All and Sounds of Summer, and Central Social District Park downtown.
903-482-5426 Main line BusinessBusiness recruitment, grants and site data; the corporation also led the downtown rebuild.
vaedc.com City Hall Before you buyThe district’s $1.00 rate, notice to purchasers and meeting records; taxes are collected by the Grayson County Tax Office.
972-788-1600 c/o district counsel ElectricA member-owned co-op headquartered in Van Alstyne, serving rural Grayson and Collin counties; toll-free 800-967-5235.
903-482-7100 14568 FM 121 ElectricThird-party sources say Oncor delivers power in parts of town, where you choose a retail provider; confirm by address.
888-313-4747 Outages InternetLocal fiber internet and phone, weekdays 8 a.m. to 5 p.m.; toll-free 800-867-2887.
903-482-7000 555 N. Henry Hynds Expy. GasThe city buys its natural gas from Atmos; many newer homes are all-electric, so confirm gas service by address.
888-286-6700 Customer service WaterETJ and rural homes may get water from a water supply corporation or district, or a well; check the PUC’s service-area map by address.
puc.texas.gov InternetOptions vary by street; check the FCC broadband map and each provider.
broadbandmap.fcc.gov Before you digFree utility line locates before you dig for fences or pools.
811 Collin parcelsFor the Collin County portion of Van Alstyne: values, exemptions and protests.
469-742-9200 250 Eldorado Pkwy., McKinney Collin parcelsProperty tax for Collin County parcels; vehicle services at 972-547-5014.
972-547-5020 2300 Bloomdale Rd., McKinney RoadsUS 75 widening and the planned US 75 and FM 121 interchange; check drivetexas.org for closures.
903-737-9300 3500 SW Loop 286, Paris TransitShared, curb-to-curb rides across Grayson County; book at least two business days ahead.
844-603-6048 tapsbus.com SchoolsEnrollment, the 2026–27 attendance-zone map and transportation, Monday–Thursday 7:30 a.m. to 4 p.m. and Friday to 3:30.
903-482-8802 1096 N. Waco St. CollegeClasses, dual credit and workforce programs in Van Alstyne; the main campus is in Denison.
903-415-2500 1455 W. Van Alstyne Pkwy. EmergencyA 24-hour freestanding ER run by Texoma Medical Center.
214-831-2600 2710 Hackberry Dr., Anna HospitalA full-service hospital north on US 75 in Denison.
903-416-4000 5016 S. US 75, Denison HospitalThe former Wilson N. Jones hospital, renamed in 2024.
903-870-4611 500 N. Highland Ave., Sherman HospitalA full-service hospital with emergency care south in McKinney.
469-764-1000 5252 W. University Dr., McKinney Help linesPoison Control 1-800-222-1222; 988 for the Suicide & Crisis Lifeline; 211 for Texas health and social services.
1-800-222-1222 CommunityLocal businesses and events; office open Monday, Wednesday and Thursday, 9 a.m. to 2 p.m.
903-820-2876 120 E. Marshall St. Before you buyCheck any parcel near a creek or drainage channel, and ask for an elevation certificate.
msc.fema.gov BuyingState down payment and mortgage credit certificate programs; Grayson County purchase limits start near $566,000.
tsahc.org tdhca.texas.govLinks, phone numbers and addresses verified October 2026 against the City of Van Alstyne (contact, utility billing, development, library, police communications and court pages), the Grayson County Tax Office and Elections, the Grayson and Collin appraisal districts, Grayson-Collin Electric Cooperative, Grayson Collin Communications, the MUD’s district directory listing, TxDOT, TAPS, Van Alstyne ISD, Grayson College, the hospitals and the Chamber, and subject to change; if something has moved, tell me and I will correct it. Electric, water and tax districts vary by address in Van Alstyne. Confirm every provider, the county and any MUD or PID before you buy. The police and fire departments plan to move into a new public safety building at Blassingame Avenue and Waco Street by the end of 2026, so no street address is shown yet. Oncor’s in-town service area, Atmos’s phone, CWD’s phone and the tax branch’s hours come from third-party or earlier sources; some directories list outdated addresses for the cooperative, the tax branch and the library. Parks, code enforcement and the development corporation don’t publish direct lines. The urgent care clinic on Van Alstyne Parkway, animal services, food pantries and rural water providers weren’t confirmed for this list. Listings are provided for general reference and are not endorsements; I receive no compensation from any organization named. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Van Alstyne nearly doubled to an estimated 8,012 residents in 2025, and it sits on the Grayson–Collin line. Some homes pay city tax, some pay a MUD tax, some may carry a PID, and some aren’t in the county their mailing address suggests. Two homes at the same price can carry very different yearly costs. I sort out the details that matter here, and the awkward parts are named.
Mantua homes in Van Alstyne MUD No. 1 pay $1.00 per $100 for 2026, about 63 cents of it for debt; the district has issued about $19.4 million in bonds and has room for more. Marketing that says the rate “should never increase” is a projection, not a promise. I get the MUD notice to purchasers before you sign.
Solara, about 453 homes north of FM 121, was annexed in June 2026, and the council accepted a petition for a public improvement district and created a TIRZ. PID assessments add an annual charge on top of taxes. Sellers owe you a PID notice; I pull the assessment roll and payoff schedule for every lot.
Van Alstyne and its school district reach into Collin County. Those parcels use a different appraisal district, tax office and county rate than Grayson County homes. A Van Alstyne mailing address doesn’t tell you which county you’re in, so I check the appraisal account for every address before we write an offer.
Inside city limits you pay city tax and get city water; in the ETJ you may rely on septic, a well or a rural water provider, and power may come from Grayson-Collin Electric Cooperative or Oncor. State law now lets some ETJ owners petition out. I confirm every provider before your option period ends.
Most builders only pay a buyer’s agent registered at your first visit, so bring me before you walk into a model. Read the warranty, order independent inspections at foundation, pre-drywall and final, and budget for the second-year tax jump when the finished home is appraised. MUD or PID charges come on top.
Redfin’s three months through August 2026 show a $359,762 median, down 5.3 percent, homes taking about 71 days, selling at about 97 percent of list and more than half of listings cutting price. That’s room to ask for a rate buydown or closing costs. I pull comparable sales for the exact street.
Voters rejected Van Alstyne ISD’s $550 million bond in November 2025. Williams Elementary opened for 2026–27 with new attendance zones, and the district projects the high school will reach core capacity by 2028–29. I give you the zone map and district contacts for every address; I don’t rank or steer.
TxDOT is widening US 75 to six lanes, the frontage roads are now one-way and a $67.2 million FM 121 interchange is in the 10-year plan. For homes near the highway, I check right-of-way, access changes and construction timing. If any of it is a dealbreaker, you will hear it from me first.
Confirm the county and city limits on the appraisal account. Second, get the full tax stack, including any MUD or PID. Third, read the MUD and PID notices before you sign. Fourth, identify the water and electric providers. Fifth, check the 2026–27 attendance zone. And sixth, check TxDOT plans for any home near US 75 or FM 121.
Van Alstyne-specific things to raise with all four. Freddie Mac’s 30-year average was 7.40 percent on October 8, 2026, so ask how a builder or seller-paid buydown compares with a price cut. Grayson County’s FHA limit is $541,287 and the $832,750 conforming limit covers nearly every home; Collin County parcels use Collin’s higher FHA limit. Ask whether a specific parcel is USDA-eligible, ask about TSAHC and TDHCA programs, and make sure MUD or PID charges are in the payment estimate. 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 you will never be routed to a call center or handed to a junior agent. Send me an address and I will tell you which county and school district it’s in, whether it carries a PID, who provides power and water, what the full tax bill looks like and what’s planned nearby.
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, environmental, engineering or lending advice. MUD figures are from Van Alstyne MUD No. 1 of Grayson County’s 2026 rate and its official statement; the $19.4 million is original principal issued from 2022 to 2025, not the current balance. Solara details are from city council agendas, KXII and KTEN. County, city-limit and utility details must be confirmed by address. ETJ release rules reflect state law as amended in 2025. Market figures are Redfin’s for the three months ending August 2026; ZIP-wide figures run higher. School details are from Van Alstyne ISD and its bond canvass; attendance zones are determined by address. Road details are from TxDOT and KXII. The construction, inspection and second-year tax notes are general guidance, not findings about any property or builder. USDA eligibility wasn’t confirmed for any Van Alstyne address. The Grayson County FHA limit is HUD’s 2026 floor as reported by FHA.com; the conforming limit is FHFA’s 2026 limit. The mortgage rate is Freddie Mac’s Primary Mortgage Market Survey for October 8, 2026. All real estate services are provided through Legacy Realty Group. Equal Housing Opportunity.
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Serving DFW | Ellis County
16 Northgate Dr. Ste 100
Waxahachie, TX 75165
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