Allen, TX — Momentum Score, Home Values & Best-For

All states·Texas·Allen

Collin County · Dallas-Fort Worth-Arlington · population 113,746

Growing fastRenter-friendly
Allen, TX
Image: Wikipedia · Allen, Texas
OverviewCost of livingMoving guide
View watchlist →
50
Stable
Momentum score · 0–100

Where Allen stands

Home values down 6.6% in the last year. population growing 2.1% per year.

Median home $502,170
1-year -6.6%
5-yr CAGR +5.0%
vs 5-yr peak -9.7%
Population +2.1%/yr

Home value trajectory · last 10 years

Zillow ZHVI · monthly
peak 2022-07$502k$283k$381k$480k$578k201620182020202220242026

Lifestyle scores

🚶
Walkability
52/100
Somewhat walkable
Estimated from population density. Higher = denser, more amenities within walking distance.
🚉
Public transit
30/100
Minimal transit
Curated list of major US transit systems + population-based estimate. Higher = real subway/rail/bus options.
💻
Remote work fit
87/100
Excellent for remote work
Composite of city size, housing cost, state tax structure, and region's remote-work track record.

Scores are heuristic estimates from population density, state, and known transit/walkable cities. Not based on a paid Walk Score / Transit Score API — see methodology for the formula.

Rent trajectory · last 5 years

Zillow ZORI · monthly
$1,661/mo$1,337$1,589$1,842202220242026

Home value vs rent · indexed to 100

Both rebased at first month of ZORI data (~2015)
Home valueRent128117100120140202220242026

Rent vs buy

Price-to-rent ratio: 25.2
Rent

At a 25.2 price-to-rent ratio, renting beats buying in Allen for most shorter holds. The premium you pay to own would take many years of rent savings to recoup, and that's before maintenance, taxes, and opportunity cost on the down payment.

How the momentum score breaks down

methodology →
Home YoY
19 · w22%
Home 5-yr CAGR
65 · w22%
Distance from peak
46 · w18%
Population growth
81 · w16%
Rent YoY
31 · w12%
Home 10-yr CAGR
62 · w10%
Long thesis

Allen has been growing population at 2.1% per year while home values compounded +5.0% annually. Demand-driven appreciation — the kind that persists as long as people keep showing up, which they currently are.

Short thesis

Allen is down 6.6% over the last 12 months and the trend isn't flattening. Falling knife rule applies: you don't catch one with your hands, you wait for it to hit the floor and stop moving.

About Allen

Allen is a city in Collin County, Texas, with an estimated population of 113,746. It anchors the Dallas-Fort Worth-Arlington metro area. The population has grown 2.1% per year on average between 2020 and 2024 — among the faster-growing communities in the state. The median home value in Allen is $502,170 as of 2026-04, down 6.6% over the last 12 months. Over the last five years, home values have averaged +5.0% annual growth (-9.7% from the 5-year peak). Rents in Allen average $1,661 per month, down 2.8% year-over-year. The composite momentum score is 50 of 100 (Stable). Conditions are neither hot nor cold, so the local fit matters more than market timing.

▲ Bull case

●People are voting with their feet: population growing 2.1% per year since 2020 — that’s faster than ~80% of US cities.
●Healthy 5-year run: +5.0% annualized over 5 years, outpacing US inflation.

▼ Bear case

●Prices actively falling: down 6.6% in the last 12 months — buyer sentiment has flipped. Sellers competing on price.
○Local nuance: city-level data smooths over neighborhood differences. School zones, HOA rules, and street-level character matter — visit before deciding.

About Allen (Wikipedia)

Allen is a city in Collin County in the U.S. state of Texas, and a northern suburb in the Dallas–Fort Worth metroplex. The population was 104,627 at the 2020 census, and was estimated to be 111,551 in 2022. Allen is located approximately twenty miles (32 km) north of downtown Dallas and is a part of the Dallas–Fort Worth metropolitan area.

Source: Wikipedia · this summary is contributed and licensed under CC-BY-SA.

City facts

Area26.48 sq mi
Elevation656 ft
Founded1870
Density4220/sq mi

Extracted from the Wikipedia infobox. Values may be slightly out of date relative to the latest sources.

Playbook

Buyer

Lifestyle fit matters more than market timing in a Stable market. Take your time on the home and neighborhood; the macro trend isn't urgent. Negotiate normally.

Seller

Price competitively from day one or risk a 60+ day listing. Staging, photography, and presentation matter more in Stable markets than in Hot ones.

Investor

Stable cap rates, no big appreciation story to lean on. Underwrite this as a pure cash-flow play — the math has to work on rent alone.

Local safety & alerts

No active National Weather Service alerts for Collin County right now.

NWS active alerts (TX)Texas Emergency ManagementHow to prepare (NWS)

Public-safety links are official .gov sources, not curated by us. Collin County routes NWS alerts; check the state EM portal for non-weather emergencies.

Neighborhoods of Allen

53 tracked · ranked by median home value
1Saddleridge$1,142,768-1.4%
2Shaddock Park$1,139,155-2.7%
3Stacy Ridge Estates$843,535-3.6%
4Country Brook Estates$840,203-0.2%
5Cumberland Crossing$830,815-6.7%
6Creekside$819,535-3.9%
7Twin Creeks$813,475-5.4%
8Starcreek$792,389-5.1%
9Montgomery Farm$772,146-5.4%
10Waterford Parks$745,612-6.0%
11Waterford Trails$704,455-1.6%
12Waterford Crossing$682,355-5.5%
13Custer Meadows$652,500-7.4%
14Quail Run$650,989-4.5%
15Raintree Estates$614,291-3.1%
16Suncreek$609,089-5.9%
17Summerfield$603,299-5.4%
18Parkside Village$595,841-7.2%
19Watters Crossing$595,275-3.1%
20Bridgewater Crossing$585,539-4.8%
21Beacon Hill$573,193-6.2%
22Reid Farm$559,043-6.9%
23Woodland Park$537,172-6.7%
24Morgan Crossing$533,561-5.5%

See the full neighborhood ranking →

Cities like Allen

Wylie, TX49 · StableMcKinney, TX49 · StablePlano, TX49 · StableSherman, TX51 · Stable

Run the numbers for Allen

ToolCan I afford Allen?Income → city shortlistToolROI on a Allen rentalCap rate, cash-on-cash, DSCRToolCompare Allen to anywhereSide-by-side up to 3 citiesToolAllen cost-of-livingEquivalent income elsewhere

Sources: Zillow ZHVI (home values), Zillow ZORI (rents), US Census ACS + place population. Updated when source agencies publish revisions.

Climate & natural-disaster risk

Winter (Jan)
60° / 39°
avg high / low
Summer (Jul)
95° / 73°
avg high / low
Sunny days/yr
232
~64% of year
Annual precip
29″ rain
1″ snow
Disaster risk (1=very low, 5=very high)
Hurricane
High
Tornado
Very high
Wildfire
Moderate
Earthquake
Low
Flood
Very high

State-level averages from NOAA Climate Normals (1991-2020) and FEMA National Risk Index. City-level conditions can vary significantly within a state.

Local sports teams

Major professional teams the Dallas-Fort Worth-Arlington area cheers for. Detailed stats, schedules, and player pages on intherafters.com.

Current weather

Loading current conditions…

7-day forecast on weather.gov →

Find rentals & listings

Open current Allen listings on the major real-estate sites.

Links open the live search on the destination site — results are always current.

Local news & community

Updated 2026-05-21 from Google News + Reddit RSS. Headlines link to original sources.

Local economy & environment

Humidity
64%
Moderate climate
Median household income
$73,000
Texas state median
Top industries (state-level)
Energy/Oil & GasTech (Austin)Healthcare

Humidity is annual average relative humidity (NOAA). Income is Census ACS 5-year estimate. Industries are largest employment sectors statewide (BLS); the local mix in a given city may vary.

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