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

All states·Texas·Sachse

Dallas County · Dallas-Fort Worth-Arlington · population 33,008

Growing fastRenter-friendly
Sachse, TX
Image: Wikipedia · Sachse, Texas
OverviewCost of livingMoving guide
View watchlist →
55
Stable
Momentum score · 0–100

Where Sachse stands

Home values down 4.6% in the last year. population growing 5.1% per year.

Median home $438,468
1-year -4.6%
5-yr CAGR +4.7%
vs 5-yr peak -7.2%
Population +5.1%/yr

Home value trajectory · last 10 years

Zillow ZHVI · monthly
peak 2024-05$438k$239k$323k$407k$491k201620182020202220242026

Lifestyle scores

🚶
Walkability
32/100
Very car-dependent
Estimated from population density. Higher = denser, more amenities within walking distance.
🚉
Public transit
22/100
Transit limited
Curated list of major US transit systems + population-based estimate. Higher = real subway/rail/bus options.
💻
Remote work fit
95/100
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
$1,731/mo$1,475$1,681$1,887202220242026

Home value vs rent · indexed to 100

Both rebased at first month of ZORI data (~2015)
Home valueRent107110100202220242026

Rent vs buy

Price-to-rent ratio: 21.1
Lean rent

At a 21.1 price-to-rent ratio, the math is starting to lean toward renting in Sachse. Owner-occupier ROI requires longer holds and the assumption that prices keep appreciating roughly at the rate of rent.

How the momentum score breaks down

methodology →
Home YoY
27 · w22%
Home 5-yr CAGR
63 · w22%
Distance from peak
54 · w18%
Population growth
90 · w16%
Rent YoY
40 · w12%
Home 10-yr CAGR
64 · w10%
Long thesis

Sachse has held up across the cycle: home values at $438,468 with +4.7% 5-year CAGR. The bull case is structural — population, location, employer base — and holds even if next year's print is soft.

Short thesis

Sachse is down 4.6% 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 Sachse

Sachse is a city in Dallas County, Texas, with an estimated population of 33,008. It anchors the Dallas-Fort Worth-Arlington metro area. The population has grown 5.1% per year on average between 2020 and 2024 — among the faster-growing communities in the state. The median home value in Sachse is $438,468 as of 2026-04, down 4.6% over the last 12 months. Over the last five years, home values have averaged +4.7% annual growth (-7.2% from the 5-year peak). Rents in Sachse average $1,731 per month, roughly flat year-over-year (-0.9%). The composite momentum score is 55 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 5.1% per year since 2020 — that’s faster than ~80% of US cities.
○The data is the data: Sachse has at least 5 years of Zillow tracking, full Census identification, and is included in the 2-criteria momentum score on this page.

▼ Bear case

●Cooling: -4.6% over the trailing year — momentum has stalled.
○Local nuance: city-level data smooths over neighborhood differences. School zones, HOA rules, and street-level character matter — visit before deciding.

About Sachse (Wikipedia)

Sachse is a city in Collin and Dallas counties in the U.S. state of Texas and is part of the DFW metroplex. A northeastern suburb of Dallas, the city population was 27,103, as of the 2020 census with an estimated population of 33,768 people today. Sachse is located off SH 78 and the President George Bush Turnpike and is approximately 1 mile (1.6 km) north of the Firewheel Town Center.

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

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 Dallas County right now.

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

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

Neighborhoods of Sachse

4 tracked · ranked by median home value
1Parkwood Ranch$565,277-6.1%
2Woodbridge$484,686-4.8%
3Quail Hollow Estates$465,644-7.9%
4The Oaks$408,137-7.3%

Cities like Sachse

Greenville, TX59 · StableCleburne, TX58 · StableLewisville, TX54 · StableKaty, TX54 · Stable

Run the numbers for Sachse

ToolCan I afford Sachse?Income → city shortlistToolROI on a Sachse rentalCap rate, cash-on-cash, DSCRToolCompare Sachse to anywhereSide-by-side up to 3 citiesToolSachse 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 Sachse 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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