Forney grew from 23,455 people in 2020 to about 41,700 in 2025 (Census), the fastest growth of any Texas city that had 20,000+ residents in 2020, and many of the new communities around it carry MUD or PID taxes. I'm Ben Jimenez, a real estate agent with Real Broker, LLC, and this is everything I'd tell a client before they buy or sell in Forney.
Ben's take: “Forney is a buyer's market right now. I tell sellers to price against what's closing this quarter, and I tell buyers to look at the tax line before they fall for the kitchen.”Ben Jimenez, Real Estate Agent, Real Broker, LLC
Inside Forney city limits, the median sale price was about $305,000 for the three months ending October 2026, down 14.1% from a year earlier, at about $153 per square foot (Redfin). Homes took a median of 74 days to sell, down from 97 a year earlier, and closed at about 98.4% of list price. 94 homes sold in October 2026 versus 125 a year earlier, and 56.4% of listings had a price drop. The wider 75126 ZIP, which also covers unincorporated communities with Forney addresses such as Devonshire and Windmill Farms, had a median of about $330,000, 89 days on market, a 98.0% sale-to-list ratio and 446 sales in October 2026.
Latest market numbers: the median sale price was $304,788 in the three months ending October 2026, with 6.4 months of supply (a buyer's market, Redfin). See the Forney housing market report for October 2026.
With more than two months to sell and over half of listings cutting price, Forney buyers can negotiate on price, repairs and closing costs. Compare the full monthly payment, including any MUD or PID tax, not just the price.
Your Forney home competes with builders offering incentives a few miles away, so price and presentation decide whether it sells in the first few weeks. I market every listing with professional photos, drone footage and a full video tour.
Ben's take: “In Forney the MUD is the line buyers miss. Two homes at the same price can be $125 a month apart in taxes, so I show my clients the real monthly cost before we tour.”Ben Jimenez, Real Estate Agent, Real Broker, LLC
A Forney tax bill depends first on whether the home is inside city limits. Inside the city you pay the City of Forney, Forney ISD and Kaufman County, which levies a separate Road and Bridge tax. Many of the largest communities with Forney addresses, including Devonshire, Windmill Farms, Travis Ranch and Lakewood Trails, are outside city limits: they skip the city tax, pay Kaufman County ESD #6 for fire service, and add a MUD or water district tax. For tax year 2026 the city raised its rate from $0.421431 to $0.441281 and Forney ISD held at $1.2869. The city has no general homestead exemption, but gives owners 65+ a $65,000 exemption and disabled owners $35,000. Kaufman County gives $15,000 to both, and the school homestead exemption is $140,000.
| City of Forney (tax year 2026) | $0.441281 per $100 |
| Forney ISD | $1.2869 per $100 |
| Kaufman County | $0.334854 per $100 |
| Kaufman County Road & Bridge | $0.080259 per $100 |
| Combined (city limits, Forney ISD) | about $2.1433 per $100 |
| KC ESD #6 (outside city, instead of city tax) | $0.069976 per $100 |
| Crandall ISD (Heartland area) | $1.1964 per $100 |
| MUD, FWSD or PID (by community) | $0.12 to $1.085 per $100, see below |
On a $330,000 home inside city limits, the 2026 rates come to about $5,270 a year after the $140,000 school homestead exemption, or about $440 a month in escrow. The same home in Devonshire's Kaufman County MUD No. 2 comes to about $6,770 a year, about $564 a month, because the $0.825 MUD tax and ESD tax replace the smaller city tax. I pull the exact bill, MUD or PID and HOA for the address before my buyers make an offer.
Ben's take: “Forney ISD campus ratings range from A to F, so the district grade doesn't tell you much. I check the assigned elementary, intermediate, middle and high school for the exact address before my buyers write an offer.”Ben Jimenez, Real Estate Agent, Real Broker, LLC
Most of Forney is in Forney ISD, which had 19,643 students (TEA, 2025-26) on 26 campuses. The district earned a C (79) from TEA for 2025-26, the same score as the year before. Both comprehensive high schools earned a B: Forney High School (87, about 2,800 students) and North Forney High School (85, about 2,750 students). Johnson Elementary (A, 92), Griffin Elementary (A, 90) and Warren Middle (A, 90) were the top-rated campuses, and several others were rated D or F. Heartland and some homes south of town are in Crandall ISD, rated C (73). The OC, a Forney ISD campus on Innovation Boulevard, adds career development, higher education access and an aquatic center.
Ben's take: “I read the Notice to Purchaser with my buyers line by line. The rate is set every year, so I also check the district's bond history before we pick a street.”Ben Jimenez, Real Estate Agent, Real Broker, LLC
A MUD (municipal utility district) or FWSD (fresh water supply district) is a local government a developer creates to build the water, sewer, drainage and roads for a new community. It sells bonds to pay for them, and homeowners repay those bonds through a property tax set every year per $100 of value. A PID (public improvement district) is created by a city or county under Chapter 372 of the Texas Local Government Code. In Forney most PIDs charge a fixed assessment per lot, which the City of Forney lets owners pay off in full at any time. Both are billed on top of the city, school and county taxes, and both are usually escrowed with your mortgage, so they raise your monthly payment, not just a yearly bill. On a $330,000 home, a $0.825 MUD rate adds about $2,720 a year, or about $227 a month; a $1.085 rate adds about $3,580 a year, or about $298 a month. A MUD tax doesn't have a fixed end date. The rate can drop as bonds are paid off and home values grow, and Texas law decides whether a district is dissolved if a city annexes it. The seller must give you a Notice to Purchaser with the current rate before you sign. Rates below are per $100 of value, from Kaufman CAD 2026 property records and each district's or tax office's published rate.
Outside city limits, in Kaufman County MUD No. 2 ($0.825), MUD No. 3 ($1.085) or MUD No. 4 ($1.0375), depending on the village; for example Phase 1A is MUD 2, Village 10A is MUD 3, and Villages 4A and 19 are MUD 4. Homes also pay KC ESD #6 ($0.069976). The districts' notices say they sit in the City of Dallas ETJ. Tax year 2026; sources: Kaufman CAD records, district rate orders and Kaufman County Tax Office.
Outside city limits, in Kaufman County Fresh Water Supply District No. 1-B ($0.4719), No. 1-C ($0.882348) or No. 1-D ($1.00), depending on the phase; for example Phase 1A is 1-B, Phases 2A and 3B are 1-C, and Phase 6A (Windmill Farms North) is 1-D. Plus KC ESD #6. Tax year 2026; source: Kaufman County Tax Office 2026 rate summary and Kaufman CAD records.
Kaufman County Fresh Water Supply District No. 6, $0.98 per $100, plus KC ESD #6. The district is in Forney's ETJ and has a strategic partnership agreement with the City of Forney that may address future annexation. Tax year 2026; sources: district rate posting, Notice to Purchaser and Kaufman CAD records.
Outside city limits, in Kaufman County MUD No. 6 ($0.7325) for phases like 2A and 2D, or MUD No. 5 ($0.96) for Travis Ranch South, plus KC ESD #6. Tax year 2025 rates from the Texas Comptroller; these districts' 2026 rates weren't in the county tax office summary, so confirm the current rate with the district's tax office.
Both are in Kaufman County MUD No. 5, $0.96 per $100 for tax year 2025 (Texas Comptroller), plus KC ESD #6, outside city limits. Confirm the 2026 rate with the district's tax office before you offer.
Crandall ISD, not Forney ISD, in Kaufman County MUD No. 10 or MUD No. 14 (both $1.00, tax year 2026), plus KC ESD #7 and Trinity Valley Community College. The districts are in Crandall's ETJ. Nearby Trailwind has Forney addresses but sits inside Mesquite city limits and Crandall ISD. Sources: Kaufman CAD records and district postings.
Inside city limits. Fox Hollow PID No. 1 levies $0.12 per $100 (tax year 2026). Newer Villages of Fox Hollow phases also carry Villages of Fox Hollow PID No. 2, a fixed yearly assessment per lot set by the City of Forney. Sources: Kaufman County Tax Office 2026 summary, Kaufman CAD records, City of Forney PID page.
Inside city limits, in the Bellagio PID, a fixed yearly assessment per lot set by the City of Forney rather than a rate per $100. Ask for the lot's current assessment and payoff amount. Source: Kaufman County Tax Office 2026 summary and Kaufman CAD records.
Gateway Parks, Overland Grove, Park Trails and Diamond Creek lots I checked are inside city limits with only the city, Forney ISD and county taxes, about $2.14 per $100 for tax year 2026. Source: Kaufman CAD 2026 records; check each address, since one subdivision can span districts.
Ben's take: “Most of my Forney buyers work west of here, so I start with the commute on US-80 at rush hour, then compare the communities that fit that drive.”Ben Jimenez, Real Estate Agent, Real Broker, LLC
Forney went from 23,455 people in 2020 to an estimated 41,658 in July 2025, the fastest growth of any Texas city that had 20,000+ residents in 2020 (Census Vintage 2025). Kaufman County grew to an estimated 209,235.
About 2,000 acres of master-planned, mixed-use land on both sides of US-80 along FM 548, where The Village at Gateway is adding local shopping. The Forney EDC counts over 25,000 planned home lots in the trade area.
Forney ISD is the largest employer with 1,000 to 4,999 employees. Amazon's fulfillment center has 500 to 999, and Amazon, Goodyear, Steve Silver and Intex run distribution or service operations here (Forney EDC).
Mustang Crossing at US-80 and FM 548 has Walmart, Lowe's and an AMC theater, Forney Marketplace is anchored by a 110,000-square-foot Kroger, and H-E-B and Costco each employ 250+ people here. EVO Entertainment has announced a Forney location.
The city owns about 60 acres north of US-80 near Reeder Road and Ridgecrest Road. City Council adopted the Northside Park Master Plan on February 3, 2026, along with a feasibility study for a recreation center.
Devonshire, Windmill Farms, Travis Ranch, Trinity Crossing and Lakewood Trails sit outside city limits with MUD or FWSD taxes, while Gateway Parks and Overland Grove are inside the city. Check the district before you compare prices.
| Mesquite | 9 mi |
| Terrell | 10 mi |
| Rockwall | 13 mi |
| Downtown Dallas | 20 mi |
| Dallas Love Field | 24 mi |
| DFW Airport | 36 mi |
Straight-line distances from central Forney (Census city point). US-80 runs through the city as a four-lane limited-access highway, west to Mesquite and Dallas and east to Terrell, and I-20 runs south of town. FM 548 and FM 741 are the main local roads into the newer communities. Forney isn't a DART member, so plan on driving.
A free museum at 200 S. Bois d'Arc Street run by the Forney Historic Preservation League, covering Forney and Kaufman County from early settlers through farming, transportation and schools. Open Wednesday through Saturday.
A 5,000-person outdoor venue in Forney Community Park on FM 548, opened in 2012, used for concerts, movies in the park and the city's Juneteenth celebration.
Forney Brewing Co. and Addison Coffee Roasters on East Main, Mama's Daughters' Diner, Latham Bakery, Eno's Pizza Tavern and No Doubt B.B.Q., all within a few blocks of Main and Bois d'Arc.
Forney's nickname is the Antique Capital of Texas, and about 15 antique and reproduction warehouses sit along US-80 north of town.
Each October downtown fills with 40+ candy stations, artisan vendors coordinated by the Forney Arts Council and a free kids zone with an obstacle course.
The Bell Park Tree Lighting, Christmas on Main and a New Year's Eve Ball Drop, on December 3, December 5 and December 31 in 2026.
Forney ISD's campus at 680 Innovation Boulevard with an aquatic center, indoor fitness, recreational sports, dining, coworking and event space, open seven days a week.
Home base of the Forney Arts Council at 114 W. Pacific Street in downtown Forney.
Shopping at US-80 and FM 548 with Walmart, Lowe's, an AMC theater, Chick-fil-A, Chili's and Starbucks.
A little history: Settlers called the community Brooklyn by 1870, after springs that joined to form a brook. When the Texas and Pacific Railway built through in 1873, residents renamed it Forney on December 29, 1873, after John W. Forney, a Pennsylvania journalist, politician and T&P board member, partly because another Brooklyn in Shelby County was blocking a post office. Forney incorporated in 1884 and had 5,588 people in 2000 and 14,661 in 2010 (TSHA).
Representation on builder pricing, upgrades and the builder contract, starting from your first model-home visit in Forney.
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From pre-approval and down payment programs to inspection and closing, explained step by step before you sign anything.
Private showings, professional photo, drone and video production, and pricing built on true comparable luxury sales.
Ben Jimenez has helped Dallas-Fort Worth buyers, sellers and investors since 2021, with 56+ transactions, $23M+ in sales volume and a 5.0 rating from 46+ five-star reviews. He works in Forney and across DFW on new construction, relocation, investing and multifamily, relaunching homes that didn't sell, downsizing, selling and buying at the same time, first-time buyers, and luxury homes over $1 million. Texas real estate license 0784675.
It depends on what you want. Forney grew from 23,455 people in 2020 to about 41,658 in 2025 (Census), and homes cost less than in closer-in suburbs: the median sale price inside city limits was about $305,000 for the three months ending October 2026, down 14.1% from a year earlier (Redfin). The tradeoffs are taxes and the commute. Inside city limits the 2026 combined rate is about $2.14 per $100, and many newer communities with Forney addresses, like Devonshire and Windmill Farms, add a MUD or water district tax of about $0.47 to $1.09 per $100. Forney ISD earned a C (79) from TEA for 2025-26, while Forney High and North Forney High both earned a B. Downtown Dallas is about 20 miles west by US-80. Ben Jimenez, a real estate agent with Real Broker, LLC who works with buyers in Forney, compares the full monthly cost, including MUD or PID taxes, before his clients pick a neighborhood.
Inside Forney city limits the median sale price was about $305,000 for the three months ending October 2026, down 14.1% from a year earlier, with a median of 74 days on market and a 98.4% sale-to-list ratio (Redfin). The 75126 ZIP, which includes Devonshire and Windmill Farms, had a median of about $330,000 and 89 days on market. Ben Jimenez, a real estate agent with Real Broker, LLC who works in Forney, prices homes against recent closed sales in the same tax district and nearby new construction.
For tax year 2026, the City of Forney's rate is $0.441281 per $100, Forney ISD's is $1.2869, Kaufman County's is $0.334854 and Kaufman County Road and Bridge is $0.080259, for a combined rate of about $2.14 per $100 inside city limits. Homes outside city limits skip the city tax but pay Kaufman County ESD #6 at $0.069976 plus any MUD or water district tax. The school homestead exemption is $140,000, and the city gives owners 65+ a $65,000 exemption. Ben Jimenez, a Forney real estate agent with Real Broker, LLC, pulls the exact tax bill before his buyers make an offer.
Many communities with Forney addresses do. For tax year 2026, Devonshire is in Kaufman County MUD No. 2 ($0.825 per $100), MUD No. 3 ($1.085) or MUD No. 4 ($1.0375) depending on the village; Windmill Farms is in Kaufman County Fresh Water Supply District No. 1-B ($0.4719), 1-C ($0.882348) or 1-D ($1.00); and Lakewood Trails is in FWSD No. 6 ($0.98). Travis Ranch is in MUD No. 6 ($0.7325 for tax year 2025) or MUD No. 5 ($0.96 for tax year 2025), and Trinity Crossing and Clements Ranch are in MUD No. 5. Inside city limits, Fox Hollow has a PID at $0.12 per $100 and Bellagio has a PID with a fixed yearly assessment, while Gateway Parks, Overland Grove and Park Trails have no MUD or PID. Ben Jimenez, a real estate agent with Real Broker, LLC, checks the district for every address before his buyers make an offer.
Devonshire is outside Forney city limits and is split among three districts. For tax year 2026, Kaufman County MUD No. 2 is $0.825 per $100, MUD No. 3 is $1.085 and MUD No. 4 is $1.0375; for example Phase 1A is in MUD 2, Village 10A in MUD 3, and Villages 4A and 19 in MUD 4. On a $330,000 home, MUD No. 2 adds about $2,720 a year, or about $227 a month in escrow. Devonshire homes also pay Kaufman County, Forney ISD and Kaufman County ESD #6, but not the City of Forney. Ben Jimenez, a real estate agent who works with buyers in Forney, confirms the district for the exact lot before an offer.
Usually yes. Lenders escrow MUD, water district and PID charges with your other property taxes, so they raise your monthly payment. A MUD tax has no fixed end date; it pays off the district's bonds and the rate is set every year, while a Forney PID assessment can be paid off early through the City of Forney.
Most of Forney is in Forney ISD, which had 19,643 students in 2025-26 and earned a C (79) from TEA, with two high schools, Forney High School (B, 87) and North Forney High School (B, 85). Heartland and some homes south of town are in Crandall ISD. Ben Jimenez, a real estate agent who works in Forney, checks the district's school finder for the exact address before his buyers make an offer.
Forney had 23,455 residents at the 2020 Census and an estimated 41,658 as of July 1, 2025, all in Kaufman County. That was the fastest percentage growth from 2020 to 2025 of any Texas city that had 20,000+ residents in 2020.
Forney has the free Spellman Museum of Forney History, the 5,000-seat Spellman Amphitheater in Forney Community Park, downtown spots like Forney Brewing Co. and Addison Coffee Roasters, antique shops along US-80, the Falloween Festival in October, Christmas on Main and a New Year's Eve Ball Drop, The OC with its aquatic center and fitness space, the Forney Arts House, and Mustang Crossing with an AMC theater.
Yes. Builders are active in master-planned communities such as Devonshire, Windmill Farms, Travis Ranch, Trinity Crossing and Lakewood Trails, most of which carry a MUD or water district tax, and the Gateway area covers about 2,000 acres along US-80 and FM 548. Ben Jimenez, a real estate agent with Real Broker, LLC, represents buyers on new construction in Forney from the first model-home visit.
Check three things first. One, whether the address is inside city limits, since that decides whether you pay the City of Forney or a MUD, water district and ESD tax. Two, the assigned schools, since Forney ISD campus ratings ranged from A to F for 2025-26 and part of the area is in Crandall ISD. Three, the commute, since most drivers use US-80 west toward Mesquite and Dallas, about 20 miles to downtown, and Forney isn't a DART member. Ben Jimenez, a real estate agent who helps people relocating to Dallas-Fort Worth, maps those for each home before his clients tour.
Ben Jimenez is a Dallas-Fort Worth real estate agent with Real Broker, LLC (Texas license 0784675) who works with buyers and sellers in Forney. He has closed 56+ transactions and $23M+ in sales volume since 2021, with a 5.0 rating from 46+ five-star reviews. Reach him at 469-730-6895 or ben@findyourhomedallas.com.
Ben Jimenez, a real estate agent who helps people relocating to Dallas-Fort Worth, starts the search from the new office or school address and works outward by commute time, then runs showings by live video and handles inspections and builder walk-throughs in person so clients can buy before they move.
Ben Jimenez, a real estate agent with Real Broker, LLC, takes over Forney listings that didn't sell. He starts with why it didn't sell, including competition from new construction and buyers comparing tax bills, then relaunches it with a new pricing review against recent closed sales, professional photos, drone and video tours, and a marketing plan built for that home.
Ben Jimenez, a real estate agent with Real Broker, LLC, markets $1M+ homes in Forney and across Dallas-Fort Worth with pricing based on true comparable luxury sales, professional photos, drone footage, a full video tour, and private showings for qualified buyers.
Yes. Common ways are a contingent offer, a temporary leaseback after your sale closes, or bridge financing, and some builders work with contingent buyers. With Forney homes taking about 74 days to sell, Ben Jimenez, a real estate agent with Real Broker, LLC, lines up the sale and purchase so both close on a workable schedule.
Start with what your current home will sell for, then decide what size, lot, HOA and tax district you want next and whether to buy before or after you sell. Forney gives owners 65 and older a $65,000 city exemption and Kaufman County adds $15,000, and Ben Jimenez recommends asking the appraisal district about the school tax ceiling too.
Texas has state down payment and mortgage assistance programs, such as TDHCA's My First Texas Home and TSAHC's Home Sweet Texas, for buyers who qualify on income and other rules. Ben Jimenez, a real estate agent who works with first-time buyers in Forney, connects buyers with lenders who use those programs before they start touring.
It depends on the numbers for the specific home: rent, a combined tax rate near 2.14% inside city limits or higher with a MUD, HOA dues and any HOA leasing rules. Ben Jimenez, a real estate agent who works with investors in Forney, runs those numbers before his clients make an offer.
Book a call with Ben Jimenez, call or text 469-730-6895, or get a free home value.
*Redfin Forney city housing market, three months ending October 2026, and Redfin 75126 ZIP data, October 2026. **City of Forney, Forney ISD, Kaufman County and Kaufman County Road and Bridge 2026 adopted rates from the Kaufman County Tax Assessor-Collector Truth in Taxation summary, summed. MUD, FWSD, PID and ESD rates: Kaufman County Tax Assessor-Collector 2026 summary; Kaufman County MUD No. 4 2026 rate order (August 25, 2026); district postings and Notices to Purchaser for Kaufman County MUD Nos. 2, 3, 4, 9, 10, 11, 12 and 14 and FWSD Nos. 4A and 6; Texas Comptroller 2025 special district rates (MUD Nos. 5 and 6); Kaufman CAD 2026 property records and exemption amounts; City of Forney PID and tax pages. Sources: U.S. Census Bureau 2020 and Vintage 2025 estimates; TEA 2025-26 accountability ratings; Forney ISD; Texas State Historical Association; City of Forney; Forney Economic Development Corporation; Forney Historic Preservation League; The OC; Wikipedia. Distances are straight-line. Information deemed reliable but not guaranteed. Updated November 11, 2026.