Mansfield grew from 72,602 people in 2020 to about 84,400 in 2025 (Census). Most of the city is in Tarrant County, and its southern edge crosses into Johnson and Ellis Counties. It sits between Fort Worth, Arlington and Midlothian, with a historic Main Street that dates to an 1850s gristmill. 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 Mansfield.
Ben's take: “Mansfield is one of the few DFW suburbs where prices went up this fall. I still tell sellers the first two weeks decide the price, because buyers here watch days on market closely.”Ben Jimenez, Real Estate Agent, Real Broker, LLC
Mansfield's median sale price was about $494,700 for the three months ending October 2026, up 6.4% from a year earlier, at about $184 per square foot (Redfin). Homes took a median of 56 days to sell, 11 days faster than a year earlier, and closed at about 98.0% of list price. Redfin counted 612 active listings, down 23% from a year earlier, or about 4.3 months of supply. Prices are firming while inventory shrinks.
Latest market numbers: the median sale price was $494,656 in the three months ending October 2026, with 4.3 months of supply (a balanced market, Redfin). See the Mansfield housing market report for October 2026.
About four months of supply still gives Mansfield buyers some room on price, repairs and closing costs, mostly on homes that have sat past 60 days. Fresh, well-priced listings sell close to asking.
With fewer homes for sale than a year ago, a well-presented Mansfield home gets attention. Price it right in the first two weeks. I market every listing with professional photos, drone footage and a full video tour.
Ben's take: “Mansfield's total rate is higher than a lot of the suburbs north of Dallas. I always show my buyers the monthly payment with taxes and any PID included, not just the price.”Ben Jimenez, Real Estate Agent, Real Broker, LLC
Mansfield held its city rate at $0.639 for tax year 2026, the same as 2025, and raised its homestead exemption from 16% to 20%. Owners 65 and older get a $50,000 city exemption and a city tax freeze. Your county decides most of the rest: Tarrant County addresses also pay JPS Health Network and Tarrant County College, while Johnson and Ellis County addresses pay their own county rates instead.
| City of Mansfield (2026) | $0.639 per $100 |
| Mansfield ISD (2026) | $1.1469 per $100 |
| Tarrant County (2026) | $0.186 per $100 |
| JPS Health Network (2026) | $0.159 per $100 |
| Tarrant County College (2026) | $0.12 per $100 |
| Combined (Tarrant side, Mansfield ISD) | about $2.2509 per $100 |
| Johnson County + road rate (2026) | $0.367 + $0.05 per $100 |
| Ellis County + lateral road (2026) | $0.255787 + $0.017713 per $100 |
At about $2.25 per $100, a $495,000 taxable value on the Tarrant side comes to about $11,140 a year before the city's 20% homestead exemption and the school homestead exemption. The city says its median homestead had a taxable value of $296,999 for 2026, with a city bill of about $1,898. Homes in a PID add an assessment on top, so I pull the exact bill and any PID notice before my buyers make an offer.
Ben's take: “Mansfield ISD has intermediate schools between elementary and middle school, so a family can have kids on three or four campuses. I map the whole feeder pattern for an address before my buyers write an offer.”Ben Jimenez, Real Estate Agent, Real Broker, LLC
Most of Mansfield is in Mansfield ISD, which covers more than 94 square miles and serves over 35,000 students in Mansfield and parts of several nearby cities. TEA rated the district a B for 2025-26. It has five traditional high schools, Mansfield, Lake Ridge, Legacy, Summit and Timberview, plus Frontier STEM Academy, Early College High School and Ben Barber Innovation Academy. Mansfield ISD is also the city's largest employer, with 5,077 employees (City of Mansfield FY 2025 ACFR). The small Ellis County part of the city is zoned to Midlothian ISD.
Ben's take: “A PID assessment doesn't show up in the tax rate, so buyers miss it. On Mansfield new construction I ask for the PID notice and the annual installment before my clients sign anything.”Ben Jimenez, Real Estate Agent, Real Broker, LLC
Mansfield has no MUDs: the 2026 Tarrant, Johnson and Ellis County tax-unit lists show none for the city. It does have two public improvement districts (PIDs), which bill a fixed assessment instead of a rate per $100. Sellers in a PID must give buyers a signed PID notice before the contract.
Created in 2016 across Tarrant, Johnson and Ellis County land. For 2027 it assesses $1,000 a year per home on 1,056 homes, plus $120 per apartment unit, mainly for landscaping, irrigation, ponds and common areas (City of Mansfield, Ordinance OR-2453-26).
Created in 2025 on Ellis County land, with $9.165 million in bonds for Improvement Area #1. Per-lot principal assessments run $41,480 to $57,642, and the annual installment due January 31, 2027 runs about $3,600 to $5,003 per lot, with payments scheduled through 2055 (Ordinance OR-2445-26). No lots were platted yet as of the 2026 update.
A $2.5 billion development along the 360 Tollway, anchored by the city-owned Mansfield Stadium, about 7,000 seats and home of North Texas SC, with hotels, a conference center and 700 planned single-family homes. A 45,000-square-foot High 5 entertainment venue is scheduled for summer 2027.
A mixed-use project at West Broad and Main in Historic Downtown Mansfield. Phase 1 broke ground in November 2025 with restaurant, retail and office space, and later phases are expected to add brownstones and some multifamily.
Mansfield ISD (5,077), Mouser Electronics (2,252), Methodist Mansfield Medical Center (1,168), Klein Tools (1,155) and the City of Mansfield (596), per the city's FY 2025 ACFR.
Of about 84,444 residents in 2025, about 78,016 lived in Tarrant County, 5,845 in Johnson County and 583 in Ellis County (Census). Each county has its own appraisal district for exemptions and protests.
| Arlington (AT&T Stadium) | 12 mi |
| UT Arlington | 11 mi |
| Downtown Fort Worth | 18 mi |
| DFW Airport | 23 mi |
| Downtown Dallas | 24 mi |
| Dallas Love Field | 25 mi |
Straight-line distances from central Mansfield (Census city point). US-287 and the SH 360 Tollway are the main highways.
A 156-seat theater at 109 N. Main Street that opened October 10, 1917. The city bought it in 2017 and it now hosts concerts, plays, comedy, magic and film screenings.
Mansfield's history museum at 102 N. Main Street, in the restored W.B. McKnight Building, named for one of the town's first doctors.
Free tours of founder Ralph Man's restored homestead at 604 W. Broad Street, finished in 1870 and opened as a museum in December 2020. The free Founders' Day Festival is held there in October.
More than 80 acres of woods, open fields, ponds and granite trails at 1650 Matlock Road, with nature programs year-round.
About 4 miles of wide concrete trail connecting six parks, with creek overlooks and the old railroad bridge called Jeffryes Crossing.
33 acres with a forest-themed, all-abilities playground, a fishing hole and sport courts on the Walnut Creek trail.
A family water park with slides, kids' play areas and a lazy river, Its 2027 season opens in May.
Eight turf baseball and softball fields, two restaurant and event spaces and a Miracle League field for kids of all abilities. It reopened in September 2025.
A city-owned stadium with about 7,000 seats, home of North Texas SC pro soccer, plus tournaments, concerts and rodeo.
A seven-acre, shaded dog park on Ralph Man's original homestead downtown, with four fenced paddocks.
Hometown Holidays, the Veterans Day Parade and Salute, Mansfield Rocks, Music Alley and Haunted Mansfield.
A little history: Settlers came to the Cross Timbers along Walnut Creek in the 1840s. Ralph Man and Julian Feild, who had built Fort Worth's first mill, built a three-story brick, steam-powered gristmill here, and the town that grew around it was named for both of them (first spelled Mansfeild). The Fort Worth and New Orleans Railroad arrived in 1886 and Mansfield incorporated on August 23, 1890. In 1955 Mansfield ISD became the first Texas district ordered by a federal court to desegregate; protests in 1956 delayed it until 1965. The town had 964 people in 1950 and 72,602 in 2020.
Representation on builder pricing, upgrades and the builder contract, starting from your first model-home visit in Mansfield.
Live video tours, in-person inspections and remote closing, so you can buy in Mansfield before you move to Texas.
Rent, tax and HOA numbers worked out before you offer on a rental in Mansfield.
A relaunch for Mansfield homes that came off the market: new pricing review, professional photos, drone and video tours, and a real marketing plan.
Selling the big house, finding the right-size next one, and timing both so you only move once.
Contingent offers, temporary leasebacks or bridge financing, lined up so your sale and your purchase close on a schedule that works.
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 Mansfield 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.
For many buyers, yes, with tradeoffs. Mansfield's median sale price was about $494,700 for the three months ending October 2026, and FBI data for 2025 shows about 1.1 violent crimes and 11.9 property crimes per 1,000 residents, versus about 3.5 and 18.1 for Texas. Mansfield ISD earned a B from TEA for 2025-26. The tradeoffs are a combined tax rate of about $2.25 per $100 on the Tarrant side and the drive: central Mansfield is about 18 miles straight-line from downtown Fort Worth and 24 from downtown Dallas and DFW Airport. Ben Jimenez, a real estate agent with Real Broker, LLC who works with buyers and sellers in Mansfield, runs the full monthly cost for each address.
Mansfield's median sale price was about $494,700 for the three months ending October 2026, up 6.4% from a year earlier, with a median of 56 days on market and a 98.0% sale-to-list ratio (Redfin). Ben Jimenez, a real estate agent with Real Broker, LLC who works in Mansfield, prices homes against recent closed sales in the same school feeder pattern and nearby new construction.
For tax year 2026, the City of Mansfield's rate is $0.639 per $100, Mansfield ISD's is $1.1469, Tarrant County's is $0.186, JPS Health Network's is $0.159 and Tarrant County College's is $0.12, for a combined rate of about $2.25 per $100 before exemptions on the Tarrant side. Mansfield offers a 20% city homestead exemption, a $50,000 exemption for owners 65 and older, and a city tax freeze at 65. Ben Jimenez, a Mansfield real estate agent with Real Broker, LLC, pulls the exact tax bill before his buyers make an offer.
Mansfield has no MUDs on the 2026 Tarrant, Johnson or Ellis County tax-unit lists, but it has two PIDs. South Pointe PID assesses $1,000 a year per home for 2027. Staybolt PID, on Ellis County land, has per-lot annual installments of about $3,600 to $5,003 due January 31, 2027, scheduled through 2055. Ben Jimenez, a real estate agent who works in Mansfield, gets the PID notice before his buyers sign.
All three. Of Mansfield's estimated 84,444 residents in July 2025, about 78,016 lived in Tarrant County, 5,845 in Johnson County and 583 in Ellis County (Census). The southern edge of the city crosses into Johnson and Ellis Counties. The county changes the tax rate and which appraisal district handles your homestead exemption.
Most of Mansfield is in Mansfield ISD, which serves over 35,000 students, has five traditional high schools (Mansfield, Lake Ridge, Legacy, Summit and Timberview) and earned a B from TEA for 2025-26. The small Ellis County part of the city is zoned to Midlothian ISD. Ben Jimenez, a real estate agent who works in Mansfield, confirms the school assignment for the exact address.
Mansfield Police Department reported 88 violent crimes and 988 property crimes for 2025 to the FBI, about 1.1 violent and 11.9 property crimes per 1,000 residents. The Texas rates for 2025 were about 3.5 and 18.1 per 1,000.
Check which county the address is in, because that changes the tax rate and appraisal district. Ask whether the home is in a PID. Map the full Mansfield ISD feeder pattern, including the intermediate school. And drive your commute at rush hour: central Mansfield is about 12 miles from Arlington, 18 from downtown Fort Worth and 23 from DFW Airport, straight-line. Ben Jimenez, a real estate agent who helps people relocating to Dallas-Fort Worth, works through all of this with his buyers.
Mansfield has Historic Downtown Mansfield with the 1917 Farr Best Theater, the Historical Museum and Heritage Center and the Man House Museum; Oliver Nature Park; the Walnut Creek Linear Trail; Katherine Rose Memorial Park; Hawaiian Falls water park; Fields at Station 63; Mansfield Stadium, home of North Texas SC; Mans Best Field Dog Park; and events like Hometown Holidays and the Veterans Day Parade.
Yes. The Staybolt Street Entertainment District plans 700 single-family homes around Mansfield Stadium along the 360 Tollway, and the Watermill District downtown expects brownstones in later phases. Some new areas carry PID assessments. Ben Jimenez, a real estate agent with Real Broker, LLC, represents buyers on new construction in Mansfield from the first model-home visit.
Mansfield had 72,602 residents at the 2020 Census and an estimated 84,444 as of July 1, 2025, with about 78,016 in Tarrant County, 5,845 in Johnson County and 583 in Ellis County.
Ben Jimenez is a Dallas-Fort Worth real estate agent with Real Broker, LLC (Texas license 0784675) who works with buyers and sellers in Mansfield. 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 in person so clients can buy before they move.
Ben Jimenez, a real estate agent with Real Broker, LLC, takes over Mansfield listings that didn't sell. He starts with why it didn't sell, 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 Mansfield 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. With Mansfield homes taking a median of about 56 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 and HOA you want next and whether to buy before or after you sell. Mansfield adds a $50,000 city exemption and a city tax freeze for owners 65 and older, and Ben Jimenez recommends asking your 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 Mansfield, 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 2.25% on the Tarrant side, any PID assessment, HOA dues and leasing rules. Ben Jimenez, a real estate agent who works with investors in Mansfield, 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 Data Center, Mansfield, TX, rolling three months ending October 31, 2026. **2026 adopted rates from the Tarrant County Tax Office (City of Mansfield, Mansfield ISD, Tarrant County, JPS Health Network, Tarrant County College), summed; Johnson County Tax Office 2026 estimator; Ellis County Tax Office 2026 rates. Sources: U.S. Census Bureau 2020 Census and Vintage 2025 estimates (city and county parts); City of Mansfield property tax page, 2026 tax rate presentation, FY 2025 ACFR, South Pointe and Staybolt PID 2026 annual updates, Staybolt Street Entertainment District, Watermill District, parks and Historical Services pages; Visit Mansfield; Mansfield ISD; TEA 2025-26 A-F ratings; FBI Crime Data Explorer, 2025; Texas State Historical Association; Hawaiian Falls. Distances are straight-line. Information deemed reliable but not guaranteed. Updated November 11, 2026.