Living in Van Alstyne, TX:
Homes, Market, Lifestyle & Local Guide

A home can look perfect during a showing. But will the location still feel right once you actually live there?


What will the commute be like on a normal weekday? What could the home really cost beyond the purchase price? And what is happening nearby that could affect your lifestyle, property, or resale later?


At Cindy Coggins Realty Group, we created these guides to help you look beyond the listing and understand the details worth investigating before you make a move.


Our goal is not to sell you on Van Alstyne. It is to help you make a well-informed decision about whether it belongs on your list.

Van Alstyne at a Glance

Population: 8,012

Area: Approx. 5.3 sq. mi.

Median Age: Approx. 36

Median HH Income: Approx. $102.5K

Avg. Commute: Approx. 31 min.

Bachelor’s Degree+: Approx. 38% of adults 25+

  • Sources and Important Note

    Complete Van Alstyne Demographic Profile: U.S. Census Bureau QuickFacts — Van Alstyne, Texas


    https://www.census.gov/quickfacts/fact/table/vanalystynecitytexas/PST045225


    Population: U.S. Census Bureau — City and Town Population Estimates


    https://www.census.gov/data/tables/time-series/demo/popest/2020s-total-cities-and-towns.html


    Area: U.S. Census Bureau QuickFacts — Van Alstyne, Texas


    https://www.census.gov/quickfacts/fact/table/vanalystynecitytexas/PST045225


    Age, Income, Commute, and Education: U.S. Census Bureau — American Community Survey


    https://data.census.gov/profile/Van_Alstyne_city,_Texas?g=160XX00US4874924


    The population figure reflects the U.S. Census Bureau’s July 1, 2025 population estimate. Land area is based on 2020 Census geography data. Age, household income, commute time, and educational attainment are based on the 2020–2024 American Community Survey 5-year estimates. Figures are rounded for readability and may vary by source, reporting period, methodology, and geographic boundaries used.


    Last reviewed: September 29, 2026

About Van Alstyne, TX

  • What Does Van Alstyne Actually Feel Like?

    Van Alstyne is a small town being asked to absorb big growth.


    Historic Downtown still gives the city a recognizable center, with older storefronts, local businesses, community events, the Central Social District, and continued public investment.


    A few minutes away, the setting can look completely different.


    You may find an established neighborhood, newer subdivision, large master-planned community such as Mantua, or acreage that still feels distinctly rural.


    That contrast is part of Van Alstyne's appeal—but it is also part of the buying decision.


    The city sits along U.S. 75 between the larger employment, shopping, and service centers to the north and south. That location gives residents direct regional access while allowing Van Alstyne to retain more of a small-town setting than many communities farther into DFW.


    But Van Alstyne is no longer simply a small town surrounded by empty land.


    Large residential projects, infrastructure improvements, school construction, commercial development, industrial investment, and long-range planning are changing the area. The City adopted Comprehensive Plan 2035 in June 2026 and was already discussing implementation measures, including zoning and related regulations, by September.


    You can still find more space and a smaller-town atmosphere here.


    What you should not assume is that the open field, lightly traveled road, or rural view surrounding a property today will look the same several years from now.


    Are you buying Van Alstyne for what it is today—or are you comfortable owning through what it is becoming?

  • What Do Residents Actually Do Here?

    Van Alstyne has more local community life than its size might suggest.


    The Central Social District gives Downtown a gathering place for concerts, festivals, markets, splash-pad activities, and community events. City parks, recreation programs, youth sports, the library, Historical Museum, and other public facilities add more everyday options.


    Parks, Trails, and Recreation


    The parks system is becoming more substantial as the city grows.


    Hynds Park adds playground space, walking trails, restrooms, open space, and another destination along the City's expanding shared-use trail network.


    Van Alstyne has also been building trail connections between neighborhoods, parks, Downtown, and the Central Social District. Earlier phases connected areas near Williams Way and Waco Street toward Downtown, while additional trail planning has focused on connections involving Hynds Park and Forrest Moore Park.


    That matters because Van Alstyne is gradually becoming more connected for walking and biking rather than relying entirely on isolated parks and neighborhood sidewalks.


    The Van Alstyne Recreation Center adds indoor recreation as well. The facility was developed for activities including basketball, volleyball, pickleball, cornhole, community functions, events, and open-gym use.


    The City also operates a Senior Center for adults 55 and older, with social activities, games, meals, and scheduled programs. It serves as a Meals on Wheels Texoma satellite as well.


    Those may sound like small-city amenities, but together they matter.


    They give residents more things to do locally without requiring every recreational activity or community event to involve a drive to McKinney or Sherman.


    Grayson College South Campus


    Van Alstyne also has something many communities its size do not: a college campus.


    Grayson College's South Campus is located on Van Alstyne Parkway and offers academic courses leading toward AA and AS degrees, transfer coursework, dual-credit opportunities, workforce programs, and technical training.


    Its Technical Center supports programs including welding, electrical technology, and medical laboratory technology.


    That makes the campus relevant not only to traditional college students but also to high-school families, adult learners, and people pursuing skilled-trade or technical careers.


    Van Alstyne is still a smaller community, though.


    For a broader selection of shopping, restaurants, entertainment, specialty medical care, and major services, Sherman, McKinney, Anna, Melissa, and surrounding cities will remain part of the routine.


    That can be a good trade if you would rather have a smaller community at home and drive occasionally for more choices.


    The question is not whether Van Alstyne has enough to do.


    It is whether it has enough of what you do regularly.

  • What Kinds of Homes Will I Find?

    Van Alstyne gives buyers some genuinely different choices.


    Closer to the older part of town, buyers may find established homes, mature trees, distinctive lots, and properties that do not look like newer production neighborhoods.


    Newer residential development has included communities such as Rolling Ridge, Thompson Farms, Tinsley Meadows, Lincoln Pointe, and Mantua. City development reporting has tracked all five as part of Van Alstyne's residential growth.


    These are examples, not an exhaustive list.


    The differences between them matter.


    A resale property may include mature landscaping, fencing, storage, window coverings, lot improvements, or other features that would cost considerably more to recreate in a new home.


    New construction may offer newer systems, warranties, modern floor plans, energy-efficiency improvements, and neighborhood amenities.


    But I would compare more than the builder's base price.


    Look at lot size, HOA dues, property taxes, MUD taxes where applicable, builder incentives, remaining construction, nearby future phases, and how many similar homes may eventually compete with yours when you sell.


    Mantua Is Its Own Category


    Mantua deserves additional attention because of its scale.


    The development describes itself as an approximately 2,000-acre master-planned community stretching about five miles along U.S. 75. Existing and planned features include multiple builders, parks, trails, gathering spaces, a resort-style pool, splash area, playgrounds, a dog park, schools, and future mixed-use and commercial components.


    Van Alstyne High School is already located within the community, and Charles and Beth Williams Elementary is now another on-site Van Alstyne ISD campus serving the area.


    But buyers need to distinguish between what exists and what is still part of the long-range plan.


    Mantua's published future plans include additional open space, trails, lake-oriented development, restaurants, retail, and mixed-use areas. Those plans are meaningful, but a future amenity is not the same thing as an amenity you can use today.


    Mantua is also associated with a municipal utility district.


    That does not automatically make a property there a good or bad purchase.


    It simply means the financial comparison should include more than the home's sales price.


    I would calculate the actual taxing entities, MUD tax rate, HOA dues, homeowner's insurance, utilities, and total estimated monthly ownership cost for the specific property.


    Acreage Requires a Different Kind of Research


    Van Alstyne also still offers acreage and larger residential tracts.


    With acreage, the number of acres is almost the least interesting number.


    Drainage, floodplain, easements, road access, septic placement, utilities, deed restrictions, city-limit or ETJ status, and where improvements can actually be built determine how useful that land really is.


    If you are paying extra because you want animals, a shop, another dwelling, business use, or future improvements, verify that those plans are actually allowed.


    Buy usable land—not simply more land.

  • What Tradeoffs Could Affect the Property Itself?

    This is where Van Alstyne requires more address-specific research than many buyers expect.


    The City itself extends into both Grayson and Collin counties, and Van Alstyne's growth area also includes city-limit, ETJ, subdivision, and MUD considerations.


    Those differences can affect taxes, utilities, development rules, emergency services, infrastructure, and recurring ownership costs.


    Do not assume two homes with “Van Alstyne” in the address automatically have the same setup.


    MUD Taxes


    Municipal utility districts deserve particular attention.


    MUDs can finance infrastructure through debt supported by district property taxes.


    Mantua identifies itself as being within a MUD, and the Texas Bond Review Board currently reports tax-supported debt for Van Alstyne MUD No. 1.


    That does not mean buyers should automatically avoid a MUD.


    It means a builder's advertised sales price or estimated principal-and-interest payment does not tell you enough.


    I would ask: What is the combined property-tax rate?


    What portion comes from the MUD?


    What are the HOA dues?


    What utilities will I pay?


    Are there other recurring community costs?


    What does the total monthly ownership expense look like compared with another property?


    Two similarly priced houses can produce noticeably different monthly payments.


    Schools


    School assignments need to be verified by address.


    Van Alstyne ISD opened Charles and Beth Williams Elementary for the 2026–27 school year and adopted new elementary attendance boundaries to distribute enrollment among its three elementary campuses.


    The reason is growth.


    At its 2026–27 budget workshop, the district reported enrollment increasing from approximately 1,800 students in 2019–20 to roughly 3,100 entering 2026–27. In September 2026, actual enrollment was reported at approximately 3,024 students, about 6% higher than at the end of the prior school year.


    That growth is important because attendance zones, transportation patterns, campuses, and future facilities can change.


    Do not rely solely on an old listing, an old MLS record, or where a neighbor's child currently attends.


    Verify the district and current assignment for the specific address.


    Acreage and Unincorporated Property


    For acreage or property outside a traditional subdivision, I would add another layer of research.


    Verify city limits or ETJ status, deed restrictions, road maintenance, utilities, septic requirements, drainage, floodplain, easements, access, emergency services, and surrounding land use.


    A Van Alstyne mailing address does not necessarily tell you everything you need to know about the property's governmental or utility setup.


    Two houses can both say “Van Alstyne” on the listing and come with very different bills and very different property rights.

  • How Will I Get Around, Commute and Handle Errands?

    U.S. 75 is one of Van Alstyne's biggest practical advantages.


    It provides the primary north-south connection toward Sherman and Denison or south toward Anna, Melissa, McKinney, and the larger DFW employment base.


    FM 121/Van Alstyne Parkway is the major east-west route through town, while SH 5 serves areas east of U.S. 75.


    But transportation infrastructure is changing along with the population.


    U.S. 75


    TxDOT has proposed major improvements to approximately 14 miles of U.S. 75 from the Collin County line to FM 1417.


    The proposed project would expand the highway from two to three main lanes in each direction, convert applicable two-way frontage roads to one-way operation, modify ramps, and provide turnaround improvements.


    There is an important distinction here: Do not treat the entire 14-mile proposed project as though every improvement is already built or on the same construction schedule.


    Some U.S. 75 frontage-road conversion work has already occurred in the Van Alstyne area, while broader corridor improvements remain part of TxDOT's larger project planning.


    FM 121 at U.S. 75


    One transportation issue deserves special attention: the FM 121/U.S. 75 interchange.


    The City has continued working on traffic-flow concerns involving the underpass, turn lanes, and overpass. The issue was still part of the City Manager's reporting in August and September 2026.


    That matters because this intersection is not simply a highway project on a map.


    It affects everyday movement across town and access to U.S. 75.


    If your commute, school route, or regular errands require crossing or entering U.S. 75 here, test it during the hours you actually expect to travel.


    I would not buy a house assuming a future transportation project will solve today's commute.


    Pay attention not only to highway time but also to how long it takes to leave the neighborhood, reach FM 121, cross U.S. 75, or navigate construction and school traffic.


    “Minutes from U.S. 75” sounds appealing in a listing.


    What matters is how long it actually takes you to get where you go.


    A New Regional Airport Option


    Air travel is changing south of Van Alstyne too.


    McKinney National Airport is scheduled to open its commercial passenger terminal on November 11, 2026. The City of McKinney has announced Avelo passenger service, including additional nonstop routes beginning in December 2026.


    That does not make Van Alstyne an airport city.


    But for residents traveling south on U.S. 75, it creates another regional commercial-air option to consider in addition to DFW International and Dallas Love Field.

  • What Is Changing That I Should Understand Before Buying?

    Growth is no longer theoretical in Van Alstyne.


    The City approved Comprehensive Plan 2035 in June 2026 as its long-range framework for growth, including land use, housing, transportation, and community services. By September, Planning & Zoning was already receiving updates on implementation, including potential zoning-ordinance and regulatory changes.


    That makes the Comprehensive Plan useful research for a buyer.


    But it needs to be read correctly.


    A future-land-use designation shows direction.


    It does not mean every concept shown on a plan is already approved, funded, or scheduled for construction.


    There are, however, developments that have moved considerably further.


    Solara


    Solara is one of the projects worth watching.


    The project involves approximately 176.6 acres north of FM 121 and east of Hackberry Road. City records from June 2026 document annexation and planned-development zoning actions, while subsequent City records show continued work involving a public improvement district, tax increment reinvestment zone, development agreement, and preliminary plat.


    Development materials described a plan with roughly 35% open space and an overall gross density of about 2.6 units per acre.


    The important point for a nearby buyer is not the marketing name.


    It is that the property has moved beyond being an empty tract with a theoretical future use.


    Real entitlement, planning, financing, and platting steps have occurred.


    If you are considering a nearby property, research the latest plats, roads, drainage, utilities, lot layout, and surrounding land uses rather than relying on an old aerial image.


    An empty field is not the same thing as land already moving through the development process.


    Mantua


    Mantua is a different scale entirely.


    The approximately 2,000-acre master-planned community extends for several miles along the U.S. 75 corridor and includes existing homes, builders, amenities, trails, parks, and schools, along with significant long-term plans for additional residential and mixed-use development.


    That matters to buyers inside Mantua and buyers outside it.


    For a Mantua buyer, I would look at future phases, lot location, MUD taxes, schools, amenity access, HOA obligations, nearby commercial areas, and what may eventually be built around the property.


    For someone buying outside Mantua, the question may be different:


    How could a project of this scale change traffic, schools, services, commercial development, and surrounding land use over time?


    Industrial and Employment Growth


    Residential rooftops are not the only thing changing.


    The Cold Springs Industrial Park is positioned for manufacturing, industrial, warehousing, and distribution uses.


    More importantly, it includes a rail spur owned by the Van Alstyne Economic Development Corporation, with freight service available through Dallas Garland & Northeastern Railway.


    That makes it different from a typical neighborhood retail center or office park.


    Rail access can support larger industrial and distribution users.


    That can bring jobs, investment, services, and additional tax base.


    It can also bring truck traffic, larger buildings, transportation improvements, and changing land uses near property that may currently feel rural.


    If you are considering acreage or a home near undeveloped land, research commercial and industrial plans as carefully as residential plans.


    Public Safety Is Expanding With the City


    Growth is also changing Van Alstyne's public-safety infrastructure.


    The City broke ground in 2025 on a new approximately 47,133-square-foot combined Police and Fire Public Safety Facility. The project includes police operations, dispatch, records and evidence space, fire apparatus bays, emergency-management space, and other shared facilities. City updates in 2026 described the roughly $30 million project as progressing toward completion before the end of the year.


    Fire-service planning also reflects the city's geographic growth. Van Alstyne Fire-Rescue planning documents discuss changing service demands associated with the city, ETJ, and Mantua area.


    That may not be the first thing a buyer thinks about when touring a house.


    But it is another sign of how much infrastructure has to change when a small community grows quickly.


    Water, Wastewater, and Infrastructure


    Some of the most important growth projects are the ones buyers may never see in a subdivision brochure.


    The City's long-range planning includes water and wastewater capital-improvement planning, and current engineering projects include infrastructure such as the Hurricane Creek sewer line along with roads, drainage, traffic systems, and other public improvements.


    Water costs matter too.


    Van Alstyne has reported increasing costs associated with purchasing additional water through regional sources as demand grows.


    I would not treat that as a reason to avoid the city.


    I would treat it as a reminder that rapid residential growth requires expensive infrastructure behind the scenes.


    For property near undeveloped land, future utility corridors, drainage improvements, sewer projects, roads, and infrastructure easements can matter just as much as the subdivision eventually built there.


    Downtown Is Changing Too


    Growth is not occurring only around the edges of town.


    Van Alstyne has been carrying out physical improvements in Historic Downtown, including street reconstruction, pedestrian improvements, furnishings, streetscape work, and utility changes.


    As recently as August 2026, the City reported new benches, tables, and trash receptacles Downtown, removal of some power poles along Main Drive, freshly painted curbs on Marshall Street and Main Drive, and preparations to move additional overhead utilities underground.


    This is different from a conceptual future downtown.


    Residents can already see public investment occurring.


    At the same time, Downtown will continue evolving.


    That makes it important to distinguish between improvements that are complete, work that is underway, and concepts that remain part of a longer-term vision.


    The Trail Network Is Growing With the City


    Trails are another piece of infrastructure worth watching.


    Van Alstyne has pursued multiple phases of shared-use paths designed to connect neighborhoods, parks, Downtown, and other destinations.


    City planning has specifically focused on extending connections involving Hynds Park and Forrest Moore Park, with TxDOT transportation-alternative funding playing a role in several phases.


    That can gradually change how useful parks and public spaces are because they become part of a connected system rather than isolated destinations.


    It also illustrates an important point about Van Alstyne's growth: Not every major change is another subdivision.


    Roads, trails, utilities, schools, parks, public-safety facilities, Downtown investment, and employment areas are all changing at the same time.

  • Who Is Likely to Love Living Here—and Who May Be Happier Somewhere Else?

    Van Alstyne may fit you well if you want a smaller community with a recognizable Downtown, parks and community activities, direct U.S. 75 access, newer-home choices, acreage possibilities, and the ability to choose between a more suburban or rural-feeling property.


    Its location can be particularly useful if your life pulls in both directions—toward Sherman and Denison to the north and Anna, Melissa, McKinney, or Collin County to the south.


    There is also more lifestyle infrastructure than the city's size may initially suggest.


    The Central Social District, parks and trail system, Recreation Center, Senior Center, Grayson College South Campus, schools, community events, and growing Downtown all give Van Alstyne more of a community center than a simple bedroom suburb.


    Housing choices are varied too.


    You can consider an older home near the traditional part of town, a conventional subdivision, new construction, a large master-planned community such as Mantua, or acreage outside the more developed areas.


    I would compare other communities if you want extensive shopping, restaurants, specialty medical care, and entertainment immediately around you; if your daily commute runs much deeper into DFW; or if you prefer a city where most of the roads, neighborhoods, and surrounding land are already built out.


    Van Alstyne's small-town identity is still real.


    So is the growth.


    The goal is not to decide whether that growth is good or bad.


    It is to understand what is already there, what is being built, what is merely planned, what you will pay to live there, and whether the property still works for your commute, finances, schools, plans for the land, and quality of life as the city changes around it.


    The best Van Alstyne property is not simply the one with the most land, the newest house, or the shortest distance to U.S. 75. It is the one where the neighborhood, taxes, schools, commute, utilities, property condition, surrounding land, and future development make sense together.

  • Sources

    [1] Downtown, Parks, Recreation, and Community Life


    City of Van Alstyne — Parks & Recreation


    https://www.cityofvanalstyne.us/parksandrec


    Parks, recreation programs, facilities, and community recreation information.


    City of Van Alstyne — Senior Center


    https://www.cityofvanalstyne.us/seniorcenter


    Senior programs, activities, meals, and community resources for adults age 55 and older.


    City of Van Alstyne — Downtown and City Updates


    https://www.cityofvanalstyne.us/VAInsider031626


    Downtown improvements, community projects, transportation updates, and current City activity.


    Grayson College — South Campus


    https://www.grayson.edu/campuses/south-campus/index.html


    Academic programs, dual credit, workforce training, and technical programs available at the Van Alstyne campus.


    [2] Housing, Mantua, MUDs, and Residential Development


    Mantua — Community


    https://www.mantuantx.com/community/


    Overview of Mantua’s approximately 2,000-acre master-planned community, amenities, trails, open space, schools, and long-term development.


    Mantua — Frequently Asked Questions


    https://www.mantuantx.com/faq/


    Current information about HOA dues, MUDs, taxes, utilities, schools, amenities, and future community plans.


    Mantua — Community Website


    https://www.mantuantx.com/


    Current information about builders, homes, amenities, schools, location, and community development.


    City of Van Alstyne — Planning and Development Records


    https://cityofvanalstyne.civicweb.net/filepro/documents/207807/


    City records related to subdivisions, zoning, annexation, plats, planned developments, and major growth projects.


    [3] Schools, Property, Taxes, and Address-Specific Research


    Van Alstyne ISD — 2026–27 Attendance Zones


    https://www.vanalstyneisd.org/apps/news/article/2136604?categoryId=6123


    Information about the opening of Charles and Beth Williams Elementary and the new elementary attendance boundaries for the 2026–27 school year.


    Van Alstyne ISD — Attendance Zone Maps


    https://www.vanalstyneisd.org/apps/pages/index.jsp?pREC_ID=2738784&type=d&uREC_ID=435029


    Current interactive school attendance-zone information.


    Van Alstyne ISD — Enrollment and Budget Update


    https://www.vanalstyneisd.org/apps/news/article/2217379?categoryId=6123


    District enrollment-growth information and planning for the 2026–27 school year.


    Van Alstyne ISD — September 2026 Enrollment Update


    https://www.vanalstyneisd.org/apps/news/article/2232718?categoryId=6123


    Current enrollment figures and year-over-year growth information.


    Mantua — MUD, Taxes, and Utilities


    https://www.mantuantx.com/faq/


    Information about Mantua’s MUD structure, taxes, utilities, HOA, and community services.


    [4] U.S. 75, FM 121, Transportation, and Regional Access


    TxDOT — U.S. 75 from Collin County Line to FM 1417


    https://www.txdot.gov/projects/hearings-meetings/paris/2023/us75-110123.html


    Research the proposed U.S. 75 widening, frontage-road changes, ramp modifications, and turnaround improvements through southern Grayson County.


    City of Van Alstyne — FM 121 / U.S. 75 and Infrastructure Updates


    https://www.cityofvanalstyne.us/VAInsider031626


    Current City information about FM 121, U.S. 75, traffic-flow concerns, road improvements, and infrastructure projects.


    City of McKinney — McKinney National Airport Passenger Service


    https://www.mckinneytexas.org/m/newsflash/home/detail/7018


    Information about commercial passenger service scheduled to begin at McKinney National Airport in November 2026.


    [5] Long-Term Growth, Development, Infrastructure, and Employment


    City of Van Alstyne — Comprehensive Plan 2035


    https://www.cityofvanalstyne.us/compplan


    Research Van Alstyne’s long-range plans for land use, housing, transportation, infrastructure, economic development, and community services.


    City of Van Alstyne — Comprehensive Plan, Solara, and Planning Records


    https://cityofvanalstyne.civicweb.net/filepro/documents/207807/


    Review City records involving Comprehensive Plan 2035, Solara, annexation, zoning, platting, and other development activity.


    City of Van Alstyne — Cold Springs Industrial Park


    https://www.cityofvanalstyne.us/coldsprings


    Research industrial, manufacturing, warehousing, distribution, and rail-served development at Cold Springs Industrial Park.


    City of Van Alstyne — Manufacturing and Industrial Development


    https://www.cityofvanalstyne.us/manufacturing


    Information about Van Alstyne’s industrial and employment-development strategy.


    City of Van Alstyne — Public Safety Planning


    https://www.cityofvanalstyne.us/api/blob/viewBlob?i=tMVpxcNVZM8U%252BVvxqaV5cPN8yecicuvzov4URhB1rZavFyzOjUCN%2FKr7PnAOmoPj


    Research current and future fire, police, emergency-management, and public-safety facility planning.


    City of Van Alstyne — Growth and Infrastructure Planning


    https://www.cityofvanalstyne.us/growth


    Research water, wastewater, transportation, drainage, and other infrastructure planning related to growth.


    City of Van Alstyne — Downtown Phase 4


    https://www.cityofvanalstyne.us/DowntownPhase4


    Information about Downtown reconstruction, pedestrian improvements, streetscape work, and utility improvements.


    City of Van Alstyne — August 2026 Downtown and Infrastructure Update


    https://www.cityofvanalstyne.us/VAInsider082426


    Current updates involving Downtown improvements, utilities, public spaces, and City infrastructure.


    Last source review: September 29, 2026

Van Alstyne Real Estate Market & Home Search

Current Real Estate Market Highlights

What the Market Numbers
Can—and Can’t—Tell You


Active Listings show how much buyers have to choose from, but not whether those homes are truly comparable or desirable.


Pending Sales give us a more current look at buyer activity, but the final price and terms are not known until those transactions close.


Closed Sales show what actually made it to closing, but they look backward and may not reflect a market that is already changing.


Days on Market shows how quickly homes are finding buyers, but not why one sold quickly while another sat. Was it price, condition, location, presentation, or stronger competition?


Months of Inventory helps measure supply versus demand, but the balance can look very different from one neighborhood, price range, or property type to another.


List-to-Sale % shows how closely homes are selling to asking price—but how useful is that percentage if the asking price was unrealistic to begin with?


Looked at together, these numbers can help reveal whether inventory is building, buyer activity is changing, homes are taking longer to sell, or negotiating room may be shifting.


But they still cannot answer the questions that matter most to an individual decision:

Is this home priced correctly? Is it a good value? Does the broader market trend even apply to this property?


The takeaway is simple: use market statistics to understand the bigger picture, then narrow the comparison before using them to price a home, evaluate a listing, or negotiate an offer.


Want to know what the broader numbers may mean for a particular property? Cindy’s team can take a closer look.

Want to know what’s happening beyond the city limits?


Our monthly North Texas market update takes a deeper look at buyer activity, inventory, pending sales, and days on market across Collin, Denton, and Grayson counties—and breaks the numbers down by price range so you can see where the market is actually tightening or slowing.


Read the Latest North Texas Market Update

What Could Your Home Really Sell For? — Comparative Market Analysis (CMA)

An online estimate gives you a number. A CMA helps test whether that number makes sense for your actual home.


We compare your property with the homes buyers are realistically choosing between, looking at condition, updates, lot, layout, location, school assignment, current competition, and recent sales—not just square footage and ZIP code.


That can help you price more realistically, estimate proceeds, and decide whether repairs or improvements are worth making before you spend the money.


Sometimes the answer is to list now. Sometimes it is to prepare differently. And sometimes it may make more sense to wait.

Request Your FREE Home Value Report

See More Than the Public Listing—Custom Home Search

Public real estate sites show you the consumer-facing listing. We may be able to see additional MLS information and documents provided to agents, including disclosures, surveys, HOA documents, exclusions, offer instructions, pricing history, and agent remarks.


We build your search around what actually matters to you, then help investigate the properties that stand out—including questions that may not be obvious from the photos or description.


And through Keller Williams and agent relationships, we may also hear about coming-soon or other opportunities that are not yet broadly visible to the public.


The value is not another stream of listings. It is better information about which homes deserve your time.

Start Your Custom Home Search

Learn the Market Before You Need to Move—Neighborhood Market Watch

A Neighborhood Market Watch lets you follow the homes and market segment that matter to you before you are under pressure to make a decision.


For sellers, we can watch how comparable homes are pricing, selling, reducing, and responding to renovations. For buyers, we can track what your budget actually buys, which homes move quickly, and which features appear to command a premium.


Over time, you begin to recognize what is normal—and what is not.


That perspective can help you spot a strong opportunity, question an apparent bargain, or decide whether preparing, buying, selling, or waiting makes the most sense.

Start Your Neighborhood Market Watch

North Texas Client Experiences

 ⭐⭐⭐⭐⭐

“Cindy is absolutely amazing. We were moving out of state and Cindy was like God sent to us. She was well prepared for us when we arrive fir house hunting. Cindy not only helped us find and finalize our new house in just 5 days but helped us virtually even after that, until we finally moved To Texas and after that as well. We’ve found a friend in our realtor 😊”


— Pooja


 ⭐⭐⭐⭐⭐


“We had the best possible experience working with Cindy. We began searching for a home almost two years ago, and Cindy immediately understood our needs. She helped guide us through good and bad signs, suggested the best areas of DFW to meet our needs, and submitted many offers on our behalf. Cindy never gave up on us even when we began to think a home on DFW was out of reach. Our kids immediately loved her like an Aunt as well!

We're now in the home that we always wanted, and I can say that we're lucky to have partnered with Cindy through the entire process. I highly recommend her services to anyone looking for a home in DFW.”


— Brian


 ⭐⭐⭐⭐⭐


“Cindy was great to work with. She was insightful, provided great advices and always responsive.”


— Abdullahi


Want to hear more from local buyers, sellers, and lease clients?

Read Cindy Coggins Realty Group Google Reviews

Van Alstyne vs. Nearby Cities:
Which One Fits You Best?

Do you want most of your week to stay close to home—or are you fine leaving town for more of your errands and services?


Sherman can keep more of daily life in one place, with major employment, healthcare, shopping, dining, and regional services nearby.


Van Alstyne gives you a smaller-town home base while keeping Sherman close enough to use when you need it.


If work, appointments, groceries, and dinner keep taking you to Sherman several times a week, will Van Alstyne’s smaller scale still feel worth it?


That is less about mileage and more about how much driving you want built into an ordinary week.

Sherman

Do you want to live where growth already feels like the main story—or somewhere that still feels more town-centered for now?


Anna has pushed farther into newer suburban development, with expanding neighborhoods, recreation, and commercial growth closer to Melissa and McKinney.


Van Alstyne still has a more visible small-town and downtown identity, even as development continues to move north.


Would you rather have more suburban conveniences arriving around you—or preserve more of that town-centered feel while it lasts?


Just do not assume either city will look the same five years from now. Growth is part of the decision in both.

Anna

Do you want a newer suburban routine built around neighborhoods, sports, parks, and McKinney access—or a smaller-town setting farther north?


Melissa fits more naturally if your life already revolves around McKinney, SH 121, youth activities, newer subdivisions, and a more suburban day-to-day rhythm.


Van Alstyne shifts the feel. Historic downtown, local events, and a smaller community scale play a bigger role, while Sherman becomes more relevant to your routine.


If your family life is still centered south, will Melissa simply make the week easier? Or are you ready for more of your routine to move north with you?

Melissa

Do you want acreage because you will use it—or do you really just want more space around the house?


Gunter can make more sense when the land itself is part of the plan: animals where permitted, a workshop, gardening, outdoor projects, custom-home possibilities, or simply a lower-density setting.


Van Alstyne gives you a more traditional town environment and direct U.S. 75 access without making land the defining reason for the move.


What would you actually do with the extra property in Gunter?


If the answer is vague, make sure you are not trading easier access, simpler utilities, and a more conventional town setting for land you mainly like looking at.

Gunter

Van Alstyne Local Resource Directory

Explore the resources below to get to know Van Alstyne’s city services, schools, parks, trails, local events, transportation, public safety, history, and community updates. These links offer a helpful starting point for learning more about life in Van Alstyne and the local resources available throughout the area.

  • City Government & How Van Alstyne Works

    Get to know Van Alstyne’s city website, local government resources, public meetings, municipal code resources, city contact information, City Secretary services, and public information request resources.


    City of Van Alstyne


    Official city website for Van Alstyne services, resident resources, departments, public notices, city updates, and local government information.


    https://cityofvanalstyne.us/


    Government / How Do I?


    City resource for finding common government services, resident requests, permits, public information, city limits, boards, commissions, and municipal resources.


    https://cityofvanalstyne.us/howdoi


    City Council


    Information about Van Alstyne’s Mayor and City Council, elected officials, local decision-making, and council meeting resources.


    https://cityofvanalstyne.us/council


    Live Meetings


    City livestream and recorded meeting resource for Van Alstyne City Council, Planning and Zoning Commission, and other public meetings.


    https://www.cityofvanalstyne.us/Live


    Agendas & Minutes


    City meeting portal for Van Alstyne public meeting agendas, minutes, meeting notices, public hearings, and records for City Council, Planning and Zoning, and other boards and commissions.


    https://cityofvanalstyne.civicweb.net/Portal/MeetingTypeList.aspx


    Zoning Ordinances & Fees


    City resource for zoning ordinances, land-use regulations, development standards, and ordinance-related zoning information.


    https://cityofvanalstyne.us/zoning


    City Secretary


    City Secretary resources for official records, elections, public information requests, ceremonial documents, alcoholic beverage permits, boards and commissions, and city document services.


    https://www.cityofvanalstyne.us/citysecretary


    Contact City Hall


    City contact resource for Van Alstyne City Hall, resident questions, service concerns, contact forms, and municipal service communication.


    https://cityofvanalstyne.us/contactus

  • Planning, Zoning & Future Growth

    Explore Van Alstyne development services, planning and zoning resources, comprehensive planning, growth planning, zoning ordinances, economic development resources, and regional planning tools.


    Development Services


    City resource for development services, building and infrastructure safety, building codes, permits, planning, engineering, code compliance, animal control, and development-related city services.


    https://cityofvanalstyne.us/development


    Planning & Zoning Commission


    Meeting portal for Van Alstyne Planning & Zoning Commission agendas, minutes, public hearings, notices, and meeting records.


    https://cityofvanalstyne.civicweb.net/Portal/MeetingTypeList.aspx


    Comprehensive Plan 2035


    Long-range planning resource for Van Alstyne’s future growth, land use, development priorities, quality of life, infrastructure planning, and community vision.


    https://cityofvanalstyne.us/compplan


    Planning for Growth


    City growth-planning resource for learning how Van Alstyne is preparing for future development, infrastructure needs, community services, and long-term planning.


    https://cityofvanalstyne.us/growth


    Zoning Ordinances & Fees


    City resource for zoning ordinances, land-use regulations, planned development standards, specific use permits, overlay districts, zoning fees, and ordinance-related zoning information.


    https://cityofvanalstyne.us/zoning


    Comprehensive Plan Hub


    Interactive planning hub for Van Alstyne’s Comprehensive Plan, future land use, growth planning, community vision, and long-term development information.


    https://experience.arcgis.com/experience/48544036d68445299de37053cbf5a0b9


    Van Alstyne Community & Economic Development


    Economic development resource for demographics, workforce, incentives, available properties, target industries, business growth, and investment opportunities in Van Alstyne.


    https://vaedc.com/


    Texoma Council of Governments


    Regional planning organization serving the Texoma area with resources related to community development, regional services, transportation, aging services, housing, and government coordination.


    https://tcog.com/

  • Utilities & Infrastructure

    Explore Van Alstyne utility billing, water service, online utility payments, public works, trash and recycling provider information, regional water service, and electricity provider tools.


    Utility Billing / Water Service


    City utility billing and water service resource for account setup, billing questions, payment options, deposits, forms, and resident utility information.


    https://cityofvanalstyne.us/utilitybilling


    Online Utility Payments


    Online payment portal for Van Alstyne utility bills, account access, payment history, quick pay, and utility account management.


    https://cityofvanalstynetx.municipalonlinepayments.com/cityofvanalstynetx/utilities


    Public Works


    City public works resource for streets, drainage, utilities, infrastructure maintenance, water, wastewater, and municipal service operations.


    https://cityofvanalstyne.us/publicworks


    Trash & Recycling Provider — Sanitation Solutions


    Private solid waste service provider for Van Alstyne residential trash and recycling service, including pickup days, cart service, bulk items, brush guidelines, and collection requirements.


    https://www.sanisolu.com/Residential/67/VanAlstyne/TX


    North Texas Municipal Water District


    Regional water, wastewater, and solid waste information for many North Texas communities, including Van Alstyne.


    https://www.ntmwd.com/


    Power to Choose


    Texas electricity provider comparison tool for shopping retail electric plans by address or ZIP code.


    https://www.powertochoose.org/

  • Schools & Education Data

    Explore Van Alstyne-area school district resources, attendance zones, school-finder tools, board information, district calendars, and public education data. School district boundaries do not always match city limits or mailing addresses, so buyers should verify school district and campus assignment directly by property address before making a real estate decision.


    Van Alstyne Independent School District


    District information, schools, enrollment resources, calendars, departments, student services, district news, and family resources for Van Alstyne ISD.


    https://www.vanalstyneisd.org/


    Van Alstyne ISD Attendance Zones / Boundary Map


    District boundary map resources for Van Alstyne ISD, including attendance-zone information, demographic study resources, and district map links.


    https://www.vanalstyneisd.org/apps/pages/index.jsp?pREC_ID=945428&type=d&uREC_ID=435067


    Van Alstyne ISD Interactive Attendance Zones


    District resource for 2025–2026 and 2026–2027 interactive attendance-zone maps and attendance-zone research.


    https://www.vanalstyneisd.org/apps/pages/index.jsp?pREC_ID=2738784&type=d&uREC_ID=435029


    Van Alstyne ISD School Zone Finder


    Address-based school-zone finder tool used to research assigned Van Alstyne ISD campuses by property address.


    https://portal.metrostudygis.com/arcgis/apps/webappviewer/index.html?id=e292fa86590d42268f75f49e3b96340b


    Van Alstyne ISD Board of Trustees


    Information about the Van Alstyne ISD Board of Trustees, board meeting schedule, public comment resources, board procedures, and district governance.


    https://www.vanalstyneisd.org/apps/pages/index.jsp?pREC_ID=945166&type=d&uREC_ID=434849


    Van Alstyne ISD Calendar


    District calendar for school dates, holidays, student events, staff dates, and district scheduling information.


    https://www.vanalstyneisd.org/apps/events/


    Texas School Ratings


    Texas Education Agency resource for campus and district accountability ratings, performance data, and school comparison information.


    https://txschools.gov/


    Texas Academic Performance Reports


    Texas Education Agency reports with academic, demographic, staffing, program, and performance data for Texas public schools and districts.


    https://rptsvr1.tea.texas.gov/perfreport/tapr/index.html


    School Note: School district boundaries, attendance zones, campus assignments, enrollment rules, and transportation options can change. Van Alstyne ISD serves much of the area, but buyers should verify school district, attendance zone, assigned campus, enrollment rules, and transportation directly by property address before making a real estate decision.

  • Property Records, Taxes & Research

    Use these resources to research Van Alstyne property ownership details, tax information, appraisal data, county records, GIS maps, property boundaries, zoning resources, and other due diligence items. Because Van Alstyne-area addresses may involve Grayson County or Collin County resources depending on location, buyers and property owners should verify the correct county and appraisal district by property address.


    Grayson County


    County website with public services, departments, records, courts, elections, development resources, and resident information.


    https://www.co.grayson.tx.us/


    Grayson County Clerk


    County Clerk resource for official records, public documents, property-related filings, and county record services.


    https://www.co.grayson.tx.us/page/cclk.home


    Grayson County Clerk — Real Property Records


    County resource for real property records, recorded documents, deeds, liens, plats, and related property filings.


    https://www.co.grayson.tx.us/page/cclk.realprop


    Grayson Central Appraisal District


    County appraisal district resource for property values, exemptions, appraisal notices, protest information, ownership records, and property tax-related data.


    https://graysonappraisal.org/


    Grayson CAD Property Search


    Property search tool for reviewing appraisal records, property values, ownership information, parcel details, exemptions, and property tax data.


    https://graysonappraisal.org/property-search/


    Grayson CAD Maps and Viewer Downloads


    Map and viewer resources for researching parcels, boundaries, appraisal data, property details, and map-based property information.


    https://graysonappraisal.org/maps-and-viewer-downloads/


    Grayson County GIS Services


    County GIS resource for maps, geographic data, public mapping tools, property research, and county mapping services.


    https://www.co.grayson.tx.us/page/dev.gis


    Grayson County GIS Property Viewer


    Interactive property map and GIS viewer for researching parcels, boundaries, appraisal data, and property details.


    https://gis.bisclient.com/graysoncad


    Collin County Clerk


    County Clerk resource for official records, property-related filings, public records, and county document services for properties located in Collin County.


    https://www.collincountytx.gov/County-Clerk


    Collin Central Appraisal District


    County appraisal district resource for property values, exemptions, appraisal notices, protest information, ownership records, and tax-related property data for Collin County properties.


    https://www.collincad.org/


    Zoning Ordinances & Fees


    City resource for zoning ordinances, land-use regulations, development standards, planned development provisions, specific use permits, overlay districts, zoning fees, and related property requirements.


    https://cityofvanalstyne.us/zoning

  • Parks, Trails, Entertainment & Local Lifestyle

    Explore Van Alstyne parks, recreation, library resources, downtown activity, local events, community organizations, economic development resources, and nearby attractions.


    Van Alstyne Parks & Recreation


    City resource for Van Alstyne parks, park facilities, recreation programs, reservations, youth athletics, recreation center information, and local outdoor amenities.


    https://cityofvanalstyne.us/parksandrec


    Parks & Facilities Reservations


    Online parks and facilities resource for reviewing Van Alstyne park locations, facility rentals, reservations, pavilions, open spaces, ball fields, and recreation facilities.


    https://vanalstyne.recdesk.com/Community/Facility


    Van Alstyne Public Library


    Local library resource for books, digital materials, programs, events, research tools, community services, and learning resources.


    https://cityofvanalstyne.us/library


    Van Alstyne Chamber of Commerce


    Local business and community resource for Van Alstyne-area businesses, events, visitor information, local services, and community connections.


    https://www.vanalstynechamber.org/


    Van Alstyne Community & Economic Development


    Economic development resource for demographics, workforce, incentives, available properties, target industries, business growth, and investment opportunities in Van Alstyne.


    https://vaedc.com/


    City Calendar / Events


    City calendar resource for Van Alstyne events, public meetings, community activities, local programs, and scheduled city happenings.


    https://cityofvanalstyne.us/calendar

  • Transportation & Road Projects

    Stay informed on Van Alstyne infrastructure, public works, road projects, growth planning, regional transportation, county mapping, and Texoma-area planning resources.


    Public Works


    City resource for streets, drainage, utilities, infrastructure maintenance, water, wastewater, and municipal service operations.


    https://cityofvanalstyne.us/publicworks


    Planning for Growth


    City growth-planning resource for learning how Van Alstyne is preparing for future development, infrastructure needs, community services, transportation impacts, and long-term planning.


    https://cityofvanalstyne.us/growth


    Texas Department of Transportation — Projects and Studies


    Statewide TxDOT resource for transportation projects, roadway studies, construction updates, planning information, and major infrastructure improvements.


    https://www.txdot.gov/projects.html


    TxDOT Paris District Projects


    TxDOT district resource for transportation planning, roadway updates, project information, and state-maintained road improvements in the Paris District region, which includes Grayson County.


    https://www.txdot.gov/about/districts/paris-district.html


    Grayson County Metropolitan Planning Organization


    Regional transportation planning resource for Grayson County mobility planning, roadway priorities, transportation studies, public involvement, and long-range transportation coordination.


    https://www.gcmpo.org/


    Grayson County GIS Services


    County GIS resource for maps, geographic data, property mapping, public mapping tools, infrastructure context, and local research.


    https://www.co.grayson.tx.us/page/dev.gis


    Texoma Council of Governments


    Regional planning and public-service resource serving the Texoma area, including community programs, regional coordination, transportation support, and local government resources.


    https://tcog.com/

  • Public Safety, Emergency Services & Nearby Hospitals

    Access local safety resources, emergency services, court resources, law enforcement, county emergency management, and nearby medical care.


    Van Alstyne Police Department


    Local police department resource for public safety information, police services, non-emergency contact information, department updates, and community safety resources.


    https://cityofvanalstyne.us/police


    Van Alstyne Fire Department


    Fire department resource for fire protection, emergency response, prevention information, department services, and local fire safety resources.


    https://cityofvanalstyne.us/fire


    Municipal Court


    Municipal court resource for citations, court services, payment options, hearings, traffic matters, court appearances, and court contact information.


    https://cityofvanalstyne.us/court


    Grayson County Sheriff’s Office


    County law enforcement resource for public safety services, sheriff’s office information, detention, records, and county law enforcement contacts.


    https://www.co.grayson.tx.us/page/gcso.home


    Grayson County Office of Emergency Management


    County emergency management resource for emergency preparedness, disaster response, public safety alerts, severe weather awareness, and county emergency coordination.


    https://www.co.grayson.tx.us/page/oem.home


    Baylor Scott & White Medical Center – McKinney


    Hospital and medical care resource located at 5252 W. University Dr., McKinney, TX 75071.


    https://www.bswhealth.com/locations/hospital/mckinney


    Sherman Medical Center


    Hospital and medical care resource located at 500 N. Highland Avenue, Sherman, TX 75092.


    https://ahssmc.org/


    Texoma Medical Center


    Hospital and medical care resource located at 5016 S. US Highway 75, Denison, TX 75020.


    https://www.texomamedicalcenter.net/


    Hospital Note: Distances, drive times, emergency routing, specialty care, hospital services, provider availability, and insurance acceptance may vary depending on the specific Van Alstyne property address. Buyers should verify emergency services, specialty care, insurance acceptance, and drive time directly with each hospital or medical provider.

  • News, Elections & Community Updates

    Stay informed and engaged with Van Alstyne city updates, public notices, public meetings, local elections, county elections, community events, and local business updates.


    City News / Updates


    Official City of Van Alstyne website for city updates, public notices, announcements, city services, and local government information.


    https://cityofvanalstyne.us/


    City Calendar


    City calendar resource for Van Alstyne events, public meetings, community activities, local programs, and scheduled city happenings.


    https://cityofvanalstyne.us/calendar


    Agendas & Minutes


    City meeting portal for Van Alstyne public meeting agendas, minutes, meeting notices, public hearings, and records for City Council, Planning and Zoning, and other boards and commissions.


    https://cityofvanalstyne.civicweb.net/Portal/MeetingTypeList.aspx


    Van Alstyne Elections


    City election resource for local election notices, candidate information, voter information, election dates, and city election updates.


    https://cityofvanalstyne.us/elections


    Grayson County Elections


    County election resource for voter registration, polling locations, election dates, sample ballots, voting information, election results, and county election services.


    https://www.co.grayson.tx.us/page/elec.home


    Van Alstyne Chamber of Commerce


    Local business and community resource for Van Alstyne-area events, businesses, visitor information, community updates, and local connections.


    https://www.vanalstynechamber.org/

  • History, Libraries & Local Heritage

    Explore Van Alstyne library resources, local history, downtown identity, community heritage, and historical marker information.


    Van Alstyne Public Library


    Local library resource for books, digital materials, programs, events, research tools, community services, and learning resources.


    https://cityofvanalstyne.us/library


    Van Alstyne Chamber of Commerce


    Local community and business resource with information about Van Alstyne’s local businesses, events, community connections, downtown identity, and area lifestyle.


    https://www.vanalstynechamber.org/


    Texas Historical Marker Atlas


    Statewide historical marker search tool for researching Texas historic sites, markers, cemeteries, and local heritage resources.


    https://atlas.thc.texas.gov/

  • Resource & Information Note

    This page is provided for general informational purposes only. While Cindy Coggins Realty Group periodically reviews these resources, third-party websites, public records, city services, school information, utilities, medical providers, events, and other details may change without notice.


    Cindy Coggins Realty Group does not guarantee the accuracy, completeness, availability, or currentness of third-party information or links. For important real estate, legal, tax, financial, medical, school, relocation, or personal decisions, verify information directly with the appropriate qualified source or professional before relying on it.


    If you find incorrect information, an outdated resource, or a broken link, please message Cindy Coggins Realty Group. We aim to maintain helpful, accurate, and high-quality local resources.