Moving to Irving in 2026: Cost of Living, Housing, and What to Know
Irving straddles the geographic center of the Dallas-Fort Worth metroplex, occupying 67 square miles between Dallas to the east and Fort Worth to the west. With approximately 256,000 residents, it is the 13th-largest city in Texas and punches far above its weight economically: ExxonMobil’s global headquarters, Kimberly-Clark, Celanese, NEC, and Microsoft all operate major campuses here. The Las Colinas district — a 12,000-acre mixed-use development with its own free transit system, canal walk, and Fortune 500 concentration — has transformed Irving from a midcentury suburb into a genuine urban employment center. The median home price of $340,000 sits below the DFW metro average of $380,000, with values ranging from $180,000 in South Irving’s older neighborhoods to $750,000 in Las Colinas’s townhome and single-family enclaves. For homebuyers in 2026, Irving offers the no-income-tax Texas advantage, DART rail access to downtown Dallas, walking-distance proximity to major employers, and DFW Airport literally next door — with property taxes around 2% and school quality that varies sharply by neighborhood as the primary caveats.
Irving at a Glance
| Metric | Value |
|---|---|
| Population (2025 est.) | 256,000 |
| Metro Area | Dallas-Fort Worth-Arlington |
| Median Home Price | $340K |
| Median Rent (1 BR) | $1,350/mo |
| Median Household Income | $64,000 |
| Property Tax Rate | 2.0% |
| State Income Tax | None |
| Unemployment Rate | 3.6% |
Cost of Living in Irving
The cost of living in Irving is 2% below the national average, making it one of the more affordable cities of its size. Here is how Irving compares to the national baseline across major spending categories.
| Category | Irving Index | National Average |
|---|---|---|
| Overall | 98 | 100 |
| Housing | 90 | 100 |
| Groceries | 98 | 100 |
| Utilities | 98 | 100 |
| Transportation | 105 | 100 |
| Healthcare | 99 | 100 |
Housing at 90 on the index is 10% below the national average, which is the primary driver of affordability. Other categories like groceries and utilities are close to national norms. Use our home affordability calculator to see how far your income stretches in Irving compared to where you live now.
Irving’s cost of living is essentially at the national average, with housing the primary variable depending on neighborhood. A household earning Irving’s median income of $64,000 takes home roughly $4,700 per month (no state income tax). A mortgage on a $340,000 home at 6.5% with 5% down runs approximately $2,700 per month including property taxes — feasible for a dual-income household but tight for a single earner. The Las Colinas area commands higher costs across the board: restaurant meals average $18-$30, parking can run $100-$200 per month in the urban core, and condo HOA fees of $300-$600 per month add to housing costs. Outside Las Colinas, costs align with DFW suburban norms: groceries at $750-$950 per month for a family of four, utilities at $250-$400 per month (with summer electric spikes), and gas at $2.80-$3.40 per gallon. Irving has its own electric utility in some areas, which can offer slightly different rates than TXU or Oncor-served areas. Childcare runs $800-$1,500 per month depending on facility and age, slightly below Dallas proper but above national averages.
Housing Market in Irving
The median home price in Irving is approximately $340,000, which is below the national median of approximately $420,000. This price point makes homeownership accessible to buyers earning around the local median income of $64,000, particularly with down payment assistance programs. Inventory and pricing vary significantly by neighborhood, so understanding the submarkets is essential before making an offer. Use our run the numbers to estimate monthly payments at current rates.
For a detailed breakdown of financing options and first-time buyer programs, see our Irving first-time homebuyer guide.
Irving’s real estate market is more stratified than any other DFW suburb of its size. The Las Colinas submarket has luxury condos and townhomes from $400,000 to $750,000+, with high-rise living, canal-adjacent dining, and walkable urbanity. Valley Ranch, a large master-planned community in north Irving, offers single-family homes from $300,000 to $500,000 with a golf course, community pools, and a well-maintained HOA. South Irving — the original heart of the city — has 1950s-1970s brick ranch homes from $180,000 to $280,000 that represent some of the cheapest housing inside the I-635 loop. Heritage District, the historic downtown, is undergoing slow revitalization with some mixed-use infill projects. North Irving near DFW Airport has moderate-priced homes but airport noise is a real factor that affects property values. The Irving Housing Authority operates affordable housing programs, and several apartment complexes offer income-restricted units. Overall inventory is balanced — not as tight as Plano or Frisco, giving buyers room to negotiate, with median days on market at 28-35.
Neighborhoods in Irving
Where you buy in Irving matters as much as what you buy. Prices, school quality, safety, and character vary widely across the city. Here are the key neighborhoods and what they offer.
| Neighborhood | Price Range | Character | Best For |
|---|---|---|---|
| Las Colinas | $400,000-$750,000 | Urban center, canals, Fortune 500 HQs | Professionals wanting urban walkability |
| Valley Ranch | $300,000-$500,000 | Master-planned, golf course, pools | Families, suburban comfort |
| South Irving | $180,000-$280,000 | Affordable, diverse, near DART | Budget buyers, commuters |
| North Irving | $250,000-$400,000 | Residential, near DFW Airport | Airport workers, families |
| Heritage District | $200,000-$350,000 | Historic downtown, revitalizing | Value seekers, first-timers |
For a deeper look at each area with school data, commute times, and walkability scores, see our best neighborhoods in Irving guide.
Job Market and Economy in Irving
The largest employers in Irving include ExxonMobil, Kimberly-Clark, Celanese, NEC Corporation of America, and Microsoft. The unemployment rate of 3.6% is below the national average.
Most residents work within the broader Dallas-Fort Worth-Arlington metro area, which provides job depth across multiple sectors. The no-income-tax advantage in Texas is a significant draw for high earners and remote workers. For an overview of the statewide market and business environment, see our Texas real estate guide.
Irving punches above its weight as an employment center. The Las Colinas district alone houses over 2,000 corporate offices. ExxonMobil’s global headquarters campus — a massive complex near Las Colinas Boulevard — employs thousands of engineers, executives, and support staff. Kimberly-Clark, the consumer products giant (Kleenex, Huggies), has its headquarters here. Celanese, a global chemical company, NEC Corporation of America, and Microsoft’s DFW office all maintain Irving campuses. The city has positioned itself as a prime location for Fortune 500 operations: no state income tax, central DFW location, DFW Airport access, and DART rail connectivity make it attractive for companies needing to attract talent from across the metro. Beyond corporate headquarters, the hospitality sector is significant — several large hotels serve the airport and convention traffic, and the Toyota Music Factory anchors an entertainment district with restaurants and event venues. The DFW Airport itself, while primarily in the cities of Dallas and Fort Worth, drives substantial indirect employment in Irving through airport services, logistics, and transportation.
Transportation in Irving
DART Orange Line through Las Colinas and Irving, free Las Colinas APT (Area Personal Transit), DFW Airport adjacent, I-35E and SH-183, Dallas Love Field 10 miles east.
Public transit options give Irving an advantage over many similarly sized cities. If you are weighing whether to buy near transit or drive from a cheaper area, our rent vs buy calculator can help model the trade-off including commute costs.
Lifestyle and Recreation in Irving
Irving’s lifestyle centers on the Las Colinas urban core, which offers walkability and amenities rare in the DFW suburbs. The Toyota Music Factory is an outdoor concert venue and entertainment complex with restaurants, bars, and an Alamo Drafthouse Cinema. The Las Colinas Canal Walk provides a mile-plus of pedestrian paths alongside a canal lined with restaurants and shops, creating a European-inflected atmosphere. The Irving Arts Center hosts rotating art exhibitions and performances. The Mustangs of Las Colinas — a bronze sculpture of nine wild mustangs galloping through a water feature — is one of the most recognizable public art installations in Texas. Campion Trail, a paved multi-use path along the Elm Fork of the Trinity River, stretches 22 miles and connects to the broader Trinity Trail system for cycling and running. Golf options include several courses within the city limits. The proximity to DFW Airport means direct flight access to virtually any destination — a quality-of-life factor for frequent travelers. The climate matches the broader DFW pattern: hot, humid summers exceeding 100 degrees, mild winters, and a spring severe weather season. Irving’s dining scene is diverse, with strong Indian, Chinese, Vietnamese, and Mexican options reflecting the city’s demographic breadth, concentrated along Belt Line Road and the MacArthur corridor.
Pros and Cons of Moving to Irving
| Pros | Cons |
|---|---|
| No state income tax | High property tax rates (~2.0%) |
| Major corporate headquarters (ExxonMobil) | DFW Airport noise in some areas |
| DART rail and free APT transit in Las Colinas | Summer heat and occasional severe weather |
| Central DFW location, short commutes | South Irving has lower school ratings |
| Las Colinas urban walkability | Limited nightlife outside Las Colinas |
Compare With Other Cities
Considering other markets? Here are some popular alternatives:
- Moving to Dallas in 2026: Cost of Living, Housing, and What to Know
- Moving to Fort Worth in 2026: Cost of Living, Housing, and What to Know
- Moving to Austin in 2026: Cost of Living, Housing, and What to Know
Related Texas Guides
- Texas Real Estate Guide
- Closing Costs in Texas 2026
- Cost of Living in Irving 2026
- Best Neighborhoods in Irving 2026
- First-Time Homebuyer Guide: Irving 2026
Frequently Asked Questions
What is Las Colinas and why does it matter for homebuyers?
Las Colinas is a 12,000-acre mixed-use development within Irving that functions as a city within a city. It contains over 2,000 corporate offices including Fortune 500 headquarters (ExxonMobil, Kimberly-Clark, Celanese), the Toyota Music Factory entertainment district, the Irving Convention Center, and thousands of residential units ranging from high-rise condos to single-family homes. Las Colinas has its own free transit system (the APT people mover), a canal walk modeled on San Antonio’s River Walk, and a walkability score that is rare for the DFW suburbs. Home prices in Las Colinas run $400,000-$750,000, above Irving’s overall median. It is essentially a separate housing market from the rest of Irving.
How close is Irving to DFW Airport?
Irving literally surrounds a portion of DFW Airport. The Las Colinas urban center is about 5 miles from the airport terminals. This makes Irving the most convenient DFW suburb for frequent flyers — some Las Colinas residents can be at their airport gate in 20 minutes. The downside is aircraft noise, particularly in North Irving and areas directly under flight paths. Noise levels vary by neighborhood and runway usage. If airport proximity matters for your work, Irving is hard to beat. If noise sensitivity is a concern, visit potential homes during peak flight hours.
How do Irving schools compare to other DFW suburbs?
Irving ISD is a mixed bag. Some schools in the Valley Ranch and Las Colinas areas score above average, while South Irving schools generally score below average. Irving ISD does not have the reputation of Plano, Frisco, or Southlake Carroll ISDs. However, several charter schools and the nearby Coppell ISD (which overlaps with parts of Irving’s city limits) offer higher-rated options. Post-secondary, the University of Dallas (a respected private liberal arts university) is located in Irving, and North Lake College (part of the DCCCD system) provides community college options.
Is Irving a good value compared to Dallas proper?
Irving offers better value per square foot than many Dallas neighborhoods, with the added advantage of no Dallas city taxes on top of property taxes. A $340,000 home in Irving buys more space than the same budget in Uptown Dallas, Deep Ellum, or Oak Lawn. DART connectivity means you can live in Irving and commute to Dallas without a car. The Las Colinas area provides urban amenities — restaurants, entertainment, walkability — without Dallas prices. Use our calculate monthly costs to compare monthly costs.
What is the rental market like in Irving?
Irving has a large renter population, with over 50% of households renting. The Las Colinas area has thousands of luxury apartment units marketed to corporate professionals and relocating executives. One-bedroom apartments range from $1,350 in South Irving to $2,000+ in Las Colinas high-rises. The rental market is competitive, with vacancy rates around 5-6%. Irving’s corporate base creates steady demand from workers on temporary assignments or new to the DFW area. Our renting vs buying calculator helps determine whether buying makes sense at current rates.