Here's what nobody tells you about Roanoke, Texas: It's genuinely one of the best small towns in DFW — but it's not for everyone.

The same things that make it special — the historic Oak Street dining scene, the top-rated Northwest ISD schools, the small-town feel just 20 minutes from DFW Airport — are being tested by rapid growth, massive highway construction, and the reality that this charming cattle-town-turned-suburb has become a logistics corridor for some of the biggest warehouse operations in North Texas.

Before you fall in love with Oak Street's charm or put an offer on a house in Fairway Ranch, you need the full picture. The Niche ratings and "best places to live" listicles won't tell you about the 18-wheelers on Highway 114 at 6 AM. They won't mention that the commute to downtown Dallas can hit two hours during rush hour. And they definitely won't explain why homes are sitting on the market longer in 2026 than they have in years.

This guide will.

Is Roanoke, TX a Good Place to Live? The Short Answer

Yes — for the right family. Let me be specific about who thrives here and who doesn't.

Roanoke is an excellent fit if you:

• Prioritize top-tier public schools (Northwest ISD's best campuses serve Roanoke)
• Work in the Alliance Corridor, Westlake corporate centers, or Fort Worth
• Value walkable dining and entertainment over big-box retail
• Want a safe community (violent crime is 82% below the national average)
• Can afford the $641,950 median home price
• Appreciate community events and small-town identity

Roanoke may not be ideal if you:

• Commute daily to downtown Dallas (expect 75–120 minutes during rush hour)
• Need affordable entry-level housing
• Rely on public transit (there's no rail station)
• Are sensitive to commercial truck traffic near major highways
• Want extensive retail and shopping options (Southlake's Town Square is 15 minutes away)

Now let's dig into the details that actually matter for your decision.

Who Actually Lives in Roanoke? A Demographic Snapshot

Understanding who your neighbors will be tells you a lot about whether a community fits your family.

Population and Growth Trends

Roanoke enters 2026 with an estimated population of approximately 10,895–10,922 residents. That's an 11.62% increase from the 2020 Census count of 9,761 — significant growth, but the pace has stabilized.

The early 2020s saw aggressive expansion as master-planned communities like Fairway Ranch filled in. Now, with most developable land spoken for, annual growth has slowed to around 0.25%. The city is shifting from building new neighborhoods to optimizing what's already here — infill projects, infrastructure improvements, and managing the transition from "small town" to "sophisticated suburb."

Income and Education Levels

This is an affluent, highly educated community:

The average household income is even higher at $154,033, reflecting Roanoke's role as a bedroom community for the professional class. Most residents work in aerospace, logistics, and financial sectors centered around Fort Worth's Alliance Corridor and the Westlake corporate campuses (home to Charles Schwab, Fidelity, and other major employers).

Age and Diversity

The median age is 38.9 years — slightly older than the Texas average, suggesting a more established resident base than the rapidly expanding exurbs further north. You'll find young families alongside empty nesters, but fewer college students or early-career singles.

Racially, Roanoke is diversifying but remains predominantly white:

• White (Non-Hispanic): 59–64%
• Hispanic or Latino: 21–23%
• Asian: 7.1%
• Black or African American: 4.5–4.8%
• Two or More Races: 21–22%

The significant percentage identifying as multiracial indicates a community that's increasingly representative of the broader DFW metroplex's diverse professional class.

Can You Actually Afford to Live in Roanoke?

Let's talk real numbers — because "affordable" means very different things depending on where you're coming from.

The Big Picture on Cost of Living

Roanoke's cost of living index sits approximately 2% higher than the U.S. national average. That sounds modest until you realize Texas already runs cheaper than coastal metros.

For perspective: Moving to Roanoke from San Francisco would reduce your cost of living by 86%. From New York City, you'd see a 72% reduction. But compared to other DFW suburbs, Roanoke is solidly middle-to-upper tier.

Monthly expenses break down roughly like this:

Expense Category	Single Person	Family of Four
Total Monthly (excluding housing)	$2,518	$5,546
Housing	$1,052	$1,929
Food	$387	$1,259
Transportation	$402	$854
Healthcare	$271	$721
Utilities	$170	$291

The Texas Tax Trade-Off

Here's where Texas gets complicated. The state's major selling point — no income tax — comes with a significant catch: property taxes.

What you save: No state income tax means you keep more of your paycheck. For a household earning the Roanoke median of $100,986, that's roughly $5,000–$7,000 annually you'd pay in states like California or New York.

What you pay instead:

• Sales tax: 8.25% (6.25% state + 2% local)
• Property tax: 1.8%–2.2% effective rate

For the median-priced home at $641,950, annual property taxes run approximately $12,839 before exemptions. The Homestead Exemption can reduce this significantly for primary residences, but the bill still stings for families used to lower property tax states.

If you're trying to figure out how much house you can actually afford in Texas, understanding this tax picture matters — it's one of the biggest factors that trips up buyers from out of state.

Utility Costs

Roanoke operates its own water and sewer services. Here's what to expect monthly:

• Water base fee (3/4" meter): $27.00
• Wastewater base fee: $26.00
• Trash/recycling: $15.23 ($12.15 for seniors)
• Water usage (2k–5k gallons): $3.29 per 1,000 gallons

An average residential customer using 5,000 gallons monthly should budget around $14 more than 2024 levels due to regional infrastructure upgrades.

Roanoke Housing Market in 2026: A Buyer's Opportunity

Here's something the real estate cheerleaders won't tell you: Roanoke's housing market has shifted significantly — and if you're buying, that shift works in your favor.

Current Market Conditions

The 2026 market looks dramatically different from the frenzy of 2021–2022:

Metric	2026 Value	What It Means
Median Sale Price	$641,950	Down 13.47% year-over-year
Median Listing Price	$727,000	Sellers still hoping for more
Sale-to-List Ratio	94%	Buyers have negotiating power
Days on Market	69–124 days	Up from 30 days in 2022
Price Per Square Foot	$216–$268	Varies by neighborhood

Translation: This is a buyer's market. Homes are sitting longer, sellers are accepting offers below asking price, and the panic-buying mentality has evaporated. If you've been waiting for the right moment, it may be now.

Neighborhood Breakdown

Roanoke isn't one market — it's several distinct neighborhoods with very different price points and lifestyles:

Neighborhood	Median Home Value	Price/Sq. Ft.	Days on Market	Character
Vaquero	$5,900,000	N/A	58–76	Ultra-luxury estates
Highlands at Trophy Club	$972,500	$253	26–63	Executive family homes
Fairway Ranch	$754,500	$236	38–66	Flagship master-planned
Marshall Ridge	$718,967	~$240	70+	Established families
Briarwyck	$630,000	$173	74–82	Best value for families
Seventeen Lakes	$531,725	~$210	65	Newer construction
The Ranches	$334,500	~$165	41–58	Entry-level option

Fairway Ranch remains the flagship community — contemporary Texas architecture, resort-style amenities, and prices to match. Inventory is up 50% year-over-year, giving buyers more selection than they've had in years.

Briarwyck offers the best value for upper-middle-class families. At $630,000 median with the highest inventory of active listings, it's where most families land when balancing quality against budget.

The Ranches provides the entry point at $334,500 median. Properties move faster here (41 days average), making it competitive for first-time buyers and essential for maintaining the city's socioeconomic diversity.

Renting in Roanoke

Not ready to buy? The rental market remains strong:

• Median apartment/townhome rent: $1,849/month
• Single-family home rental (4BR): ~$3,281/month
• Rent increases: 9.19% year-over-year (even as sale prices softened)

The resilience of rental prices suggests sustained demand for the Roanoke lifestyle even as interest rates constrain purchasing power.

Is Roanoke, TX Safe? What the Crime Data Shows

Safety is usually the first question families ask — and Roanoke delivers here.

The Numbers

Roanoke's total crime rate for 2026 is estimated at 2.47%, significantly below the Texas state average. More importantly, the breakdown shows where Roanoke really shines:

Crime Category	Roanoke Rate	vs. National Average
Violent Crime	0.08%	82% lower
Property Crime	2.39%	15% lower
Burglary	—	35% lower
Larceny/Theft	—	33% lower
Motor Vehicle Theft	—	26% higher

The slightly elevated motor vehicle theft rate isn't random — it's directly tied to Roanoke's position as a logistics hub. High volumes of commercial and passenger vehicles congregate near Highway 114 and the Alliance Corridor, creating opportunity for theft that wouldn't exist in a purely residential community.

Safest Neighborhoods

Within Roanoke, these areas consistently rank as the safest:

• Marshall Creek
• Chadwick Farms
• Boulder Ridge
• Briarwyck
• Fairway Ranch

Police Presence

The Roanoke Police Department is known for high visibility and proactive enforcement. Residents often note — sometimes with frustration — that traffic enforcement on Highway 114 and US 377 is aggressive. Speed through Roanoke at your peril.

A new Police Department and Municipal Court facility at 203 Fairway Drive is expected to be fully operational by late 2025/early 2026, further enhancing municipal safety infrastructure.

Northwest ISD: Why Families Move to Roanoke for the Schools

Let's be honest: for many families, school quality is THE deciding factor. And Northwest ISD is why people pay Roanoke prices instead of moving 15 minutes north to Justin (where the same district serves homes at $362,700 median).

District Overview

Northwest ISD enters 2026 with strong credentials:

• Denton County Ranking: #3 Best School District
• DFW Ranking: Top 30 overall
• Niche Grade: A-
• State Accountability: B (81/100)
• Graduation Rate: 95.6% (vs. 89.7% state average)
• Student-Teacher Ratio: 14:1 to 19:1

Schools Serving Roanoke

Not all Northwest ISD schools are created equal. The ones serving Roanoke tend to outperform district averages:

Byron Nelson High School — Rated "A," this 2,892-student school is the focal point of the community. The 19:1 student-teacher ratio is manageable, and the school consistently produces strong academic outcomes.

Steele Early College High School — An "A+" rated institution where students can earn dual-credit associate degrees. If your teenager is college-bound and motivated, this program provides a significant head start.

Roanoke Elementary — Recently recognized in the 2025/2026 U.S. News & World Report rankings as one of the Best Elementary Schools in Texas.

Beck Elementary and Lakeview Elementary — Both maintain perfect 5/5 community ratings and are considered premier primary education centers in Denton County.

Where There's Room for Improvement

No district is perfect. Northwest ISD struggles with:

• Chronic absenteeism: 12.3% (higher than ideal)
• College readiness: 63.1% meet benchmarks (solid but not exceptional)

The "B" district rating suggests room for growth, but the specific campuses serving Roanoke typically outperform these averages. Zone carefully — school quality varies even within the same district.

Healthcare in Roanoke: What's Available for Families

Access to quality healthcare matters at every life stage — from pediatrics to geriatric care.

Local Primary Care

Baylor Scott & White Family Medicine - Roanoke (740 S US Hwy 377) serves as the primary medical home for most families. Services include pediatrics, OBGYN, and geriatric medicine — essentially a one-stop shop for family healthcare.

For urgent needs after hours, residents typically use the CVS MinuteClinic in Roanoke or Baylor Scott & White Urgent Care in nearby Southlake.

Regional Hospitals

Roanoke's location puts several award-winning hospitals within easy reach:

Facility	Distance	Notable Recognition
Baylor Medical Center Trophy Club	3.2 miles	Outpatient Orthopedic Award
Texas Health Harris Alliance	6.5 miles	Patient Safety Excellence
Medical City Alliance	8.4 miles	Emergency & Coronary Care
Baylor Scott & White Grapevine	9.0 miles	America's 250 Best Hospitals
Texas Health Presbyterian Flower Mound	9.9 miles	Outstanding Patient Experience

For families with specialized needs, the Fort Worth Medical Specialists group provides expert care in diabetes management, hypertension, and neuropathy through offices in the Fort Worth Medical District.

The "Unique Dining Capital" and Life in Roanoke

Roanoke's identity is inextricably linked to its status as the "Unique Dining Capital of Texas" — a branding initiative that's actually earned, not just marketing fluff.

Oak Street: The Heart of Roanoke

Oak Street is what makes Roanoke feel different from every other DFW suburb. Within a walkable radius, you'll find over 60 independent restaurants — not chains, not franchises, but actual chef-owned establishments that draw visitors from across the metroplex.

The vibe blends "small-town charm and sophisticated gastronomy" in a way that's genuinely rare. Weekend evenings bring crowds from Southlake, Fort Worth, and beyond. If walkable dining and local restaurant culture matter to you, Roanoke delivers better than almost anywhere in North Texas.

Annual Events

The city's special events division maintains a calendar that defines community life:

• Roanoke Valentine's Dance (February): A local tradition for families and couples
• All American Fireworks & Festival (July 3): Attracts 20,000+ attendees annually
• Roanoke Roundup: Celebrates the city's western heritage and cattle-driving history
• Veterans Parade & Car Show: A well-attended fall event that reinforces community identity
• Hometown Holiday (December 5, 2026): Tree lighting, holiday parade, Santa visits downtown

Parks and Recreation

The Cade Branch Hike and Bike Trail provides scenic routes through the city. Note that trail access has been periodically impacted by the Highway 114 bridge construction — a frustration that should resolve by mid-2026 when the project completes.

Hawaiian Falls Waterpark is nearby, making it a major summer destination for families with kids.

What's Missing

Roanoke's lifestyle comes with gaps:

• Less big-box retail than Southlake or Flower Mound
• No major shopping mall (Southlake Town Square is the go-to)
• Entertainment options concentrate on dining — if you want movie theaters, concerts, or nightlife, you're driving elsewhere

The Honest Truth About Commuting from Roanoke

This is where the Roanoke dream runs into reality for a lot of families.

The Numbers

The mean travel time to work for Roanoke residents is 27 minutes. That sounds reasonable — until you understand what that average masks.

Destination	Distance	Rush Hour Time	Primary Challenge
Alliance Corridor	5 miles	15 minutes	Warehouse truck traffic
Southlake	7 miles	20 minutes	School zones
DFW Airport	18 miles	35 minutes	Highway 114 bottlenecks
Downtown Dallas	35 miles	75–120 minutes	Regional congestion
Downtown Fort Worth	20 miles	30–45 minutes	Manageable

The Transit Gap

Unlike Plano or Richardson, Roanoke has no dedicated rail station. This is consistently cited as the city's biggest transportation drawback.

The workaround: Trinity Metro On-Demand offers a ridesharing service within specific boundaries for $2.00 flat. Residents use it to connect to TEXRail stations in North Richland Hills or Grapevine, which then provide rail access to DFW Airport and downtown Fort Worth. It works — but it's not the same as having a rail stop in your community.

Good News Coming

The $107 million Highway 114 widening project is scheduled for completion in May 2026. This transforms the stretch between I-35W and US 377 into a six-lane freeway with reconstructed frontage roads and new bridge infrastructure.

Simultaneously, TxDOT is reconstructing US 377 from Roanoke to Flower Mound — converting a dangerous two-lane arterial into a four-lane divided urban section with raised medians and sidewalks.

These improvements should meaningfully reduce the traffic congestion that's been Roanoke's Achilles heel. The timing makes 2026 an interesting year to buy — you're purchasing before the infrastructure improvements fully materialize, potentially at buyer's market prices.

Roanoke Pros and Cons: The Complete Picture

After all the detail, here's the honest summary:

How Roanoke Compares to Nearby Cities

Context matters. Here's how Roanoke stacks up against the competition:

City	Median Home	Property Tax	School District	Vibe
Roanoke	$641,950	~2.0%	Northwest ISD	Dining/Small Town
Westlake	$1,187,100	~1.9%	Westlake Academy	Ultra-Luxury
Southlake	$1,320,000	~1.8%	Carroll ISD	High-End Retail
Keller	$650,000	~2.1%	Keller ISD	Established Suburb
Flower Mound	$720,000	~1.8%	Lewisville ISD	Nature/Family
Justin	$362,700	~2.2%	Northwest ISD	Emerging/Rural
Trophy Club	$725,000	~2.0%	Northwest ISD	Golf/Executive

The strategic insight: Roanoke is 15–25% less expensive than Southlake while offering nearly identical school quality for those zoned to the top Northwest ISD campuses. The trade-off: more commercial logistics traffic, less retail variety.

Compared to Justin, Roanoke is significantly more expensive but offers far superior dining and historical amenities. If you're working at Alliance and schools are your priority, Justin gets you the same district at nearly half the price — but you lose the walkable downtown entirely.

If you're exploring other areas, our guides on Grapevine's best starter neighborhoods and navigating Keller's real estate market can help you compare your options.

Take Your Time With This Decision

If you've made it this far, you're not just casually browsing — you're genuinely trying to make an informed decision for your family. That deserves acknowledgment.

Here's what I want you to remember:

You're not just choosing a ZIP code. You're choosing school districts, healthcare access, commute patterns, community identity, and where your family will build memories. The pressure is real because the stakes are real.

It's okay to feel overwhelmed by the variables. Cost of living calculators and Niche ratings don't capture whether you'll actually be happy in a place. The best data in the world can't tell you if Oak Street's restaurant scene will feel like home or if the truck traffic on 114 will drive you crazy within six months.

The "perfect" city doesn't exist. Every option involves trade-offs. Roanoke trades Dallas access for Alliance proximity. It trades retail convenience for dining uniqueness. It trades lower prices for school quality. Your job is figuring out which trade-offs work for YOUR family.

Give yourself permission to make a decision with imperfect information. You will never know everything. At some point, you gather what you can, trust your judgment, and move forward. That's not recklessness — that's life.

And if you're making this decision while also trying to figure out whether the numbers even work — avoiding common homebuying mistakes can save you a lot of stress down the road.

Frequently Asked Questions About Living in Roanoke, TX

So, Is Roanoke Right for Your Family?

Roanoke in 2026 is a city that's matured. The growth phase is stabilizing. The infrastructure improvements completing this year will address the community's biggest weakness. And the housing market has shifted to give buyers leverage they haven't had in years.

For families in the right employment corridor — Alliance, Westlake corporate, Fort Worth — Roanoke offers an unbeatable combination of schools, safety, and lifestyle. The dining scene alone sets it apart from every cookie-cutter suburb in North Texas.

But it requires honest self-assessment. Can you tolerate the commute if your job changes? Can you afford the property taxes on top of the mortgage? Are you okay with a community that's adding density and changing character?

There are no wrong answers — only answers that are right or wrong for your specific situation.

Ready to Explore Roanoke?

If you're considering a move to Roanoke — or anywhere in Tarrant County — we're here to help you think through it clearly.

Our approach is simple: we start with education, not sales pressure. We'll help you understand exactly what you can afford, which neighborhoods match your priorities, and whether the timing actually makes sense for your situation. Sometimes the answer is "not yet" — and that's okay.

What we don't do is rush anyone into a decision. This is too big to get wrong because someone pushed you before you were ready.

If that sounds like the kind of guidance you need, let's talk.