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County in Texas

Denton County, Texas

Denton County, in Texas, has 979,561 residents: No. 7 of 254 by population. Denton County has an FHA limit of $563,500 for one-unit homes. The typical home value here is $437,200. HUD's Fair Market Rent for a 2-bedroom apartment is $1,807 a month; to pay it without spending more than 30% of your income, you need to earn about $34.75 an hour.

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  • Typical home price

    $437,200

    +54% vs. Texas +31% vs. U.S.

    Half of owner-occupied homes are worth more and half are worth less.

    • Denton
    • Texas
    • United States

    Source: U.S. Census Bureau, Average 2020–2024

  • Fair market rent, 2 bedrooms

    $1,807 a month

    +21% vs. Texas +3% vs. U.S.

    HUD's reference rent for a two-bedroom apartment, with basic utilities.

    • Denton
    • Texas
    • United States

    Source: HUD, Fiscal year 2027

  • FHA limit 2026, 1 unit

    $563,500

    FHA high-cost area

    The most you can borrow with an FHA loan for a one-unit home here.

    • Denton
    • Floor
    • Ceiling

    Source: HUD, 2026 data

  • Property tax

    1.61% of value per year

    +8% vs. Texas +71% vs. U.S.

    $7,055 a year for the typical owner

    • Denton
    • Texas
    • United States

    Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$432,421
2.9% less than 12 months ago
Typical rent
$1,672 a month
0.8% less than 12 months ago

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Data from October 2026

In short

What is housing like in Denton County today?

The monthly payment on a typical home with FHA would be about $3,870, that is, 42% of the typical household income in Denton County. For that payment to be 28% of income, a household would need to earn about $165,866 a year; the typical income here is $111,498. Homes here are worth 54% more than the average across Texas. The typical property tax is $7,055 a year (about 1.61% of home value), higher than in Texas. This is a high-cost area for FHA: the limit is above the national floor.

Renting is a stretch: 51% of renters put 30% or more of their income toward housing.

Sources: U.S. Census Bureau (Average 2020–2024); HUD (2026 data).

Only here

What sets Denton County apart

  1. At $111,498, Denton County ranks 5th among the 250 counties in Texas with this figure for the highest typical household income.

  2. At $1,728, Denton County ranks 6th among the 240 counties in Texas with this figure for the highest typical rent.

  3. Denton County has the 7th highest typical home value of the 244 counties in Texas with this figure ($437,200).

  4. Among the neighboring counties, Cooke County has the lowest typical home value ($240,400), 45% below the $437,200 in Denton County.

  5. Nearby, in Cooke County, the typical rent is $1,047: 39% less than in Denton County ($1,728).

  6. From 2020 to 2025, home prices in Denton County rose 46% on FHFA's index, about the same as in Texas (44%).

Sources: U.S. Census Bureau (Average 2020–2024); FHFA (2025 data).

The homes here

Housing in Denton County

What homes there are in Denton County, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

The detached house rules in Denton County: 69% of homes, more than in Texas (64%).

Year built

Here half of the homes date from 2003 or later; in Texas, from 1992 or later.

There is more room for a big family here: 71% of homes have 3 bedrooms or more, against 63% in Texas.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes

By price, most homes in Denton County sit under the FHA limit for this county ($563,500): about 68%.

Monthly rent with utilities

HUD's 2-bedroom fair market rent (FMR) for this county is $1,807: about 55% of rents in Denton County are below it.

With a mortgage

$2,676 a month

Texas: $2,106 a month

Without a mortgage

$1,045 a month

Texas: $678 a month

Owners with a mortgage

71%

Texas: 56%

Owning costs more in Denton County: with a mortgage, the typical cost is $2,676 a month; in Texas, $2,106. Without one, $1,045.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

The typical home value in Denton County rose 57% since 2015–2019, less than in Texas (65%).

Rents in Denton County rose faster than in Texas: 42% since 2015–2019, against 34%.

Here income did not keep up with housing: it rose 28%, while home values changed +57% and rent +42%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureDenton CountyTexasUnited States
Rental vacancy 4.8%7.7%5.5%
Homeowner vacancy 0.7%1.1%0.9%
More than one person per room 2.9%4.8%3.4%
People per household 2.682.692.53
Drive alone 66%71%69%
Carpool 8%10%9%
Public transit 0%1%3%
Walk or bike 1%2%3%
Work from home 24%14%15%
Other means 2%2%2%
Typical commute 20 to 29 minutes20 to 29 minutes20 to 29 minutes

The rental vacancy rate in Denton County is 4.8%, lower than in Texas (7.7%).

More than one person per room: that is how 2.9% of households in Denton County live, less than in Texas (4.8%).

By size, households in Denton County look like those in Texas: 2.68 people on average.

Working from home is more common in Denton County: 24%, against 14% in Texas.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month in Denton County?

A typical home costs more than the typical income allows

We start with a typical home of $437,200, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 42% of the typical household income here, which is $111,498 a year. For that payment to be 28% of income, a household would need to earn about $165,866 a year.

Your numbers

Local data
$

Starts at the typical home value in Denton County. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $15,302 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$3,870

at 7.18% · 30 years

Loan amount
$429,281
Total interest
$617,635
Paid off in
November 2056

Includes $7,383 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,602 a month

  • Tight

    $2,602 to $3,345 a month

  • Hard

    more than $3,345 a month

    Your payment · 42%

Compared with the typical household income in Denton County ($111,498 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$3,870
Principal & interest$2,908
Property tax$587
Home insurance$182
FHA mortgage insurance (MIP)$193

You need at least $15,302 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

Buying a home

Buying a home in Denton County

Here you'll see how prices have changed, how Denton County compares with Texas and the country, and what you'd pay each month with four kinds of loans.

How have home prices changed?

According to the FHFA House Price Index, home prices in Denton County rose 101% in the 10 years through 2025. FHFA's index follows the price of the same homes over the years.

Period Here Texas United States
In 2025 −0.9% +0.8% +2.9%
5 years (2020–2025) +46% +44% +47%
10 years (2015–2025) +101% +88% +85%
See each year's change

The index follows the prices of the same homes over time (sales and appraisals on loans bought or guaranteed by Fannie Mae and Freddie Mac). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Denton County compared with Texas and the United States

Home value, rent and household income, side by side. "Typical" is the median: half are above it and half below.

Typical home value
  • Denton $437,200
  • Texas $283,800
  • United States $332,700
Typical rent a month
  • Denton $1,728
  • Texas $1,403
  • United States $1,413
Typical household income a year
  • Denton $111,498
  • Texas $78,476
  • United States $80,734
See the full table
Denton compared with Texas and the United States
MeasureHereTexasU.S.
Residents979,56130,188,424334,922,499
Typical home value$437,200$283,800$332,700
Typical household income$111,498$78,476$80,734
Typical rent$1,728$1,403$1,413
Fair Market Rent (2 bedrooms)$1,807$1,488$1,750
Hourly wage to rent a 2-bedroom$34.75$28.62$33.65
Typical property tax$7,055$4,232$3,119
Effective tax rate1.61%1.49%0.94%
Households that own their home65%63%65%
Renters spending 30% or more on rent51%52%51%
FHA limit (1 unit)*$563,500$541,287$541,287

FHA limit: Texas shows the median of its counties; the United States, the national floor. Download CSV

Four ways to pay for a typical home in Denton County

For a typical $437,200 home at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, the county's property tax, an example homeowners insurance and mortgage insurance when it applies.

Loan Monthly payment Down payment Loan amount Rate Mortgage insurance Cash to close Minimum score
FHA, 3.5% down $3,870 $15,302 $429,281 7.18% FHA MIP · $193 $28,418 580
Conventional, 5% down $3,790 $21,860 $415,340 7.18% PMI · $208 $34,976 620*
Conventional, 20% down, no PMI $3,138 $87,440 $349,760 7.18% None $100,556 620*
ITIN, 15% down (example) $3,542 $65,580 $371,620 8.18% None $78,696 Set by the lender
  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

Everything about buying in Denton County: income, limits and help How much house can I afford? Closing costs

Loan limits

This is a high-cost area, so FHA limits in Denton County are above the national floor. The limit is set for the whole metro area (Dallas-Fort Worth-Arlington, TX). If the loan you need is above these amounts, it doesn't fit FHA or it becomes a "jumbo" loan.

VA loans. If you have full VA entitlement, VA doesn't cap the loan amount. If you've used part of your entitlement, the calculation uses the county limit ($832,750 for one unit). VA loan limits (va.gov)

USDA loans. They're for homes in eligible rural areas and households with incomes within USDA's limit. Check whether the address and your income qualify on the official site. USDA eligibility (usda.gov)

Home type FHA limit Conforming limit
1 unit $563,500 $832,750
2 units $721,400 $1,066,250
3 units $872,000 $1,288,800
4 units $1,083,650 $1,601,750

Source: HUD, 2026 data · Source: FHFA, 2026 data

Taxes and risks

Property tax and flooding in Denton County

Two costs that change a lot from place to place and that a house payment does include: property tax and, in risk zones, flood insurance.

Property tax

In Denton County, the typical owner pays $7,055 a year: about 1.61% of the home's value. That is more than the rest of Texas and more than the national average.

  • Denton 1.61%
  • Texas 1.49%
  • United States 0.94%

What Texas publishes School-district homestead exemption (Texas Comptroller of Public Accounts)

Exemptions and deadlines in Texas

Is there a flood risk?

According to FEMA, in Denton County 0.8% of homes (1,994) are in a high-risk flood zone. Of those homes, 28% have NFIP flood insurance.

  • A high-risk zone (Special Flood Hazard Area) has a 1% or greater chance of flooding each year. (44 CFR 59.1)
  • If the home is in that zone and the loan comes from a regulated lender, federal law requires flood insurance for the life of the loan, in communities that take part in the NFIP. (42 U.S.C. 4012a)
  • Most homeowners insurance does not cover flood damage. (FEMA, FloodSmart)

Source: FEMA, As of August 3, 2026

Look up your address on FEMA’s map

Owning a home here

Owning a home in Denton County

The natural hazards FEMA measures in Denton County, a maintenance plan for your climate and what the trades earn in your area.

Risks to your home

FEMA, National Risk Index 1.20.0 (December 2025)

In Denton County, FEMA rates the natural hazard risk as relatively high.

FEMA builds that rating from three parts: expected loss, social vulnerability and community resilience.

The loss FEMA expects each year in Denton County from all natural hazards is $355 million, counting buildings, people and crops.

The hazard that would do the most damage to homes and buildings here is inland flooding: about $113 million a year.

Loss FEMA expects each year to homes and buildings, by hazard
  1. Inland floodingRelatively high $113 million a year
  2. TornadoVery high $33 million a year
  3. WildfireRelatively moderate $2.8 million a year
  4. EarthquakeRelatively low $1.2 million a year
  5. Winter weatherRelatively high $398,431 a year

What it means for your home

The ratings are FEMA's own. FEMA says its data is meant for planning and does not replace a local study. Drought is not shown: FEMA counts its loss in crops only.

National Risk Index, version 1.20.0 (December 2025), retrieved November 6, 2026

FEMA notice: This product uses the Federal Emergency Management Agency's National Risk Index dataset API or downloadable datasets but is not endorsed by FEMA. The Federal Government or FEMA cannot vouch for the data or analyses derived from these data after the data have been retrieved from the Agency's website(s).

Climate and upkeep

Department of Energy (PNNL), 2021 IECC zones

Denton County is in climate zone 3A of the home energy code (IECC): humid, between hot and mixed.

The zone's number says how hot or cold it gets; the letter says how humid: A is moist, B is dry and C is marine.

  • Spring

    • Book the air conditioner's check-up before the heat: ENERGY STAR advises checking the cooling system in the spring, because contractors get busy once summer comes. ENERGY STAR (EPA)
    • Clean and repair the roof gutters. EPA

  • Summer

    • Keep indoor humidity below 60 % (ideally between 30 % and 50 %). A humidity meter is inexpensive and sold at hardware stores. EPA
    • Keep the air conditioner's drip pan clean and its drain line flowing: a plugged drain can cause water damage in the house. ENERGY STAR (EPA)

  • Fall

    • Book the heating check-up in the fall. If it runs on gas or oil, the technician should check the connections: faulty ones are a fire hazard. ENERGY STAR (EPA)
    • Look for drafts at windows and doors: close the window on a piece of paper; if it moves back and forth easily, it needs thicker weather stripping. ENERGY STAR (EPA)

  • Winter

    • Get the house ready for the cold with insulation, caulking and weather stripping, and learn how to keep pipes from freezing. Ready.gov (FEMA)
    • Seal the air ducts that run through the attic, crawlspace, basement or garage with duct mastic or foil tape, then wrap them in insulation. ENERGY STAR (EPA)

All year

  • Check the air filter every month, especially in heavy-use months. If it looks dirty, change it; change it at least every 3 months. ENERGY STAR (EPA)
  • Test the smoke alarms every month and replace their batteries at least once a year. USFA (FEMA)

Each task comes from the official page beside it. The spring air-conditioning and fall heating check-ups are the timing ENERGY STAR advises; the rest is a suggested order.

Climate zones by county, 2021 IECC

What the trades charge here

BLS, wages for May 2025

TradeTypical hourly wage8 in 10 earn between
Electricians$28.37$18.63 and $39.26
Plumbers, pipefitters and steamfitters$29.45$18.92 and $39.53
Heating, air conditioning and refrigeration mechanics$28.63$19.37 and $40.81
Roofers$22.59$17.35 and $30.77
Carpenters$23.44$17.52 and $30.71
Painters, construction and maintenance$21.90$17.45 and $29.03
Maintenance and repair workers, general$23.49$16.86 and $36.57

In the Dallas-Fort Worth-Arlington, TX area, half of electricians earn more than $28.37 an hour and half earn less; for a plumber, the typical figure is $29.45.

These are workers' hourly wages, not the price of a job.

Need help paying for a repair?

Renting

Renting in Denton County

The typical rent in Denton County is $1,728 a month. HUD also publishes a “fair market rent” by unit size: it's the one programs like Section 8 use.

51% of renter households in Denton County spend 30% or more of their income on housing. 23% spend half or more.

Fair market rent by size

To pay the fair market rent without spending more than 30% of income, working full time (40 hours a week).

Size Fair rent a month Hourly wage Income needed per year
Studio $1,491 $28.67 $59,640
1 bedroom $1,536 $29.54 $61,440
2 bedrooms $1,807 $34.75 $72,280
3 bedrooms $2,275 $43.75 $91,000
4 bedrooms $2,892 $55.62 $115,680

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

Free help in Denton County

Programs and counseling in Denton County

We didn't find HUD-approved agencies with an office in this county. These are the 6 nearest; many serve by phone or online.

Official programs for the down payment and loans for buyers. Check which ones you might qualify for with your income and your county.

A small green wooden house near Guadalupe Street on San Antonio's West Side, Texas.

HUD counseling is free or low-cost

Texas down payment programs

  1. My First Texas Home

    Texas state program for first-time buyers: a 30-year mortgage with down payment assistance

    First-time buyers only. Run by Texas Department of Housing and Community Affairs (TDHCA).

    DeferredForgivable Verified November 5, 2026

  2. My Choice Texas Home

    Texas state program with down payment assistance for any buyer, not only first-time buyers

    No first-time requirement. Run by Texas Department of Housing and Community Affairs (TDHCA).

    DeferredForgivable Verified November 5, 2026

  3. Texas Mortgage Credit Certificate (MCC)

    Limited funds remain, per the source

    Texas state certificate that turns part of your mortgage interest into a credit on your federal tax return

    First-time buyers only. Run by Texas Department of Housing and Community Affairs (TDHCA).

    Tax credit Verified November 5, 2026

Which programs do I qualify for? See all Texas programs

Help in Spanish in Denton County

3 of the 6 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Public housing agencies

They run public housing and Section 8 vouchers (Housing Choice Vouchers) in this county.

Free legal help

If you have a problem with your landlord, an eviction notice or a scam, the Legal Services Corporation (LSC) search shows the free legal aid offices that serve your area.

Find legal aid (lsc.gov)

Housing counseling nearby

These are the nearest agencies, with the distance in miles. Many help by phone or online. Official HUD list. Confirm hours and fees with the agency before you go.

  • Balance - Dallas

    8330 Lbj Fwy, Dallas · 29 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 7 more
    (800) 777-7526

  • Credit.org - Arlington, TX Branch

    2000 E Lamar Blvd, Arlington · 31 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and credit workshops
    • and 4 more
    (800) 431-8157

  • Transformance DBA Services of Hope Entities

    1137 Conveyor Ln Ste 107, Dallas · 32 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 4 more
    (214) 276-0235
See every agency in Texas

Places

Cities in Denton County

Each city has its own page with prices, rents and help. These are the largest.

See all 24 cities of Denton County

Nearby counties

Each row compares its typical value, typical rent and FHA limit with Denton County.

Read next

Guides that help here

We picked them by this county's numbers: what weighs most here is what's worth understanding first.

Frequently asked questions

What is the FHA loan limit in Denton County in 2026?

Denton County has an FHA limit of $563,500 for a one-unit home. For 2 units it's $721,400, for 3 it's $872,000 and for 4 it's $1,083,650. It's a high-cost area, so the limit is above the national floor.

What is the conforming loan limit in Denton County?

Denton County has a conforming limit of $832,750 for one-unit conventional loans in 2026. A bigger loan is a “jumbo” loan.

How much does a typical home cost in Denton County?

The typical home value in Denton County is $437,200 (Average 2020–2024, U.S. Census). Across Texas it's $283,800.

How much does it cost to rent in Denton County?

Denton County has a typical rent of $1,728 a month (Average 2020–2024, U.S. Census). HUD's fair market rent for a 2-bedroom apartment is $1,807 (Fiscal year 2027).

How much do you need to earn to rent a 2-bedroom apartment in Denton County?

About $34.75 an hour working full time (2,080 hours a year), or $72,280 a year, so the fair market rent of $1,807 stays under 30% of income.

Sources: American Community Survey (Average 2020–2024); FHA mortgage limits (2026 data); Conforming loan limits (2026 data); Fair Market Rents (Fiscal year 2027); Income Limits (Fiscal year 2026); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (As of November 5, 2026); FHFA House Price Index (2025 data); Homes with flood insurance (As of August 3, 2026); National Risk Index (2025 data); IECC climate zones by county (2021 data); Occupational Employment and Wage Statistics (2025 data); Census Bureau cartographic boundary files (2024 data).