In Hickory Creek, a typical home is worth $507,200 and typical rent is $2,192 a month. Compared with all of Denton County, typical household income is 34% higher, typical rent is 27% higher, and the share of households that own their home is 14 points higher.
Typical home value from Zillow, September 2021 to September 2026: from $427,509 to $489,289.
From Zillow (ZHVI), September 2026. The Census figures above are 5-year averages (2020–2024).
Hickory Creek is in Denton County. The FHA loan limit ($563,500 for a one-unit home), the fair market rents and the help on this page are those of all of Denton County. See the county
What this place has that others do not, from public data, most unusual first.
1
Nearby, in Lake Dallas, the typical home value is $269,000: 47% less than in Hickory Creek ($507,200).
2
Nearby, in Lake Dallas, the typical rent is $1,519: 31% less than in Hickory Creek ($2,192).
3
The typical household income in Hickory Creek is $148,852,34% more than in Denton County as a whole ($111,498).
4
80% of households in Hickory Creek own their home, against 65% in Denton County.
5
The typical rent in Hickory Creek is $2,192 a month, 27% more than in Denton County as a whole ($1,728).
6
The typical home in Hickory Creek is worth $507,200,16% more than in Denton County as a whole ($437,200).
Sources: U.S. Census Bureau (Average 2020–2024).
The homes here
Housing in Hickory Creek
What homes there are in Hickory Creek, 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
Detached houseAttached houseBuilding of 2 to 4Apartments (5 or more)Mobile homeBoat, RV and otherUnreliable estimate
Hickory Creek
Denton County
Texas
United States
Kind of home: Hickory Creek and its comparisons
Measure
Hickory Creek
Denton County
Texas
United States
Detached house
83%
69%
64%
61%
Attached house
Unreliable estimate
3%
3%
6%
Building of 2 to 4
Unreliable estimate
4%
5%
8%
Apartments (5 or more)
Unreliable estimate
22%
21%
19%
Mobile home
Unreliable estimate
2%
6%
6%
Boat, RV and other
Unreliable estimate
0%
0%
0%
Detached houses, standing on their own, make up 83% of homes here, against 69% in Denton County.
Year built
Before 19601960–19791980–19992000–20092010 or laterUnreliable estimate
Hickory Creek
Denton County
Texas
United States
Year built: Hickory Creek and its comparisons
Measure
Hickory Creek
Denton County
Texas
United States
Before 1960
Unreliable estimate
3%
12%
26%
1960–1979
11%
10%
21%
24%
1980–1999
12%
31%
28%
25%
2000–2009
30%
25%
18%
14%
2010 or later
45%
33%
21%
11%
The typical home in Hickory Creek was built in 2008, 5 years after the typical one in Denton County.
What it costs here
U.S. Census Bureau, ACS 5-year, 2020–2024
Value of owner-occupied homes
Unreliable estimate
Under $100KUnreliable
$100K–$200KUnreliable
$200K–$300KUnreliable
$300K–$500K31%
$500K–$750K44%
$750K–$1MUnreliable
$1M or moreUnreliable
Value of owner-occupied homes: Hickory Creek and its comparisons
Measure
Hickory Creek
Under $100K
Unreliable estimate
$100K–$200K
Unreliable estimate
$200K–$300K
Unreliable estimate
$300K–$500K
31%
$500K–$750K
44%
$750K–$1M
Unreliable estimate
$1M or more
Unreliable estimate
Monthly rent with utilities
Unreliable estimate
Under $500Unreliable
$500–$999Unreliable
$1,000–$1,499Unreliable
$1,500–$1,999Unreliable
$2,000–$2,499Unreliable
$2,500–$2,999Unreliable
$3,000 or moreUnreliable
Monthly rent with utilities: Hickory Creek and its comparisons
Measure
Hickory Creek
Under $500
Unreliable
$500–$999
Unreliable estimate
$1,000–$1,499
Unreliable estimate
$1,500–$1,999
Unreliable estimate
$2,000–$2,499
Unreliable estimate
$2,500–$2,999
Unreliable estimate
$3,000 or more
Unreliable estimate
With a mortgage
$3,032 a month
Denton County: $2,676 a month
Without a mortgage
$962 a month
Denton County: $1,045 a month
Owners with a mortgage
73%
Denton County: 71%
In Hickory Creek, 73% of owners have a mortgage, and their typical cost is $3,032 a month, against $2,676 in Denton County. Without one it drops to $962.
How it changed
U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024
Change since 2015–2019
Typical home value
Hickory Creek+79%
Denton County+57%
Texas+65%
United States+53%
Typical rent
Hickory Creek+45%
Denton County+42%
Texas+34%
United States+33%
Typical household income
Hickory Creek+36%
Denton County+28%
Texas+27%
United States+29%
Change since 2015–2019: Hickory Creek and its comparisons
Measure
Hickory Creek
Denton County
Texas
United States
Typical home value
+79%
+57%
+65%
+53%
Typical rent
+45%
+42%
+34%
+33%
Typical household income
+36%
+28%
+27%
+29%
From 2015–2019 to 2020–2024, the typical home value in Hickory Creek rose 79%; in Denton County, it rose 57%.
Rents in Hickory Creek rose faster than in Denton County: 45% since 2015–2019, against 42%.
The typical household income in Hickory Creek rose 36%: less than home values (+79%) and rent (+45%).
How people live
U.S. Census Bureau, ACS 5-year, 2020–2024
How people live: Hickory Creek and its comparisons
Measure
Hickory Creek
Denton County
Texas
United States
Rental vacancy
Unreliable estimate
4.8%
7.7%
5.5%
Homeowner vacancy
Unreliable estimate
0.7%
1.1%
0.9%
More than one person per room
Unreliable estimate
2.9%
4.8%
3.4%
People per household
2.90
2.68
2.69
2.53
Drive alone
72%
66%
71%
69%
Carpool
Unreliable estimate
8%
10%
9%
Public transit
Unreliable estimate
0%
1%
3%
Walk or bike
Unreliable estimate
1%
2%
3%
Work from home
17%
24%
14%
15%
Other means
Unreliable estimate
2%
2%
2%
Typical commute
Unreliable estimate
20 to 29 minutes
20 to 29 minutes
20 to 29 minutes
On average, a household in Hickory Creek has 2.90 people, more than in Denton County (2.68).
To get to work, 72% of workers in Hickory Creek drive alone; in Denton County, 66%.
Do the math
What would you pay each month for a home in Hickory Creek?
A typical home costs more than the typical income allows
We start with a typical home in Hickory Creek, worth $507,200, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 36% of the typical household income in Hickory Creek, which is $148,852 a year. For that payment to be 28% of income, a household would need to earn about $191,880 a year.
The calculator's FHA and conventional loan limits are those of all of Denton County.
Change the price, the down payment or the loan: the payment updates right away.
Your numbers
Local data
$
Starts at the typical home value in Hickory Creek. Change it to the price you have in mind.
Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.
Down payment
%
That is $17,752 (3.5% of the price). The usual minimum for this loan is 3.5%.
This week's average ± a quarter or half point.
National average as of November 5, 2026 (Freddie Mac); your rate may be different.
Adjust advanced details⌄
Estimated monthly payment
Local data
$4,477
at 7.18% · 30 years
Loan amount
$498,013
Total interest
$716,524
Paid off in
November 2056
Includes $8,565 FHA upfront mortgage insurance premium.
Does it fit the income?
Comfortable
up to $3,473 a month
Tight
$3,473 to $4,466 a month
Hard
more than $4,466 a month
Your payment · 36%
Compared with the typical household income in Hickory Creek ($148,852 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.
Monthly payment breakdown
Principal & interest
$3,374
Property tax
$668
Home insurance
$211
FHA mortgage insurance (MIP)
$224
You need at least $17,752 for the down payment, plus closing costs.
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.
Total monthly payment $4,477; principal and interest $3,374.
The city and its county
Hickory Creek and Denton County
Hickory Creek is in Denton County, Texas. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).
Hickory Creek
Map of Denton County, Texas, with Hickory Creek marked. Around it, the neighboring counties.
Hickory Creek
Denton County
Other cities with a page
Hickory Creek's own numbers
Typical home value
$507,200
Typical monthly rent
$2,192
Typical yearly household income
$148,852
Households that own their home
80%
Effective property tax rate
1.58%
U.S. Census Bureau, American Community Survey (average 2020–2024).
Numbers for all of Denton County
FHA limit, one-unit home
$563,500
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,807
Price change over 5 years (FHFA)
+46%
Homes in a high flood-risk zone
0.8%
HUD, FHFA and FEMA don't publish these numbers by city.
Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Denton County.
A typical home in Hickory Creek is worth $507,200: 16% above the county and 79% above Texas. With the typical household income in Hickory Creek ($148,852 a year), a typical home costs 3.4 times what the household earns in a year.
Years of income to pay for a typical home
The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.
Hickory Creek3.4 years
Denton3.9 years
Texas3.6 years
United States4.1 years
Source: U.S. Census Bureau, Average 2020–2024
How prices have changed in Denton County
According to FHFA’s house price index, home prices in Denton County rose 101% in the 10 years through 2025.
FHFA does not publish this index by city: these are the numbers for all of Denton County.
Yearly change in FHFA’s price index in Denton County, 2016 to 2025
2016: +9.9% +9.9% 2016
2017: +10.2% +10.2% 2017
2018: +7.0% +7.0% 2018
2019: +3.8% +3.8% 2019
2020: +2.6% +2.6% 2020
2021: +14.0% +14.0% 2021
2022: +21.4% +21.4% 2022
2023: +4.1% +4.1% 2023
2024: +2.0% +2.0% 2024
2025: −0.9% −0.9% 2025
Change in FHFA’s price index in Denton County, Texas and the United States
Period
County
Texas
U.S.
Last year (2025)
−0.9%
+0.8%
+2.9%
5 years (2020–2025)
+46%
+44%
+47%
10 years (2015–2025)
+101%
+88%
+85%
The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data
Hickory Creek next to Denton County, Texas and the U.S.
Three numbers side by side. “Typical” means the median: half are above it and half below.
Typical home value
Hickory Creek$507,200
Denton$437,200
Texas$283,800
United States$332,700
Typical monthly rent
Hickory Creek$2,192
Denton$1,728
Texas$1,403
United States$1,413
Typical yearly household income
Hickory Creek$148,852
Denton$111,498
Texas$78,476
United States$80,734
See the full table
Hickory Creek next to Denton County and Texas
Measure
Hickory Creek
Denton County
Texas
U.S.
Typical home value
$507,200 ▲16% above the county
$437,200
$283,800
$332,700
Typical monthly rent
$2,192 ▲27% above the county
$1,728
$1,403
$1,413
Typical yearly household income
$148,852 ▲34% above the county
$111,498
$78,476
$80,734
Households that own their home
80% ▲14 points above the county
65%
63%
65%
Typical yearly property tax
$8,012 ▲14% above the county
$7,055
$4,232
$3,119
Effective property tax rate
1.58% ▼0.03 points below the county
1.61%
1.49%
0.94%
“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Denton County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.
Four ways to pay for a typical home in Hickory Creek
For a typical $507,200 home in Hickory Creek, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Hickory Creek's typical property tax, an example home insurance and mortgage insurance when it applies.
FHA, 3.5% down$4,477a month
Least cash to close
Down payment
$17,752
Cash to close
$32,968
Rate
7.18%
Mortgage insurance
FHA MIP · $224
Conventional, 5% down$4,384a month
Down payment
$25,360
Cash to close
$40,576
Rate
7.18%
Mortgage insurance
PMI · $241
Conventional, 20% down, no PMI$3,628a month
Down payment
$101,440
Cash to close
$116,656
Rate
7.18%
Mortgage insurance
None
ITIN, 15% down (example)$4,097a month
Down payment
$76,080
Cash to close
$91,296
Rate
8.18%
Mortgage insurance
None
Four ways to pay for a typical home in Hickory Creek
Loan
Monthly payment
Down payment
Loan amount
Rate
Mortgage insurance
Cash to close
Minimum score
FHA, 3.5% down Least cash to close
$4,477
$17,752
$498,013
7.18%
FHA MIP · $224
$32,968
580
Conventional, 5% down
$4,384
$25,360
$481,840
7.18%
PMI · $241
$40,576
620*
Conventional, 20% down, no PMI
$3,628
$101,440
$405,760
7.18%
None
$116,656
620*
ITIN, 15% down (example)
$4,097
$76,080
$431,120
8.18%
None
$91,296
Set by the lender
The option that asks for the least cash to close is FHA, 3.5% down.
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.
Typical rent in Hickory Creek is $2,192 a month: 27% above the county.
HUD publishes a fair market rent for all of Denton County, by unit size. To pay the 2-bedroom one ($1,807 a month) without spending more than 30% of your income, you would need to earn $34.75 an hour working full time.
What you need to earn to pay it without spending more than 30% of income, working full time.
HUD fair market rent in Denton County (Fiscal year 2027)
Size
Fair rent a month
Hourly wage
Yearly income
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
By ZIP code
Fair market rent by ZIP code in Hickory Creek
HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Hickory Creek is in ZIP code 75065.
For 2 bedrooms it is $1,910: $103 more than the fair market rent for Denton County ($1,807).
Fair market rent by ZIP code and size in Hickory Creek, fiscal year 2027.
ZIP code
Studio
1 bd
2 bd
3 bd
4 bd
75065
$1,580
$1,620
$1,910
$2,400
$3,060
ZIP code2 bd3 bd
75065 $1,910$2,400
1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Hickory Creek when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD)Fiscal year 2027Small Area Fair Market Rents (HUD) (external site)Source: Census Bureau ZCTA-to-place relationship fileData from 2020 dataCensus Bureau ZCTA-to-place relationship file (external site)
You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.
We found no HUD-approved agencies with an office in Denton County. The nearest ones are below; many serve by phone or online.
No down payment, repair or rent-help program on our list is for Hickory Creek or Denton County. The ones below are statewide in Texas: they work in Hickory Creek the same as in the rest of the state.
Texas state program for first-time buyers: a 30-year mortgage with down payment assistance.Offered by Texas Department of Housing and Community Affairs (TDHCA).
Texas state program with down payment assistance for any buyer, not only first-time buyers.Offered by Texas Department of Housing and Community Affairs (TDHCA).
Texas state certificate that turns part of your mortgage interest into a credit on your federal tax return.Offered by Texas Department of Housing and Community Affairs (TDHCA).
The HUD-approved agencies closest to the center of Hickory Creek, in a straight line, nearest first. If one says it serves in Spanish, its card says so.
No legal help resource on our list is for Hickory Creek or Denton County in particular.
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.
Short answers with the numbers for Hickory Creek and all of Denton County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.
How much does a typical home cost in Hickory Creek?
The typical home value in Hickory Creek is $507,200, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Denton County it is $437,200.
How much does it cost to rent in Hickory Creek?
Typical rent in Hickory Creek is $2,192 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Denton County is $1,807.
What is the FHA loan limit in Hickory Creek?
Hickory Creek uses the FHA limit for all of Denton County (2026): $563,500 for a one-unit home and $1,083,650 for a four-unit home.
How much property tax do owners pay in Hickory Creek?
The typical homeowner in Hickory Creek pays $8,012 a year, according to the U.S. Census Bureau. That is 1.58% of the home’s value; in Denton County, the rate is 1.61%.
Where can I find free help to buy or rent in Hickory Creek?
We found no HUD-approved counseling agencies with an office in Denton County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.
