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City · 5,952 residents · Grayson County, Texas

Van Alstyne , Texas

In Van Alstyne, a typical home is worth $342,700 and typical rent is $1,345 a month. Compared with all of Grayson County, typical household income is 42% higher, the typical home value is 38% higher, and the share of households that own their home is 9 points higher.

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  • Typical home value

    $342,700

    38% above the county

    21% above Texas

    • Van Alstyne
    • Grayson
    • Texas

  • Typical rent

    $1,345a month

    3% above the county

    4% below Texas

    • Van Alstyne
    • Grayson
    • Texas

  • Typical household income

    $102,469a year

    42% above the county

    31% above Texas

    • Van Alstyne
    • Grayson
    • Texas

  • Households that own their home

    75%

    9 points above the county

    13 points above Texas

    • Van Alstyne
    • Grayson
    • Texas

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

Market now, with Zillow data

Zillow data
Typical home value
$421,760
3.1% less than 12 months ago
Typical rent
$1,718 a month

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

Van Alstyne is in Grayson County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Grayson County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Van Alstyne apart

What this place has that others do not, from public data, most unusual first.

  1. The typical household income in Van Alstyne is $102,469, 42% more than in Grayson County as a whole ($72,182).

  2. The typical home in Van Alstyne is worth $342,700, 38% more than in Grayson County as a whole ($248,400).

  3. Nearby, in Sherman, the typical home value is $243,500: 29% less than in Van Alstyne ($342,700).

  4. 75% of households in Van Alstyne own their home, against 67% in Grayson County.

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Van Alstyne

What homes there are in Van Alstyne, 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 Van Alstyne: 80% of homes, more than in Grayson County (72%).

Year built

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
Monthly rent with utilities

With a mortgage

$2,335 a month

Grayson County: $1,830 a month

Without a mortgage

$926 a month

Grayson County: $646 a month

Owners with a mortgage

68%

Grayson County: 52%

Owning costs more in Van Alstyne: with a mortgage, the typical cost is $2,335 a month; in Grayson County, $1,830. Without one, $926.

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

Since 2015–2019, homes in Van Alstyne gained value faster than in Grayson County: 117% against 81%.

Rent in Van Alstyne moved so little since 2015–2019 that the Census cannot say whether it rose or fell.

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

MeasureVan AlstyneGrayson CountyTexasUnited States
Rental vacancy Unreliable estimate3.3%7.7%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate1.1%0.9%
More than one person per room Unreliable estimate3.3%4.8%3.4%
People per household 2.762.552.692.53
Drive alone 61%73%71%69%
Carpool Unreliable estimate12%10%9%
Public transit Unreliable estimateUnreliable estimate1%3%
Walk or bike Unreliable estimate2%2%3%
Work from home 27%13%14%15%
Other means Unreliable estimate1%2%2%
Typical commute Unreliable estimateUnreliable estimate20 to 29 minutes20 to 29 minutes

Households in Van Alstyne are bigger: 2.76 people on average; in Grayson County, 2.55.

Many people here do not commute at all: 27% work from home; in Grayson County, 13%.

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 for a home in Van Alstyne?

A typical home is tight for the typical income

We start with a typical home in Van Alstyne, worth $342,700, 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 Van Alstyne, which is $102,469 a year. For that payment to be 28% of income, a household would need to earn about $130,259 a year.

The calculator's FHA and conventional loan limits are those of all of Grayson County.

Your numbers

Local data
$

Starts at the typical home value in Van Alstyne. 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 $11,995 (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

$3,039

at 7.18% · 30 years

Loan amount
$336,492
Total interest
$484,134
Paid off in
November 2056

Includes $5,787 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,391 a month

  • Tight

    $2,391 to $3,074 a month

    Your payment · 36%

  • Hard

    more than $3,074 a month

Compared with the typical household income in Van Alstyne ($102,469 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$3,039
Principal & interest$2,280
Property tax$466
Home insurance$143
FHA mortgage insurance (MIP)$152

You need at least $11,995 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.

The city and its county

Van Alstyne and Grayson County

Van Alstyne is in Grayson 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).

Van Alstyne's own numbers

Typical home value
$342,700
Typical monthly rent
$1,345
Typical yearly household income
$102,469
Households that own their home
75%
Effective property tax rate
1.63%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Grayson County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,395
Price change over 5 years (FHFA)
+57%
Homes in a high flood-risk zone
1.6%

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 Grayson County.

Everything about Grayson County

Buying

Buying a home in Van Alstyne

A typical home in Van Alstyne is worth $342,700: 38% above the county and 21% above Texas. With the typical household income in Van Alstyne ($102,469 a year), a typical home costs 3.3 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.

  • Van Alstyne 3.3 years
  • Grayson 3.4 years
  • Texas 3.6 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Grayson County

According to FHFA’s house price index, home prices in Grayson County rose 122% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Grayson County.

Period County Texas U.S.
Last year (2025) +1.1% +0.8% +2.9%
5 years (2020–2025) +57% +44% +47%
10 years (2015–2025) +122% +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

Van Alstyne next to Grayson 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
  • Van Alstyne $342,700
  • Grayson $248,400
  • Texas $283,800
  • United States $332,700
Typical monthly rent
  • Van Alstyne $1,345
  • Grayson $1,310
  • Texas $1,403
  • United States $1,413
Typical yearly household income
  • Van Alstyne $102,469
  • Grayson $72,182
  • Texas $78,476
  • United States $80,734
See the full table
Van Alstyne next to Grayson County and Texas
Measure Van Alstyne Grayson County Texas U.S.
Typical home value $342,700 $248,400 $283,800 $332,700
Typical monthly rent $1,345 $1,310 $1,403 $1,413
Typical yearly household income $102,469 $72,182 $78,476 $80,734
Households that own their home 75% 67% 63% 65%
Typical yearly property tax $5,594 $3,146 $4,232 $3,119
Effective property tax rate 1.63% 1.27% 1.49% 0.94%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Grayson 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 Van Alstyne

For a typical $342,700 home in Van Alstyne, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Van Alstyne's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $3,039a month

    Least cash to close
    Down payment
    $11,995
    Cash to close
    $22,276
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $152

  • Conventional, 5% down $2,977a month

    Down payment
    $17,135
    Cash to close
    $27,416
    Rate
    7.18%
    Mortgage insurance
    PMI · $163

  • Conventional, 20% down, no PMI $2,466a month

    Down payment
    $68,540
    Cash to close
    $78,821
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $2,782a month

    Down payment
    $51,405
    Cash to close
    $61,686
    Rate
    8.18%
    Mortgage insurance
    None

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.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Van Alstyne and for Grayson County.

Property tax

Effective rate in Van Alstyne

1.63%of the home’s value each year

$5,594 a year for the typical owner in Van Alstyne.

  • Van Alstyne 1.63%
  • Grayson 1.27%
  • Texas 1.49%

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

Exemptions and deadlines in Texas

Flood risk in Grayson County

FEMA does not publish these numbers by city: they are for all of Grayson County.

Homes in the high-risk zone
1.6%
905
Of those, with NFIP insurance
17%
County Texas U.S.
Homes in the high-risk zone 1.6% 4.1% 3.5%
Of those, with NFIP insurance 17% 48% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Van Alstyne

Typical rent in Van Alstyne is $1,345 a month: 3% above the county.

HUD publishes a fair market rent for all of Grayson County, by unit size. To pay the 2-bedroom one ($1,395 a month) without spending more than 30% of your income, you would need to earn $26.83 an hour working full time.

HUD fair market rent for all of Grayson County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $1,102 $21.19 $44,080
1 bedroom $1,126 $21.65 $45,040
2 bedrooms $1,395 $26.83 $55,800
3 bedrooms $1,932 $37.15 $77,280
4 bedrooms $2,148 $41.31 $85,920

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 Van Alstyne

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Van Alstyne is in ZIP code 75495.

For 2 bedrooms it is $1,680: $285 more than the fair market rent for Grayson County ($1,395).

  • 75495 $1,680$2,310

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Van Alstyne 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 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Van Alstyne

HUD lists one building with rents for lower incomes in Van Alstyne.

  • Palladium Van Alstyne Senior Living 870 Blassingame Ave, Van Alstyne 75495 132 homes, 100 low-income · In service since 2017

See all 16 buildings in Grayson County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Van Alstyne

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 Grayson County. The nearest ones are below; many serve by phone or online.

A man leans over the armchair where a girl is reading a book.

HUD counseling is free or low-cost

Assistance programs in Van Alstyne

No down payment, repair or rent-help program on our list is for Van Alstyne or Grayson County. The ones below are statewide in Texas: they work in Van Alstyne the same as in the rest of the state.

Which programs do I qualify for? All programs in Texas

  • My First Texas Home

    Statewide in Texas

    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).

    DeferredForgivable

    See the program Official page

  • My Choice Texas Home

    Statewide in Texas

    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).

    DeferredForgivable

    See the program Official page

  • Texas Mortgage Credit Certificate (MCC)

    Statewide in Texas

    Limited funds remain, per the source

    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).

    Tax credit

    See the program Official page

Housing counselors near Van Alstyne

The HUD-approved agencies closest to the center of Van Alstyne, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Balance - Dallas

    8330 Lbj Fwy, Dallas · 36 miles away

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

  • Dallas County Home Loan Counseling Center

    2377 N Stemmons Fwy, Dallas · 45 miles away

    • Mortgage delinquency and default
    • Budget and credit workshops
    • and 4 more
    (214) 819-6060

  • Transformance DBA Services of Hope Entities

    1137 Conveyor Ln Ste 107, Dallas · 45 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 4 more
    (214) 276-0235

All counseling agencies in Texas

Help in Spanish near Van Alstyne

None of the 3 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.

Housing authorities of Van Alstyne

HUD’s record names them for Van Alstyne or Grayson County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

4 other authorities have an office in Grayson County: see the list Source: HUD

Cities

Other cities in Grayson County

These cities are also in Grayson County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Grayson County Housing in Texas

Nearby cities

The cities closest to Van Alstyne, with the typical home value.

Neighboring counties

If Grayson County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Van Alstyne.

All guides
A father holds his baby and his young son by a white picket fence.

Questions

Housing questions about Van Alstyne

Short answers with the numbers for Van Alstyne and all of Grayson 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 Van Alstyne?

The typical home value in Van Alstyne is $342,700, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Grayson County it is $248,400.

How much does it cost to rent in Van Alstyne?

Typical rent in Van Alstyne is $1,345 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Grayson County is $1,395.

What is the FHA loan limit in Van Alstyne?

Van Alstyne uses the FHA limit for all of Grayson County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.

How much property tax do owners pay in Van Alstyne?

The typical homeowner in Van Alstyne pays $5,594 a year, according to the U.S. Census Bureau. That is 1.63% of the home’s value; in Grayson County, the rate is 1.27%.

Where can I find free help to buy or rent in Van Alstyne?

We found no HUD-approved counseling agencies with an office in Grayson County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).