Deciding between Allen and Duncanville usually comes down to which side of the Dallas-Fort Worth metroplex you need to reach every day. If you’re drawn to Allen but feel stretched by its single-family median sale price, the local townhouse market is worth a serious look before you write the city off.
Townhouses in Allen carry 8.5 months of supply, and prices have fallen year over year based on a small sample of 19 recent sales. Single-family homes, by contrast, sit at just 3.4 months of supply. Test that room to negotiate in Allen before deciding a more southern suburb is your only affordable option.
Key Takeaway
Choose Allen if your daily drive points north of Dallas and you want newer housing. Choose Duncanville if your commute runs south or west of Dallas, or if the lowest purchase price matters most. If you lean toward Allen but the budget is tight, start with Allen townhouses, which recently sat a median 137 days on market (based on 19 sales) and give buyers the most room to negotiate.
Who This Guide Is For
You’re moving within or to Dallas-Fort Worth and deciding whether to buy in Allen, north of Dallas in Collin County, or Duncanville, southwest of Dallas in Dallas County.
How Do Allen and Duncanville Compare?
Allen is a Collin County suburb located north of Dallas along the US-75 corridor. Duncanville is a Dallas County suburb southwest of Dallas, situated near I-20 and US-67. Because they sit on opposite sides of the metroplex, anyone with ties on both sides should plan for a long cross-town drive between them.
Searches for this matchup mostly surface the high school football rivalry between the two cities, which gets covered in the FAQ below. For homebuyers, the comparison is entirely about geography, budget, and housing types.
Commutes and Getting Around
The trade-off between these two cities is dictated by your commute direction. Allen puts you on US-75 and the Sam Rayburn Tollway corridor toward job centers in Plano and Richardson. Duncanville puts you on I-20, US-67, and I-35E toward southern Dallas, Arlington, and Grand Prairie.
Neither Allen nor Duncanville is a DART member city. DART’s official service area consists of 12 member cities, including Dallas, Plano, and Richardson, but these two suburbs are not on that list. Plan on driving for your daily transit needs.
Drive your actual commute from each city at rush hour before you decide. For a closer look at local routes and transit options, review our guide to getting around Allen.
Home Prices in Allen vs Duncanville
Allen’s single-family homes recently sold for a median of $505,299 over the 90 days ending September 30, 2026, a 1.8% annual dip. Prices have flattened rather than collapsed. The gap in pricing between Allen and Duncanville will likely not close just by waiting out the market.
Duncanville generally offers a lower entry price. Compare its current single-family median directly against Allen’s figures to see the true cash difference. A 10% down payment on that median Allen price requires about $50,500 in cash, before closing costs. Running that same 10% calculation on a Duncanville home shows you exactly how much you save upfront.
You can check our Allen housing market page for more depth on local pricing trends.
Newer Homes vs Older Neighborhoods
A newer home often comes with homeowner association rules and dues, but typically requires fewer near-term repairs. An older home may cost less to buy initially but can require a larger budget to update major systems like the roof, HVAC, plumbing, and windows. Weigh the upfront savings against those potential renovation costs before you decide.
When touring older properties in either city, ask your inspector specifically about foundation movement, since North Texas soils are a common inspection topic. Check the exact ages of the roof and HVAC system before making an offer.
For examples of established subdivisions with varying ages, see our best neighborhoods in Allen page and our Twin Creeks community guide.
Allen Townhouses vs Single-Family Homes
Townhouses in Allen currently hold 8.5 months of supply, and prices are down 4.6% year over year based on just 19 townhouse sales over the 90 days ending September 30, 2026. Single-family homes are much tighter, with only 3.4 months of supply.
With 8.5 months of townhouse supply, listings that have already been price-reduced offer the most room to negotiate seller-paid closing costs, repairs, or a longer option period. Check how long a listing has sat and whether its price has been cut before making an offer. Townhouses still close near list price on average, so your negotiating power shows up in terms and in listings that have already been reduced, rather than in massive discounts off the final price.
What you give up is square footage. Allen townhouses cost more per square foot than houses ($224 vs $212), and HOA dues add to the monthly cost. Ask the HOA for current dues, any special assessments, and its reserve study. If you need help pulling a listing’s price-reduction history, Bale Real Estate Group can provide that data.
Property Taxes and Schools
Allen properties are taxed by Collin County, the City of Allen, and Allen ISD. For the 2025-2026 tax year, the City of Allen’s property tax rate is $0.4154 per $100 of assessed valuation. Collin County’s rate is $0.149343, Collin County Community College’s rate is $0.08122, and Allen ISD’s rate is $1.1258. Duncanville properties are taxed by Dallas County, the City of Duncanville, and Duncanville ISD.
To understand the yearly bill, apply those combined rates to a home’s assessed value before exemptions. Look up the specific property’s current tax bill on the Collin Central Appraisal District or Dallas Central Appraisal District website, and ask whether it sits in a special district that adds to the total. Our cost of living in Allen guide breaks down other ongoing expenses.
Schools
Confirm campus assignment for the exact address with the district’s boundary lookup rather than relying on listing remarks. Allen ISD provides an official ‘Find A School’ campus assignment tool, while Duncanville ISD posts a 2026-2027 Elementary and Middle School Zone Map on its rezoning page. See our schools in Allen page for local campus details.
Which Should You Choose?
Your daily commute direction is the most practical way to divide these two markets. If you commute north toward Plano, Richardson, and McKinney, start with Allen. If you travel south and west toward southern Dallas, Arlington, or Grand Prairie, Duncanville deserves a serious look.
From there, consider your price ceiling. If your budget falls below Allen’s single-family median, look at Allen townhouses before ruling the city out entirely. Then decide whether you prefer a newer home with HOA amenities or an older home you plan to update. Weighing the pros and cons of living in Allen, TX can help finalize your choice.
If you want a newer single-family home with a commute north of Dallas, start with Allen single-family homes. If you want an Allen address at a lower entry price with the most room to negotiate terms, Allen townhouses are the right fit. If you want a single-family home in Allen with some negotiating room, target listings that have sat longer than the city’s 46-day median. If you want the lowest purchase price or a daily drive south or west of Dallas, start with Duncanville. Bale Real Estate Group can help you compare specific listings in both cities as you explore our Allen buyer guide.
At a Glance
- Allen, all homes (90 days ending 2026-09-30): median sale price $492,515, down 1.5% year over year; 290 homes sold
- Allen, all homes (same window): median 49 days on market; 97.4% sale-to-list; 10.8% sold above list; 3.8 months of supply; 363 active listings; median $213 per sq ft
- Allen, single-family (90 days ending 2026-09-30): median sale price $505,299, down 1.8% year over year; 270 homes sold
- Allen, single-family (same window): median 46 days on market; 97.4% sale-to-list; 11.3% sold above list; 3.4 months of supply; 297 active listings; median $212 per sq ft
- Allen, townhouses (90 days ending 2026-09-30; based on only 19 sales, so treat with caution): median sale price $435,005, down 4.6% year over year; median 137 days on market; 98% sale-to-list; 5.3% sold above list
- Allen, townhouses (same window, same 19-sale caution): 8.5 months of supply; 54 active listings; median $224 per sq ft
Allen vs Duncanville FAQs
How Far Is Allen, TX from Duncanville?
Allen is approximately 37 to 39 miles from Duncanville via US-75. That’s about a 40-minute drive in normal traffic, making it a long cross-town trip for anyone with ties on both sides of the metroplex.
How Far Is Allen, TX from Downtown Dallas Compared with Duncanville?
Allen is about 25 miles from downtown Dallas via US-75, which takes roughly 29 to 31 minutes in normal traffic. Duncanville is much closer, sitting about 12 to 13 miles away via US-67, roughly a 14- to 20-minute drive. Check our getting-around page for more local routes.
How Far Is Allen, TX from DFW Airport?
Check a mapping app for the exact driving distance from Allen and Duncanville to DFW International Airport during your usual travel times. Dallas Love Field is another airport option for residents in both cities.
Is Allen, TX Safe?
Look up reported offenses for the Allen Police Department and the Duncanville Police Department on the FBI Crime Data Explorer for the same year. Compare the rates per 1,000 residents rather than the raw counts. You can review our dedicated safety page for more details on Allen.
Is Allen, TX More Expensive than Duncanville?
Allen’s median sale price for all homes recently reached $492,515 over the 90 days ending September 30, 2026. Compare that directly against Duncanville’s current median to see the exact price difference. The gap in property tax rates between Collin and Dallas counties also affects your ongoing monthly costs.
Who Won the Allen vs Duncanville Football Game?
Check the official UIL records for the result and date of the most recent playoff meeting between the two high schools.
