Allen and Southlake sit on opposite sides of the Dallas-Fort Worth metroplex, which makes the choice between them largely a question of price tier and commute direction. Allen lies northeast of Dallas along US-75. Southlake sits on TX-114, directly next to DFW International Airport.
In the 90 days ending September 30, 2026, Allen single-family homes closed at 97.4% of their list price with 3.4 months of supply. Allen’s close-to-list figures show room to negotiate on price or terms, whereas Southlake’s west-side location puts it in a different price tier entirely.
Key Takeaway
If your budget is near Allen’s single-family median and you work along the US-75 side of the metroplex, Allen is the pick. Houses there typically close below asking, so you have room to negotiate. Southlake makes sense when a short drive to DFW Airport or Fort Worth matters and your budget clears the higher Southlake median price.
Who This Guide Is For
You’re deciding whether to buy in Allen or Southlake and need to know if Southlake’s higher price and west-side location are worth it compared with Allen.
What Separates Allen and Southlake?
The two cities suit entirely different daily routines and budgets. Crossing the Dallas-Fort Worth metroplex during rush hour costs real time, so the highway you need to be near often settles the question before price even enters the picture. The pros and cons of living in Allen, TX can help clarify your decision.
Buyers looking at Allen are in a favorable negotiating position right now. You can often ask for price reductions or concessions there, while Southlake’s higher price tag has to be justified by its specific location. If you’re also weighing other northern suburbs, comparing Frisco vs Allen shows how those markets stack up.
Home Prices in Allen and Southlake
These two cities aren’t competing in the same budget category. Allen has distinct markets for single-family houses and townhouses, each moving at its own pace. Southlake operates in a higher price bracket driven by its proximity to the airport and larger lot sizes. Before you start touring, confirm what your specific budget buys in each city.
Allen Single-Family Homes
Allen houses aren’t drawing bidding wars right now. Only 11.3% of Allen single-family homes sold above asking in the 90 days ending September 30, 2026.
That slower pace gives you time to inspect the property and ask for repairs or closing-cost help. Single-family houses make up most of Allen’s sales volume, so this is the market the majority of buyers will be working in.
The negotiating position is real but modest. Most houses still close within a few percent of list price, so expect concessions rather than deep cuts.
Allen Townhouses
This is the most negotiable corner of either city, though it’s also the slowest-moving. Allen townhouses took a median of 137 days to sell, based on 19 sales in the 90 days ending September 30, 2026. Sellers still received close to list price, but a listing that’s been sitting past 100 days invites offers on terms.
Townhouses cost more per square foot than houses in Allen, as the data below shows. You also give up control over exterior costs: HOA dues add to your monthly carrying costs, so ask the HOA for current dues, what they cover, and the latest reserve study before writing an offer.
Southlake Homes
Southlake is a different price tier. The higher entry cost buys a location directly next to DFW Airport and the TX-114 corridor. Buyers may also find larger lot sizes, though you should confirm those using Tarrant Appraisal District records rather than relying on listing descriptions.
If your budget is capped near Allen’s price range, you’ll find few, if any, Southlake options. The higher purchase price also means a heavier property tax burden, since Texas taxes are based on home value and the annual bill rises with it.
Commute and Location Options
Each city faces a different part of the metroplex. Where you’re driving every morning often settles the choice before anything else does.
Commuting across Dallas-Fort Worth during rush hour adds meaningful time to your day. Drive your actual commute at peak time from any address you’re serious about before writing an offer.
Commuting from Allen
US-75 is Allen’s spine, providing north-south access to Plano, Richardson, and downtown Dallas. Allen sits approximately 25 miles northeast of downtown Dallas at the intersection of US-75 and SH 121.
The city doesn’t have DART rail service. The closest light rail stop is on Parker Road in Plano. Allen can’t join DART because it uses its 1% transit sales tax to fund its economic and community development corporations.
US-75 traffic slows at rush hour, and DFW Airport sits across the metroplex from Allen, so plan for a longer trip when you’re flying.
Commuting from Southlake
TX-114 and SH-121 put Southlake right next to DFW Airport, Grapevine, and the route to Fort Worth. The airport is about 7 miles away via SH-114 S, roughly a 10-minute drive. Fort Worth’s central business district is about 22 miles via SH-114 W, taking approximately 25 minutes.
That west-side access is exactly what Southlake’s premium pays for. What you give up is easy access to the east side. If your job is in Plano or Richardson, living in Southlake means crossing the metroplex every day.
Property Taxes in Allen and Southlake
Texas has no state income tax, so property taxes are the largest recurring cost for homeowners. Request the seller’s most recent tax statement to confirm the total rate, including any municipal utility district assessments.
The City of Allen’s adopted property tax rate for fiscal year 2025-2026 is $0.4154 per $100 of assessed valuation. Allen ISD’s rate is $1.1258. On a home assessed at $500,000, that combined city and school rate works out to about $7,706 annually before exemptions. A broader look at the cost of living in Allen can put that figure in context.
The City of Southlake’s 2026 adopted tax rate is $0.295 per $100 of valuation, and Carroll ISD’s rate is $0.9294. Confirm your homestead exemption eligibility with Collin Central Appraisal District for Allen or Tarrant Appraisal District for Southlake.
Local Schools and Things to Do
Both cities have established school districts and extensive local amenities. A guide to schools in Allen walks through how the feeder patterns work on the east side.
Daily errands in either city generally require a car. Check drive times from any specific address rather than assuming a neighborhood is walkable.
Schools
Allen is served by Allen ISD. Southlake is more complicated: addresses there can fall into one of several school districts depending on the exact location. Carroll ISD covers the large majority of Southlake’s land area, but portions of the city are zoned to Grapevine-Colleyville ISD, Keller ISD, or Northwest ISD.
A Southlake mailing address doesn’t guarantee a particular district. Verify the exact address with the district’s boundary lookup before writing an offer.
Shopping and Things to Do
Allen’s retail centers on Watters Creek, Allen Premium Outlets, and Historic Downtown Allen. A guide to things to do in Allen has more detail.
Southlake’s commercial activity centers on Southlake Town Square, which overlooks a family park and the Rustin Pavilion.
Both areas depend on vehicle travel. Drive the route from any house you’re considering to the grocery store so the daily reality is clear before you commit.
Which City Fits Your Search?
The choice comes down to where you work and what you want to spend. Ask yourself which side of the metroplex you’re driving to most often.
If it’s Plano, Richardson, or downtown Dallas via US-75, start in Allen. If you’re regularly heading to DFW Airport, Grapevine, or Fort Worth, Southlake’s location makes the premium harder to argue with.
For a single-family house near $500,000 with room to negotiate, Allen is the clear choice. Schedule tours in Allen to see how many square feet that median budget delivers on the ground.
At a Glance
- Allen single-family median sale price: $505,299, down 1.8% year over year (270 sales, 90 days ending 2026-09-30)
- Allen single-family median price per square foot: $212 (90 days ending 2026-09-30)
- Allen single-family median days on market: 46; sale-to-list: 97.4%; sold above list: 11.3% (90 days ending 2026-09-30)
- Allen single-family months of supply: 3.4, with 297 homes in inventory (90 days ending 2026-09-30)
- Allen townhouse median sale price: $435,005, down 4.6% year over year (based on only 19 townhouse sales, 90 days ending 2026-09-30; treat as a rough guide)
- Allen townhouse median price per square foot: $224 (based on 19 sales, 90 days ending 2026-09-30)
- Allen townhouse median days on market: 137; sale-to-list: 98%; sold above list: 5.3% (based on 19 sales, 90 days ending 2026-09-30)
- Allen townhouse months of supply: 8.5, with 54 in inventory (90 days ending 2026-09-30)
- Allen all homes median sale price: $492,515, down 1.5% year over year; 290 sales; 3.8 months of supply (90 days ending 2026-09-30)
Allen, TX vs Southlake FAQs
How Far Is Allen, TX from Southlake?
Allen is 36 miles from Southlake. The drive takes about 28 minutes, as the two cities sit on opposite sides of the Dallas-Fort Worth metroplex.
How Far Is Allen, TX from DFW Airport Compared with Southlake?
Southlake is about 7 miles from DFW International Airport, taking roughly 10 minutes via SH-114 S. Allen sits on the opposite side of the metroplex, requiring a longer commute across multiple highways to reach the airport.
What County Is Allen, TX in, and What County Is Southlake In?
Allen is in Collin County. Southlake is primarily in Tarrant County, with a portion extending into Denton County. That determines which appraisal district sets your home’s taxable value.
Is Allen, TX Safer than Southlake?
Safety is best evaluated by comparing reported offenses per 1,000 residents from each city’s police department or the FBI Crime Data Explorer. In 2024, Allen reported a violent crime rate of about 106 per 100,000 residents and a property crime rate of about 878 per 100,000. You can review safety and crime data in Allen for more detail, and compare it with the Uniform Crime Report data published by the Southlake Police Department.
Is Southlake Richer than Allen, TX?
Southlake homes generally sell for higher prices than homes in Allen. Allen’s single-family median of $505,299 (270 sales, 90 days ending September 30, 2026) is the lower of the two markets, while Southlake operates in a higher price tier.
Does Allen, TX Have Hard Water, and How Does Southlake Compare?
Allen receives its water from the North Texas Municipal Water District. While it rates well for quality, Texas water is generally hard. Southlake reports a total hardness ranging from 112 to 160 ppm. Ask the seller whether the home has a water softener installed and check the age of the system.
