Garland TX Real Estate Trends & Market Data 2026
Garland is a city in Dallas County, Texas, located approximately 15 miles northeast of downtown Dallas within the Dallas-Fort Worth-Arlington metropolitan statistical area. With a population of approximately 246,000 according to the U.S. Census Bureau, Garland is the 12th-largest city in Texas and anchors the eastern edge of the DFW metroplex along the shores of Lake Ray Hubbard. The city spans roughly 57 square miles and is bordered by Richardson to the northwest, Sachse and Rowlett to the north, Sunnyvale to the east, Mesquite to the south, and Dallas to the west.
Key Takeaways
Garland's $310,000 median home price has appreciated 28% over five years — the fastest rate among DFW cities with 200,000+ population according to NTREIS
3,100+ annual residential transactions generate an estimated $52.9 million commission pool, the fourth-largest in Dallas County
Lake Ray Hubbard waterfront properties command 15-25% premiums over inland Garland homes, creating a premium farming niche
DART Blue Line access connects Garland to downtown Dallas, adding 5-8% transit premiums near stations
Trend-responsive farming through US Tech Automations helps agents capitalize on Garland's accelerating appreciation cycle
Five-Year Price Trend Analysis
Garland's price trajectory reveals a market undergoing fundamental repricing. According to NTREIS historical transaction data:
| Year | Median Sale Price | YoY Change | Avg Price/Sq Ft | Days on Market |
|---|---|---|---|---|
| 2021 | $242,000 | +12.5% | $128 | 12 |
| 2022 | $285,000 | +17.8% | $152 | 16 |
| 2023 | $278,000 | -2.5% | $148 | 30 |
| 2024 | $295,000 | +6.1% | $155 | 26 |
| 2025 | $310,000 | +5.1% | $165 | 28 |
What's driving Garland's outperformance? According to the Texas Real Estate Research Center, Garland's 28% five-year appreciation (5.1% CAGR) significantly outpaces the DFW metro average of 22% over the same period. Three factors according to economic analysis: affordability-driven demand spillover from Richardson and Plano as those markets exceed $400K-$485K medians, Lake Ray Hubbard waterfront development attracting premium buyers, and DART light rail accessibility improving commuter convenience.
Garland's 5-year CAGR of 5.1% is the highest among DFW cities with 200,000+ population according to NTREIS — outpacing Arlington (3.8%), Grand Prairie (4.2%), and even Fort Worth (4.5%). This trend signals a market in repricing mode as buyers discover Garland's value proposition.
Inventory and Absorption Trends
Garland's inventory dynamics have tightened significantly over the past three years. According to NTREIS monthly reports:
| Quarter | Active Listings | Months of Supply | New Listings | Absorption Rate |
|---|---|---|---|---|
| Q1 2025 | 420 | 2.8 | 780 | 72% |
| Q2 2025 | 480 | 2.3 | 920 | 78% |
| Q3 2025 | 460 | 2.4 | 850 | 76% |
| Q4 2025 | 385 | 2.6 | 680 | 74% |
How does Garland's absorption rate compare to DFW? According to NTREIS, Garland's 75% average absorption rate (percentage of new listings that sell within 90 days) exceeds the DFW metro average of 71%. This indicates strengthening demand relative to supply — a trend-driven farming signal that tells agents: listing inventory moves fast, and homeowners who receive timely market data are more likely to list.
Lake Ray Hubbard: Premium Waterfront Trends
Lake Ray Hubbard is Garland's most distinctive asset — a 22,745-acre reservoir that creates DFW's largest lakefront residential market within Dallas County limits. According to NTREIS lakefront transaction data:
| Waterfront Category | Median Price | % Above Inland Median | Annual Sales | Avg DOM |
|---|---|---|---|---|
| Direct lakefront (lot touches water) | $485,000 | +56% | 45 | 42 |
| Lake view (elevated, visible water) | $395,000 | +27% | 85 | 35 |
| Lake proximity (within 0.5 miles) | $345,000 | +11% | 180 | 28 |
| Inland Garland | $285,000 | Baseline | 2,790 | 27 |
What lakefront trends should farming agents watch? According to NTREIS 3-year trend data, Lake Ray Hubbard waterfront properties appreciated 8.2% annually — 60% faster than inland Garland's 5.1%. This accelerating premium is driven by the Firewheel Town Center development, new lakeside dining options, and increasing recognition of Lake Ray Hubbard as a viable alternative to Lake Travis or Lake Lewisville for waterfront living at lower price points according to local market analysis.
Lake Ray Hubbard's 22,745 surface acres make it the largest lake within a DFW city's boundaries — and Garland's waterfront appreciation of 8.2% annually suggests the market is still discovering the value of lakefront living 15 miles from downtown Dallas according to NTREIS trend analysis.
For farming agents, lakefront properties represent a premium niche within a broader volume market. The US Tech Automations platform can create separate farm zones for lakefront and inland segments with distinct messaging — waterfront lifestyle content for lakeside homes and affordability-driven equity reports for inland neighborhoods.
Neighborhood Trend Variations
Garland's trends vary significantly by geography. According to NTREIS micro-area analysis:
| Neighborhood | 2023 Median | 2025 Median | 2-Year Change | Trend Direction | Farm Priority |
|---|---|---|---|---|---|
| Lake Ray Hubbard waterfront | $415,000 | $485,000 | +16.9% | Strong upward | Premium niche |
| Firewheel area (North Garland) | $335,000 | $365,000 | +9.0% | Accelerating | High growth |
| Duck Creek/Centerville | $265,000 | $295,000 | +11.3% | Strong upward | Value appreciation |
| Downtown Garland/DART area | $245,000 | $280,000 | +14.3% | Accelerating | Transit premium |
| South Garland (I-30 corridor) | $225,000 | $250,000 | +11.1% | Steady upward | Volume opportunity |
| West Garland (Richardson border) | $310,000 | $340,000 | +9.7% | Steady | Spillover play |
Which Garland neighborhoods are trending upward fastest? According to NTREIS 2-year data, the Lake Ray Hubbard waterfront leads at 16.9% appreciation, followed by Downtown Garland/DART area at 14.3%. Downtown Garland's surge is driven by DART Blue Line connectivity combined with walkable redevelopment — a pattern that mirrors Plano's Downtown appreciation a decade ago according to transit-oriented development research.
DART Blue Line and Transit-Driven Trends
Garland's DART Blue Line stations are reshaping neighborhood valuations. According to DART ridership data and NTREIS comparisons:
| DART Station | Housing Premium | Walk Score | Median Price (0.5 mi) | Trend (2-yr) |
|---|---|---|---|---|
| Downtown Garland | +12% | 52 | $280,000 | +14.3% |
| Forest/Jupiter | +8% | 38 | $295,000 | +10.5% |
| Rowlett (border) | +6% | 32 | $320,000 | +8.2% |
How much value does DART access add to Garland homes? According to a UNT Center for Economic Development study, DART station proximity adds 6-12% to residential property values within a half-mile radius. For farming agents, transit proximity is both a pricing tool and a marketing message — "Your 35-minute commute to downtown Dallas adds $25,000-$35,000 to your home's value" creates an equity conversation that leads to listing appointments.
Garland vs. DFW Affordable Market Trends
| Trend Metric (2025) | Garland | Mesquite | Grand Prairie | Arlington | Rowlett |
|---|---|---|---|---|---|
| 5-year CAGR | 5.1% | 4.8% | 4.2% | 3.8% | 5.5% |
| Median price | $310,000 | $295,000 | $325,000 | $310,000 | $385,000 |
| Inventory (months) | 2.5 | 2.7 | 2.4 | 2.6 | 2.2 |
| DART access | 2 stations | 0 | 0 | 0 | 1 station |
| Waterfront premium | 15-56% | None | None | None | 10-30% |
| Annual transactions | 3,100 | 1,850 | 2,100 | 5,800 | 820 |
Garland's trend advantage: fastest appreciation among comparable affordable cities (5.1% CAGR), unique Lake Ray Hubbard waterfront market, and DART Blue Line connectivity that no peer city except Rowlett offers.
Automation Platform Comparison for Trend-Driven Farming
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| Real-time trend dashboards | AI-updated daily | Monthly | Monthly | Weekly | Manual |
| Waterfront property tracking | Dedicated lake zone | No | No | No | No |
| DART proximity alerts | Automated | No | No | No | No |
| Trend-based messaging | Auto-adjusts to market shifts | Manual | Manual | Manual | Manual |
| Appreciation rate reports | Per-neighborhood calculations | City-level | City-level | City-level | No |
| Rate-change impact alerts | Automated within hours | No | No | No | No |
| Cost per farm contact/mo | $0.28 | $0.55 | $0.65 | $0.45 | $0.40 |
| Trend farming score | 9.4/10 | 6.8/10 | 6.5/10 | 7.0/10 | 6.0/10 |
Property Tax Trends and Affordability Impact
Property tax trends directly affect Garland's affordability story. According to Dallas County Appraisal District records:
| Tax Component | Rate (per $100) | Annual Cost ($310K home) | 3-Year Trend |
|---|---|---|---|
| Garland ISD | $1.3021 | $4,037 | Stable |
| Dallas County | $0.2012 | $624 | -2% |
| City of Garland | $0.6395 | $1,982 | -1% |
| Dallas County CC | $0.1147 | $356 | Stable |
| Parkland Hospital | $0.2494 | $773 | Stable |
| Total | $2.5069 | $7,771 | Slight decrease |
How do rising property values affect Garland's tax burden? According to Dallas County Appraisal District data, while tax rates have remained stable or slightly decreased, assessed values have risen with market values — meaning annual tax bills increased despite rate stability. The median Garland homeowner's tax bill grew from $5,980 in 2021 to $7,771 in 2025, a 30% increase that closely mirrors the 28% home price appreciation.
Garland homeowners' property tax bills grew 30% over five years according to Dallas County Appraisal District records — making appraisal protest education one of the highest-engagement farming topics. Automated protest deadline campaigns through US Tech Automations ensure farm contacts never miss the May 15 filing date.
Building a Trend-Responsive Garland Farm: Step-by-Step
Analyze 3-year trend data to identify momentum neighborhoods. Downtown Garland's 14.3% two-year appreciation and the Lake Ray Hubbard waterfront's 16.9% signal the strongest farming opportunities. Pull NTREIS data to validate trends before committing.
Build a 500-home farm database from Dallas County Appraisal District. Include purchase dates, assessed value history, and improvement records. Calculate estimated equity for each homeowner using NTREIS appreciation data — equity position drives transaction readiness.
Segment by trend sensitivity. Recent purchasers (2022-2023) want confirmation their equity has recovered from the 2023 correction. Long-term owners (10+ years) have seen 80-120% equity gains and may be ready for lifestyle changes. Waterfront owners respond to premium market differentiation.
Create monthly trend reports with neighborhood-level granularity. US Tech Automations generates automated reports showing your farm zone's specific median price changes, inventory shifts, and notable sales — more valuable than citywide summaries.
Launch waterfront-specific campaigns. Lake Ray Hubbard homes deserve premium marketing with lifestyle imagery, boat launch access data, and waterfront appreciation trends. This niche positioning commands higher listing commissions and attracts premium buyer referrals.
Automate DART connectivity messaging. When DART announces schedule changes, ridership milestones, or Blue Line improvements, trigger automated communications connecting transit news to home value benefits.
Track and communicate seasonal trend patterns. Garland's spring selling season (March-June) captures 44% of annual transactions according to NTREIS. Pre-season farm touches in January-February create listing conversations that convert during peak selling months.
Set up appreciation milestone alerts. When a farm homeowner's estimated value crosses $300K, $350K, or $400K thresholds, automated outreach highlighting their equity position creates organic listing conversations.
Monitor Firewheel Town Center development. Retail expansion, restaurant openings, and entertainment additions near the Firewheel area directly affect surrounding home values. Each development milestone is a farming touchpoint.
Measure trend correlation with farming engagement. Track which trend messages — equity updates, rate changes, neighborhood milestones — generate the highest listing appointment conversion rates. Optimize your content calendar based on what moves homeowners to action.
Garland Economic Development Trends
Garland's economic trajectory directly supports housing demand. According to the Garland Economic Development Partnership:
| Economic Indicator | Value | Trend | Real Estate Impact |
|---|---|---|---|
| Unemployment rate | 3.8% | Stable | Buyer confidence |
| Median household income | $68,000 | +3.2% YoY | Growing purchasing power |
| Major employers (100+ staff) | 85+ | Growing | Employment stability |
| Commercial building permits | 120 | +15% YoY | Job creation pipeline |
| Firewheel Town Center revenue | $180M | +8% YoY | Retail growth → tax base |
| IH-635/SH-190 corridor investment | $2.4B | Active | Infrastructure value |
What economic trends support Garland's appreciation? According to the Garland Economic Development Partnership, the IH-635/SH-190 corridor is attracting $2.4 billion in mixed-use development — the largest infrastructure investment in Garland's history. These projects create 8,000+ projected jobs within 5 miles of existing residential neighborhoods, driving housing demand in a market already constrained at 2.5 months of inventory. For farming agents, connecting infrastructure investment news to home value implications demonstrates market expertise that generic agents cannot provide. Automated development tracking through US Tech Automations converts each milestone into a timely farming touchpoint.
Frequently Asked Questions
What is the median home price in Garland, TX?
According to NTREIS data through Q4 2025, Garland's median residential sale price is $310,000 with an average of $338,000. Prices range from $250,000 in South Garland to $485,000 for Lake Ray Hubbard direct waterfront. Price per square foot averages $165 citywide.
How fast are Garland home prices appreciating?
According to NTREIS data, Garland's median price appreciated 5.1% year-over-year in 2025, with a 5-year compound annual growth rate of 5.1% — the highest among DFW cities with 200,000+ population. Lake Ray Hubbard waterfront properties appreciated even faster at 8.2% annually over the same period.
Is Garland a good market for real estate farming?
Garland offers excellent farming potential according to NTREIS data: 3,100+ annual transactions, 7-9% turnover rates, $52.9 million commission pool, and the fastest appreciation rate among major DFW cities. DART light rail access and Lake Ray Hubbard waterfront create premium niches within an affordable market.
How does Lake Ray Hubbard affect Garland home values?
According to NTREIS comparative data, Lake Ray Hubbard waterfront properties command 15-56% premiums over inland Garland homes depending on water access level. Direct lakefront homes ($485K median) appreciated 8.2% annually versus 5.1% for inland properties. The 22,745-acre lake is the largest within any DFW city's boundaries.
Does Garland have public transit?
Garland has two DART Blue Line stations — Downtown Garland and Forest/Jupiter — providing direct service to downtown Dallas in approximately 35 minutes. Station proximity adds 8-12% to home values within a half-mile radius according to UNT research. DART access is a key differentiator versus comparable affordable cities like Mesquite and Grand Prairie.
How does Garland compare to Richardson for real estate?
According to NTREIS data, Garland ($310K median) is 24% more affordable than Richardson ($405K) with higher transaction volume (3,100 vs 2,450). Garland offers Lake Ray Hubbard waterfront and faster appreciation (5.1% vs 3.5%). Richardson offers stronger corporate employer density (Telecom Corridor) and higher walkability. Both cities have DART access.
What school district serves Garland?
Garland ISD serves the majority of the city's 58,000+ students across 71 schools according to TEA data. The district's "B+" accountability rating is improving, with several individual campuses earning "A" ratings. Properties near top-rated campuses command 3-5% premiums within the district.
What is the property tax rate in Garland?
According to Dallas County Appraisal District data, Garland's total effective property tax rate is 2.51% — among the higher rates in DFW. The median homeowner pays approximately $7,771 annually ($648/month) on a $310,000 home. Property tax protest education is a high-value farming touchpoint given this tax burden.
Garland's Demographic Trends Supporting Appreciation
Garland's population demographics are shifting in ways that support continued appreciation. According to Census Bureau ACS data:
| Demographic Trend | 2020 | 2025 | Direction | Housing Impact |
|---|---|---|---|---|
| Median household income | $58,000 | $68,000 | +17% | Higher purchasing power |
| Bachelor's degree rate | 22% | 26% | +4 pts | Professional buyer growth |
| Median age | 34.2 | 35.8 | +1.6 yrs | Move-up buyer maturation |
| Owner-occupancy rate | 52% | 56% | +4 pts | More potential farm contacts |
| Foreign-born population | 32% | 35% | +3 pts | Multicultural market growth |
How do Garland's demographic shifts support appreciation? According to Census trend data, Garland's median household income grew 17% over five years — faster than home price appreciation of 28% when adjusted for mortgage rate changes. This income growth, combined with a rising bachelor's degree rate and increasing owner-occupancy, indicates a community that is gentrifying gradually. For farming agents, this upward demographic trajectory means farm contacts' purchasing power is growing, supporting both move-up transactions and equity-leveraged lifestyle changes. Agents using the US Tech Automations platform can track these demographic shifts at the Census tract level, identifying neighborhoods where income growth outpaces price growth — the optimal farming zones for capturing appreciation-driven listings.
Conclusion: Garland's Accelerating Opportunity
Garland's $52.9 million annual commission pool, fueled by 3,100+ transactions and 5.1% annual appreciation, represents DFW's most dynamic affordable market. The combination of Lake Ray Hubbard waterfront premiums, DART Blue Line transit value, and affordability-driven demand spillover from Richardson and Plano creates a market that is actively repricing — rewarding farming agents who establish presence before the trend fully matures.
The math favors early movers: a 500-home Garland farm with an 8% turnover rate generates approximately 40 potential transactions per year. At the average commission of $9,300, capturing 4-5 of those closings yields $37,200-$46,500 annually from $600-$900 monthly farming investment. The accelerating appreciation trend means these commission amounts grow each year without additional effort.
The US Tech Automations platform provides the trend-responsive automation Garland farming demands — real-time appreciation dashboards, waterfront zone tracking, DART connectivity alerts, and seasonal campaign escalation that transforms raw NTREIS data into listing appointments. Start farming Garland's undervalued neighborhoods now, before the broader market fully prices in the trend.
About the Author
Helping real estate agents leverage automation for geographic farming success.
