Community guide · Grayson County
My home town: a railroad-era downtown on US-75, new neighborhoods going up on every side, and open land a few minutes out — about 25 minutes from McKinney.
By Shayla Eadler, REALTOR® · TREC #0747934 · Van Alstyne resident · Updated
Van Alstyne, Texas
Yes — living in Van Alstyne, TX suits buyers who want a real small-town downtown, room to spread out and quick US-75 access to McKinney and Sherman. You can choose a brand-new home, an older house near Main Street or acreage outside town. The trade-off is fast growth and a longer drive to Dallas.
I live here, so this is the page I care about most. Van Alstyne began in 1873 when the Houston and Texas Central Railway came through, and people from nearby Mantua moved their homes, shops and churches to the new tracks. The historic downtown still has buildings more than a century old, restored lofts and a busy calendar of local events. Most of the town sits in Grayson County, and Census counts every resident on the Grayson side, even though the city limits reach slightly into Collin County.
What has changed is the pace. The Census Bureau estimated 4,461 residents in 2020 and 8,012 in 2025 — roughly 80% growth in five years. New subdivisions ring the town, a 667-acre master-planned community is planned near the county line, and jobs are arriving in Sherman. If you’re weighing Van Alstyne TX homes for sale, the real questions are which side of town, inside or outside city limits, and whether a MUD comes with the address. That’s exactly where I can help.
The biggest driver is jobs to the north. Texas Instruments started production at its first Sherman fab, SM1, on December 17, 2025, on a site with room for up to four fabs and up to 3,000 jobs, and GlobalWafers opened its Sherman wafer plant in May 2025. Downtown Sherman is about 19 minutes from downtown Van Alstyne. To the south, McKinney National Airport is scheduled to start Avelo commercial flights on November 11, 2026, about 30 minutes away.
Locally, Centurion American bought 667 acres near the Collin–Grayson line in August 2024 for more than 2,200 homesites. KXII reported in October 2025 that 26 neighborhoods around Van Alstyne were building new homes. Grayson CAD also lists two new Van Alstyne reinvestment zones (TIRZ #1 and #2) set up in 2025, a tool cities use to help pay for public improvements in growing areas.
The honest version
Every town has trade-offs. Here’s what I tell my own clients before they buy.
Pros
Cons
For sale now
Van Alstyne mixes older in-town homes, new subdivisions and rural acreage. Grayson CAD’s 2025 median market value for a homestead inside city limits was $347,100; across the whole school district (Grayson side) it was $426,703.
Older houses on established streets around Main Street and the original railroad grid. Expect bigger trees, mature lots and one-of-a-kind floor plans, and plan on a careful inspection of foundations, roofs and plumbing.
Production and semi-custom builders on 40- to 50-foot lots, many with amenity centers and trails. Base prices start lower than in Collin County, but check MUD or PID rates before you compare monthly payments.
Homes on one to many acres outside city limits, plus raw land, much of it under agricultural valuation. Water, septic and access matter more here than square footage.
Be the first to know
I’ll send new listings, price drops and my Coming Soon homes in Van Alstyne — with my honest notes on each one.
What’s being built
The headline project is a 667-acre master-planned community on the south side of town near the Collin–Grayson county line. Centurion American Development Group bought the land from an entity of Prosper-based Risland US and announced it in August 2024 with plans for more than 2,200 homesites. WFAA has reported the name as Highpoint Village and a plan with two amenity centers, more than 110 acres of green space, about 64 commercial acres and a “Mantua Lake District” of roughly 300 townhomes. The same report listed seven builders and said the first lots were targeted for builders in mid-2026. I haven’t been able to confirm the final site plan or builder lineup from the developer yet, so treat those details as reported, not final.
Highpoint isn’t the only choice for new construction in Van Alstyne. M/I Homes, Highland Homes, Altura Homes and Cambridge Homes have all marketed communities here, and new phases open often. Bring me along or register me on your first visit to a model — many builders require that — so I can negotiate upgrades and closing costs and walk the house with you before closing.
My new-build checklist
| Community | Builders | Lots / style | Notes |
|---|---|---|---|
| Highpoint Village (reported name) | Ashton Woods, D.R. Horton, First Texas, Lennar, Mattamy, Pacesetter and Pulte, as reported by WFAA | 667 acres · 2,200+ planned homesites | Centurion American; first builder lots targeted for mid-2026 |
| Oaklawn | M/I Homes | 40-ft homesites · about 1,349–2,451 sq ft | From $265,990 (Oct 2026); pool amenity center and walking trails; off FM 3133 south of downtown |
| Thompson Farms | Highland Homes | 50-ft lots | Shown on Highland Homes’ Van Alstyne listings |
| Mantua Point | Highland Homes | Single-family | Shown on Highland Homes’ Van Alstyne listings |
| Panther Trail | Altura Homes | Single-story · about 2,303–3,892 sq ft | Builder listings |
| Tinsley Meadows & Rolling Ridge | Cambridge Homes | Entry-level single-family | Announced March 2024 |
Builders, prices and phases change quickly. Prices are the builder’s advertised “from” price on the date shown. Ask me for current inventory and incentives.
Room to spread out
The question I get most from people outside the area is some version of “Can I find a few acres with no HOA and no MUD near Van Alstyne?” Often, yes. Much of the land around town is still farm and pasture. Grayson CAD’s 2025 totals show about 25,900 acres under agricultural (open-space) valuation inside Van Alstyne ISD’s Grayson County area, and more than 1,200 acres even inside city limits. Land outside a subdivision usually has no HOA, though many tracts still carry deed restrictions.
The catch is that rural land needs more homework than a house in a subdivision. Who provides the water, whether a septic system will work and whether the land is inside a MUD all change what you can build and what you’ll pay each year. Van Alstyne MUD No. 1 was created by the Legislature in 2009 for land in the city’s extraterritorial jurisdiction (ETJ), and both it and MUD No. 3 levied $1.00 per $100 in 2025. Before you fall for a view, I pull the tax units, flood maps and utility providers for the exact parcel.
What I check on every tract
| Grayson CAD, tax year 2025 | Van Alstyne ISD area (Grayson side) | Inside Van Alstyne city limits |
|---|---|---|
| Parcels with ag (open-space) valuation | 1,023 | 56 |
| Acres under ag valuation | ≈ 25,894 | ≈ 1,234 |
| Market value of that land | ≈ $999.6 million | ≈ $70.0 million |
| Taxable ag-use value | ≈ $1.7 million | ≈ $149,000 |
Ag valuation taxes land on what it produces, not its market value — that’s why the gap is so large. A new owner has to qualify on their own, so plan the use before you close.
Where to live
Here are the neighborhoods and areas I show most, from new builder communities to older streets near downtown and acreage outside town.
Master-planned · Coming soon
The name WFAA reported for Centurion American’s 667-acre community near the Collin–Grayson line, with more than 2,200 homesites planned. Reported plans include amenity centers, green space, townhomes and commercial land.
Confirm district by phase
New construction · South of downtown
M/I Homes community off FM 3133, about 2.8 miles south of downtown via SH-5. Homes on 40-foot homesites from about 1,349 to 2,451 square feet, with a pool amenity center and walking trails.
Van Alstyne ISD · Partin Elementary
New construction · 50-ft lots
Highland Homes community with 50-foot homesites. It’s one of the options I compare when buyers want a slightly wider lot than the 40-foot product common in newer Van Alstyne subdivisions.
New construction
Another Highland Homes community. It shares its name with Mantua, the 1854 settlement southwest of today’s town whose residents moved here when the railroad arrived. Ask me which phases and floor plans are available now.
New construction · Single-story
Altura Homes community of single-story homes, roughly 2,303 to 3,892 square feet. It’s a fit if you want all your living space on one level.
New construction · Entry-level
Two Cambridge Homes communities announced in March 2024 and aimed at first-time buyers — a useful benchmark when comparing builder prices across town.
Established · In town
Older homes on the streets around Main Street and the historic district, some restored and some waiting for the right owner. They’re walkable to downtown shops and events, often with mature trees and no HOA.
Acreage · ETJ & county
Small farms, homes on several acres and raw land in every direction from town. The water provider, septic rules and tax units change from tract to tract, so I check each parcel before you write an offer.
Subdivision names are a starting point. Lot sizes, HOA rules and school zoning vary street by street — I’ll confirm all of it for any home you’re considering.
Cost of living
Inside Van Alstyne city limits, four units tax your home: the city, Van Alstyne ISD, Grayson County and Grayson College. Their adopted 2025 rates add up to about $2.18 per $100 of value. The school rate came down from $1.2228 in 2024 to $1.1748 in 2025, and the city has kept $0.553713 since 2023. Grayson County proposed keeping its $0.3051 rate for 2026.
Exemptions make a big difference. On the 2025 median in-city homestead (market value $347,100), the school portion is figured on about $207,100 after the $140,000 school exemption, and the county takes another 20% off. Outside city limits you drop the city tax, but a home in Van Alstyne MUD No. 1 or No. 3 adds $1.00.
Schools
Van Alstyne ISD serves the town and much of the countryside around it. Enrollment reached 2,857 students in 2026, up 92.8% since 2016. The district has six campuses: three elementary schools, a middle school (grades 5–6), a junior high (7–8) and Van Alstyne High School. The high school moved to a new campus in 2024, and Charles & Beth Williams Elementary opened in 2026.
The Texas Education Agency rated Van Alstyne ISD a B for 2025, and the Texas Tribune’s school tracker currently lists it at a B as well. Growth is the district’s big challenge. Voters turned down a $550 million single-proposition bond on November 4, 2025, so how the district adds more space is still being worked out. District lines don’t follow city limits, and some rural addresses near town fall in neighboring districts, so I verify the assigned campus for every home.
Getting around
US-75 runs along the west side of town and is the main route south to McKinney, Plano and Dallas and north to Sherman. SH-5 runs through town, and FM 121 crosses east–west.
Downtown Sherman
19 min≈ 16 mi
via US-75 N
Downtown McKinney
25 min≈ 17 mi
via US-75 S
McKinney National Airport
30 min≈ 20 mi
via US-75 S
Legacy West (Plano)
40 min≈ 32 mi
via US-75 S
The Star (Frisco)
40 min≈ 33 mi
via US-75 S
Lake Texoma (Eisenhower SP)
40 min≈ 31 mi
via US-75 N
Downtown Dallas
55 min≈ 49 mi
via US-75 S
DFW Airport
65 min≈ 53 mi
via US-75 S
Typical drive times without heavy traffic. Rush hour on US-75 and the Tollway can add 15–30 minutes.
Local favorites
Most of my weekends happen within a few blocks of Main Street. Here’s where I send visitors and new neighbors.
The original railroad-town grid, with buildings more than 100 years old, restored homes and lofts, and local shops. Start here to get a feel for the town.
A 2019 mural by artist Calina Mishay Johnson beside the post office at 130 E Jefferson St. It’s the go-to photo stop downtown.
The town’s fall festival, one of the community events the Chamber highlights. Check the Chamber’s events calendar for this year’s date.
A Chamber of Commerce event and one of the easiest ways to spend an evening exploring the historic downtown.
A local farmers market whose name nods to the town’s railroad roots — an easy way to meet neighbors and local growers.
Live music in town through the summer months — an easy evening out that doesn’t require a drive down US-75.
About 40 minutes north via US-75 for boating, fishing and camping on Lake Texoma — the easy weekend escape from town.
Van Alstyne grew up on the Houston and Texas Central Railway and was named for Maria Van Alstyne, widow of a railroad stockholder. Residents of nearby Mantua moved here when the railroad passed them by.
Before you move
A few local details that make the first month in Van Alstyne easier.
FAQ
Quick answers to the questions I hear most from people moving to Van Alstyne.
For many buyers, yes. Van Alstyne offers a historic downtown, new schools, new-construction choices and acreage close to US-75, about 25 minutes from McKinney and 19 from Sherman. The trade-offs are rapid growth — about 80% since 2020 — and a roughly 55-minute drive to downtown Dallas without traffic. I live here and I’m happy to show you around.
Inside city limits the 2025 adopted rates add up to about $2.18 per $100 of value: City of Van Alstyne $0.553713, Van Alstyne ISD $1.1748, Grayson County $0.3051 and Grayson College $0.14598. Homes in a MUD add more, and homestead exemptions lower the bill, including $140,000 off the school taxable value.
Most of the town is in Van Alstyne ISD, home of the Panthers. It has about 2,857 students (2026), six campuses and a B rating from the Texas Education Agency for 2025. Some rural addresses near town fall in neighboring districts, so always confirm the campus for a specific home.
Downtown Dallas is about 49 miles south on US-75, roughly 55 minutes with no traffic. Downtown McKinney is about 17 miles (25 minutes), Legacy West in Plano about 32 miles (40 minutes) and DFW Airport about 53 miles (65 minutes). Rush hour on US-75 can add 15 to 30 minutes.
Some areas do. Van Alstyne MUD No. 1, created for land in the city’s extraterritorial jurisdiction, and MUD No. 3 each levied $1.00 per $100 in 2025, on top of the school, county and college rates. Plenty of homes are not in a MUD. I check the tax units for every home I show.
Quickly. Census estimates went from 4,461 residents in 2020 to 8,012 in 2025. Centurion American is planning more than 2,200 homesites on 667 acres, and several builders are active. New jobs at Texas Instruments and GlobalWafers in Sherman are a big part of the demand.
Its railroad-era downtown and small-town events. The town was founded in 1873 on the Houston and Texas Central Railway and named for Maria Van Alstyne. Today it’s known for the historic district, the Fall der All festival, the Margarita Crawl, the Railcar Farmers Market and Van Alstyne Panthers sports.
Yes. Much of the countryside around town is still farm and pasture — about 25,900 acres in the Van Alstyne ISD area carry agricultural valuation. Land outside subdivisions often has no HOA, but check the water provider, septic, floodplain, deed restrictions and ag valuation before you buy. I walk land with buyers all the time.
Compare nearby towns
Collin CountyAnnaAbout 6 miles south in Collin County — the #5 fastest-growing U.S. city of 20,000+ in 2025.Read the Anna guide 
Grayson CountyHoweAbout 6 miles north on US-75 — a smaller town, 12 minutes from downtown Sherman.Read the Howe guide 
Collin CountyMelissaAbout 15 minutes south in Collin County — the #4 fastest-growing U.S. city of 20,000+ in 2025.Read the Melissa guide 
Grayson CountyShermanAbout 19 minutes north — Texas Instruments, GlobalWafers and bigger-city shopping and services.Read the Sherman guide Facts on this page were checked against public sources in October 2026. Tax rates, school ratings and road plans change — confirm anything important for your decision.
Ready when you are
I’ll show you around — the neighborhoods, the schools and the places locals love — and put together homes in Van Alstyne that fit your budget.