Buying a Home in Irving, TX: 2026 Buyer’s Guide

Irving sits in the middle of everything in Dallas-Fort Worth. It wraps DFW Airport on two sides, runs into Dallas on the east, and holds one of the largest office concentrations in North Texas inside Las Colinas. That location is why people look here, and it is also why the housing runs from mid-century ranch homes to lakefront high-rise condos inside the same city limits.

The market in 2026 has loosened. Values sit slightly below where they were a year ago, most homes are closing under list price, and buyers are not writing the kind of offers that were normal in 2021. This guide covers what it takes to buy a home in Irving TX right now: what the market looks like, where to buy by area and zip code, school districts, what property taxes actually cost, and more.

Key Takeaways

• Irving’s median sale price was $369,100 as of May 2026, and 62.1% of sales closed below list price. The market has room to negotiate without being slow, since homes still went to pending after a median of 20 days on the market.
• All of Irving sits in Dallas County, but three school districts serve it: Irving ISD, Carrollton-Farmers Branch ISD, and Coppell ISD. District boundaries do not follow zip code lines, so confirm any address with the district’s own lookup.
• The combined property tax rate in Irving ISD territory is $2.139075 per $100 of assessed value, and the Texas homestead exemption now removes $140,000 from the school portion.
• Property type drives the loan more than the neighborhood does. Jumbo financing starts above the $832,750 Texas conforming limit, and FHA limits run up to $563,500 in Dallas County.
• File the homestead exemption after closing. It is not automatic, and it is the largest single reduction available on a Texas tax bill.

Irving Housing Market Snapshot for 2026

Here is where the market stands:

Source: Zillow Home Value Index and Zillow market metrics for Irving, TX. Figures update monthly.

Two numbers explain the current market better than the rest. The median sale-to-list ratio of 0.982 means the typical Irving home closed at about 98% of asking. And 62.1% of sales closed below list, against 20.1% above.

At the same time, homes are still going pending in a median of 20 days. So the market is not slow, it is just not seeing as many bidding wars compared to the last few years.

Where to Buy in Irving: Areas and Zip Codes

Houses for sale in Irving, TX fall into three fairly distinct buying situations. The city has six residential zip codes, and all of them sit within Dallas County.

Las Colinas and the Urban Center (75038, 75039)

Las Colinas is the master-planned business and residential district in the north of the city. 75039 covers the Urban Center around Lake Carolyn and the Mandalay Canal, and it is where the high-rise and mid-rise condos, lofts, and townhomes are concentrated. 75038 runs along the MacArthur Boulevard corridor and mixes single-family neighborhoods with townhomes and the University of Dallas area.

This is the part of Irving where the property type changes your loan, not just your price. More on that below.

Valley Ranch, Hackberry Creek, and Cottonwood Valley (75063)

The northwest corner, bordering Coppell and DFW Airport. Master-planned single-family neighborhoods, golf-course homes, and townhomes. Prices here run above the rest of the city, and this is also where most of the newer construction sits.

75063 is the zip code where the school district question gets complicated, because both Coppell ISD and Carrollton-Farmers Branch ISD serve pieces of it.

South and central Irving (75060, 75061, 75062)

The established side of the city. 75060 and 75061 in south Irving carry the most affordable single-family stock, much of it mid-century. 75062 covers central Irving north and south of Airport Freeway and has a mix of older and newer homes.

If you are looking at homes for sale in Irving, TX under the metro median, this is where you might find them.

New construction

New homes in Irving, TX are clustered in and around Valley Ranch and the northern edge of the city rather than spread evenly. Building timelines change the financing: a home that will not deliver for eight months needs an extended rate lock rather than a standard one, and builder incentives are worth weighing against what a temporary buydown would do to the payment.

School Districts in Irving

Three public school districts serve Irving: Irving ISD, Carrollton-Farmers Branch ISD, and Coppell ISD. Irving ISD is the largest and covers most of the city. The other two reach into the northern and western edges.

District boundaries do not follow zip code lines. In 75063, Coppell ISD runs Valley Ranch Elementary while Carrollton-Farmers Branch ISD runs Ranchview High School on Valley Ranch Parkway East, and Hackberry Creek homes feed into Las Colinas Elementary, Barbara Bush Middle School, and Ranchview, all Carrollton-Farmers Branch campuses. Two houses on the same street can land in different districts.

So a zip code tells you which districts are in play. It does not tell you which schools a specific address is assigned to. Run the address through the district’s own boundary tool before you get attached to a house. An agent’s listing sheet is not a substitute, and neither is a school-rating site.

The district also changes your monthly payment, because the school tax rate is the largest line on a Texas property tax bill and your lender collects taxes in escrow alongside principal and interest. Two houses at the same price in different districts will have different monthly payments, once taxes are factored in.

Property Taxes and the Real Cost of Owning in Irving

Texas has no state income tax, so property tax carries more of the load. Irving’s rate is set each September when the City Council adopts the budget. These are the rates currently in force, adopted in September 2025:

Source: City of Irving, current adopted rate. The Council adopts a new rate each September.

Homes in the Coppell ISD or Carrollton-Farmers Branch ISD parts of the city swap the Irving ISD line for that district’s rate. Everything else on the bill stays the same.

The homestead exemption has the biggest savings impact

Texas voters approved Proposition 13 in November 2025, raising the school district homestead exemption from $100,000 to $140,000 of market value, applied to tax years beginning January 1, 2025.

That exemption comes off the school portion only. On a home assessed at $400,000 in Irving ISD, the school district taxes $260,000 instead of the full $400,000, which takes roughly $1,422 a year off the school line.

You have to file for it, and it applies only to your primary residence. File through the Dallas Central Appraisal District, and confirm your assessed value there rather than working from the sale price, since the two are not the same number.

Mortgage Options That Fit the Irving Market

The right loan in Irving depends more on the property type than on the neighborhood.

FHA loans

A strong fit in south and central Irving. FHA allows a down payment as low as 3.5% for qualified buyers and is more flexible on credit than conventional financing. The 2026 FHA loan limit for Dallas County is $563,500 on a one-unit property, which covers well above the city’s median sale price.

Conventional loans

The most common path, with down payments starting as low as 3% for qualified first-time buyers. Private mortgage insurance applies below 20% down and comes off once you reach sufficient equity, which is a meaningful difference from FHA mortgage insurance.

Jumbo loans

Jumbo territory starts once the loan amount clears the 2026 Texas conforming loan limit of $832,750. Every Texas county sits at the standard limit, so there is no high-cost adjustment to count on here.

VA loans

Irving has a substantial military and veteran population, and VA financing allows zero down for eligible service members, veterans, and surviving spouses, with no monthly mortgage insurance. On a purchase in the Las Colinas condo market, the building still has to be VA-approved, which is a separate check from the borrower approval.

Condo and townhome financing

For condo and townhome financing, lenders review the HOA budget, reserve funding, owner-occupancy ratio, and any pending litigation or special assessment. A project that fails those tests is called non-warrantable, which does not mean the purchase dies, it means the loan moves to a portfolio product rather than a conventional one.

Ask for the HOA questionnaire and the reserve study early. That paperwork determines your options more than your credit score does.

Down payment assistance

Down payment help is available in Texas through statewide programs, with eligibility set by the administering agency rather than by the lender. We cover the DFW-area options in our guide to down payment assistance programs in Dallas.

In lieu of down payment assistance, a temporary buydown (paid by the seller or lender, or both) can reduce the monthly payment for the first few years of owning your home.

You can work through the numbers for any Irving price point with our Texas mortgage calculator, or see the programs we run on our Irving mortgage lender page.

How to Buy a Home in Irving, TX

The order matters more than most buyers expect, and one step out of sequence costs time you do not get back.

1. Get fully pre-approved before you tour anything. A full pre-approval means income, assets, and credit are reviewed by an underwriter. In a market where homes go pending in about 20 days, this is what lets you write same-day offers.
2. Confirm the school district by address, not by zip code or by the listing sheet. Use the district’s own attendance zone lookup.
3. Pull the property’s tax record from Dallas CAD. Assessed value and sale price are different numbers, and the tax line drives your escrow.
4. If it is a condo or townhome, request the HOA questionnaire and reserve study before you write. Building approval status is the single most common reason a Las Colinas contract stalls.
5. Write the offer with your financing already vetted. With most Irving homes closing below list, the terms and certainty you bring matter alongside the number.
6. File your homestead exemption after closing. It is not automatic, and it is the largest single reduction available on a Texas tax bill.

Frequently Asked Questions

Is Irving, TX a good place to buy a home?

Irving offers a central DFW location between Dallas and Fort Worth, direct access to DFW Airport, and a median sale price of $369,100 as of May 2026, below the Dallas metro figure. Housing ranges from mid-century homes in south Irving to high-rise condos in Las Colinas and master-planned neighborhoods in Valley Ranch. Whether Irving fits depends on your commute, school district needs, and price range.

How much do you need to buy a home in Irving, TX?

Down payment requirements in Irving depend on the loan. Conventional financing can start at 3% down for qualified buyers, FHA at 3.5% down, and VA at zero down for eligible service members and veterans. On top of the down payment, budget for closing costs and for the first year of property taxes and homeowners insurance collected at closing.

What are property taxes in Irving, TX?

The combined property tax rate in the Irving ISD portion of the city is $2.139075 per $100 of assessed value under the rate adopted in September 2025. That includes Irving ISD, the City of Irving, Dallas County, Parkland Hospital District, and Dallas College. Homes in the Coppell ISD or Carrollton-Farmers Branch ISD parts of Irving carry a different school rate.

What school district is Irving, TX in?

Three districts serve Irving: Irving ISD, which covers most of the city, plus Carrollton-Farmers Branch ISD and Coppell ISD, which reach into the northern and western edges. District boundaries do not follow zip code lines, so confirm any specific address through the district’s own attendance zone lookup.

What is the FHA loan limit in Irving, TX?

Irving sits entirely in Dallas County, where the 2026 FHA loan limit for a one-unit property is $563,500. The 2026 conforming loan limit is $832,750, which applies to every Texas county because no Texas county carries a high-cost designation. Loan amounts above the conforming limit move into jumbo financing.

Are home prices in Irving going up or down?

Irving home values were down 1.3% year over year as of June 2026, with an average home value of $346,142. As of May 2026, 62.1% of Irving sales closed below list price and the median sale-to-list ratio was 0.982, meaning most homes sold for slightly less than asking.

Can I get an FHA loan on a condo in Las Colinas?

Sometimes. FHA financing on a condo requires the project to be FHA-approved or to qualify through single-unit approval. Many Las Colinas buildings are not on the approved list, so confirm the building’s status before writing an offer rather than after.

How long does it take to buy a home in Irving?

Irving homes went to pending in a median of about 20 days as of June 2026, so the search itself can move quickly once you are pre-approved. The contract-to-close timeline is separate and depends on the loan type, the appraisal, and whether the property is a condo requiring project review.

Ready to Buy a Home in Irving?

You now know what the Irving market looks like, which areas carry which kind of housing, how the three school districts cut across the city, what the tax rate does to your monthly cost, and which loan fits which property type. The next step is a real number for your situation, which means a full pre-approval rather than an online estimate.

Ready to get pre-approved for a home in Irving? Contact JVM Lending today to get started.

JVM Lending is not a tax professional or a legal advisor. Property tax rates, assessed values, and exemption rules change, and the rates above reflect the schedule adopted by the City of Irving in September 2025. Confirm your parcel’s current numbers with the Dallas Central Appraisal District and consult a tax professional about your situation. We are happy to refer you to one.

Sources

• Zillow Home Value Index and market metrics, Irving, TX.
• City of Irving, adopted property tax rate
• City of Irving, School Districts
• Dallas Central Appraisal District
• Texas Proposition 13 (2025)
• FHFA 2026 conforming loan limit, one-unit, all Texas counties
• HUD 2026 FHA loan limit, Dallas County, one-unit