Is Mesquite, TX, a Good Place to Live?: An Honest Neighborhood Review

Mesquite sits about 15 minutes east of downtown Dallas, and it’s one of those places that doesn’t get a lot of hype but probably deserves more attention than it gets.

This suburb of nearly 149,000 people earned its nickname as the “Rodeo Capital of Texas,” and while that’s cool, there’s actually a lot more happening here. Home prices run about 23% below the national average! This matters a lot when you look at what housing costs everywhere else right now.

Check out this whole guide to learn whether Mesquite is a good place to live for your family!

Is Mesquite, TX, a Good Place to Live?

Mesquite isn’t trying to be Frisco or McKinney, and that’s actually the point. The median home value in Mesquite is around $226,500. Last year, 91% of homes sold here went for under $400,000.

That kind of budget barely gets you through the door in those northern suburbs, but in Mesquite, you’re looking at actual houses with actual yards. About 63% of people here own their homes, and families pretty much run the show in terms of who lives here.

But you should know what you’re getting into. The trendy cafes and boutique shopping scenes don’t really exist here yet. Some neighborhoods look fantastic with great upkeep and solid community vibes, while others feel a bit worn down and tired.

The Town East Mall area is always packed, and the traffic there can make you want to scream. Moreover, road construction seems to be a permanent fixture around here.

The upside is you’re close enough to Dallas that downtown is right there when you want it, but your mortgage or rent won’t make you cry every month.

Population and Demographics in Mesquite, TX

The population in Mesquite is currently at 148,861, and the median age is around 32.5 years. You’ve got a young crowd here. About 31% are under 20 and another 14% fall somewhere between 25 and 34. Single people actually outnumber married couples by a decent margin, with 58.5% unmarried compared to 41.5% who’ve tied the knot.

Mesquite also ranks in the top 3% of the most diverse cities in the entire country. You actually feel it when you’re here. The restaurants, neighborhoods, and schools all reflect it.

The city technically straddles Dallas County and Kaufman County, which makes for some weird tax and service situations, but most people don’t lose sleep over that.

Location and Accessibility Mesquite, TX

Mesquite’s location is one of its best-selling points, and it’s probably why a lot of people end up staying here even when they could afford to move.

You’re 15 minutes from downtown Dallas on a good day, which means catching a Mavericks game or grabbing dinner in Deep Ellum doesn’t require a whole production.

The city sits right where I-635, I-20, I-30, and US 80 all meet up. That means once you figure out which highway goes where, getting around the metroplex will be easy.

Median Home Values and Affordability

Home values in Mesquite are usually around $226,500, though that can increase to $248,123 depending on the neighborhood. Either number is still way below what you’d pay almost anywhere else in DFW right now. That’s 23% under the national average, which means you can actually get a real house with a yard instead of some tiny townhouse where you can hear your neighbor sneeze.

Last year alone, 91% of homes sold here went for under $400,000. That kind of accessibility is getting harder to find these days.

Rental Market

You’ll also pay reasonable rent in Mesquite. Most places are around $1,407 a month, though you can find spots closer to $1,198 if you’re flexible about location or size.

About 37% of people here rent instead of own, so landlords aren’t exactly rare, and you’ve got options beyond just big apartment complexes. The whole frantic bidding war thing you see closer to Dallas or up in Plano just doesn’t happen as much here.

Top Neighborhoods in Mesquite

If you’re serious about moving here, you’ll want to know where the actually good neighborhoods are. These four spots keep coming up as places people genuinely want to live.

Berkshire Estates

People who want serious space and don’t mind paying extra for it go for Berkshire Estates. Last year, homes here sold between $475,000 and $730,000. The lot sizes hit a full acre, and houses range from 2,161 to 3,818 square feet.

These are newer builds with nice brick and stone exteriors that actually look good. It’s one of the only places around Dallas where you can get standard 1-acre lots without driving an hour out. The HOA runs $525 a year, and you’re zoned for Forney ISD schools.

Pecan Creek

Pecan Creek is affordable without feeling cheap. Homes went for $264,000 to $415,000 last year and were between 1,856 and 2,700 square feet. They’re mostly from the early to mid-2000s.

There’s a community green belt running through that’s nice for evening walks. Plus, the HOA only costs $165 annually, so it barely registers. You’re zoned for Terry Middle and Mesquite Horn High, both of which seem to keep parents pretty happy.

Stone Crest Estates

Stone Crest Estates has that established suburban vibe with homes built in the early 2000s, traditional brick architecture, and standard lot sizes.

Prices ran from $345,000 to $465,000 last year for houses between 1,700 and 2,900 square feet. The best part is there’s no HOA at all, which means more money in your pocket and nobody hassling you about what color you paint your front door.

For schools, you’ll find Porter Elementary, Kimbro Middle, and Mesquite Poteet High here.

Hagen Hill

New construction is happening in Hagen Hill, and you can tell everything’s still fresh when you drive through. Homes sold between $345,000 and $465,000 last year and range from 1,700 to 2,900 square feet. Several are still being built right now.

The architecture feels modern with brick and stone combos, and the interiors have those open layouts everyone wants. Some lots are bigger than what you’d typically get in newer developments.

The HOA fee runs $350 a year, and you’re zoned for Don Wyatt Middle and Mesquite Horn High.

Cost of Living in Mesquite

The cost of living in Mesquite is lower than a lot of surrounding areas. Housing is obviously the biggest reason why, but it’s not the only one.

The median household income is around $70,359 to $71,843, which is a bit below the national median of $78,538. However, when your mortgage or rent is also way lower, that income stretches further than it would somewhere pricier.

Typical property taxes are around $2,480 annually. This feels manageable compared to what people pay in those newer suburbs where they’re funding fancy schools and infrastructure through your tax bill.

Groceries, gas, utilities, and other necessities tend to run at or slightly below what you’d pay elsewhere in the region. So yeah, day-to-day expenses won’t drain you dry.

Is Mesquite, TX, a Great Place to Live for Families?

Families make up the bulk of Mesquite’s population, and there’s a reason they keep choosing to settle here instead of constantly chasing the next hot suburb.

There are great schools here, and there’s actually stuff for kids to do. You won’t spend every weekend driving an hour just to find a decent park or activity.

Public Schools and Education

The public schools in Mesquite rate above average. This is better than a lot of areas can claim right now. You’ve got Mesquite ISD covering most of the city, with some neighborhoods zoned for Forney ISD depending on where you land.

Another thing is that the School for the Talented & Gifted and the School of Science & Engineering both pull in high ratings if your kid qualifies for magnet programs. Meanwhile, regular neighborhood schools like Austin Elementary and Poteet High get decent marks from parents.

About 32% of residents have some college or an associate’s degree. This is better than the national average, so education clearly matters to people here, even if the bachelor’s degree numbers run lower than those of other suburbs.

Parks and Recreation

Mesquite has 76 parks scattered throughout the city. In fact, the Historic City Lake Park sits right next to the revitalized downtown area and will give you a peaceful spot to hang out without driving anywhere.

There are over four miles of walking trails throughout the city, plus 12 recreation centers if you’re into staying active.

The city pool and various sports facilities stay pretty busy during peak seasons. Mesquite Golf Club even won Course of the Year from the Texas Turfgrass Association.

Kids aren’t stuck playing in someone’s backyard. There’s legitimately space to run around and burn off energy.

Family-Friendly Activities

There’s also a go-to spot for birthday parties and weekend entertainment with go-karts, arcade games, and mini golf that’ll keep kids busy for hours. It’s called Celebration Station.

Opal Lawrence Historical Park and Florence Ranch Homestead have that educational field trip vibe without the school bus. They’re actually pretty cool if your kids are into history stuff.

The Mesquite Championship Rodeo runs every Saturday from June through August here, and tickets start at just $10 for kids. This is cheaper than most movie theaters these days.

Another good thing is that the Town East Mall and the surrounding retail area have all the usual stores plus Target. That means you won’t need to drive to three different cities just to get what you need.

Things to Do in Mesquite

Mesquite might not have the flashy nightlife scene of downtown Dallas or the bougie shopping of Southlake, but it’s got its own thing going on that’s also fun once you know where to look.

Mesquite Championship Rodeo

The Mesquite Championship Rodeo at Gomez Western Wear Arena is literally why this city gets called the Rodeo Capital of Texas. It’s not just some tourist trap, August, as locals actually go here.

Every Saturday from June 1st through August 31st, you’ve got cowboys doing calf roping, riders trying to stay on bulls for eight seconds, and all the chaos that comes with actual rodeo competitions.

The general admission costs $10 to $15, while reserved seating starts around $45 and can go up to $150 if you want seats near the chutes where all the action happens.

It won the Small Rodeo of the Year award in 2020, so it’s legit. Even if you’ve never been to a rodeo and don’t know what’s happening, it’s entertaining as hell.

Shopping and Dining

The Town East Mall is the main shopping hub and trap, and it stays packed basically all the time. This can be annoying but also means you’ve got options. All the big box stores are here, along with the usual mall retailers. They’ve got Target, Walmart, Home Depot, and Tractor Supply.

Downtown Mesquite is going through some upgrades right now. There’s a focus on making it more walkable, adding public art, and hosting events like the Downtown Farmers Market.

Restaurant-wise, you’re looking at a lot of chain spots but also some great local places doing Texas BBQ, soul food, and international cuisines, thanks to how diverse the city is. It’s not foodie heaven, but you won’t starve either.

Proximity to Dallas and Regional Attractions

Being 15 minutes from downtown Dallas means you can hit up Deep Ellum, catch a Mavericks or Stars game at American Airlines Center, or check out whatever concerts are rolling through without it being a whole ordeal.

Lake Ray Hubbard is only 11 miles away. The Harbor over in Rockwall has waterfront restaurants, shops, and free concerts every Thursday during warmer months.

Arlington’s about 31 miles out for Cowboys games at AT&T Stadium, Rangers games at Globe Life Field, and Six Flags when you’re feeling brave. Fort Worth, with the Stockyards, is around 49 miles away.

You’re basically positioned to access everything DFW offers whenever you want it without paying the premium to live right in the middle of it all.

Job Market in Mesquite

Mesquite itself isn’t overflowing with corporate headquarters or tech campuses, but that’s not really the point. Most people commute to Dallas or other parts of DFW for work. With all those highways right here, getting where you need to go isn’t terrible.

The city scores better than similarly sized metro areas for job market health. This means opportunity exists even if it’s spread out across the region instead of concentrated downtown.

Median Household Income

The median household income in Mesquite is $70,359. It sits below the national median of $79,466. But when your housing costs are 23% lower and everyday expenses aren’t destroying you, that income gap doesn’t hurt as much.

People here aren’t rolling in money, but they’re generally making it work without constant stress.

Safety and Crime Statistics

Crime in Mesquite gets a C-minus grade. Not impressive, that’s for sure, but also not the disaster some people claim. The city has issues like any suburb with nearly 150,000 people, but most residents feel reasonably safe in their neighborhoods.

Violent crime rates are slightly higher than national averages for assault at 330.8 per 100,000 residents versus 282.7 nationally. Murder rates match the national average at 6.1; rape comes in lower at 38.7 versus 40.7. The instances of robbery are at 91 compared to 135.5 nationally.

However, property crimes are really high in Mesquite. Theft occurs at 2,457.4 versus the national 2,042.8, and motor vehicle theft is more than double the average at 703.7 compared to 284.

Don’t leave stuff in your car, and maybe get a decent security system.

Pros and Cons of Living in Mesquite

Let’s just lay it all out there because every place has trade-offs, and Mesquite is no exception. Some things about living here are genuinely great, and other things will make you want to scream into a pillow.

Advantages of Living in Mesquite

• Affordability is legit: Your money will go way further here than almost anywhere else in DFW. That matters when housing everywhere else is insane.
• Its location will keep you connected: It’s fifteen minutes from downtown Dallas, close to multiple highways, and near Lake Ray Hubbard. You can actually get places without losing your mind.
• Diversity makes it interesting: The top 3% in the country for diversity means actual variety in people, food, culture, and experiences.
• Schools are above average: Not the fanciest districts in Texas, but good enough that families don’t feel like they’re sacrificing their kids’ education.
• Space exists here: There are yards, parks, and room to breathe without paying a fortune for it.
• Close-knit neighborhoods: People in good areas actually know their neighbors and look out for each other.
• The rodeo is genuinely fun: the Mesquite Championship Rodeo brings entertainment that you can’t get in most suburbs.

Cons of Living in Mesquite

• The Town East area can be stressful: The traffic around the mall is constantly packed, and road construction never ends.
• Some neighborhoods look rough: Not everywhere is well-maintained, and certain areas feel tired and worn down.
• Crime isn’t great: Motor vehicle theft especially runs way higher than it should, and some areas have real safety concerns.
• Driving is mandatory: Public transit barely exists, so you need a car for everything.
• Not trendy or hip: If you want boutique coffee shops and stylish restaurants, this isn’t the place.
• Limited nightlife in Mesquite itself: You’re driving to Dallas or Rockwall if you want actual entertainment options.
• Income levels are lower: The median household income sits below national averages, and some areas reflect economic struggles.

Key Takeaways: Is Mesquite, TX a Good Place to Live

Mesquite works if you want affordable housing close to Dallas without giving up space or comfort. The diversity makes it more interesting than other suburbs, and the schools’ ratings are above average. Your money will also stretch way further than in most of DFW. Note, though, that you’re trading polish for affordability. Crime is higher than ideal, and some neighborhoods look worn down.

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