Real Estate Investing in Mansfield, Texas
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in Mansfield, TX? Our answer, based on the numbers below.
For Homebuyers
MIXED
Grade C (69/100)
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
For Investors
MIXED
3.0 / 5
(47/100)
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
Risks to Know
CLEAN
No major risk flags on the data we track.
What’s happening in Mansfield, TX?
Click any question — our AI will research it live from the web and show you sources.
🏦 30-yr Fixed Rate:
6.76%
as of Sep 10
Source: Freddie Mac PMMS
Avg Investability
★★★★★
Avg Home Value
$443,133
Avg Monthly Rent
$1,734
ZIP Codes
1
Market Trends — Mansfield, TX
Home Value History
Rent History
Local Pulse Report
AI-researched developments and news for Mansfield, TX. Updated on demand as visitors ask.
Growth & development in Mansfield, TX Updated 137 days ago
Mansfield, TX is experiencing significant growth with numerous mixed-use developments, new businesses, and infrastructure projects underway, transforming it into a regional destination.
Opportunities
- A new $50 million multifamily development at 208 Smith Street is expected to break ground in October 2024. — This adds new housing options and supports population growth in the area. Mansfield EDC
- The Mansfield Innovative Community (The LINQ) will bring 240,000 square feet of Class A-plus office space by summer 2025. — This creates new job opportunities and establishes an innovation corridor. Fort Worth Star-Telegram
- Geyer Commons, a new shopping and lifestyle destination with shops, restaurants, and public spaces, is nearing completion for an early 2026 opening. — This expands retail, dining, and recreational choices for residents and visitors. Mansfield EDC
- Goodwill North Central Texas is opening its largest retail store in Mansfield in early April 2026, creating 17 new jobs. — This provides new employment opportunities and expands retail options for the community. Goodwill North Central Texas
- The Staybolt Street Entertainment District, a $2.5 billion mixed-use project, will include a 7,000-seat multi-sport stadium and family entertainment. — This will attract visitors, create jobs, and offer diverse entertainment and dining options.
Concerns
- Smurfit Westrock is shutting down its containerboard mill in Forney, Texas, impacting 200 employees by June 2025. — This results in job losses for local workers in the manufacturing sector. MySA
- Kaiser Aluminum closed its Sherman facility in June 2024, displacing 75 employees. — This led to job losses in the manufacturing sector in the broader North Texas area. Dallas Express
Bottom line: Mansfield is experiencing substantial development across residential, commercial, and entertainment sectors, with some regional job losses in manufacturing.
Local news & events in Mansfield, TX Updated 137 days ago
Mansfield, TX has seen significant commercial growth and community events, alongside ongoing concerns about crime rates and environmental compliance.
Opportunities
- The Shops at Broad announced five new national restaurants (Portillo's, Outback Steakhouse, Carrabba's Italian Grill, Boomer Jack's Grill, Chuy's) in November 2023, slated to open for the 2024 holiday season. — This expands dining and shopping choices for residents and creates new job opportunities. Mansfield Record
- Flix Brewhouse, a cinema brewery, opened a nearly 40,000-square-foot facility at The Shops at Broad in September 2023. — This provides a new entertainment option and contributes to the local economy. CultureMap Fort Worth
- Mansfield Stadium has been designated as a FIFA World Cup 2026™ Team Base Camp Training Site and will host eight matches in the 2026 Concacaf W Championship. — This brings significant national and international sporting events to the city, boosting tourism and local engagement. Visit Mansfield Texas
- The city successfully completed a three-month Household Hazardous Waste event in September 2025, recycling over 4 tons of paint and 5 tons of tires. — This provides residents with a responsible way to dispose of hazardous materials, promoting environmental safety. Hoodline
- Downtown Mansfield is undergoing revitalization projects, including the Water Mill District with retail, restaurants, event space, and 100 apartment units. — These projects aim to create a vibrant, walkable downtown with more living, working, and recreational opportunities. Mansfield Texas Economic Development Corporation
Concerns
- Mansfield experienced a significant increase in homicides in 2023, with 12 cases, the highest annual total in the department's history. — This indicates a concerning rise in violent crime, potentially impacting resident safety and well-being. Mansfield Police Department 2023 Annual Report
- Mansfield ISD was fined $18,150 by the Texas Commission on Environmental Quality (TCEQ) in April 2022 for failing to comply with limits on water pollutants. — This indicates a failure to meet environmental standards, potentially impacting local water quality and public health. CBS Texas
- Dirty Job Brewing, Mansfield's first known brewery, confirmed its final closing date for May 2026 after nearly a decade in business. — This reduces local entertainment and gathering options and represents a loss for the city's cultural scene. WhatNow
- Mansfield's overall crime rate is higher than 71% of Texas cities and towns of all sizes, and the chance of being a victim of violent or property crime is 1 in 66. — This indicates a higher risk of crime for residents compared to many other communities in Texas and nationally. NeighborhoodScout
Bottom line: Mansfield is experiencing significant economic development and community growth, but residents face ongoing challenges with crime rates and environmental compliance.
Schools in Mansfield, TX Updated 137 days ago
Mansfield ISD voters approved a significant bond package in May 2024 for facility upgrades and technology, while the district has opened enrollment to out-of-district students to address declining enrollment.
Opportunities
- Mansfield ISD voters approved a $588.5 million bond package on May 4, 2024, for school facility renovations and instructional technology. — This provides substantial funding for facility improvements and updated technology, enhancing the learning environment. Mansfield ISD Bond
- The district's overall accountability rating for 2024-2025 is a 'B' (87 out of 100), with 20 campuses earning 'A' ratings, up from nine the previous year. — Improved campus ratings and a higher overall score indicate enhanced educational quality and student outcomes. TX School Report Cards
- Mansfield ISD launched its "Destination Mansfield" program in 2025, allowing out-of-district students to enroll in elementary schools, expanding to all grades in December 2025. — This program offers more educational choices for families outside the district and helps address declining enrollment. MISD Newsroom
- Phase I projects from the 2024 bond are underway, including a new Police and Security Building, a second Early Learners Academy, and orchestra additions to middle schools. — These projects enhance safety, expand early childhood education, and broaden fine arts opportunities for students. Mansfield ISD
- Mansfield ISD utilizes federal Title IV funds to develop and support innovative programs in STEM and College, Career & Military Readiness (CCMR). — This funding provides well-rounded educational opportunities and supports students' future success in college or careers. Mansfield ISD
Concerns
- Mansfield ISD is operating with a budget deficit of over $10 million, partly due to inflation and declining enrollment. — A budget deficit can lead to financial constraints and potential cuts in programs or services. Dallas Morning News
- Mansfield ISD's enrollment declined by a few hundred students in the last year, with a population shift out of the northern sector of the district. — Declining enrollment can impact state funding, potentially leading to fewer resources per student. Dallas Morning News
- Propositions C, D, and E of the May 2024 bond measure, totaling $188.5 million for stadium renovations and fine arts/athletic complex additions, failed to pass. — The failure of these propositions means planned improvements to athletic and fine arts facilities will not proceed. Mansfield ISD Bond
Bottom line: Mansfield ISD is actively investing in facilities and programs through a recent bond, while also addressing financial challenges from declining enrollment.
Civic & policy in Mansfield, TX Updated 137 days ago
Mansfield has seen recent decisions focused on property tax relief, infrastructure expansion, and updated development regulations.
Opportunities
- The Mansfield City Council lowered the property tax rate to 64.5 cents per $100 of valuation and increased the homestead exemption to 16% for the 2025 fiscal year. — This reduces the property tax burden for homeowners. Mansfield Record
- Mansfield ISD voters approved a $588.5 million bond package in May 2024 to enhance educational facilities and resources. — This provides funding for improved schools and learning environments for students. Mansfield ISD Newsroom
- The city approved a resolution for a $50 million Phase V expansion of the Bud Ervin Water Treatment Plant in December 2025, increasing water storage capacity. — This ensures a more reliable and expanded water supply for current and future residents. Mansfield City Council Recap
- The City Council approved a site plan for a new Hideaway Pizza restaurant at the Shops at Broad in April 2026. — This expands dining options and contributes to local economic development. Mansfield City Council Recap
- The City Council cancelled the May 2, 2026, general election due to two candidates running unopposed, saving taxpayer money. — This reduces election costs for the city and its taxpayers. Mansfield City Council Recap
Concerns
- Mansfield will implement water restrictions in 2025, including limits on outdoor watering days and times, and bans on wasteful practices. — These restrictions limit residents' autonomy over their water usage and may require adjustments to landscaping habits. Mansfield, TX Water Restrictions 2025
- The City Council passed a resolution in April 2026 calling for more civility in public discourse, following a combative exchange between the mayor and a resident. — While aspirational, such resolutions can be perceived as attempts to control public speech, even without explicit restrictions. Star-Telegram
- New regulations for portable on-demand storage (PODs) units require a permit, limit units to one per property per year, and restrict placement. — These regulations add administrative hurdles and restrict the flexible use of temporary storage on private property. Mansfield, TX Code Compliance
- Changes to landscaping and screening standards were proposed in 2022 to encourage more open space and beautification, potentially increasing requirements for developers. — These changes could increase development costs, which may be passed on to consumers or limit certain types of development. CITY OF MANSFIELD - File #: 22-4753
Bottom line: Mansfield's government is actively managing growth and resources through tax adjustments, infrastructure projects, and updated regulations.
AI-generated from public web sources. Always verify with official records. Not financial, legal, or investment advice.
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Property managers serving Tarrant County
Manage rentals here? List your business →1st Choice Property Management
North Richland Hills, TX
1st Choice Property Management provides residential and commercial property management services in Fort Worth, including tenant screening, rent collection, and maintenance. summary from their website
Single-familyCommercial
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All County Property Management Group
Fort Worth, TX
All County Group offers full-service residential property management in Fort Worth, TX and surrounding areas, focusing exclusively on maximizing rental property revenue for owners. summary from their website
Single-family
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Bridge Residential Property Services, Llc
Fort Worth, TX
Bridge Residential Property Services, LLC provides residential property services. summary from their website
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Avg Home Value
$443,133
Avg Monthly Rent
$1,734
1% Rule
✗ Below
Landlord Friendly (TX)
★★★★★
Neighborhoods in Mansfield
Antigua
1 ZIP code
Berryhill
1 ZIP code
Cardinal Oaks
1 ZIP code
Country Meadows
1 ZIP code
Dover Heights
1 ZIP code
Downtown
1 ZIP code
Ember Creek
1 ZIP code
Garden Heights
1 ZIP code
Heritage Estates
1 ZIP code
Hillcrest
1 ZIP code
Holland Meadows
1 ZIP code
Kings Mill
1 ZIP code
Lowe's Farm
1 ZIP code
Mansfield National
1 ZIP code
Meadow Glen
1 ZIP code
Nelmwood Estates
1 ZIP code
North Ridge
1 ZIP code
Oak View Estates
1 ZIP code
Remington Ranch
1 ZIP code
Spring Lake
1 ZIP code
ZIP Codes in Mansfield, TX
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View PlansFrequently Asked Questions About Mansfield, TX
Should investors worry about vacancy in Mansfield, TX?
Mansfield, TX carries elevated vacancy risk. Expect stable absorption at market rents of $1,734/mo.
What is the typical renter like in Mansfield, TX?
Tenant demand in Mansfield, TX is solid. The local workforce $1,734/mo rents across most rental classes.
Is Mansfield, TX a good place for real estate investing?
The 3.0/5 investability rating in Mansfield, TX reflects its $443K prices and $1,734/mo rents. Investors generally consider it a solid option within TX.
Are landlord laws favorable in Mansfield, TX?
Mansfield, TX falls under TX landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
What type of investing works in Mansfield, TX?
Most investors in Mansfield, TX run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
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