If you’ve been searching for the perfect place to settle north of Dallas, Texas, where you can enjoy spacious living, freedom from restrictive homeowners associations (HOAs), and an excellent school district, then living in Van Alstyne, TX might just be the answer you’ve been looking for. Nestled just off U.S. Highway 75 and minutes from McKinney and Sherman, Van Alstyne offers the ideal blend of small-town charm and big-city convenience. With acre-plus lots, a low tax rate of 1.64%, and A-rated schools, this growing North Texas town is becoming a favorite for families and anyone craving room to breathe without sacrificing lifestyle amenities.
In this detailed guide, we’ll explore what makes living in Van Alstyne stand out as the best option north of Dallas, including home options, neighborhoods, pricing, lifestyle, and community features. Whether you’re relocating with family or looking for a peaceful country retreat close to city conveniences, you’ll find valuable insights here to help you make an informed decision.
Table of Contents
- Introduction to Van Alstyne, TX – A Hidden Gem North of Dallas
- Stonehollow Homes and Neighborhoods in Van Alstyne, TX
- What You Can Build in Van Alstyne – Floor Plans and Pricing
- Living in Van Alstyne TX – Schools, Amenities, and Community
- Pros and Cons About Living in Van Alstyne
- FAQs About Living In Van Alstyne, TX
- Conclusion: Why Van Alstyne is the Best Place to Live North of Dallas
- Contact and Next Steps
Introduction to Van Alstyne, TX – A Hidden Gem North of Dallas
Van Alstyne is a small but rapidly growing town situated north of Dallas, in the heart of North Texas. It’s part of the Dallas-Fort Worth (DFW) metroplex but retains a peaceful, country vibe that many residents cherish. A key highlight of Van Alstyne is the absence of HOAs in many neighborhoods, a rarity in the Dallas area, especially with large acre lots and affordable prices.
Van Alstyne’s location is strategic for commuters and families alike. It’s roughly 10 to 15 minutes from nearby shopping hubs in Anna and Melissa, with larger cities like McKinney and Sherman just a short drive away. While the town itself is still in its infancy with respect to commercial development, it boasts a strong community feel and plenty of natural beauty, from green country roads to scenic acreages.
One of the biggest draws is the tax rate. At approximately 1.64%, it’s significantly lower than many other parts of the DFW area, helping homeowners keep more money in their pockets. Pair that with the A-rated Van Alstyne Independent School District (ISD), and you have a location that truly checks all the boxes for families looking for quality education and affordable living.
Stonehollow Homes and Neighborhoods in Van Alstyne, TX
Stonehollow Homes is one of the premier builders in Van Alstyne, offering a variety of floor plans and neighborhoods that cater to different needs and budgets. The builder has developed several new communities in Van Alstyne, with three key areas in the region, each offering its own unique features and lifestyle benefits.
- River Ranch: Featuring 50, 60, and 70-foot lots, this neighborhood offers a tighter community feel with homes starting below $500,000. The tax rate here is slightly higher, over 2%, due to proximity to city limits.
- Sister Grove II: This is the star of the show with acre-plus lots up to two acres. It's perfect for buyers looking for space and privacy. Half of the lots here are already sold, indicating strong demand.
- Sterling Meadows: This neighborhood is on closeout with just two move-in ready homes left. These homes offer spacious living on acreage with prices in the mid $600,000s to $700,000s.
Each neighborhood offers no HOA, low taxes, and access to the A-rated Van Alstyne ISD schools, making them highly attractive options for buyers.
Touring the Keystone Model Home in River Ranch
The Keystone model home by Stonehollow Homes in the River Ranch neighborhood is a fantastic example of the quality and style available in Van Alstyne. It features four bedrooms, four bathrooms, a spacious game room upstairs, and a media room option, all on lots that range from 50 to 70 feet wide.
Priced under $700,000 on an acre lot, the Keystone offers a great balance of space and luxury. The home starts as a single-story with options to add a game room upstairs for just a few thousand dollars more. The design includes:
- A cozy living area with a Texas farmhouse look, including a brick fireplace that stretches to the ceiling.
- A large kitchen with double ovens, a five-burner gas stove, and a big island perfect for family gatherings.
- A primary bedroom with an extended seating area, king-size bed space, and his-and-her walk-in closets.
- A massive primary bathroom with dual showerheads, vanities, and ample storage.
- Flexible room layouts, including the option to convert bedrooms into an office or media room.
- A three-car garage for ample vehicle and storage space.
One note on the layout: If you want to add a home office, one of the bedrooms will be converted into that space, so you may have fewer bedrooms. The home can be customized extensively to fit your family’s needs, but it’s important to note that the four-bedroom configuration is usually the best for resale and family living.
Sister Grove II – Acre Lot Properties with Room to Grow
Sister Grove II is the neighborhood that truly embodies the country lifestyle with acre-plus lots up to two acres. It’s still in the early stages, with home building just beginning, but lots are selling fast—half are already sold. Here, you get no HOA, a low tax rate, and the chance to build a custom home on a large lot, perfect for families who want privacy and space.
While the roads in Sister Grove II are more rustic and may have some potholes, this is part of the charm of country living. The trade-off is worth it for many buyers who want acreage, freedom from HOA restrictions, and proximity to good schools. Shopping and amenities are a short drive away in nearby Anna or Melissa, making this a balanced choice for peaceful living without complete isolation.
If you want to park a large trailer or have farm-style equipment, there is no HOA to restrict you, and neighbors take pride in their properties. This neighborhood is ideal for those who want a true Texas land experience with the convenience of nearby cities.
Sterling Meadows – Move-In Ready Acreage Homes
Sterling Meadows is currently on closeout, but it has two move-in ready homes that are expected to be completed within the next month or two. These homes are similar in style and quality to the Keystone model and feature large lots with plenty of green space behind the homes.
One of the homes, the Castleberry, is a one-story plan with three bedrooms, three and a half baths, and a three-car garage. It offers over 3,100 square feet of living space and is priced around $725,000 to $730,000. Although the home was locked during the tour, it’s clear from the plans and photos that these homes provide ample space for families looking for a turnkey solution in Van Alstyne.
These move-in ready homes in Van Alstyne TX offer a great opportunity for buyers who want to avoid the wait and uncertainty of new construction while still enjoying the perks of acreage living and no HOA.
What You Can Build in Van Alstyne – Floor Plans and Pricing
Stonehollow Homes offers a wide range of floor plans in Van Alstyne, accommodating different family sizes and budgets. Here are some of the key builds and pricing details:
- Keystone: Starting at $600,990 for a three-bedroom with an office; adding a fourth bedroom and full bath increases the price to $631,990. Adding a game room or media room can bring the price up to about $667,990. The maximum size is around 3,210 sq. ft.
- Castleberry: One-story, three bedrooms, 3.5 baths, and a three-car garage. Starts at $690,990 and goes up to $725,990 with an optional fourth bedroom. Square footage ranges from 3,027 to 3,335 sq. ft.
- Kirlin: The smallest floor plan, starting at $548,990 with three to five bedrooms and two to three baths. Square footage ranges from 1,879 to 2,624 sq. ft. Options include adding a sunroom, game room, or an optional suite upstairs.
- Newport: The largest home offered, starting at $751,990 with five bedrooms, 4.5 baths, and a three-car tandem garage. Square footage ranges from 4,000 to 4,259 sq. ft. Features include a spiral staircase and formal dining.
- Regatta: Four to five bedrooms, 2.5 to 4 baths, with square footage from 3,226 to 3,481 sq. ft. Offers higher ceilings in the living area and an optional game room.
- Trinity: The second-largest home, 3,858 sq. ft., with four bedrooms, three and a half baths, study, media, game room, and a three-car garage. Starts at $731,990.
- Victoria: One-story, 2,792 sq. ft., four bedrooms, three baths with living, dining, and study areas. Price around $688,990.
Lot premiums vary depending on size and location. For example, a two-acre lot with a pond might add close to $100,000 to the base price. Incentives are currently available, sometimes up to $40,000, but these fluctuate, so it’s essential to act quickly.
Living in Van Alstyne TX – Schools, Amenities, and Community
One of the standout features of Van Alstyne is its A-rated school district. The Van Alstyne Independent School District includes:
- Bob and Lola Sanford Elementary School
- Van Alstyne Middle School
- Van Alstyne High School
These schools are newer facilities and have a reputation for strong academics and extracurriculars, including a competitive football team. The quality of education is a significant factor attracting families to this area.
While Van Alstyne itself is still developing, residents have access to nearby shopping, dining, and entertainment options in Anna, Melissa, and McKinney. These cities provide grocery stores like Brookshire’s, Walmart Supercenter, Buc-ee's, and soon to open stores like Costco and H-E-B.
The town embraces its Texas roots with local spots such as Brahms Ice Cream and Dairy Store, a hardware store, farmers market, and parks that provide a strong sense of community. Churches and neighborhood events add to the small-town charm.
Transportation is convenient with major highways like U.S. Highway 75 and State Highway 5 nearby, connecting residents to Dallas and other parts of the metroplex. An outer loop is also planned to improve east-west connectivity.
Pros and Cons About Living in Van Alstyne
Living in Van Alstyne offers a unique combination of benefits, but like any location, it’s important to set realistic expectations:
Pros
- No HOA: Many neighborhoods offer freedom from restrictive homeowners associations, allowing you to truly own your property without excessive rules.
- Low Tax Rate: A competitive 1.64% tax rate helps keep your monthly costs manageable.
- Acreage Living: Large lots up to two acres provide privacy, space for hobBuc-ee's, and a true country lifestyle.
- A-rated Schools: Top-quality schools make this an excellent choice for families.
- Peace and Quiet: The rural setting means less traffic, noise, and congestion.
- Close to Amenities: Nearby towns offer shopping, dining, and entertainment without long commutes.
Cons
- Limited Local Shopping: Van Alstyne itself has limited grocery and retail options, meaning a short drive is necessary for most shopping.
- Country Roads: Some roads, especially in newer acre lot neighborhoods, are rustic and may have potholes, which is typical of country living.
- Development Stage: The town is still growing, so some neighborhoods and amenities are in early phases.
- Commute Considerations: While close to highways, commute times can vary depending on traffic and destination.
These trade-offs are common in country living scenarios, but for many, the benefits far outweigh the drawbacks.
FAQs About Living in Van Alstyne, TX
Is Van Alstyne TX a good place to raise a family?
Absolutely. Van Alstyne has a highly rated school district, plenty of space for kids to play, and a safe, community-oriented environment. The A-rated schools and low tax rate make it especially attractive for families.
Are there any HOAs in Van Alstyne TX?
Many neighborhoods in Van Alstyne TX offer no HOA, giving homeowners freedom to use their property as they wish. This is a big selling point for buyers tired of HOA restrictions.
What is the average home price in Van Alstyne TX?
Home prices vary depending on the neighborhood and lot size. You can find homes starting in the mid $500,000s for smaller lots, with acre lot homes typically ranging from $600,000 to $800,000.
How far is Van Alstyne from Dallas?
Van Alstyne TX is approximately 45 miles north of Dallas, about a 45-minute to one-hour drive depending on traffic and your exact destination.
What amenities are available near Van Alstyne TX?
While Van Alstyne itself is still developing, nearby towns like Anna and Melissa offer grocery stores, shopping centers, restaurants, and other essential services within 10 to 15 minutes.
Is there public transportation in Van Alstyne?
Public transportation options are limited in Van Alstyne due to its rural nature. Most residents rely on personal vehicles for commuting and errands.
What are the property taxes like in Van Alstyne?
Van Alstyne has a competitive tax rate of around 1.64%, which is lower than many parts of the Dallas-Fort Worth metroplex, helping keep homeownership costs down.
Are there opportunities for custom home building?
Yes. Neighborhoods like Sister Grove II offer large acre lots ideal for custom homes. Builders like Stonehollow Homes provide a variety of floor plans and customization options.
Is Van Alstyne suitable for retirees or empty nesters?
While families are a significant part of the community, retirees and empty nesters who prefer peaceful country living with access to city amenities will also find Van Alstyne appealing.
Conclusion: Why Van Alstyne is the Best Place to Live North of Dallas
Van Alstyne, TX offers a rare combination of country living with convenient access to the Dallas-Fort Worth metroplex. With no HOA restrictions, large acre-plus lots, a low 1.64% tax rate, and an A-rated school district, it’s an ideal location for families and individuals seeking space, freedom, and a strong community feel.
The neighborhoods built by Stonehollow Homes showcase quality craftsmanship and flexible floor plans to suit a range of lifestyles and budgets. Whether you’re looking for a move-in ready home in Sterling Meadows, a sprawling custom lot in Sister Grove II, or a cozy family home in River Ranch, Van Alstyne has something for you.
While the town is still growing and some amenities require a short drive, the peaceful, green surroundings and small-town charm more than make up for it. If you value privacy, land, and a family-friendly environment without the hassles of an HOA, Van Alstyne is truly the best place to live north of Dallas.
If you’re ready to explore the opportunities in Van Alstyne, don’t hesitate to reach out to a local expert who knows the area inside and out and can help you navigate the home buying process smoothly.
Contact and Next Steps
If you’re interested in learning more about available homes, custom builds, or want to schedule a tour of Van Alstyne neighborhoods, please feel free to reach out to me, Scott Baxter, your local Dallas realtor. I can help you find the best deals, negotiate incentives, and ensure your move to Texas is seamless. You can call or text me at 945-244-0342.
Van Alstyne TX is a hidden gem waiting to be discovered by those who want to live large with space, freedom, and community. Now is the perfect time to get in on the ground floor before the town grows even more and prices rise.
Remember, living in the best place north of Dallas means enjoying the best of both worlds — the tranquility of country life and the convenience of city access. Van Alstyne offers exactly that, making it a top choice for your next home!
