Where to Live in
Irving

Irving 2026: The Shortlist

The 2026 Vibe Check

Irving is currently a city in a tug-of-war. On one side, you have the relentless polish of Las Colinas, where they’re currently finishing up the massive Water Street expansion, turning the lakefront into a high-rise canyon that feels like a mini-Austin. It’s expensive, it’s loud, and it’s where the money is parking itself. But the real shift is happening east of Highway 114. The old industrial grit of Irving Boulevard is slowly being swallowed by the Dallas sprawl. You’ve got the DART Silver Line finally connecting Irving Medical District to Downtown Carrollton, which is spiking interest in the older, brick bungalows near Northgate College Park. The "gentrification line" is currently drawn at Story Road. West of there, it’s established suburbs; east of there, you’re seeing investors buying up 1960s ranches and gutting them. It’s a mess of construction right now, but the bones are good. If you want the "new" Irving, you're looking at the water; if you want the "real" Irving, you're looking at the tracks.

The Shortlist

Las Colinas

• The Vibe: Corporate Polished
• Rent Check: 35% above city avg.
• The Good: You are paying for security and convenience. The Irving Convention Center area is a legitimate walkable zone now, anchored by The Texas Lottery Commission and the Toyota Music Factory. The walk score along Las Colinas Blvd is the highest in the city. You’re minutes from DFW Airport. If you work in the Cypress Waters development or commute to Dallas via the DNT, this is the easiest life you can live.
• The Bad: It has zero soul. It’s sterile. You will pay a premium for "luxury" amenities that break constantly. Parking at Main Street Golf Club is a nightmare on weekends. It’s a target for car break-ins if you park on the street near the Irving Arts Center.
• Best For: The high-earning transplant who needs 15 minutes to DFW and wants a view of water that isn't a retention pond.
• Insider Tip: Skip the chain spots at Campion Plaza. Go to Heritage Creek Coffee near the Irving Bible Church for a quiet spot to work.

Valley Ranch

• The Vibe: Family Fortress
• Rent Check: 15% above city avg.
• The Good: This is the "Texas Expat" landing pad. The schools in Cistercian Preparatory and Valley Ranch Elementary zones are top-tier. The Valley Ranch Park loop is packed with strollers at 6 AM. The Creekview area has some of the best greenbelts in the city that actually connect to Northeast Park. It feels tucked away from the highway noise.
• The Bad: You are driving everywhere. The layout is a maze of cul-de-sacs designed to confuse delivery drivers. It’s quiet to the point of boredom if you don’t have kids. The traffic getting out to 114 during rush hour is soul-crushing.
• Best For: Families who prioritize square footage and school ratings over nightlife.
• Insider Tip: The hidden entrance to Valley Ranch Park off Royal Lane is the best spot for evening runs to avoid the families.

Old Irving

• The Vibe: Historic Grit
• Rent Check: City Avg
• The Good: This is the only part of Irving that feels like a neighborhood instead of a zoning plan. The Irving Historical District has genuine character. You’re walking distance to The Jackalope (a solid dive bar) and Texas Hero Playground. The DART station at Irving Convention Center is a quick hop, making a commute to Downtown Dallas actually viable without a car.
• The Bad: It’s rough around the edges. You have the Irving Police Department headquarters right there, which helps, but the area near Broadway Park can get sketchy after dark. The trains are loud. Street parking is a competitive sport on weekends.
• Best For: The single professional who wants a bungalow with a porch but needs to keep rent under control.
• Insider Tip: Grab a burger at Sam’s Burger Joint (the original location) and then walk the trail along Cross Roads to see where the new builds are encroaching.

Hackberry Creek

• The Vibe: Golf Course Gated
• Rent Check: 40% above city avg.
• The Good: Privacy. It’s a guard-gated community wrapped around the Hackberry Creek Country Club. The homes are massive, the lots are huge, and you don't deal with the general public. The Hackberry Creek Golf Course is pristine. It’s an enclave.
• The Bad: It’s an island. You have to drive to get to anything resembling a grocery store. The HOA is aggressive and expensive. It feels disconnected from the pulse of the city entirely.
• Best For: The CEO or Pro Athlete who wants a fortress and plays golf on weekends.
• Insider Tip: If you don't have a country club membership, you’re essentially living in a very expensive prison. Check the Hackberry Creek Homeowners Association rules before signing anything.

Strategic Recommendations

For Families:
You want Valley Ranch. The math is simple: Valley Ranch Elementary and John F. Kennedy Elementary are the magnets. The yards are bigger, the streets are quieter, and you have immediate access to the Valley Ranch Park soccer fields. Do not buy in Old Irving if you have school-aged kids; the zoning is inconsistent and the traffic is dangerous for pedestrians.

For Wall St / Tech:
Las Colinas is the only logical answer if you are commuting to Plano or Dallas via the Dallas North Tollway. The Cypress Waters exit is a nightmare, and Valley Ranch traps you on President George Bush Turnpike. You want to be as close to the DNT as possible. Look at the high-rises immediately surrounding Lake Carolyn.

The Value Play:
Old Irving (specifically the area east of Highway 114 and north of Irving Blvd). The DART Silver Line expansion is fueling a slow burn here. The 1950s brick homes are being bought for the land and torn down for townhomes. Buy a fixer-upper now while it's still "gritty," because the developers are already buying up Northgate College Park and pushing west. You buy here to hold for 5 years.