Collin County · North DFW Growth Corridor
Living in Anna, Texas
One of DFW's fastest-growing cities — new master-planned communities, genuinely affordable homes, and the small-town feel that most North Texas suburbs left behind years ago.
Family Score = schools (30%) + safety (25%) + community (20%) + commute (15%) + market stability (10%) · Affordability Score = price-to-income ratio + school quality per dollar + price vs. metro avg · Sub-scores on a 0–10 scale · Niche grades refreshed annually each fall
"Anna is the suburb I point families to when they need Collin County quality of life but their budget tops out around $350K–$450K. The growth here is real — new schools, new parks, master-planned communities with resort amenities. You're getting in early on something that looks a lot like McKinney did 15 years ago."
Kristen Carpentier is a licensed Texas Realtor® and DFW family relocation specialist, brokered by eXp Realty. She's a mom of four who has helped hundreds of families — many relocating from California, New York, and Illinois — find their right fit in North Texas, whether that's an established suburb or a fast-growing city like Anna at the leading edge of Collin County's expansion.
(602) 405-4115 · Kristen@whymovetodallas.com · TREC #760457
U.S. Census Bureau ACS 5-Year Estimates / 2024 city data · Point2Homes · DataUSA
Where Is Anna, Texas?
Anna is a city of 14.3 square miles in Collin County, sitting at the northern edge of the DFW metroplex along the US-75 (Central Expressway) corridor. It borders Melissa to the south, Van Alstyne to the north, and sits about 20 miles north of McKinney and 45 miles from downtown Dallas. If you're looking at a DFW map and tracing Collin County's growth northward — Plano, Allen, McKinney, Melissa, Anna — this is where the frontier currently is.
That frontier position is both Anna's biggest draw and its most important caveat. On the pro side, you're buying into one of the fastest-growing counties in the country while prices are still accessible — a window that won't stay open forever. On the honest side, the commute to central DFW is real: roughly 45 minutes to downtown Dallas without traffic, closer to 60–75 minutes in morning rush. Anna is a strong choice for remote workers, people whose primary employer is in McKinney or Sherman, or families prioritizing space and affordability over commute.
The US-75 corridor is the main artery. No DART rail reaches Anna — this is a car-dependent city with all the suburban infrastructure (broad roads, strip retail, neighborhood communities) that comes with that reality.
Commute Times from Central Anna
Schools Serving Anna, Texas
Every home in Anna is zoned to Anna Independent School District (Anna ISD) — a single-district city with no boundary ambiguity. The district is in a period of genuine transition: overall rated C by TEA in 2025 at the district level, but 7 of its 8 campuses either improved or maintained their ratings — and critically, Anna High School earned an A in 2025. For a family with kids in the early elementary years, the trajectory matters as much as the current number.
The district is growing fast — it purchased nearly 200 acres for new school construction in 2025, passed a $50M bond, and has a new elementary school (Ora Bell Russell Elementary) scheduled to open for 2027–28. This is a district investing heavily in keeping up with its population surge.
Key Campuses in Anna ISD
| School | Level | Notable |
|---|---|---|
| Anna High School | 9–12 | TEA A |
| Clemons Creek Middle School | 6–8 | Improving |
| Slayter Creek Middle School | 6–8 | Improving |
| Sue Evelyn Rattan Elementary | PreK–5 | 4/5 ★ |
| Judith L. Harlow Elementary | PreK–5 | Growing |
| Joe K. Bryant Elementary | PreK–5 | Improving |
| Ora Bell Russell Elementary | PreK–5 | Opening 2027 |
Anna ISD Niche Category Indicators
Sources: TXschools.gov — Anna ISD · Niche.com — Anna ISD · annaisd.org
Best Neighborhoods in Anna for Families
Anna's housing stock is almost entirely single-family homes on quarter-acre-plus lots — no dense apartments, no condo towers. The city is in the middle of a master-planned community explosion: several large developments are active or breaking ground, each with distinct price points and amenities. Here are the communities worth knowing about for families.
Villages of Hurricane Creek
Anna's most established master-planned community — and the one with the most complete amenity package right now. Multiple national builders (Bloomfield, Beazer, Mattamy, D.R. Horton, First Texas) offer homes from the low $300Ks to the mid $600Ks on tree-lined streets. Greenbelts, a resort-style pool, playground, clubhouse, and sports fields are all in place. Planned future elementary school within the community.
Anna Crossing
Built primarily 2019–2023, Anna Crossing is the most established family neighborhood in the city — homes are past the "new construction dust" phase and the community is fully settled. Typical homes are 4-bed, 3-bath, 2,600 sq ft on 0.24-acre lots. Contemporary and traditional ranch styles dominate. A solid value for families who want an established community at a lower price point than Villages of Hurricane Creek's upper range.
West Crossing
One of Anna's most affordable family-friendly neighborhoods — established homes on good lots at prices that represent strong value in Collin County. West Crossing suits first-time buyers or families stretching their budget to get into the county. Quiet residential streets, good school access, and the typical Anna community feel. Less in the way of community amenities than Villages of Hurricane Creek, but the price gap more than compensates.
Urban Crossing
A newer community with a mix of traditional and contemporary-modern architecture — open floor plans, higher ceilings, and energy-efficient construction are standard here. Larger lots than some newer developments. Located near US-75 with easy highway access for commuters heading south to McKinney and beyond. Good for families who want newer finishes without the premium of a resort-tier community.
Sherley Farms
A $1.5 billion master-planned community that broke ground March 2026 — 3,000 homes built around a 65-acre working organic farm at its center. This is the most unique development concept in North Texas right now: farm-to-table lifestyle baked into the community design, with trails, green corridors, and a community farm residents can participate in. Premium builders (Bloomfield, Drees, Highland, Perry Homes). Lots delivery expected late 2026; model homes spring 2027.
Liberty Hills
A 1,800-home master-planned community on 1,035 acres along the US-75 corridor, with first move-ins expected 2027. Phase 1 home prices start at $500,000 (1,800–4,000 sq ft, smart-home tech standard). Builders include Grand Homes, Perry Homes, Shaddock Homes, and William Ryan Homes. Set adjacent to Hurricane Creek Country Club with trail networks and pocket parks. Long-term plans include high-end multifamily and retail/restaurant commercial.
Note: Sherley Farms and Liberty Hills are under development — sales are active but delivery timelines are builder-dependent. Ask Kristen for current builder availability, lot premiums, and move-in timelines before putting money down on a pre-sale lot.
Cost of Living: Anna vs. Where You're Coming From
Anna is one of the most affordable entry points in Collin County — a county that otherwise commands $500K–$700K+ medians in cities like Frisco, Prosper, and McKinney. For families being priced out of established DFW suburbs, Anna is where you get the Collin County school system trajectory, the Texas income tax advantage, and a new home for $350K.
| Category | San Francisco Bay Area | Anna, TX |
|---|---|---|
| Median Home Price | ~$1.3M | ~$350K (SFR) |
| State Income Tax | 9.3%+ (up to 13.3%) | $0 — No state income tax |
| Property Tax Rate | ~1.1–1.2% (Prop 13 capped) | ~2.0% base (MUD may add more) |
| Property Tax on $350K Home | ~$3,850–$4,200/yr | ~$6,985/yr base (before exemption) |
| Avg. Tax Burden | ~13–16% of income | ~8–10% of income |
| New 4BR Home Available? | $1M+ in most suburbs | From ~$310K in Anna |
| Proximity to Top-Tier Job Hub | Excellent (local) | McKinney 20 min; Plano 40 min |
Property Tax Breakdown — Anna, TX (Collin County)
| Taxing Entity | Rate per $100 | On $350K Home |
|---|---|---|
| Anna ISD | ~$1.2399 | ~$4,340/yr |
| City of Anna | ~$0.5251 | ~$1,838/yr |
| Collin County | ~$0.2306 | ~$807/yr |
| Base Total (no MUD) | ~$1.9956 | ~$6,985/yr |
| MUD / PID (if applicable) | +$0.25–$0.60 | +$875–$2,100/yr |
| Homestead Exemption | Reduces taxable value | Saves ~$1,500–$2,000/yr |
Important: Always verify whether a specific property is inside a MUD district before making an offer — MUD rates can add $2,000–$4,000/yr to the tax bill. Sources: City of Anna Tax Information · Collin CAD Tax Rates · Texas Comptroller.
Major Employers — Anna & Nearby Corridor
Anna itself has limited in-city employment — it's a bedroom community at heart, with most residents commuting south toward McKinney, Allen, Plano, and the broader Collin County tech and corporate corridor. The big news is to the north: Texas Instruments opened a major semiconductor fabrication plant in Sherman (~25 min away), adding thousands of high-paying engineering and manufacturing jobs to the immediate US-75 corridor. For families in tech, healthcare, or corporate roles, the commute math from Anna starts to make a lot more sense.
In & Near Anna
| Employer | Industry |
|---|---|
| Anna ISD | Education (~500+ staff) |
| City of Anna | Municipal Government |
| Walmart / Home Depot / Retail | Retail / Service |
| Local Healthcare Providers | Primary Care / Clinics |
| Construction / Development | Homebuilding sector boom |
Nearby Corridor (20–55 min)
| Employer / Hub | Drive |
|---|---|
| Texas Instruments Fab (Sherman) | ~25 min N |
| Texas Health Presbyterian McKinney | ~22 min S |
| Medical Center of McKinney | ~22 min S |
| Collin County Government / Courts | ~25 min S |
| Collin College (McKinney campus) | ~25 min S |
| Toyota NA HQ (Plano) | ~42 min S |
| JPMorgan Chase (Plano) | ~42 min S |
| Liberty Mutual / SAP (Plano/Frisco) | ~45 min S |
What Life Actually Looks Like in Anna
Youth Sports & Athletics
Anna Athletic Association runs competitive youth baseball, softball, football, and soccer leagues. Anna ISD UIL athletics are strong — especially at the high school level, which carries an A accountability rating. Families find solid youth sports infrastructure without the overwhelming select-team culture of Frisco or Allen.
Splash Pads, Parks & Outdoor Life
Slayter Creek Park is the community hub — splash pad, soccer fields, pickleball courts, tennis, basketball, and covered pavilions. Natural Springs Park offers peaceful pond-side walking paths for families who want quiet over crowds. With Finley Park (28 acres) under construction and more parks planned, the system is actively expanding.
Shopping & Dining
Anna's own dining and retail are growing but still limited — think local diners, fast casual, and the standard strip retail along US-75. The real draw is proximity: McKinney's vibrant Historic Square and H.E.B. grocery cluster is 20 minutes south, and Allen / Frisco's restaurant corridors are 35–40 minutes. McKinney's Adriatica Village and Stonebridge area are popular weekend destinations for Anna families.
Community Events & Small-Town Culture
Anna holds an annual 4th of July celebration, holiday tree lighting, and community events through the parks department. Sherley Heritage Park connects residents to the city's pioneer history. The pace is distinctly small-town — you recognize faces, neighbors wave, and there's genuine community investment in the city's growth. This is a place where you can actually get involved and shape what's being built.
Farm-to-Table Living (Incoming)
Sherley Farms — a $1.5 billion master-planned community built around a 65-acre working organic farm — broke ground March 2026. It's the most unusual community concept in North Texas: residents will have direct access to the working farm, farm stands, and a green corridor that runs through the entire development. Lots delivery late 2026; model homes spring 2027. Nothing else like it in DFW at this scale.
Easy to Connect — Fast-Growing Neighbor Network
When everyone moves to a city around the same time, community forms quickly. Anna's neighborhoods are full of families who relocated from California, Illinois, and out of state in the last 3–5 years — people actively looking for community who tend to build it fast. Facebook neighborhood groups, HOA events, and school-based parent networks are all active and welcoming to newcomers.
Recreation, Walkability & City Amenities
Anna is a car-dependent city by design — there is no walkable commercial core, no DART rail or bus service, and daily life requires a vehicle for virtually every errand and activity. What Anna does well is parks and outdoor recreation: the city has invested meaningfully in green space that punches above what you'd expect from a city this size and age. The park system is actively expanding with multiple capital projects underway through 2026.
Walkability & Transportation Scores
Scores reflect city character and are estimated based on city infrastructure as of 2025. Source: Walk Score® 
Parks, Trails & Green Space
Anna has 20+ parks and green spaces across the city, with a parks system that is actively expanding. The 2025 Parks Capital Improvement Program funds Finley Park (28 acres) and additional facilities. Individual master-planned communities (Villages of Hurricane Creek, Sherley Farms) add private green space on top of the city system.
Slayter Creek Park
Anna's flagship community park — splash pad, soccer fields, baseball/softball diamonds, pickleball courts, tennis courts, basketball courts, covered pavilions, and picnic areas. The most activity-rich park in the city and the hub for organized youth sports. Hosts youth league games and community recreation programs.
Natural Springs Park
A peaceful alternative to Slayter Creek — pond-side walking paths, natural landscaping, and a quiet atmosphere suited to morning walks, bird watching, and nature time with younger kids. Less programmed, more restorative. One of Anna's most beloved neighborhood parks for families with small children.
Sherley Heritage Park
Located near Anna's historic downtown core, this park celebrates the city's pioneer and agricultural heritage with green space, interpretive signage, and seasonal community events. A good spot for learning local history alongside outdoor time. Hosts occasional city-sponsored events and markets.
Johnson Park
A classic neighborhood pocket park — quality playground equipment, picnic tables, and open turf ideal for daily after-school visits and weekend family time. Sized for the neighborhood rather than city-wide programming, making it uncrowded and accessible. Exactly what young families with toddlers want a short walk from home.
Finley Park (Under Construction)
A 28-acre park with both active and passive recreation areas — construction scheduled to begin Winter 2025 with completion expected 2026. Will add meaningful trail mileage and green space to Anna's system. Designed to serve the growing population on the city's expanding west side near new master-planned communities.
Community Trails (Within Neighborhoods)
Master-planned communities like Villages of Hurricane Creek have dedicated internal trail networks, greenbelt corridors, and walking paths connecting homes to parks and amenities. These private trail systems are separate from the city park network and vary by community — confirm trail amenities before purchasing in a specific development.
City Recreation Centers & Facilities
| Facility | What's Inside | Notes |
|---|---|---|
| Slayter Creek Park Complex | Sports fields, splash pad, pickleball/tennis/basketball courts, pavilions | City's primary multi-sport facility; youth league home |
| Anna Community Library | Books, reading programs, community meeting spaces | Active children's programs; summer reading; free community resource |
| Art 4 All Studio | Painting, weaving, arts classes | City recreation program; open to all ages |
| Nature Walk Program | Guided walks with Texas Master Naturalist | Seasonal programming through Anna Parks & Recreation |
| McKinney Rec Center (nearby) | Full fitness center, pools, courts, classes | ~22 min south; available to non-residents via daily or membership fee |
Youth Sports & Organized Recreation
Anna's youth sports landscape is growing alongside the population. The Anna Athletic Association runs multiple competitive leagues, and Anna ISD UIL athletics continue to expand as the district grows.
Crime & Safety in Anna, Texas
Anna is a genuinely safe community by both Texas and national standards. As a fast-growing residential city with low commercial density, it avoids the elevated property crime that higher-traffic suburbs (with dense restaurant districts, hotels, and retail) tend to see. The Anna Police Department is professional and active, and the community's tight-knit nature contributes to resident awareness and quick reporting.
Anna Housing Market — What Buyers Need to Know
Anna's market is in a buyer-friendly window as of mid-2026 — prices have moderated from 2021–2022 peaks, days on market have lengthened, and new construction inventory is plentiful. This is meaningful context: you're not fighting over a handful of homes the way you would in Frisco or Flower Mound. You have time to be thoughtful, and builders are offering incentives on new construction. That window won't last indefinitely as the population growth continues.
Data: Redfin / NTREIS / Zillow — May 2026. SFR only. Verify current conditions with Kristen.
The current buyer's market means negotiating power is real — especially on new construction, where builders are offering rate buydowns, closing cost credits, and upgraded lot premiums. Resale homes are also sitting longer, giving buyers time for proper due diligence. This is a market where patient buyers win.
Condo & Townhome Market
No condo or townhome sales were recorded in Anna over the past 12 months — this is a single-family community. If budget is a primary concern, nearby McKinney has an active condo and townhome market and may offer a lower entry point into Collin County.
Anna Pros & Cons for Relocating Families
✓ What Anna Does Well
- Most affordable new construction in Collin County — 4BR homes from ~$310K where comparable homes cost $500K+ in Frisco or McKinney
- Anna High School earning a TEA A (2025) — strong college-prep trajectory for families with high school-age kids
- Buyer's market with builder incentives — negotiating power, rate buydowns, and closing cost credits available from multiple national builders
- One of North Texas' fastest-growing cities — infrastructure, retail, and dining are following the rooftops
- Texas Instruments fab in Sherman (~25 min) creates a strong employment anchor for tech and engineering families
- Safe, residential community — violent crime below national average; safer than 70% of Texas cities
- Genuine small-town community feel with active, welcoming neighbor networks in new subdivisions
— Where to Be Realistic
- Long commute to Dallas (45+ min without traffic, 60–75 min in rush hour) — not the right choice if you're in Dallas daily
- Anna ISD overall rated C at district level — elementary campuses are lagging behind the high school's A rating
- Fully car-dependent — no transit, no walkable core; every errand, school run, and activity requires driving
- Limited dining, entertainment, and retail in Anna proper — McKinney and Frisco are 20–40 min away for most options
- MUD/PID taxes in many new communities add $2,000–$4,000/yr to the property tax bill — always verify before buying
- Still developing — some master-planned communities (Sherley Farms, Liberty Hills) won't be complete for 3–5 years
How Anna Compares to Nearby Suburbs
Every family weighs the same factors differently. Here is how Anna stacks up against nearby options on the metrics that matter most for relocating families.
Scores computed from Niche, NTREIS, WalkScore, and Census ACS · Updated 2026 · Compare all DFW suburbs →
Frequently Asked Questions About Anna, Texas
Anna is an excellent fit for families prioritizing space, affordability, and a tight-knit community in Collin County. It's one of the few cities in the DFW metroplex where a growing family can still buy a 4-bedroom new construction home in the $300Ks — with a yard, in a master-planned community with resort amenities — while remaining in Collin County. The tradeoffs are real: the commute to Dallas is long, the ISD district rating is C overall (though Anna High School earns an A), and daily life is fully car-dependent. For remote workers, families whose employers are in McKinney or Sherman, or buyers prioritizing square footage over commute convenience, Anna is hard to beat at its price point.
All of Anna is served by Anna ISD — a single-district city, so there's no boundary confusion. As of 2025, the district carries a TEA C rating overall, with the notable exception that Anna High School earned an A in 2025 — a meaningful signal about the academic trajectory for families whose kids are still years away from high school. 7 of 8 campuses either improved or held their ratings in 2025.
The strongest elementary is Sue Evelyn Rattan Elementary (4/5 stars, SchoolDigger — consistently above district and state averages). The district passed a $50M bond and purchased 200 acres for future school construction, with a new elementary (Ora Bell Russell) opening in 2027–28. Always verify which specific campus your neighborhood feeds into — it varies by subdivision.
As of late 2025 / early 2026, the median single-family home price in Anna is approximately $349,000–$360,000 (Redfin and Zillow data). Prices have moderated from the 2021–2022 peak — values are down approximately 7–9% year-over-year, making this a genuinely buyer-friendly market. Homes are spending a median of around 72 days on market, up from the frenzied pace of the pandemic years.
New construction ranges from approximately $310,000 to $680,000+ depending on builder, community, and floor plan. Master-planned communities like Villages of Hurricane Creek span this full range. Budget for MUD/PID taxes if buying in a new community — they can add $2,000–$4,000/year to your carrying cost.
The base combined property tax rate in Anna is approximately $1.9956 per $100 assessed value — made up of Anna ISD ($1.2399), City of Anna ($0.5251), and Collin County ($0.2306). On a $350,000 home, that's roughly $6,985 per year before any exemptions.
The key caveat for Anna buyers: many new master-planned communities carry MUD (Municipal Utility District) or PID assessments that add $0.25–$0.60+ per $100 to the effective rate. On a $400,000 home, a $0.45 MUD rate adds roughly $1,800/year. Always request the full tax rate schedule from the builder or seller before committing. Texas homestead exemption applies to primary residences and typically saves several hundred to $2,000+ annually. Verify current rates at Collin CAD.
From central Anna to Downtown Dallas is approximately 45–55 minutes without traffic — about 45 miles via US-75 (Central Expressway) South. In morning rush hour heading southbound, plan for 60–75 minutes or more. Anna is located at the far northern edge of the DFW metroplex, making it one of the longer daily commutes to the urban core.
Better destinations from Anna: McKinney (20–25 min), Sherman and Texas Instruments (25–30 min north), Allen/Plano (35–45 min), and Frisco/Prosper (30–40 min via SH-455 or FM-455). If your employer is in McKinney, Sherman, or you work remotely several days a week, the commute math works well. If you're going downtown Dallas every day, Anna will test your patience.
Yes — Anna is a safe, predominantly residential community. The overall crime rate is approximately 9 per 1,000 residents (near the U.S. average), with a violent crime rate of roughly 2.4 per 1,000 — meaningfully below the national average. Anna ranks in the top 30% safest cities in Texas according to CrimeGrade.org, and residents report a 1 in 115 chance of becoming a crime victim — well below state averages.
The residential character of Anna (low commercial density, no nightlife corridor, family-oriented subdivision design) keeps property crime relatively low compared to suburbs with dense restaurant or hotel districts. Safety varies by neighborhood but is generally consistent across the city's residential areas.
For families buying in Anna today, the strongest options are: Villages of Hurricane Creek ($323K–$676K, most complete amenity set, multiple builders, resort pool and greenbelts), Anna Crossing ($330K–$510K, established 2019–2023, move-in ready, 0.24-acre lots), West Crossing ($280K–$400K, best value for first-time buyers), and Urban Crossing ($310K–$480K, newer finishes, US-75 access).
Under development: Sherley Farms ($390K–$650K+, organic farm community, broke ground March 2026, lots late 2026) and Liberty Hills (from $500K+, 1,800 homes, 1,035 acres, move-ins 2027 — Grand Homes, Perry Homes, Shaddock, William Ryan). All communities are zoned to Anna ISD — ask which specific campus feeder pattern applies before choosing a lot.
Anna has 20+ parks including Slayter Creek Park (the main hub — sports fields, splash pad, pickleball, tennis, basketball courts), Natural Springs Park (peaceful pond walks and bird watching), and Sherley Heritage Park (historic green space near downtown). The city's Parks Capital Improvement Program is actively adding Finley Park (28 acres, construction starting Winter 2025) and a new east-side park in 2026.
For broader entertainment, McKinney's Historic Square (restaurants, shopping, events) is 20–25 minutes south and serves as Anna families' primary dining and entertainment destination. Frisco's Galaxy Life Centre, Toyota Stadium area, and the massive retail/dining corridor is 30–40 minutes. Within Anna itself, dining options are still growing — this is a city in the process of catching up with its own population.
McKinney is Anna's nearest established neighbor — 20–25 minutes south, with a TEA A-rated ISD, Historic Square dining, and far more retail and entertainment. McKinney's median home price is $475K–$525K, roughly $125K–$175K more than Anna for similar square footage. If you can stretch to McKinney, you get meaningfully better schools and lifestyle infrastructure. If you can't, Anna gives you Collin County with a longer-term school investment thesis and similar community character at a significant discount.
Prosper is 30–40 minutes west of Anna via SH-455 — Prosper ISD is rated A+, home prices are $550K+, and the community is more polished. Anna and Prosper are serving very different buyers: Prosper is for families who've decided on an elite ISD and can pay for it; Anna is for families optimizing on value in Collin County while betting on an improving school trajectory.
Kristen Carpentier is a licensed Texas Realtor® (TREC #760457) and DFW family relocation specialist brokered by eXp Realty. She helps families relocating from California, New York, Illinois, and other states figure out which suburb — and which specific neighborhood — fits their priorities before ever looking at a single listing. She can walk you through Anna ISD campus feeder patterns by subdivision, which new communities have MUD taxes, and how Anna compares to McKinney, Prosper, Celina, or wherever else you're considering. Contact her at Kristen@whymovetodallas.com or (602) 405-4115, or visit whymovetodallas.com.
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Information on this page is provided for educational purposes and is believed to be accurate as of May 2026. School district ratings, property tax rates (including MUD/PID assessments), crime statistics, home prices, employer information, and community details change over time. Always verify Anna ISD campus feeder patterns by specific property address, and request full MUD/PID tax disclosure before making real estate decisions. TEA ratings: txschools.gov. Tax rates: Collin CAD · Texas Comptroller 2024–25. Crime data: NeighborhoodScout · CrimeGrade.org.
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