Denton County · Quiet Residential Town near Flower Mound
Living in Double Oak, Texas
The complete family relocation guide, schools, neighborhoods, taxes, commutes, and everything else you need to decide.
Family Score = schools (35%) + safety (30%) + community (10%) + commute (15%) + market stability (10%), normalized 0 to 100 for readability · Affordability Score = price-to-income ratio + school quality per dollar + price vs. metro avg · Sub-scores on a 0 to 10 scale · Niche grades refreshed annually each fall
"Double Oak is one of those places families do not stumble onto by accident. It is small, quiet, and tucked between Flower Mound and Highland Village, with big lots and an easy, unhurried feel. If you want acreage and elbow room close to great schools, and you do not mind driving a few minutes for groceries and dinner, this little town deserves a serious look. Let me walk you through what it is really like."
Kristen Carpentier is a licensed Texas Realtor® and DFW family relocation specialist, brokered by eXp Realty. She's a mom of four and has helped hundreds of families, mostly relocating from California, New York, and Illinois, find their right suburb and the right school district before ever stepping foot in a home.
(602) 405-4115 · [email protected] · TREC #760457
U.S. Census Bureau ACS 5-Year Estimates, 2023
Double Oak, Texas: Full Suburb Tour
Before you visit, watch this. I walk you through the neighborhoods, schools, amenities, and the things most guides leave out.
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Where Is Double Oak, Texas?
Double Oak is a small incorporated town in southern Denton County, tucked between Flower Mound to the north and east, Highland Village to the west, and Lantana and Bartonville to the north. It sits just off FM 407, between I-35E to the west and US-377 to the east, roughly 30 miles northwest of Downtown Dallas and about 25 miles northeast of Downtown Fort Worth.
What sets Double Oak apart is its scale and feel. With around 3,000 residents on larger, often acre-plus lots, it is a quiet, almost rural-feeling residential community rather than a commercial hub. There is no town center full of shops here. Day-to-day errands, dining, and big-box shopping happen a few minutes away in Flower Mound, Highland Village, or Lantana. The tradeoff for that quiet is real driving, so this is a place that rewards families who value space and calm over walk-out-the-door convenience.
Commute Times from Central Double Oak
Lewisville ISD: Schools Deep Dive
Schools are a big part of why families choose Double Oak. Most of the town is served by Lewisville ISD, which earns an A overall on Niche, but there is an important wrinkle here: Double Oak is a split-district town. The majority of addresses fall in Lewisville ISD, while a western portion of town is zoned to Denton ISD (Adkins Elementary, Harpool Middle School, and Guyer High School). Which district your home is in depends on the exact address, so this is one to verify carefully before you buy.
One of the Largest ISDs in DFW
Lewisville ISD serves roughly 50,000 students across more than 65 campuses spanning 13 communities. That scale brings deep program choice: AP, dual credit, magnet academies, fine arts, and athletics.
Strong College Prep
Niche rates Lewisville ISD A+ for college prep and A for academics. Double Oak families in the Flower Mound feeder pattern often land at Flower Mound High School, one of the district's standout campuses.
Split District: Verify by Address
Most of Double Oak is Lewisville ISD; a western portion is Denton ISD (Adkins, Harpool, Guyer). Always verify your specific address with both districts at lisd.net before making an offer.
Top Campuses Serving Double Oak
| Campus | Level | GreatSchools |
|---|---|---|
| Flower Mound High School (LISD) | 9-12 | 8/10 |
| Guyer High School (Denton ISD) | 9-12 | 8/10 |
| Harpool Middle School (Denton ISD) | 6-8 | 7/10 |
| Shadow Ridge Middle School (LISD) | 6-8 | 7/10 |
| Adkins Elementary (Denton ISD) | K-5 | 7/10 |
Compare Lewisville ISD vs. All 36 DFW Districts →
Niche Category Grades: Lewisville ISD
Source: Niche.com - Lewisville ISD Profile (2025). Campus GreatSchools ratings are directional and change annually; verify current ratings and your exact attendance zone before buying.
Best Areas in Double Oak for Families
Double Oak is small enough that it functions more as a single, cohesive residential town than a collection of large master-planned communities. Most homes sit on generous lots along quiet streets, with a mix of established custom homes and a smaller number of newer builds. Here is how I help families think about the housing here, plus the nearby communities worth touring if Double Oak's inventory is thin.
Search Current Double Oak Listings →
Central Double Oak (FM 407 Corridor)
The heart of town: established custom homes on roughly half-acre to acre-plus lots along quiet, tree-lined streets near FM 407. This is the classic Double Oak look, space, privacy, and mature trees, with quick access to Flower Mound for errands. Most addresses here fall in Lewisville ISD.
West Double Oak (Toward Highland Village)
The larger-acreage, higher-end end of town, where lot sizes grow and homes lean custom or semi-custom. Part of this western area falls in the Denton ISD attendance zone (Adkins, Harpool, Guyer), so address-level verification matters most here. Popular with buyers who want true privacy close to amenities.
Flower Mound (Neighboring)
If Double Oak's small inventory does not have what you need, neighboring Flower Mound offers far more selection, full master-planned communities with pools, trails, and amenities, plus the same Lewisville ISD schools many Double Oak families attend. A practical fallback just minutes away.
Highland Village & Lantana (Neighboring)
Just west and north, Highland Village offers lakeside living along Lewisville Lake, and Lantana is a large amenity-rich master-planned community. Both put you near Double Oak's quiet character with more homes to choose from and more day-to-day conveniences close by.
Not seeing what you're looking for? Double Oak's for-sale inventory is genuinely small and turns over slowly, so timing matters. Tell me your must-haves and I'll watch the market and the right adjacent communities for you.
Cost of Living: Double Oak vs. Where You're Coming From
Most of my clients come from California, New York, or Illinois. Here's the comparison they need before they decide.
| Category | San Francisco Bay Area | Double Oak, TX |
|---|---|---|
| Median Home Price | ~$1.3M | ~$970K |
| State Income Tax | 9.3%+ (up to 13.3%) | $0, No state income tax |
| Property Tax Rate | ~1.1-1.2% (Prop 13 capped) | ~1.8-1.9% |
| Property Tax on $970K Home | ~$10,700 to $11,600/yr | ~$17,500 to $18,400/yr |
| Avg. Tax Burden | ~13-16% of income | ~8-10% of income |
| School Quality | Highly variable by zip | Lewisville ISD A+ / A |
| Avg. Commute | 45-90+ min | 30-45 min to most employers |
Property Tax Breakdown: Double Oak (Denton County)
| Taxing Entity | Rate per $100 | On $970K Home |
|---|---|---|
| Lewisville ISD | ~$1.10 | ~$10,670/yr |
| Town of Double Oak | ~$0.16 | ~$1,552/yr |
| Denton County | ~$0.19 | ~$1,843/yr |
| North Central Texas College + special districts | ~$0.38 | ~$3,686/yr |
| Base Total | ~$1.83 | ~$17,751/yr |
| Homestead exemption (if owner-occupied) | reduces taxable value | lowers the total |
Rates are approximate and vary by district and special assessments. Double Oak spans Lewisville ISD and Denton ISD, so your ISD line depends on the exact address. Always confirm current certified rates for a specific property. Source: Texas Comptroller and Denton County Appraisal District.
Major Employers: Double Oak & Nearby
Double Oak is a residential town, so it has very little commercial employment of its own. The real story is what surrounds it: families here are within easy reach of the major Denton County employers and a short drive from the larger Las Colinas, Grapevine, and DFW Airport job corridors. Below is an honest picture, a handful of nearby anchors rather than in-town offices.
Near Double Oak (Denton County)
| Employer | Industry |
|---|---|
| Lewisville ISD | Education (major area employer) |
| Medical City Lewisville | Healthcare |
| Texas Health Presbyterian Flower Mound | Healthcare |
| Town of Flower Mound / local government | Public Sector |
| Lewisville & Highland Village retail centers | Retail / Services |
Las Colinas / DFW Corridor (30-40 min)
| Employer | Industry |
|---|---|
| ExxonMobil (Irving) | Energy HQ |
| Celanese (Irving) | Chemicals HQ |
| American Airlines (Fort Worth) | Aviation HQ |
| Charles Schwab (Westlake) | Financial Services |
| DFW International Airport | Aviation / Logistics |
What Life Actually Looks Like in Double Oak
Youth Sports Nearby
Double Oak does not field its own large league system, but families plug into the deep Flower Mound and Highland Village youth sports scene minutes away: soccer, baseball, softball, basketball, and more through area associations and Lewisville ISD athletics.
Space & the Outdoors
The big draw here is room to breathe: large lots, mature trees, and quiet streets. Many homes back to greenbelt or open space, and Lewisville Lake and the trails of Flower Mound and Highland Village are a short drive for paddling, fishing, and biking.
Shopping & Dining (Nearby)
Double Oak itself has essentially no retail or restaurants, this is a residential town. The upside is how close the options are: Flower Mound's River Walk and Highland Village's Shops at Highland Village put grocery, dining, and shopping within five to ten minutes.
Small-Town Calendar
As a town of about 3,000, Double Oak runs at a small-town pace. Civic life centers on Town Hall, neighborhood gatherings, and the broader Flower Mound area events calendar, where larger seasonal festivals and farmers markets are held.
Acreage Close to Amenities
What makes Double Oak distinctive is the combination most DFW suburbs cannot offer: genuine acreage and privacy that still sits minutes from top schools, healthcare, and shopping. You get the quiet of the country without being truly far from anything.
Tight-Knit & Established
With near-total owner occupancy and long-tenured residents, Double Oak feels settled rather than transient. Neighbors know each other, and the pace is calm, a good fit for families who want roots and quiet over constant activity.
Recreation, Walkability & City Amenities
Double Oak is a highly car-dependent town, that's the honest starting point. There is no DART or DCTA rail, no real public transit, and very little within walking distance. What the town offers instead is space at home and quick access to the strong parks, trails, and lake recreation in neighboring Flower Mound, Highland Village, and Lantana.
Walkability & Transportation Scores
Scores reflect the town and vary significantly by address. Source: Walk Score® 
Parks, Trails & Green Space
Within its own borders Double Oak keeps things simple, with a small town park and a great deal of private green space on residential lots. The real recreation map for most families extends just past the town line, where Flower Mound, Highland Village, and Lewisville Lake offer trails, sports complexes, and water access. The cards below mix the in-town option with the nearby parks Double Oak families use most.
Double Oak Town Park
The town's own neighborhood park, a quiet, low-key green space for local families. Modest by design, in keeping with Double Oak's small-town character. Larger park needs are met in the neighboring communities below.
Lewisville Lake (Highland Village)
Just minutes west, Lewisville Lake offers boating, fishing, paddling, and lakeside parks. Highland Village's shoreline parks and Pilot Knoll Park are popular with Double Oak families for weekends on the water.
Flower Mound Trail System
Flower Mound maintains an extensive multi-use trail network connecting parks, neighborhoods, and the lake. It is the go-to for Double Oak families who want to walk, jog, or bike beyond their own quiet streets.
The Grand Park / Lantana Amenities
The nearby Lantana master-planned community and Flower Mound's larger parks add splash pads, sports fields, playgrounds, and community pools, all a short drive from Double Oak.
Lake Park (Lewisville)
A large lakeside park on Lewisville Lake with campsites, trails, a marina, and open shoreline. A favorite for bigger family outings within about 15 minutes of Double Oak.
Private Green Space at Home
Worth naming honestly: in Double Oak, much of your outdoor life happens on your own property. Acre-plus lots mean room for play sets, gardens, and pets, the backyard does a lot of the work other suburbs hand to public parks.
City Recreation Centers & Facilities
| Facility | What's Inside |
|---|---|
| Double Oak Town Hall | Civic offices, meeting space, town park |
| Flower Mound Community Activity Center | Indoor pool, gym, fitness, classes |
| Highland Village Doubletree Ranch Park & rec | Sports fields, trails, event lawns |
| Flower Mound Public Library | Books, digital resources, programming |
Youth Sports & Organized Recreation
Double Oak is small, so organized youth sports happen through the surrounding communities rather than the town itself. Families tap into the well-established Flower Mound and Highland Village associations and Lewisville ISD athletics, which together cover the full range of programs.
How Safe Is Double Oak?
Safety is an important factor for every family, and every family's priorities are different. Rather than rank Double Oak against other towns, the most useful thing I can do is point you to the third-party tools that let you review the data yourself for any specific address.
(third-party, 2025)
low-density residential
to review any specific area
Review crime and safety data yourself: NeighborhoodScout · City-Data · Denton County Sheriff. These tools let you see the data and make your own call for any specific address.
Double Oak Real Estate Market: What to Expect
In Double Oak, the heart of the market is the move-up band: 58% of homes sold in the past year landed between $700K and $1M, where a median of about $834K buys roughly 2,942 square feet. Entry-level homes do exist, around $335K for about 1,345 square feet, but they are a smaller share (0%). About 87% of sales were $700K or more, so move-up and luxury buyers have real selection. Price per square foot climbs from about $249 at the entry level to $343 at the top, which is what you are paying for in larger lots, newer builds, and higher finish levels.
Median Sale Price
$904K
12-month rolling avg · single-family
Average Sale Price
$929K
12-month rolling avg · single-family
Price per Sq Ft
$291
Median · 12-month rolling
Sale to Original List
98.6%
12-month rolling · share of original list price
Days on Market
28 days
Median · 12-month rolling
Months Supply
3.2 mo.
Balanced market · 12-month
Active Inventory
11
Current active supply · single-family
Closed Sales
48
12-month total · single-family
A few more numbers worth knowing if you are weighing an offer in Double Oak. Over the trailing 12 months, single-family homes sold for a median of $904K and an average of $929K, which works out to about $291 per square foot. Homes here sold for roughly 98.6% of their original list price, which gives you a sense of how much room buyers have typically had to negotiate. As of the latest data, about 11 single-family homes were actively listed. These are NTREIS figures (the price metrics are 12-month rolling, inventory is current active supply), and your own price per square foot and negotiating room will vary by neighborhood, age of home, and finish level.
Source: NTREIS via 10K Research · All figures are 12-month rolling periods · Updated June 2026
Double Oak is a small, thin, and up-market housing market. With only about 39 sales in a year and roughly 2.3 months of supply, inventory is genuinely limited and well-priced homes do not stay listed for long. Because so few homes change hands here, a single high-end sale can move the averages, so treat any one month's number as directional and lean on a full comparable analysis before pricing an offer.
Pros & Cons of Living in Double Oak
I won't sell you on Double Oak. I'll give you the real picture so you can decide if it's right for your family.
What Double Oak Does Well
- Space and privacy, large, often acre-plus lots and quiet streets give you room most DFW suburbs cannot, while still sitting minutes from amenities.
- Strong schools, the town is served by Lewisville ISD (Niche A overall, A+ college prep), with the western portion in Denton ISD's Guyer feeder.
- Quiet, established feel, near-total owner occupancy and long-tenured neighbors make Double Oak feel settled and calm rather than transient.
- Close to everything you need, Flower Mound, Highland Village, and Lantana put grocery, dining, healthcare, and shopping within a short drive.
- Lake and trail access nearby, Lewisville Lake and the Flower Mound and Highland Village trail systems are minutes away for weekend recreation.
- Low town tax rate, the Town of Double Oak's own tax rate is modest; ISD remains the largest line on the bill.
- No state income tax, meaningful savings, especially for high earners from CA, NY, or IL.
What to Weigh Carefully
- Up-market pricing, the market skews high, with a median near $970K and most sales above $700K. True entry-level homes are rare here.
- Very thin inventory, only about 39 homes sold in the past year, so the right home may take patience and timing.
- Split school districts, most of town is Lewisville ISD, but a western portion is Denton ISD. You must verify the exact address before buying.
- Almost no in-town amenities, no restaurants, no walkable shopping, and a single small park. You drive for nearly everything.
- Car-dependent, no DART or DCTA rail and no meaningful public transit. A personal vehicle is essential, and most households need two.
- Higher property tax bill in dollars, the rate is typical for Denton County, but on up-market home values the annual dollar total runs high. Always file your homestead exemption.
How Double Oak Compares to Nearby Suburbs
Every family weighs the same factors differently. Here is how Double Oak 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 →
Double Oak, Texas: Frequently Asked Questions
For the right family, yes. Double Oak is a small, quiet, affluent residential town of about 3,000 people known for large lots, privacy, and strong schools through Lewisville ISD (with a western portion in Denton ISD). It earns an A overall on Niche and A+ for families. The tradeoff is that there is very little in town itself, no restaurants or walkable shopping, so families who value space and calm over convenience tend to love it.
Double Oak is a split-district town. The majority of addresses are in Lewisville ISD, which earns a Niche A overall and A+ for college prep, while a western portion of town is zoned to Denton ISD (Adkins Elementary, Harpool Middle School, and Guyer High School). Because a few hundred feet can change which schools your children attend, always verify the exact address with both districts before making an offer.
The combined base rate in Double Oak (Denton County) is roughly $1.83 per $100 of assessed value, covering the ISD, the Town of Double Oak (a low ~$0.16), Denton County, and college and special districts. On a home near the local median of about $970K, that works out to roughly $17,500 to $18,400 per year before exemptions.
Two things to know: your ISD line depends on whether your address is in Lewisville ISD or Denton ISD, and filing your homestead exemption meaningfully lowers the bill. Always confirm the current certified rates for a specific property.
Texas has no state income tax, while California's rate reaches 13.3% for high earners and New York adds state plus city tax. For a family earning $250K a year, that alone can be $20,000 to $30,000 in annual savings. Double Oak's up-market home prices and higher property tax rate narrow the gap compared to a more affordable suburb, but most high earners still come out ahead.
The bigger lifestyle difference is space: in Double Oak, a high six- or seven-figure budget buys acreage and a large home in a quiet town, the kind of room that is hard to find at any price in coastal metros.
Because Double Oak is small, it functions as one cohesive residential town rather than a set of master-planned communities. Central Double Oak along the FM 407 corridor offers established custom homes on large lots, mostly in Lewisville ISD, while the western side toward Highland Village leans larger-acreage and higher-end, with part of it in Denton ISD. If in-town inventory is thin, neighboring Flower Mound, Highland Village, and Lantana give you far more choice with similar schools nearby.
Double Oak is a small, fully built-out town of about 3,000 residents with near-total owner occupancy and long-tenured homeowners, so very few homes come up for sale. Only around 39 single-family homes sold in the past 12 months, and supply runs around 2.3 months, which reads as a seller's market. In practice that means the right home can take patience and timing. I watch the Double Oak market and the right adjacent communities so my clients are ready to move when a fit comes up.
Yes, Double Oak is one of the more up-market towns in the area. The median single-family sale price over the past year was about $970K, and roughly 87% of sales were $700K or more, with the move-up band (around $856K for about 2,952 square feet) accounting for the largest share. True entry-level homes are rare here. What you are paying for is space, privacy, and larger custom homes close to strong schools and amenities.
No. Double Oak has no DART or DCTA rail and no meaningful fixed-route public transit. With a Walk Score of just 4, it is a highly car-dependent town, and most households need two vehicles. The upside is that the highways near town (I-35E, FM 407, FM 2499) are free, non-toll roads, and everyday destinations in Flower Mound and Highland Village are only minutes away by car.
In town, Double Oak is intentionally quiet, with a small town park and a great deal of private green space on large residential lots. Most recreation happens just past the town line: Lewisville Lake for boating and fishing, the Flower Mound and Highland Village trail systems, and the shopping and dining of Flower Mound's River Walk and the Shops at Highland Village, all within five to fifteen minutes. It is a town that trades on-site amenities for space at home and quick access to neighboring communities.
Double Oak sits in southern Denton County, roughly 30 miles northwest of Downtown Dallas, which is about a 40 to 60 minute drive via I-35E or the Dallas North Tollway depending on traffic. DFW International Airport is closer, around 20 miles and 25 to 35 minutes via FM 2499 and SH-121. The Las Colinas and Irving job corridor is about 30 to 40 minutes, making Double Oak a workable, quieter base for families commuting to those areas.
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Most families I work with come from out of state and need a partner who understands their timeline, their school priorities, and how DFW works, not just how to open lockboxes. In a town with inventory this thin, having someone watching the market for you matters. Before we look at a single listing, we talk about what matters most to your family. No pressure, no sales pitch.
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TREC Consumer Protection Notice · TREC Information About Broker Services
Information on this page is provided for educational purposes and is believed to be accurate as of June 2026. School district ratings, property tax rates, crime statistics, home prices, employer information, and community details change over time. Always verify ISD zoning by specific property address before making real estate decisions. Tax rates: Texas Comptroller. TEA ratings: txschools.gov. Niche grades: niche.com. GreatSchools: greatschools.org.
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