Best Places76002, TX Best Neighborhoods
2026–2027 edition · Data updated July 2026
Every neighborhood inside ZIP code 76002, scored on 40 measures of daily life and ranked to fit what matters to you. Local pay runs high here, and housing takes the biggest bite out of it. To work out which city fits you best, start with the best places to live tool.
76002 ranks 4,618th of 33,110 U.S. zip codes on the BestNeighborhood index. It scores highest on few empty homes by a wide margin, and property taxes are the weak spot.
The best neighborhoods in 76002
BestNeighborhood is the only ranking that scores 40 measures of daily life neighborhood by neighborhood and lets you re-weight every one of them yourself.
76002's strengths and weaknesses
Where 76002 ranks high
- Low vacancyBetter than 93% of zip codes
- Health outlookBetter than 91% of zip codes
- Low income/sales/gas taxBetter than 91% of zip codes
- Internet speedBetter than 89% of zip codes
- Cell coverageBetter than 86% of zip codes
Where 76002 ranks low
- Low property taxBetter than only 14% of zip codes
- Tree shadeBetter than only 17% of zip codes
- Healthcare accessBetter than only 18% of zip codes
- Voter turnoutBetter than only 19% of zip codes
- Cheap car insuranceBetter than only 23% of zip codes
What it costs to buy a home in 76002
A household needs to earn about $97,000 a year to comfortably buy the median 76002 home, at 20% down and today's 30-year rate. That is below the area's own median income of $101,651, so a typical household can afford the median home outright.
Where the monthly payment goes
Assumes a 20% down payment, a 6.6% 30-year fixed rate, and a 28% share of income going to the payment. The rate is the 2026-07-23 30-year fixed average, series MORTGAGE30US from the St. Louis Fed, which publishes Freddie Mac's weekly survey. Against the median home value, property tax uses 76002's effective rate of 1.45%, and insurance is estimated at 0.4% of home value a year.
Renting versus buying
At today's prices, buying tends to cost more than renting for about the first 5 years, then pulls ahead as rent keeps rising and the mortgage builds equity. The chart tracks the running cost of each.
Who lives in 76002
76002 runs younger than the country, and households here run larger than average.
Residents by age
Racial and ethnic makeup has its own map. See the race and diversity map for 76002.
Who works in 76002, and how
Work in 76002 centers on retail trade and health care & social. Unemployment sits above the national rate, and jobs are growing.
Largest industries
How people get to work
- Drive or carpool 86%
- Work from home 14%
- Transit, walk, or bike 0%
Life in 76002
76002 has fewer places to eat and drink per resident than most zip codes and more parkland per resident than 74% of zip codes. Dining, parks, and nightlife concentrates in some parts of 76002 and thins out in others, which the map shows.
What the weather is like in 76002, month by month
76002 sees roughly 129 pleasant days a year. July highs average about 98 degrees. January highs sit near 60, with lows near 37. The comfortable stretch runs March through May, October, and November.
Show the monthly temperatures
| Month | Avg high | Avg | Avg low |
|---|---|---|---|
| January | 60° | 47° | 37° |
| April | 79° | 67° | 56° |
| July | 98° | 87° | 76° |
| October | 82° | 69° | 58° |
Flying in and out of 76002
Dallas-Fort Worth International sits about 19 miles away. It is a large hub and boarded 41.3 million passengers in 2025, with 289 nonstop destinations.
The best schools in and around 76002
Schools across 76002 average a B, better than 74% of zip codes.
Top elementary schools
- Martha Reid AcademyB · 48% proficient
- Judy Miller ElB− · 43% proficient
- Thelma Jones ElC+ · 38% proficient
Top middle schools
- Mary Orr IntB · 46% proficient
- Asa E Low Jr IntB · 45% proficient
- Ousley J HB · 44% proficient
Top high schools
- Tccse Early College H S At TimberviewA+ · 85% proficient
- Mansfield Timberview H SB+ · 55% proficient
- Seguin H SB− · 41% proficient
Grades come from K-12 test scores, with scores projected for schools missing data. See every 76002 school and its grade on SchoolGrade.
76002 measure by measure
Cards are ordered by how much each measure matters to you, so the ones you weighted highest come first. Expand to see every measure. Percentages compare 76002 against the other 33,109 zip codes.
Who 76002 suits
Remote workers
Cost of living against local pay beats 84% of zip codes, internet is fast and widely advertised, and 14% already work from home.
Common questions about living in 76002
Is 76002 a good place to live?
Using BestNeighborhood's default rankings, 76002 ranks 4,618th of 33,110 zip codes. It scores highest on few empty homes, population health, and low taxes, and lowest on property taxes and tree cover. How good it is for you depends on which of those you weight most, which the map lets you set.
Is 76002 expensive to live in?
The median home is worth $341,787. The overall cost of living runs about 10% below the national average. Set against a $101,651 median income, cost of living beats 84% of zip codes.
Is 76002 safe?
Yes, 76002 is safer than 77% of zip codes. Safety varies a lot by neighborhood. Crime costs an estimated $276 per resident a year.
What is the weather like in 76002?
July highs average about 98 degrees, and January highs near 60 with lows near 37. That works out to about 129 pleasant days a year, more than 80% of zip codes.
Is 76002 good for families?
Schools beat 74% of zip codes, crime safety beats 77%, and childcare runs $907 a month.
Compare 76002 with other zip codes
Sources and methodology
Every measure on this page is scored for each neighborhood, then rolled up to 76002. Scores are absolute rather than ranked, which means a 60 in 76002 represents the same real quantity as a 60 anywhere else, and the ranking is a weighted average of those absolutes. The map colors come from a national scale calibrated against a population weighted random sample of 5,000 neighborhoods. That absolute scoring is what no other places-to-live ranking does: it puts a single neighborhood, a town, a metro, and a state on one scale, so the same 40 measures answer both which metro to move to and which street inside it to buy on. Read the full methodology.
76002 detail on BestNeighborhood maps:
- Walk Grade for 76002: walkability, transit, and biking, measured on the real street network rather than by straight line distance.
- Noise in 76002: road, rail, and aviation sound modeling calibrated against federal ground truth measurements.
- Conservative vs liberal map of 76002: precinct level election results apportioned to neighborhoods.
- Mobile and cell coverage in 76002: carrier by carrier coverage behind the cell score.
76002 detail on related sites:
- CrimeGrade: neighborhood crime rates behind the crime safety score.
- ISPreports.org: provider by provider internet availability and advertised speeds.
- CoverageWatch: the car insurance premiums behind the cheap car insurance score.
Federal and public data:
- U.S. Census Bureau American Community Survey: income, home value, rent, vacancy, commute time and mode, educational attainment, home age, age structure, household type, industry, and race.
- NOAA Global Surface Summary of the Day: the daily station record behind the monthly temperatures and the pleasant-day count.
- FAA Passenger Boarding Data: airport size and annual passenger counts.
- Freddie Mac Primary Mortgage Market Survey: the 30-year fixed rate used in the cost-to-buy estimate.
- FBI Crime Data Explorer: reported offenses behind the tangible crime cost estimate.
- U.S. EPA Air Quality System: five year average air quality index.
- FEMA National Risk Index: expected annual loss from natural hazards.
- CDC PLACES: disease burden, preventable risk, and barriers to care.
- National Center for Education Statistics: school enrollment and assessment inputs behind the school grade.
- FCC National Broadband Map: internet and wireless availability.
- U.S. Bureau of Labor Statistics: employment and job growth behind the local economy score.
- Religious activity uses a proprietary religious signal measurement.
Your priorities
Move a slider to say how much a measure matters. Zero turns it off.