Best PlacesSand Flat, TX Best Neighborhoods
2026–2027 edition · Data updated July 2026
Every neighborhood in and around Sand Flat, scored on 40 measures of daily life and ranked to fit what matters to you. Several measures below read low, and the ranked lists name which ones. To work out which city fits you best, start with the best places to live tool.
Sand Flat ranks 31,074th of 50,333 U.S. towns on the BestNeighborhood index. It scores highest on low taxes by a wide margin, and summer heat is the weak spot.
The best neighborhoods in Sand Flat
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.
Sand Flat's strengths and weaknesses
Where Sand Flat ranks high
- Low income/sales/gas taxBetter than 92% of towns
- Cheap childcare$574 a month, better than 81% of towns
- Local economyBetter than 81% of towns
- State fiscal healthBetter than 81% of towns
- QuietBetter than 80% of towns
Where Sand Flat ranks low
- Heat safetyBetter than only 10% of towns
- Healthcare accessBetter than only 12% of towns
- WalkabilityBetter than only 19% of towns
- Health outlookBetter than only 21% of towns
- Household income$56,581 median, better than only 21% of towns
What it costs to buy a home in Sand Flat
A household needs to earn about $58,000 a year to comfortably buy the median Sand Flat home, at 20% down and today's 30-year rate. That is only a little above the area's median income of $56,581; the gap is small, which keeps homes within reach of local pay.
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 Sand Flat's effective rate of 0.82%, 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 Sand Flat
Sand Flat runs older than the country.
Residents by age
Racial and ethnic makeup has its own map. See the race and diversity map for Sand Flat.
Who works in Sand Flat, and how
Work in Sand Flat centers on other services and admin & support services. Unemployment is low, and jobs are growing.
Largest industries
How people get to work
- Drive or carpool 91%
- Work from home 8%
- Transit, walk, or bike 1%
Life in Sand Flat
The map and measures below break down dining, culture, and green space by neighborhood across Sand Flat.
What the weather is like in Sand Flat, month by month
Sand Flat sees roughly 107 pleasant days a year. July highs average about 93 degrees. January highs sit near 58, 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 | 58° | 46° | 37° |
| April | 76° | 65° | 55° |
| July | 93° | 83° | 74° |
| October | 79° | 66° | 56° |
Flying in and out of Sand Flat
The nearest airport, Tyler Pounds Regional, is about 24 miles away and is a small airport. The nearest major hub is Dallas Love Field, about 72 miles away.
The best schools in and around Sand Flat
Schools across Sand Flat average a C+, better than 46% of towns.
Top elementary schools
- Grand Saline IntC · 32% proficient
Top middle schools
- Van MiddleC+ · 38% proficient
- Grand Saline MiddleC · 35% proficient
Top high schools
- Van H SB · 47% proficient
- Grand Saline H SC+ · 38% proficient
Grades come from K-12 test scores, with scores projected for schools missing data. See every Sand Flat school and its grade on SchoolGrade.
Sand Flat 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 Sand Flat against the other 50,332 towns.
Common questions about living in Sand Flat
Is Sand Flat a good place to live?
Using BestNeighborhood's default rankings, Sand Flat ranks 31,074th of 50,333 towns. It scores highest on low taxes, affordable childcare, and a strong job market, and lowest on summer heat and thin health care access. How good it is for you depends on which of those you weight most, which the map lets you set.
Is Sand Flat expensive to live in?
The median home is worth $220,241. The overall cost of living runs about 14% below the national average. Set against a $56,581 median income, cost of living beats 24% of towns.
Is Sand Flat safe?
Sand Flat is safer than 50% of towns. Safety varies a lot by neighborhood. Crime costs an estimated $351 per resident a year.
Compare Sand Flat with other towns
Sources and methodology
Every measure on this page is scored for each neighborhood, then rolled up to Sand Flat. Scores are absolute rather than ranked, which means a 60 in Sand Flat 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.
Sand Flat detail on BestNeighborhood maps:
- Walk Grade for Sand Flat: walkability, transit, and biking, measured on the real street network rather than by straight line distance.
- Noise in Sand Flat: road, rail, and aviation sound modeling calibrated against federal ground truth measurements.
- Conservative vs liberal map of Sand Flat: precinct level election results apportioned to neighborhoods.
- Mobile and cell coverage in Sand Flat: carrier by carrier coverage behind the cell score.
Sand Flat 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.