A Growing Railroad Town East of Dallas

Crandall is a growing town of approximately 9,333 residents in southeast Kaufman County, about 25 miles east of Dallas. The median home value sits at $293,000 according to Census Bureau data, with newer neighborhoods like Cartwright Ranch and Wildcat Ranch anchoring residential growth. Crandall ISD serves local students, though the district currently holds an F rating from the Texas Education Agency. The local economy reflects broader Kaufman County trends, with manufacturing, transportation, and warehousing providing the largest employment bases, and median household income reaching $88,013.

History

Crandall's history begins with Reverend C. F. Crandall, a Methodist minister who purchased 1,800 acres here in 1877 after relocating from Indiana. When the Texas Trunk Line Railroad arrived in 1880, he donated land for a depot, establishing the town that would carry his name and serve as a railroad stop between Dallas and points east.

ZIP Codes Compared

Housing stock in Crandall centers on single-family homes in subdivisions developed over the past 15 to 20 years, with most properties falling in the $250,000 to $350,000 range. The town's compact geography means less variation in housing options compared to larger cities, with newer construction dominating the market.

Demographics

Crandall's population skews younger than many Texas towns, with a median age of 32.9 and a homeownership rate of 87 percent. The community is majority White at 51.8 percent, with significant Hispanic representation at 33.6 percent and a Black population of 12.3 percent, creating a more diverse demographic profile than many rural Texas towns of similar size.

Economy

Kaufman County's economy leans heavily on transportation and warehousing, which employs 5,636 workers at an average pay of $56,813, alongside manufacturing jobs averaging $72,057 annually. Many Crandall residents commute west toward Dallas and the eastern suburbs for work, though retail, healthcare, and construction provide substantial local employment.

Schools

Crandall ISD is the primary school district serving the town, operating Crandall High School, Crandall Middle School, and Crandall Special Education Center with a total enrollment of 568 students. The district currently carries an F rating from the Texas Education Agency, a significant consideration for families evaluating the area.

Cost of Living

Crandall offers a more affordable entry point than Dallas proper, with median home values at $293,000 and median rent at $1,799 per month according to Census estimates. The combination of lower housing costs and higher median household income creates a cost-of-living profile that appeals to families seeking space and value within commuting distance of the metroplex.

Homeowners Associations

Nine registered homeowners associations operate in Crandall, primarily governing newer subdivisions like Cartwright Ranch and Wildcat Ranch. These HOAs typically manage amenities and architectural standards in residential developments that have emerged as the town has expanded over the past two decades.

About Crandall

Crandall traces its roots to 1877, when The Reverend C. F. Crandall arrived from Indiana and purchased 1,800 acres of land in what would become southeast Kaufman County. When the Texas Trunk Line Railroad built east from Dallas in 1880, the Methodist minister donated land for a depot, and the town that bears his name began to take shape. That legacy of practical community building still defines Crandall today, where the rhythm of daily life centers on school pickups at Crandall High School and Crandall Middle School, weekend errands at Brookshire Brothers, and quick stops at the Cotton Gin Restaurant for a meal that feels rooted in the area's agricultural past.

The town has grown considerably in recent years, with neighborhoods like Cartwright Ranch and Wildcat Ranch bringing families who value newer construction and the space that comes with living outside the metro core. On weekday mornings, residents head to CrossFit Crandall or stop by Angel Nails & Spa before work, while weekends might include services at Central Baptist Church or dropping off mail at the Crandall Post Office. The presence of Bluff View Senior Village reflects a community that accommodates multiple generations, though the median age of 32.9 according to Census Bureau estimates shows a decidedly younger tilt.

Crandall sits in a part of Kaufman County where manufacturing, transportation, and warehousing drive much of the employment base, though many residents commute west toward Dallas for work. The town maintains its own police and fire departments, and the Crandall Municipal Court handles local matters. Daily conveniences cluster near the main roads, where you'll find American National Bank of Texas, Crandall Cleaners, and Automotive Services 365 handling the practical needs that keep a small town running. It's a place where homeownership dominates—87 percent of residents own rather than rent—and where the trade-off for distance from Dallas is space, affordability, and a slower pace that still feels connected to the economic engine of the metroplex.

Classification

Type

Incorporated Place

Class Code

C1

Identifiers

GEOID

4817504

State FIPS

48

Place FIPS

17504

Statistics

Neighborhoods

0

Population

4,028

Geography

Geometry

polygon

Area

18 km²

County

Kaufman

Data Source

Primary Source

tiger

Census Reference

QuickFacts

Frequently Asked Questions About Crandall

Is Crandall a good place to live?

Crandall works well for buyers prioritizing affordability, space, and homeownership over urban amenities and top-tier schools. The median home value of $293,000 according to Census Bureau estimates delivers considerably more square footage than you'd find at that price point closer to Dallas, and the 87 percent homeownership rate reflects a community of long-term residents rather than transient renters. The trade-off is distance—you're 25 miles from Dallas with a commute that requires planning—and schools that currently underperform state standards. Daily life centers on practical routines: grocery runs to Brookshire Brothers, workouts at CrossFit Crandall, and weekend meals at the Cotton Gin Restaurant. The town maintains its own police and fire departments and handles local government through the Crandall Municipal Court, giving it more infrastructure than an unincorporated area. If you value newer construction in neighborhoods like Cartwright Ranch and Wildcat Ranch, don't mind driving for entertainment and dining variety, and can address school concerns through private options or supplemental programs, Crandall offers a functional, affordable base within reach of metroplex employment.

What is the cost of living in Crandall?

Crandall's cost of living centers on housing that's significantly more affordable than Dallas and its inner suburbs, with median home values at $293,000 and median rent at $1,799 per month according to Census Bureau data. That housing cost advantage matters when paired with the median household income of $88,013, creating a scenario where families can afford larger homes and more land than they could closer to the city. Property taxes follow typical Texas patterns—no state income tax but higher property tax rates that fund local services and schools. Everyday expenses like groceries at Brookshire Brothers and services at local businesses like Crandall Cleaners run close to regional averages. The real cost consideration is transportation: living 25 miles from Dallas means higher fuel expenses and vehicle wear if you're commuting daily, and you'll drive for most entertainment, shopping beyond basics, and dining variety. Kaufman County's economy includes well-paying manufacturing jobs averaging $72,057 annually and professional positions averaging $129,157, though many residents commute west for work. The overall equation favors buyers who want to maximize housing value and don't mind trading urban convenience for space and affordability.

How are the schools in Crandall?

Crandall ISD currently holds an F rating from the Texas Education Agency, a serious concern for families prioritizing academic performance. The district operates three campuses—Crandall High School, Crandall Middle School, and Crandall Special Education Center—serving 568 total students. That small enrollment means limited course offerings, fewer extracurricular options, and less infrastructure compared to larger suburban districts. Families moving to Crandall with school-age children need to address this reality directly: some choose private schools and make the drive to options in nearby communities, others commit to heavy parental involvement and supplemental tutoring, and some decide the housing value and lifestyle trade-offs outweigh educational concerns for their particular situation. The district does maintain facilities like the Crandall ISD Tennis Courts, and the small student body can mean more individual attention and easier access to sports and activities. But the TEA rating reflects measurable academic underperformance that won't change quickly. If schools are a primary factor in your move, visit campuses, talk to current parents, and have a clear plan for how you'll address the gap between what the district offers and what your children need. The affordability of Crandall housing can create budget room for private school tuition or educational enrichment that might not exist if you stretched for a home in a higher-rated district.

Is Crandall good for families?

Crandall appeals to families who value homeownership, space, and a slower pace over walkability and immediate access to urban amenities. The 87 percent homeownership rate and median age of 32.9 according to Census Bureau estimates point to a community of young families putting down roots, and neighborhoods like Cartwright Ranch and Wildcat Ranch offer the newer construction and yard space that make daily life with children easier. The town provides basic family infrastructure: Crandall High School and Crandall Middle School anchor the community calendar, Central Baptist Church and other congregations offer faith-based programming, and CrossFit Crandall gives parents a local fitness option. The challenge is that you'll drive for most everything beyond daily essentials—youth sports leagues, children's museums, entertainment venues, and dining variety all require trips to larger towns or back toward Dallas. The school district's F rating from the Texas Education Agency means families need a clear educational plan, whether that's supplementing with tutoring, choosing private schools, or accepting the limitations in exchange for other benefits. Bluff View Senior Village indicates some multigenerational appeal, and the town's parks and open spaces provide room for outdoor play. Crandall works for families willing to be intentional about driving for activities and opportunities, who see value in building equity in affordable homes, and who can create the educational and social environment their children need without relying solely on what the town provides within walking distance.

Find Your Home in Crandall

Whether you're drawn to newer neighborhoods like Wildcat Ranch or weighing school options and commute times, a Texas Ally advisor can help you navigate Crandall's housing market. We'll connect you with agents who know Kaufman County and can answer the questions that matter most to your family.