Little Elm & Forney Under $400K: Still a Deal?
Yes. Both towns still have hundreds of homes listed under $400,000.
Little Elm had 259 active listings under that price. Forney had 714. That's 42% of everything listed in Little Elm, and 67% of everything listed in Forney.
So the short answer holds. The longer answer is that these two towns are cheaper for different reasons, and only one of them is genuinely far out.
What does "hidden gem" actually mean here?
It means a home priced below what a similar house costs closer in.
It is a comparison, not a slogan: same size, same build quality, lower price.
That gap can close. As a town grows and more buyers find it, prices catch up to nearby suburbs.
Whether the gap is still open is a question about today's listings. It is not something a post from last year can answer.
How far out are these towns, really?
Little Elm is genuinely far from downtown Dallas. Forney is not.
Little Elm sits about 40 miles northwest of downtown Dallas, near Lake Lewisville. That is a real distance, and it is a real part of why homes there cost less.
Forney sits about 22 miles east of downtown Dallas. That is closer than several suburbs that cost much more.
Both towns are still adding subdivisions. That steady supply of new homes is what keeps entry prices down in each one.
What do the current listings look like in Little Elm?
259 of the 624 homes listed in Little Elm were priced under $400,000.
The under-$400K listings ran from $42,500 to just under $400,000, with a midpoint of $340,000.
Builders release neighborhoods in phases. Prices usually start lower in an early phase and rise as the neighborhood fills in, so the same floor plan can cost more six months from now.
What do the current listings look like in Forney?
714 of the 1,069 homes listed in Forney were priced under $400,000.
The under-$400K listings ran from $120,000 to just under $400,000, with a midpoint of $304,249.
Across all price points, the midpoint asking price in Forney was $349,490.
Forney has more inventory under $400,000 than Little Elm, both in raw count and as a share of the town. Two thirds of what is listed there sits under that number.
What do you give up at this price?
Mainly commute time, lot size, and how finished the neighborhood feels.
New sections get built on open land at the edge of town. That means longer drives to job centers and fewer mature trees.
It also means neighbors still moving in around you, and construction traffic while the section fills.
If yard size matters to you, check the specific lot before you commit. Lot dimensions vary a lot between sections of the same neighborhood.
How to check today's listings before you decide
Don't rely on last year's price. Pull current listings before you rule a town in or out.
Step 1. Search by town and price ceiling
Filter for Little Elm or Forney with $400,000 as your top price. That immediately shows you what is real today.
Step 2. Ask which phase you're buying in
Ask whether a listed price is an early phase or a later one. Early phases usually cost less and can sell out fast.
Step 3. Compare drive time, not just miles
Step 4. Confirm school district boundaries with the district
Little Elm is served by Little Elm ISD, and Forney by Forney ISD. Boundaries can shift as new sections get built.
Verify current boundaries with the district before you buy based on a specific school assignment.
The numbers
| Little Elm | Forney | |
|---|---|---|
| School district | Little Elm ISD | Forney ISD |
| Approx. driving distance to downtown Dallas | ~40 miles | ~22 miles |
| Active listings | 624 | 1,069 |
| Active listings under $400,000 | 259 | 714 |
| Share of listings under $400,000 | 42% | 67% |
| Asking-price range, under-$400K listings | $42,500 – $399,999 | $120,000 – $399,990 |
| Midpoint asking price, under-$400K listings | $340,000 | $304,249 |
| Midpoint asking price, all listings | $430,000 | $349,490 |
Source: GoalLine Real Estate MLS listing feed (IDX Broker / NTREIS), as of 2026-08-10. Figures are active listings and asking prices, not sold prices, and change daily. Driving distances are approximate road distances to downtown Dallas.
Beth's take
"This is the most inventory the DFW metroplex has experienced since 2013. At the end of last week, there were over 35,000 homes for sale in DFW." — Beth Brake, 2026-08-07
Keep reading
- DFW New Construction Boom: Best Master-Planned Communities in 2026
- New Construction Deals Nobody Talks About
- Why New Construction Communities Are Transforming DFW Living in 2026
- What Are the Best Small Towns in North Texas?
Want to see what's actually listed under $400,000 in Little Elm and Forney right now, instead of what was true when this was written? Talk to our team and we'll pull current listings for you.
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