Valley Ranch Apartment Locator: Garden Homes on the Canals and a School District Split
As your Valley Ranch apartment locator, we checked 9 places this week, with prices from $949 a month after free rent. Valley Ranch is a planned community at Irving's north end, laid out around canals and parks between I-635 and Coppell. Most rentals are renovated garden and townhome style buildings from the 1980s on, some backing onto the water, plus townhomes, duplexes and houses leased by their owners. Parts fall in Coppell ISD and parts in Carrollton-Farmers Branch ISD, so the street matters.
- Typical 1 bedroom
- $1,118/mo
- Places with homes available
- 9
- With a special
- 22%
- Our help costs you
- $0
After free rent, before fees. Checked . See this week's deals
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Mon to Fri, 9:00am to 6:00pm. Your budget and move date are all we need.
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TREC #562021
Spirit Real Estate Group
Valley Ranch apartments by size this week
We checked 9 places in Valley Ranch on November 6, 2026. Prices count any firm free rent, spread over the lease, and are before fees. Pick your size to see the best deals.
This week in Valley Ranch
Price by building age, after free rent
On a 1 bedroom here, middle age buildings run about $441 a month less than newer ones. If price matters most, start with them.
On a 2 bedroom here, middle age buildings run about $769 a month less than newer ones. If price matters most, start with them.
22%
of places here have a move-in special
Firm free rent offers here give about 6 weeks.
−$153
typical 1 bedroom since November 1
Prices here are easing. A good week to look.
Renting a house or an apartment in Valley Ranch?
A 3 bedroom house here runs about $772 a month more than a 3 bedroom apartment after free rent. Free rent is part of that: before specials, a typical 3 bedroom apartment here lists for about $2,182.
With a house you usually get a yard, more room and no shared walls. You often pay water, trash and yard care yourself, and deposits can run higher.
With an apartment you pay community fees each month for things like parking, trash and amenities. Free rent usually needs a lease of 12 months or more, and the staff on site handles repairs.
House rents: Rentometer, Oct 2026, houses rented in Valley Ranch, Irving, TX in the past 12 months. Apartment prices: our check of 9 communities this week, after free rent and before fees.
Our picks in Valley Ranch
Places we like right now, in each kind of building. Tell us your budget, and we'll send the names and floor plans.
Newer buildings
Built or redone since 2015
Older buildings
Built before 1995, lower prices
Find your best deal in Valley Ranch
Pick what you want. We compare each deal with buildings like it here: same size, about the same age.
Nothing here matches all of that this week. Tell us what you want and we'll look for buildings that fit.
Why our prices are lower than what the community quotes
When a community gives free rent, we spread it over the whole lease and show what you pay a month on average. The community quotes the full rent, and many take the free rent off your first months. You pay the same total either way. Our way lets you compare one deal with another. Fees and the deposit are extra.
See all the numbers: prices by size, newer vs. older, week by week
Prices by size
"Middle half" is the range half the places here start in. A price under it beats about 3 in 4 places.
| Size | Typical | Cheapest | Middle half | Per sq ft | Since November 1 | Places open |
|---|---|---|---|---|---|---|
| Studio | n/a | $1,202 | n/a | n/a | n/a | 1 |
| 1 bed | $1,118 | $949 | $1,030 to $1,376 | $1.53 | down $153 | 9 |
| 2 bed | $1,800 | $1,198 | $1,597 to $1,962 | $1.70 | no change | 9 |
| 3 bed | $2,078 | $1,893 | $1,982 to $2,182 | $1.54 | no change | 5 |
Newer vs. older buildings
Newer means built or redone since 2015. Middle means mostly 1995 to 2014. Older means built before 1995. Prices are for a 1 bedroom. How we sort them
| Buildings | Typical 1 bed | With a special | Usual weeks free | Per sq ft | Places |
|---|---|---|---|---|---|
| Newer (Class A) | $1,497 | 50% | 4 weeks | $2.09 | 2 |
| Middle (Class B) | $1,056 | 20% | 8 weeks | $1.51 | 5 |
| Older (Class C) | $1,163 | 0% | n/a | $1.74 | 2 |
Prices week by week
The typical price from each weekly check since Oct 28. A line heading down means prices here are easing.
Each place's price is its lowest listed available apartment of that size, after any firm free rent and before fees. We leave out income restricted, tax credit, 55+ and student housing. Prices can change any day, so get the final price in writing from the building before you apply.
Areas we cover inside Valley Ranch
Cimarron ParkCimarron Park is Valley Ranch's main city park, with ball fields, a jogging trail and the Cimarron recreation and aquatic centers off Valley Ranch Parkway.
Apartment complexes from the 1980s and 1990s sit a short walk away, some on the canals.
MacArthur BoulevardMacArthur Boulevard runs north and south through Valley Ranch from I-635 toward Coppell, with apartment complexes and shopping centers on both sides.
The Cowboys' former practice site is near its south end, and Las Colinas is a few minutes south.
Hackberry CreekAcross I-635 to the south, Hackberry Creek is a gated neighborhood around a golf course, between Belt Line Road and MacArthur Boulevard above SH-114.
Leased houses are the main rental option, with apartments along MacArthur at its edge.
Belt Line RoadBelt Line Road runs along Valley Ranch's west side between Coppell and I-635, near North Lake and the Cypress Waters development.
The Silver Line's Cypress Waters station is close, and rentals along the road are mostly garden complexes.
Valley Ranch ParkwayValley Ranch Parkway loops through the neighborhood, tying together the canals, Cimarron Park and the apartment communities that make up much of Valley Ranch.
Most complexes on it date from the 1980s and 1990s, and MacArthur and I-635 are the ways out.
Valley Ranch Apartments on the Canals, Split Between Two School Districts
- Coppell ISD or Carrollton-Farmers Branch ISD, looked up for the exact address
- Detached garages asked about for a separate monthly charge, since several buildings bill them on top
- Late summer mosquitoes flagged for units on the canals
Getting around, and the school line
I-635 forms the south edge and Coppell the north, with Belt Line Road running up into Coppell. DFW Airport is a short drive west, and Downtown Dallas lies southeast. Rush hour stretches both.
There's no station inside Valley Ranch. The Silver Line stops at Cypress Waters on Belt Line Road, just to the west. The Orange Line is a short drive south, at Hidden Ridge and Dallas College North Lake Campus stations. Irving's DART buses run here, but most renters keep a car.
The school line comes first. Valley Ranch splits between Coppell ISD and Carrollton-Farmers Branch ISD, and a mailing address won't tell you which, so we look the street up on both district maps if schools matter.
Buildings on the canals, garages and homes leased by owners
Most rentals went up after building took off here in the 1980s: garden and townhome style buildings, most renovated at least once, many backing onto the canals. Canal units cost more for the view and draw mosquitoes in late summer.
Several buildings with detached garages charge for them monthly rather than including them. We ask for that in writing before we compare rents.
Townhomes, duplexes and houses leased by their owners round out the market. They often carry HOA rules on pets, parking and minimum lease length that the owner didn't write and can't waive. Apartment buildings use set screening rules, like an income minimum, and some approve with conditions. Individual owners? They set their own bar.
Life along the Valley Ranch canals
Valley Ranch is a pocket of north Irving built around canals and walkways. You can walk to a park, and a train stop, DFW Airport and a long list of Indian restaurants are a short drive away.
- Silver Line trains and the drive out
- Pools, small parks and the Elm Fork trail
- MacArthur Boulevard and its long menu
- Spice aisles and the weekend shop
- What we tell renters about Valley Ranch
Silver Line trains and the drive out
DART's Silver Line stops at Cypress Waters Station on Belt Line Road, with a park and ride lot. The next stops are DFW Airport North one way and Downtown Carrollton the other. At 8am on a weekday, DFW Airport is about 17 minutes away by our count, with the Medical District at 24, Legacy West at 25 and Downtown Dallas at 29. Inside the neighborhood, more than five miles of canal walkways connect the parks, so a stroll can replace a short drive.
Cypress Waters Station
Park in the station lot and ride the Silver Line to DFW Airport North, a cheap way to skip airport parking on a work trip.
- Rides to the airport
- Car free commutes
Valley Ranch canals
Walk the paths along the water after dinner; they tie the parks together, so you can loop for miles without crossing a big road.
- Evening walks
- Easy jogs
- Dog walks
Pools, small parks and the Elm Fork trail
Cimarron Park is the center of it all, and the Cimarron Family Aquatic Center beside its recreation center has slides, a splash playground and a five lane lap pool. North Lake Ranch Park, Rodeo Park and Saddlehorn Park are smaller stops along the walkways. To the west, the Campion Trail follows the Elm Fork of the Trinity River. Sam Houston Trail Park is the place to start a run or a ride on it.
Cimarron Park
Swim laps or cool off at the aquatic center on summer afternoons, then walk the park's paths once the sun drops.
- Summer swims
- Lap swimming
- Park walks
North Lake Ranch Park
A quiet stop on the canal paths for a sit by the water or a short loop with the dog.
- Quiet walks
- Dog walks
Campion Trail
Start at Sam Houston Trail Park for a long run or bike ride along the river, best on a cool weekend morning.
- Long bike rides
- Weekend runs
MacArthur Boulevard and its long menu
Most places to eat sit in the shopping centers off MacArthur Boulevard, about a mile from the canals, and the list leans hard toward Indian food. Saravanaa Bhavan and Simply South serve South Indian vegetarian plates, and Kwality Ice Cream & Bakery handles dessert. Torchy's Tacos and Mi Cocina cover Tex-Mex, and Twin Peaks puts games on its screens. Haraz Coffee House is the coffee stop for a slow morning or a late night.
Saravanaa Bhavan
Go hungry for dosas and thali plates from a South Indian vegetarian menu, a few minutes by car from the canals.
- Dosa dinners
- Vegetarian meals
Simply South
Another South Indian vegetarian kitchen close to the canals, a good second pick when Saravanaa Bhavan has a wait.
- Vegetarian lunch
- South Indian food
Torchy's Tacos
A quick taco lunch or an easy dinner when nobody wants to cook, close to most homes here.
- Quick tacos
- Easy dinners
Haraz Coffee House
Order Yemeni coffee and pastries, and stay for an hour; it's where people meet up early or after dark.
- Late night coffee
- Slow mornings
Kwality Ice Cream & Bakery
Stop for Indian ice cream flavors and baked snacks after dinner on MacArthur, under half a mile from the heart of Valley Ranch.
- Dessert after dinner
- Ice cream runs
Spice aisles and the weekend shop
Patel Brothers and India Bazaar are the big Indian grocers here, each within a mile of the Valley Ranch canals. MacArthur Marketplace is the large shopping center for everything else, with MacArthur Ranch a smaller center closer in. Every one of these stops sits on surface streets about a mile from the canals, so the weekly shop never needs a freeway.
Patel Brothers
Plan your big Indian grocery run here for spices, flours, snacks and fresh produce; weekday evenings are calmer than weekend afternoons.
- Indian groceries
- Weekly stock up
MacArthur Marketplace
The big shopping center on MacArthur for errands that a grocery store can't cover, a short drive north of most homes here.
- Saturday errands
- One stop shopping
What we tell renters about Valley Ranch
If you fly for work, the Silver Line from Cypress Waters gets you to DFW Airport North without paying to park. For a daily walk, pick a home that backs onto the canal paths instead of one facing MacArthur Boulevard. Before you sign, check how close a unit sits to I-635, the freeway along the south edge. A few blocks make a big difference in noise.
Valley Ranch questions
Is my Valley Ranch address in Coppell ISD?
Maybe. The community is split between Coppell ISD and Carrollton-Farmers Branch ISD, so we look up the street on both districts' boundary maps.
Do Valley Ranch buildings charge extra for garages?
Several do, billing a detached garage each month on top of rent. We ask whether it's included and what it costs, then add it before we compare.
Are mosquitoes a real problem near the canals?
In late summer, yes, for units right on the water. A canal unit feels different in August than in April, so we ask which units face the canals.
What rents in Valley Ranch besides apartments?
Townhomes, duplexes and houses leased by their owners, alongside the renovated garden and townhome style communities. On the apartment side, a typical Valley Ranch one bedroom runs about $1,118 this week.
What should I ask the HOA about at a townhome leased by its owner?
Pet limits, parking and any minimum lease length. The owner didn't write those rules and usually can't bend them, so we ask for the full set before you apply.
How close is the train to Valley Ranch?
Close but not inside it. The Silver Line's Cypress Waters stop on Belt Line Road is just west. The Orange Line is a short drive south, at Hidden Ridge and Dallas College North Lake Campus stations.
Does Valley Ranch work for a rocky rental history?
Often, through the apartment communities. They post their rules, and many approve with conditions. Homes leased by owners have no standard rules, so the answer changes from house to house.
Is there an apartment locator near Valley Ranch?
Yes. We search both sides of the Coppell ISD and Carrollton-Farmers Branch ISD split and ask about garage fees and units facing the canals. Our list covers townhomes leased by owners and the apartment communities.
Near Valley Ranch
North Irving runs along Valley Ranch's south side, Las Colinas sits a few minutes south past I-635, and the rest of Irving lies beyond.
Looking in Valley Ranch?
Tell us your budget and whether Coppell ISD matters, and we'll keep the Valley Ranch list on your side of the school line.
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Free to renters · No credit pull · Brokered by Spirit Real Estate Group, TREC #562021