Mansfield vs Surprise
The short version
- Overall prices are about the same in both metro areas (BEA 2024).
- The median home costs $410,700 in Mansfield and $435,100 in Surprise.
- Households earn more in Mansfield ($121,126 vs $96,711 median).
- Surprise has the warmer winter: January highs of 65°F vs 58°F.
- Surprise has more scorching days: 176 a year at 90°F or hotter vs 106.
- Surprise is growing faster: +22.5% since 2020 vs +16.3%.
- Texas has no state income tax on wages; Arizona's top rate is 2.5%.
Side by side
| Mansfield, TX | Surprise, AZ | |
|---|---|---|
| People | ||
| Population (2025) | 84,444 | 175,304 |
| Growth since 2020 | +16.3% | +22.5% |
| People per square mile | 2,295 | 1,586 |
| Median age | 36.4 | 41.4 |
| Bachelor's degree or higher | 43% | 31% |
| Money and housing | ||
| Median household income | $121,126 | $96,711 |
| Median home value | $410,700 | $435,100 |
| Home value to income | 3.4× | 4.5× |
| Median rent (with utilities) | $1,954 | $2,033 |
| Metro price level (US = 100) | 103.1 | 103.3 |
| Housing price level (US = 100) | 117.9 | 121.2 |
| $75,000 elsewhere equals | $77,300 | $77,500 |
| Homeowners | 72% | 79% |
| Top state income tax | None | 2.5% |
| Combined sales tax | 8.2% | 8.54% |
| Work and commute | ||
| Average commute (minutes) | 28.6 | 30.2 |
| Work from home | 15% | 20% |
| Take public transit | 0% | 0% |
| Unemployment (2020-24 avg) | 3.9% | 4.3% |
| Poverty rate | 5.8% | 8.6% |
| Weather | ||
| January high / low | 58° / 37° | 65° / 41° |
| July high / low | 96° / 75° | 105° / 80° |
| Precipitation per year | 36 in | 8 in |
| Snowfall per year | 0 in | 0 in |
| Days 90°F or hotter | 106 | 176 |
| Nights below freezing | 36 | 4 |
| Comfortable months | 4 | 4 |
| Risks, air and home prices | ||
| Natural hazard risk (FEMA, county) | Relatively High | Very High |
| FEMA risk score (lower is safer) | 99.1 | 99.9 |
| Good air days, 2025 | 28% | 7% |
| Home prices, past year | +0.7% | +0.8% |
| Home prices, past 5 years | +34.4% | +35.8% |
Highlighted cells are the better value where "better" is clear (lower prices, higher income, shorter commutes). Sources: Census Bureau 2025 estimates and ACS 2020-2024, BEA 2024, NOAA 1991-2020, Tax Foundation 2026.
Weather, month by month
Most comfortable months: Mansfield: March to May and November. Surprise: February to April and November.
Full monthly tables: Mansfield weather by month and Surprise weather by month.
What $75,000 is worth
A $75,000 salary in an average-priced US city buys about the same as $77,300 in Mansfield and $77,500 in Surprise. Moving from Mansfield to Surprise, you would need about $75,200 to match a $75,000 salary.
Moving between Mansfield and Surprise
IRS county-to-county migration, 2022 to 2023 tax years, for the counties that contain each city. See where else people move from Mansfield and Surprise.
Which would you pick?
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