Athens, a city of 12,800 residents located about 70 miles southeast of Dallas, is still proud of its rural roots. In the early 1900s, its rich soil supported a variety of crops, but the famous black-eyed peas grown here earned Athens the title "Black-Eyed Pea Capital of the World." That heritage is celebrated every fall at the Black-Eyed Pea Jamboree, where residents enjoy an antique tractor show, live music and a black-eyed pea cookoff.
"It's a very quaint, small town with really friendly folks," says local broker Julie Stewart, owner of Stewart and McGee Real Estate, who's sold homes in Athens for 30 years. "It's a great community for families and is becoming a popular retirement community. A lot of people come from out of state."
According to the Athens Economic Development Corporation, the city's major industries are manufacturing and health care. Leading employers include Biomeric, Argon Medical and UT Health East Texas. The Athens City Council approved the AEDC's 2025 Strategic Plan, which aims to attract new businesses, offer Business Assistance Grants to existing businesses and allocate new sites for housing development.
Athens' quiet, small-town feel is a welcome comfort for many residents.
Athens is touted as the "Black-Eyed Pea Capitol".
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Historic homes downtown and waterfront houses on Lake Athens
The median home price in Athens is $295,000, about $100,000 less than the national median. Most properties are single-family homes. The city's oldest houses, predominantly bungalows and cottages, are clustered in and around downtown and date from the early- to mid-1900s. Many houses in the city are ranch-style homes from the 1960s to the early '90s. Coveted waterfront property on Lake Athens, east of the city proper, tends to be far pricier. "We have all the different price points here," Stewart says. "We have affordable homes and multimillion-dollar waterfront houses on the lakes." Multiacre residential lots near Texas State Highway Loop 7 are also for sale.
Downtown Athens features historic cottages and bungalows, adding a charming touch of yesteryear.
The most coveted lots in Athens are the lakefront homes on Lake Athens.
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Lake Athens is the city's beating heart
Athens' surrounding lakes are its "claim-to-fame," according to Stewart. Lake Athens is the closest, about 8 miles away, and sprawls across nearly 1,800 acres; it's popular with anglers and boaters. Cedar Creek Reservoir and Lake Palestine, both about 25 miles from Athens, offer opportunities for swimming, fishing and boating. For golfing, there's the members-only Athens Country Club in town.
Athens has over 200 acres dedicated to public parks, including Cain Park, home of the Cain Center YMCA. According to the Trust for Public Land, 46% of residents live within a 10-minute walk of a park. The East Texas Arboretum and Botanical Society, a 104-acre site with trails and gardens, is north of downtown.
Lake Athens is the pride and joy of many residents in Athens.
At the East Texas Arboretum & Botanical Society, landscapes of nature are on display.
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A compact dining and arts scene, annual city events
Local restaurants in Athens are concentrated along Corsicana and Palestine Streets. East of downtown, along Tyler Street, are several fast-food spots and chain restaurants. The city has three big-box grocery stores — Piggly Wiggly, Brookshire's and Walmart Supercenter — each anchoring a small shopping center. One of the city's most popular restaurants, Boathouse, overlooks Lake Athens.
At downtown's 211 Gallery, local artists showcase and sell their work but it also functions as an art cooperative that hosts events like paint parties. The Charlie Bullock Art Studio and School is a gallery and offers art classes for people of all ages.
While the Black-Eyed Pea Jamboree, a three-day festival with live entertainment and food vendors, is Athens' most well-known celebration, the city hosts many other events. The Old Fiddlers Contest takes place downtown in spring and includes a car show and carnival in addition to live performances. The Henderson County Regional Fairpark Complex, located east of the city, puts on rodeos year-round.
Rounders' Pizza Buffet is the go-to spot on Fridays in Athens.
Throughout Athens, locals decorate sidewalks with artistic touches.
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Athens ISD offers a four-day instructional week
The Athens Independent School District scores an overall B-minus on Niche and serves just over 3,000 students. In 2019, Athens ISD began a three-year pilot program for a four-day instructional week. After receiving positive feedback from parents, staff and community members, the district officially enforced a Monday through Thursday schedule. Faith-based, private school options include the Athens Christian Preparatory Academy, which serves seventh through twelfth graders. Trinity Valley Community College offers post-secondary opportunities in the heart of the city.
Athens ISD is proud of their Hornet Nation.
Athens Christian Preparatory Academy is the only accredited K-12 christian school in Henderson County.
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Dallas is about 70 miles away
The Texas State Highway Loop 7 encircles the city, connecting with State Routes 31 and 19 and U.S. Route 175, which leads to Dallas. UT Health Athens is 3 miles south of downtown, and Tyler Pounds Regional Airport, about 30 miles away, offers flights to Dallas daily on American Airlines. Henderson County operates GoBus Transit, an on-demand bus with limited days and hours.
Weather and crime in Athens
Athens's summers are hot, while winters are mild, and temperatures rarely go below freezing. Steritec, Inc. is a medical facility in the city that emits ethylene oxide (EtO) when sterilizing equipment, potentially disrupting the city's air quality. In the summer of 2024, the facility was granted a loan to install abatement equipment to comply with state and federal regulations.
Crime statistics for Athens are not readily available.
My family and I love living at Cedar Creek Lake. I have been selling real estate here for 33 years. I am, and have been the Top Producing agent for Coldwell Banker American Dream Realty, so I know the Lake, the properties and surrounding areas. I sell waterfront, off water, acreage and specialize in new construction homes. We have several under construction right now. If you can't find what you are looking for, we can build it.
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