Ellis County offers building opportunities in North Texas, though some factors need consideration.
📊52/100AcreScore
💰$42KLand $/acre
🏠$285KHome Value
👥192,455Population
📈+18.5%Growth (10yr)
🌊10%Flood RiskLow
🌡️Warm HumidClimateZone 3A
🏗️ Can You Build Here?
Texas has no state building code — regulations are county-level. Ellis County has no formal zoning ordinance, meaning most rural land can be used for residential construction including barndominiums without special permits beyond standard building codes.
Zone
Min Lot
Barndo OK?
Unzoned
None
✅ Yes
Ellis County has no formal zoning ordinance. Standard building permits still required. Contact the county building department for specifics.
📋 What Permits Do You Need?
Tennessee allows owner-builders to act as their own general contractor for personal residences. Licensed subs needed for electrical, plumbing, and HVAC.
Required Permits
• Building permit (residential)
• Septic permit (if no public sewer)
• Electrical permit
• Plumbing permit
Permit Office
Ellis County Building Department
Waxahachie, TX
Contact county clerk for current hours and requirements
🌊 What's the Flood & Soil Risk?
Moderate flood risk. 10% of county land is in FEMA flood zones. Most buildable parcels are outside hazard areas, but always verify your specific site.
10%
In Flood Zone
Good
Soil Drainage
Varies
Septic Viability
Source: FEMA National Flood Hazard Layer, USDA Web Soil Survey
💰 What Does It Cost?
Higher land costs at roughly $42,000 per acre reflect Ellis County's demand — proximity to Dallas and growth pressure drive prices.
$42K
Median $/acre
$285K
Median Home Value
$120–200
Build Cost $/sqft
2.15%
Property Tax Rate
Source: U.S. Census Bureau ACS 2024, Ellis County Assessor
🏔️ Why People Love Living Here
Ellis County sits in the heart of North Texas. Dallas is 30 min away. No state income tax means your dollar stretches further here than in most states.
💰
No State Income Tax
Texas has no state income tax. Combined with typical property taxes at 2.15%, your money works harder here.
📈
Fast Growing
18.5% growth over 10 years — people are moving here and property values reflect it.
🔨
Build Freedom
No formal zoning means you can build your barndominium, shop, or homestead without jumping through bureaucratic hoops.
At a Glance
Population192,455
10-Year Growth+18.5%
County SeatWaxahachie
State Income TaxNone
ClimateWarm Humid (Zone 3A)
How Close Is Everything?
Dallas30 min
DFW40 min
Austinvaries
💧 Utilities & Infrastructure
Most rural Ellis County land uses well water and septic systems. Municipal utilities are available near Waxahachie. Check with local utility providers for your specific parcel.
Electric ProviderLocal Co-op / TXU
WaterWell or Municipal
SewerSeptic (most rural)
InternetVaries by location
Cell CoverageGood
Natural GasPropane common in rural areas
🏦 Financing & Incentives
USDA Rural Development loans are generally not available in Ellis County due to urban classification. FHA, VA, and conventional financing options are available.
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❓ Frequently Asked Questions
Can I build a barndominium in Ellis County?
Yes. Ellis County has no formal zoning ordinance. You'll still need standard building permits, but barndominiums are generally permitted on rural land. Check with the county building department for specific requirements.
How much does land cost in Ellis County?
Median price is approximately $42,000 per acre, though prices vary by location, road access, and improvements.
Is Ellis County eligible for USDA Rural Development loans?
Most of Ellis County is not eligible for USDA Rural Development due to its urban/suburban classification. Check the USDA eligibility map for specific addresses.
What is the property tax rate in Ellis County?
The effective property tax rate is approximately 2.15%. Texas has no state income tax, but property tax rates may be higher than the national average. Check with the county assessor for the most current rates and any available homestead exemptions.
Do I need a licensed contractor to build in Ellis County?
Most states allow owner-builders to act as their own general contractor for personal residences, though requirements vary by state and county. In Texas, check local building codes for specific licensing requirements. You'll typically need licensed professionals for electrical, plumbing, and HVAC work.