The data other agents ignore and why that’s your advantage
Last Updated: November 2025 | Your Source: Bobby Franklin, North Texas Market Insider
Listen, every agent has access to MLS. Most agents can pull comps. But how many agents understand the strategic implications of county-level costs and tax structures? That’s where you separate from the pack.
This isn’t just a reference chart, it’s your opportunity detector. Here’s what smart buyers and strategic investors need to know about where their money actually goes in North Texas.
THE ELLIS COUNTY ADVANTAGE
| What You Pay | What It Means |
|---|---|
| Recording Fee: $25 first page / $4 additional | One of the lowest transaction costs in DFW |
| Effective Tax Rate: 0.274% (county only) | But add ISD + city = ~2.1-2.4% total |
| Strategic Edge | Fast-growing corridor with established infrastructure—you’re not paying “pioneer pricing” |
Why This Matters: Ellis County gives you suburban DFW access without bleeding property taxes. That’s real monthly savings, the kind that changes buying power.
DFW METRO CORE
Dallas County
- Recording: $25/$4
- Tax Rate: 2.155%
- Reality Check: High taxes, high appreciation. You’re paying for established infrastructure and job access. Works if income growth matches.
Tarrant County
- Recording: $21/$4
- Tax Rate: 2.30%
- The Truth: Fort Worth’s sprawl means variance—know your specific city/ISD combo. Some areas tax like Dallas, others feel suburban-light.
Collin County
- Recording: $25/$4
- Tax Rate: 1.49%
- Insider Take: Lowest taxes in metro core, but home prices are STEEP. Your monthly savings get eaten by purchase price. Run the full math.
Denton County
- Recording: $26/$4
- Tax Rate: 1.86%
- Strategic Play: Fast growth + reasonable taxes = sweet spot for appreciation potential. Watch school ratings—they drive demand.
GROWTH CORRIDOR
Kaufman County
- Recording: $25/$4
- Tax Rate: 3.34%
- Strategy: HIGHEST tax rate on this list, but lowest entry prices. Your trade-off: monthly cost vs. equity-building opportunity. First-time buyers win here if they plan to hold 5+ years.
Rockwall County
- Recording: $25/$4
- Tax Rate: 2.55%
- Opportunity: Smallest county, biggest growth energy. Premium suburban feel, suburban-plus taxes. Great for move-up buyers who want “arrived” without Dallas price tags.
Johnson County
- Recording: $26/$4
- Tax Rate: 3.2-5.1% (varies by city)
- Reality: Rural sprawl meeting suburban demand. Tax variance is WILD, same county, totally different monthly costs. Know your city before you commit.
THE RURAL ADVANTAGE
Wise County
- Recording: $25/$4
- Tax Rate: 6.6-12.1%
- Truth Bomb: These rates look scary, but home values are LOW. Absolute dollar cost might be comparable to suburban counties. Run real numbers, not percentages.
Parker County
- Recording: $25-26/$4
- Tax Rate: ~14% (estimated)
- The Play: Weatherford is exploding. Mineral rights can complicate things. If you’re looking here, have a GOOD title company.
Hunt County
- Recording: $26/$4
- Tax Rate: 3.26%
- Positioning: Greenville is the quiet story nobody’s talking about. Affordable, established, highway access. Watch this space.
NORTHERN EXPANSION
Grayson County (Sherman/Denison)
- Recording: $25/$4
- Tax Rate: 3.05%
- Market Move: People are discovering Sherman. Lake Texoma recreational demand + Texas Instruments investment = sleeper market.
Cooke County (Gainesville)
- Recording: $25/$4
- Tax Rate: 13.9%
- Strategic Take: North of Denton, south of Oklahoma. If you’re priced out of Denton proper, look here—but understand you’re trading convenience for cost.
Fannin County
- Recording: $25/$4
- Tax Rate: 13.3%
- Reality: Rural/recreational. This is lake life, ranch life, NOT commuter life. Different buyer entirely.
WESTERN FRONTIER
Wichita County (Wichita Falls)
- Recording: $25/$4
- Tax Rate: 17.9%
- Context: Highest rate on the chart, but this is SHEPPARD AIR FORCE BASE country. Military buyers, oil/gas economy, totally different market dynamics.
Archer County
- Recording: $25/$4
- Tax Rate: 5.32%
- Profile: Rural, mineral-rich, agricultural mix. Niche market for land and ranch buyers.
Clay County
- Recording: $25/$4
- Tax Rate: 16.5-17.3%
- Context: Rural western border county. Land and recreational properties dominate.
Palo Pinto County (Mineral Wells)
- Recording: $25/$4
- Tax Rate: 13.6-14.5%
- Opportunity: Recreational real estate, mineral rights, lake properties. Niche market—know your buyer persona.
CENTRAL CORRIDOR
McLennan County (Waco)
- Recording: $25/$4
- Tax Rate: ~16% (estimated)
- Market Dynamic: Baylor University influence, urban/rural mix, growing tech presence (SpaceX proximity). Different economy than DFW.
Hill County
- Recording: $25/$4
- Tax Rate: ~17% (estimated)
- Profile: Rural rates, small ISDs, agricultural focus. Budget-conscious buyers trading convenience for cost.
Navarro County
- Recording: $25/$4
- Tax Rate: ~17% (estimated)
- Positioning: Lake properties and rural rates. Recreational and agricultural buyers.
Limestone County
- Recording: $25-26/$4
- Tax Rate: ~14% (estimated)
- Reality: Agriculture and rural living. Not commuter-friendly for DFW.
Bosque County
- Recording: $25/$4
- Tax Rate: ~16.5% (estimated)
- Focus: River and lake properties. Recreational real estate market.
SOUTHWEST EXPANSION
Hood County (Granbury)
- Recording: $20/$4
- Tax Rate: ~11.8% (estimated)
- Lake Premium: Granbury is HOT right now. Lake living, established community, retiree destination. Premium pricing for waterfront.
QUICK REFERENCE TABLE
| County | Recording Fee | Effective Tax Rate | Market Character |
|---|---|---|---|
| METRO CORE | |||
| Dallas | $25/$4 | 2.16% | Premium urban, high appreciation |
| Tarrant | $21/$4 | 2.30% | Urban sprawl, variance by city |
| Collin | $25/$4 | 1.49% | Lowest taxes, highest prices |
| Denton | $26/$4 | 1.86% | Fast growth, good value |
| GROWTH CORRIDOR | |||
| Ellis | $25/$4 | 2.1-2.4% | Your territory—strategic position |
| Kaufman | $25/$4 | 3.34% | High taxes, low entry, growth play |
| Rockwall | $25/$4 | 2.55% | Premium suburban, smallest county |
| Johnson | $26/$4 | 3.2-5.1% | Rural sprawl, high variance |
| RURAL ADVANTAGE | |||
| Wise | $25/$4 | 6.6-12.1% | Low prices, percentage misleading |
| Parker | $25-26/$4 | ~14% | Weatherford boom, mineral rights |
| Hunt | $26/$4 | 3.26% | Greenville sleeper market |
| NORTHERN EXPANSION | |||
| Grayson | $25/$4 | 3.05% | Sherman growth, TI investment |
| Cooke | $25/$4 | 13.9% | North Denton alternative |
| Fannin | $25/$4 | 13.3% | Rural recreational |
| WESTERN FRONTIER | |||
| Wichita | $25/$4 | 17.9% | Military/oil economy |
| Archer | $25/$4 | 5.32% | Rural minerals/ag |
| Clay | $25/$4 | 16.5-17.3% | Land/recreational |
| Palo Pinto | $25/$4 | 13.6-14.5% | Lake/mineral properties |
| CENTRAL CORRIDOR | |||
| McLennan | $25/$4 | ~16% | Waco, Baylor influence |
| Hill | $25/$4 | ~17% | Agricultural focus |
| Navarro | $25/$4 | ~17% | Lake/rural |
| Limestone | $25-26/$4 | ~14% | Agriculture/rural |
| Bosque | $25/$4 | ~16.5% | River/lake recreational |
| SOUTHWEST | |||
| Hood | $20/$4 | ~11.8% | Granbury lake premium |
THE STRATEGIC TAKEAWAY
What This Chart Really Tells You:
- Ellis County is positioned perfectly in the growth corridor with reasonable taxes and established infrastructure
- Tax rates don’t tell the full story– absolute dollar amounts matter more than percentages
- Every county has its buyer persona– match clients to counties strategically
- Growth patterns are predictable– follow infrastructure, jobs, and quality of life indicators
- Your knowledge of these nuances IS your competitive advantage
Information provided is compiled from the Texas Comptroller website.
📊 Your North Texas market intel source
🎯 Text 214-228-0003 for insider updates
Bobby Franklin – REALTOR®
Legacy Realty Group – Leslie Majors Team
Serving Ellis County & DFW
