Blum is a quiet rural town in northwestern Hill County near the Nolan River and Lake Whitney, attracting buyers seeking country living with water recreation access nearby. Housing centers on small in-town homes, ranchettes, and acreage neighborhoods like Lake Whitney Estates and Ranches at Rock Creek, appealing to retirees, families, and remote workers seeking space and affordable land near Lake Whitney boating, fishing, and camping. Cleburne, Hillsboro, and broader DFW and Waco regions sit within an hour, making Blum realistic for buyers wanting lake access while maintaining regional employment and city amenities.
Blum is a town of about 380 people in northwestern Hill County, but most of the 76627 ZIP is country: homesites, private-road tracts and ranches toward the Brazos and Lake Whitney. Utilities and taxes change by address. Here are six areas, with recent price evidence.
Older homes, priced individually
A railroad townsite surveyed in 1881, with numbered streets and lettered avenues around City Hall and the school. Mostly older homes and manufactured homes on town lots.
A three-bedroom on E 6th St with 2,060 square feet was listed for sale by owner at $280,000. City water and sewer; taps run $3,000 each.
2–10 acres from about $85K
Rural homesites of roughly 2 to 10 acres on Hill County roads, outside city limits.
Recent listings include 2.2 acres on HCR 1414 at $85,000, 6.4 acres on Creekwood Dr at $139,900 and a home on HCR 1414 at $149,900. Expect a water supply corporation and septic.
10–20 acres, about $130K–$300K
Clusters of 10- to 20-acre tracts on private roads off FM 3049, including a custom barndominium on PR 197.
Numbered lots suggest subdivided tracts with deed restrictions, so pull them from the county records before you buy.
About $650K to $1.15M
Larger site-built homes on acreage, such as a four-bedroom on HCR 1106 listed at $650,000 and a home on HCR 1221 cut from $950,000 to $899,000.
A home on FM 933 listed at $1,149,000. Sizes and acreage vary widely, so compare price per acre, not just per square foot.
About $670K to $3M+
Ranch and recreational tracts, including 51.5 acres on HCR 1157 cut to $725,000 and 96.5 acres on HCR 1446 at $1,254,500.
Top-end listings on FM 934 and SH 174 run $3 million or more. Ask about ag valuation, water rights and access.
Check frontage carefully
Land toward the Brazos and the north end of Lake Whitney, where SH 174 crosses at Kimball Bend.
The Corps of Engineers owns land on both sides of the crossing, so “river frontage” may border federal land. Check the flood map and any flowage easement.
Swipe or drag sideways to see them all.
Only about 10 to 15 homes sell in the 76627 ZIP each year, so medians swing from about $107,000 to over $500,000 depending on the source.
Think in ranges: about $150,000 for older homes to $1 million-plus for ranches.
In town: City of Blum water and sewer. In the countryside, water usually comes from Woodrow-Osceola Water Supply Corp. or another WSC, with septic.
HILCO serves much of Hill County with power and propane; confirm by address.
The town covers about 1 square mile, while roughly three-quarters of the ZIP’s residents live outside city limits.
Check whether an address is in town before assuming city water, sewer or trash.
Blum ISD runs a single PK–12 campus, the Bobcats, with about 335 students in 2026.
The town counted 383 residents in 2020.
Blum is a small town in northwestern Hill County, incorporated in 1913, near the Nolan River and the north end of Lake Whitney; Hillsboro is the county seat. Area names follow listing usage; boundaries are approximate. In-town Blum is inside city limits; the homesites, private-road tracts, country homes, ranch land and river area are outside. Price figures are drawn from individual 2024–2026 listings, not neighborhood medians, and are directional only; several are list prices, not sales. Market figures are from Movoto (November 2025 and March 2026), HAR (November 2025), Redfin and ATTOM; with so few sales, sources disagree widely. Water service is from Woodrow-Osceola WSC and the City of Blum; other water suppliers may serve some parcels, so check the PUC’s service-area maps. City rates shown took effect in 2021 and may have changed. Electric providers inside city limits were not confirmed. Corps land details are from TxDOT’s SH 174 project notice. Flood risk is parcel-specific. The city’s 2025 and 2026 property tax rates were not confirmed. Enrollment is from the Texas Tribune. Population is the 2020 census count. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Blum keeps it simple: a grill and bar, a trading post for groceries and fuel, and the post office. For the rest, Cleburne is about 15 miles north. The Brazos and Lake Whitney are close by. Here’s a 2026-checked list.
3351 Hwy 174, Kopperl
A Corps park where SH 174 crosses the Brazos at the north end of Lake Whitney, with 35 camp and picnic sites.
The boat ramp is closed until TxDOT finishes the new SH 174 bridge, a project that was due in 2024. Call the lake office at 254-622-3332 before you go.
Plowman Creek Park, FM 56 south of Kopperl
A 12.5-mile trail along the lake. Plowman Creek Park was closed for maintenance, with reopening hoped for by summer 2026, so check status first.
Cedron Creek, McCown Valley and others
Launch fees run $3 to $5 a day, and a $40 annual pass covers Corps day-use fees. Cedron Creek usually closes October through March.
310 S Avenue F
The town’s single PK–12 campus is the center of local sports and community events.
207 W 4th St · 254-874-5278
Down-home cooking with daily lunch specials, burgers and chicken-fried steak. It’s a bar, and listed hours differ, so call ahead.
395 SH 174 · 254-874-5564
Blum’s convenience store and grocery, with prepared food. Listed hours run about 6 a.m. to 10 p.m., earlier on Sundays.
108 W 4th St
Open Monday to Friday 9 a.m. to 1 p.m. and Saturday 8 to 10 a.m. No passport services.
303 W 4th St · 1539 SH 174
Auto repair in town and an auto parts store on SH 174.
407 SH 174 N, Rio Vista · 682-916-0010
The nearest Dollar General found, north on SH 174 in Johnson County.
North on SH 174
The closest larger town for groceries, pharmacies and restaurants such as Cotton Patch Cafe and Heroes Cafe.
Southeast of Blum
The county seat, with the courthouse, county offices and more shopping.
903 S Bosque St, Whitney · 254-694-3608
Comfort food and pies in Whitney, the lake town to the south.
Blum is a very small town, so in-town options are few: a grill, a convenience store and grocery, the post office and auto shops. Most errands mean a drive to Cleburne, Rio Vista or Hillsboro, listed under Just Outside.
Two things worth saying plainly. Small-town hours change, so call ahead. And the Lake Whitney parks on the north end have had closures, so check status before a trip.
What stands out is the setting: the Nolan and Brazos rivers, Corps land and a 12.5-mile trail along the lake.
Compiled October 2026. Business listings are from directory pages and business social media and were not confirmed with owners; call ahead to confirm hours and that a business is still open. Redneck Grill’s hours differ between directories. Fat Cats Diner and Big Bertha’s are reported closed and are not listed; Chisholm Cafe and the Chuck Wagon Cafe appear in only one directory and are not listed. Post office hours are from USPS. Park details are from the U.S. Army Corps of Engineers; the Kimball Bend ramp closure and Plowman Creek’s status should be confirmed with the Whitney Lake office. School details are from Blum ISD. Distances to Cleburne and Hillsboro are approximate, and sources disagree on the Hillsboro distance. No bank, pharmacy or feed store was confirmed in Blum. Businesses listed are for general local reference and are not endorsements; I receive no compensation from any business named. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
From Philip Nolan’s Mustang Country to a Santa Fe Cotton Town and a Six-Man State Title
Waco and Tawakoni groups made hunting camps in Hill County in the early 1700s, and Comanche and Taovaya people moved in during the 1820s along the Cross Timbers.
In the early 1700s, Waco and Tawakoni groups of the Wichita set up hunting camps of grass huts along Richland and Pin Oak creeks in Hill County. Comanche and Taovaya people moved in during the 1820s along the Cross Timbers.
By 1844, Hasinai and Anadarko groups had settled in the area under the Anadarko leader José María. One of the Torrey Trading Houses served as a focal point for about 150 dwellings.
Mustanger Philip Nolan, who reportedly captured wild horses in the area, was killed by Spanish troops at horse pens thought to be near the site of Blum.
Philip Nolan, born in Ireland, had lived at Nacogdoches in the 1790s and was a resident of Natchez when he led a party of armed men into Texas in October 1800. They built a small fort with corrals and began catching mustangs.
Spanish troops from Nacogdoches killed him there in March 1801, and his men were imprisoned for years. The Nolan River is named for him, and a 1965 marker stands on SH 174 about three miles from town.
The Legislature created Hill County in 1853, after Fort Graham opened on the Brazos in 1849.
The Legislature created Hill County on February 7, 1853, naming it for Dr. George Washington Hill, Sam Houston’s secretary of war. Fort Graham, on the Brazos west of Hillsboro, had opened a few years earlier and closed in 1853, but its troops had spurred settlement.
Across the river in Bosque County, Kimball grew up at Kimball’s Crossing on a cattle trail. A ferry ran from just after the Civil War until about 1915, and Kimball had about 250 residents by 1884.
The Gulf, Colorado and Santa Fe Railway set a station in the Nolan River valley on W. H. Taylor’s farm, and Taylor surveyed a townsite and sold lots.
The Gulf, Colorado and Santa Fe Railway set a station in the Nolan River valley on W. H. Taylor’s farm, and Taylor surveyed a townsite and sold lots.
The town was named for Leon Blum, a native of Alsace who moved to Galveston in 1869 and became the largest dry goods importer in Texas, as well as a cotton exporter. His firm, Leon and H. Blum, held stock in the railroad.
Blum Cemetery dates to about the town’s founding, and a post office opened in 1882.
Blum Cemetery dates to about the town’s founding. Local landowner A. J. Davis is said to have given the land on the condition that burial lots would be free. The oldest dated stone is from 1882.
A post office opened in 1882, and a school subscription drive succeeded in 1883. By 1890 the young railroad town had 315 residents.
Blum reached about 1,000 residents, with four dry-goods stores, four groceries, two banks and two hotels; its gins handled more than 5,000 bales of cotton.
Blum reached about 1,000 residents by 1908, more than three times its 1890 count, with four dry-goods stores, four groceries, two banks and two hotels.
Its gins handled more than 5,000 bales of cotton, shipped out on the Santa Fe line. Blum Independent School District was established the same year, giving the growing town its own public school district.
Blum incorporated in 1913, after its railroad-era boom.
Blum incorporated in 1913, after its railroad-era boom. By then the town had grown from 315 residents in 1890 to about 1,000 in 1908, with two banks and its own school district.
The Texas Municipal League lists 1912, but the Handbook of Texas gives 1913. Either way, Blum has governed itself as a city for more than a century, through the cotton years and the decline that followed.
After the cotton era, Blum counted about 550 residents in 1925 and about 400 by the 1930s.
After the cotton era, Blum counted about 550 residents and thirty businesses in 1925, and about 400 by the 1930s. The town held near that level for decades, with 382 residents in 1977.
In 1949, students from the nearby Huron community were consolidated into the Blum and Whitney school districts. Huron’s school had once served about 200 students, and its post office operated from 1897 to 1904.
The SH 174 bridge over the Brazos at Kimball’s Bend opened in 1950.
The SH 174 bridge over the Brazos at Kimball’s Bend opened in 1950. It was a two-lane bridge 1,294 feet long, with three-foot shoulders.
In 1951 the Corps of Engineers finished Whitney Dam, begun in 1947, creating Lake Whitney for flood control, water conservation and hydroelectric power. The lake’s north end lies near Blum, and the old town of Kimball was abandoned when the dam was completed.
The Blum Bobcats won the program’s first UIL state football title, beating McLean 58–52 in the Class 1A Division I six-man final at AT&T Stadium.
The Blum Bobcats won the program’s first UIL state football title on December 18, 2019, beating defending champion McLean 58–52 at AT&T Stadium in Arlington. Blum led 24–22 at halftime.
McLean tied the game at 52 late, and Blum scored the winning touchdown with about three minutes left to finish 13–2. In January 2020, donors covered the $15,000 cost of championship rings in less than a day.
The 2020 census counted 383 residents. In November 2022, TxDOT began replacing the 1950 SH 174 bridge with a 1,690-foot bridge with 10-foot shoulders.
The 2020 census counted 383 residents. In November 2022, TxDOT began replacing the 1950 SH 174 bridge with a 1,690-foot bridge with two 12-foot lanes and 10-foot shoulders.
Floodwaters on Lake Whitney had closed the old bridge at times, including in 2016. The project has run past its original 2024 target, and the Kimball Bend boat ramp stays closed until it’s finished.
Compiled from the Texas State Historical Association Handbook of Texas (Blum, Leon Blum, Hill County, Towash, Kimball, Nolan Expeditions and Philip Nolan entries), Texas Historical Commission markers as transcribed by the Historical Marker Database, the Texas Department of Transportation, the U.S. Army Corps of Engineers, the Lakelander and Texas high school football coverage. Where sources conflict, the widget follows the Handbook of Texas. Nolan’s exact death site is unknown; the Handbook describes it only as thought to be near Blum, and accounts give March 21 or 22, 1801. Incorporation is given as 1913 by the Handbook and 1912 by the Texas Municipal League. Kimball was in Bosque County, across the Brazos from Hill County. Whitney Dam was completed in April 1951, with impoundment beginning that December. The new SH 174 bridge had not been confirmed open as of October 2026. The 1925 and 1930s population figures are directory estimates. Population figures are total counts. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
A Spring Clean-Up at Home, with Pioneer Days, a County Fair and a Pro Rodeo Nearby
The City of Blum’s yearly bulk-item clean-up, when residents set out large items for collection. Held in June 2021, May 2023 and spring 2024; the date is announced by the city each year.
Check the City of Blum’s website or call City Hall at 254-874-5772 for the next date.
Blum’s other community life centers on Blum ISD and the Bobcats, the 2019 six-man state champions.
Whitney’s festival with a carnival, vendors, live music and a parade. Free admission. The 51st is Saturday, October 3, 2026.
A week of youth livestock shows, creative arts and ag mechanics, ending with the Livestock Sale of Champions. Held January 11–17 in 2026.
Four nights of pro rodeo at the Posse arena, a tradition since 1953, with a free Wednesday night. Held June 10–13 in 2026.
The West Shore Volunteer Fire Department’s fundraiser near Laguna Park. The 57th was September 5, 2026.
Blum is a town of fewer than 400 people, so its calendar is school-centered: Bobcat games, school events and the city’s yearly clean-up.
Bigger annual events are a short drive away: Pioneer Days in Whitney, the Hill County Fair and the Cleburne rodeo.
For current dates, check the City of Blum, Blum ISD and the Lake Whitney Chamber of Commerce.
Timing shown is the usual pattern for each event; exact dates, times and prices change from year to year and should be confirmed with organizers. Event patterns are drawn from the City of Blum, the Lakelander, the Hill County Fair Association, the Johnson County Sheriff’s Posse, rodeo listings, KXXV and the West Shore Volunteer Fire Department; each event listed was found in at least two years. The clean-up month varies, and no 2025 or 2026 date was posted. Rodeo edition numbers differ between sources and are not shown. Bobcats homecoming, fire department fundraisers, a Christmas event and a cemetery homecoming in Blum could not be verified with two years of evidence and are not listed. Events under “Nearby” are held in Whitney, Hillsboro, Cleburne and near Laguna Park, not in Blum. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
What to know about Blum schools:
The ratings: 2026 ratings are preliminary until TEA finishes appeals. Review the full results at TXschools.gov.
Nearby: Hill College’s Cleburne campus is about 20 miles north; Tarleton State, UT Arlington and TCU are about an hour away.
Want the full breakdown? Read our complete Blum schools guide →
Blum ISD teaches about 335 students on a single PK–12 campus. It rose from a B in 2025 to an A in TEA’s preliminary 2026 ratings and won a six-man state title in 2019. District lines, not ZIP codes, decide the school.
310 S. Avenue F · 254-874-5231
Every grade, pre-K through 12th, attends classes on one campus in Blum. State records list it as a single PK–12 campus.
District rating: A in 2026 (preliminary), up from a B in 2025. TEA finalizes ratings after appeals, so confirm on TXschools.gov.
Enrollment was about 335 students in 2026.
District-wide
Classes run August 12, 2026 to May 13, 2027, with graduation on May 14. The year is built on minutes, so it has fewer days than a typical calendar.
Holidays include Thanksgiving break (Nov. 20–27), winter break (Dec. 18–Jan. 1) and spring break (Mar. 15–19).
District-wide
The district lists FFA, UIL Academics, One Act Play, special education, counseling and its own transportation department.
Blum won its first football state title in 2019, the Class 1A Division I six-man championship, 58–52 over McLean.
District-wide
Blum ISD’s rate was $0.9885 per $100 in 2024: $0.7607 for operations and $0.2278 for debt. The 2025 worksheet shows the same voter-approval rate.
The state reports about $4.6 million in tax-supported debt. No bond election was found for 2016–2026, and the 2026 adopted rate hadn’t been confirmed.
For context only
Rural addresses in the 76627 ZIP can fall outside Blum ISD. Districts in the region include Rio Vista, Grandview, Kopperl, Itasca and Covington ISDs.
Shared boundaries weren’t confirmed. Check the Hill CAD property search or TEA’s locator for every rural address.
Texas rules
Texas doesn’t require homeschool families to register, and TEA has no regulatory authority over home schools.
Private and charter schools nearby weren’t confirmed; ask locally.
Cleburne campus: about 20 miles
Hill College has campuses in Cleburne and Hillsboro. Blum ISD isn’t in Hill College’s taxing district, so out-of-district tuition likely applies.
Ask the counselor about dual credit; the district’s offering wasn’t confirmed. Tarleton State, UT Arlington and TCU are about an hour away.
Most of the 76627 ZIP lies outside city limits, and neighboring districts reach into Hill and Johnson counties.
Check TEA’s School District Locator and the Hill CAD record before you fall for a house.
Blum ISD’s 2024 rate was $0.9885 per $100: $0.7607 for operations and $0.2278 for debt.
On a $200,000 homestead, the school share drops from about $1,977 to $593 after the $140,000 exemption, and to $0 at 65+.
Blum ISD earned an A in TEA’s preliminary 2026 ratings, up from a B in 2025. Final ratings follow appeals.
Review the full results at TXschools.gov.
The 2026–27 year runs August 12 to May 13, with 164 student days and a standard five-day week.
Graduation is May 14, 2027.
Accountability ratings are shown at the district level only; campus ratings are intentionally not shown. Ratings change every year; use TXschools.gov for current ratings. The 2026 A is TEA’s preliminary rating, released August 2026 and reported by local media; ratings are final after appeals. The 2025 B is as displayed by HAR.com from TEA data and was not confirmed on TXschools.gov. The single PK–12 campus structure is from the National Center for Education Statistics and the Texas Tribune; older sources list separate elementary and high schools. Enrollment is the Texas Tribune’s 2026 figure. UIL classification changes with realignment. Calendar and bell times are from Blum ISD’s 2026–27 calendar; the five-day week is inferred from it. Programs are as listed on the district website. Meal programs, bus routes, transfers, pre-K eligibility and dual credit were not confirmed. The 2024 tax rate is from the Hill County Appraisal District, and the 2025 figure is from the district’s rate worksheet; the 2025 and 2026 adopted rates were not confirmed, and figures are illustrations, not quotes. Debt is from the Texas Bond Review Board. The state school homestead exemption is $140,000, with an additional $60,000 for owners aged 65 or older or disabled. Homeschool rules are from the Texas Education Agency. Hill College’s taxing district is from Hill College; drive distances are estimates. Neighboring district names are from the Texas Comptroller’s Hill County directory, and shared boundaries were not confirmed. School district assignment is determined by address and must be confirmed with the district. School information is provided for general reference only and is not a recommendation regarding any school, district, neighborhood or property. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Median Sales Price
What Blum-area homes actually sold for each month. With older in-town homes, barndominiums, country homes and ranch land trading side by side, the mix of what sold moves this line far more than the market does.
Blum records only a handful of sales a year, so a single ranch or in-town sale can swing the median by hundreds of thousands of dollars. Read the trend across a year or more, not any single point. That is sample size, not the market.
An older home in town, a barndominium on 10 acres and a ranch on 100 can all land on this one line. The chart is not your comp. Price by usable acres, water, frontage and improvements.
Texas is a non-disclosure state, so portal prices are models. This is MLS. Ask for the actual comparable sales, including acreage, water source, septic, ag valuation and whether the property is inside town limits.
Days on market describes how buyers behaved. In the Blum area, listings often sit 85 to 140 days, and acreage can take longer, so plan for a longer timeline than in the suburbs.
The first two weeks bring the most traffic a listing will ever get. If they pass without an offer, that is pricing information. Acting in week three beats acting in week ten.
When homes sit longer, there’s usually room to negotiate on price, repairs or closing costs. A listing that has waited a while is usually where the negotiating room is.
Under 10 showings means buyers are deciding quickly. Rising counts mean people are walking through and walking away, which is a different problem from nobody looking at all.
This separates a pricing problem from a presentation problem. Plenty of showings and no offer usually means something specific is putting people off, and that is fixable without dropping the price.
High showings-to-pending means you can be selective without losing homes. Read it against days on market: low on both is a hot market, high on both means the leverage is yours.
When the bars are this short, one sale moves every other number on this page. Check how many homes closed before you read anything into the price or days-on-market charts.
Your competition includes acreage across northwestern Hill County and southern Johnson County, not just Blum. Have your survey, septic permit, water membership and ag-valuation records ready before you list.
Inventory runs from small in-town lots to large tracts. Confirm town-limits status, water service, septic and flood zone early, because they affect cost more than the price chart does.
Charts supplied by NTREIS via 10K Research and Marketing and update automatically. Data reflects residential activity reported to the MLS and may be revised as late-reported sales come in. Blum records very few closings, often none in a month, so monthly medians can swing sharply or be missing. Listings may be filed under a Blum address whether or not the property is inside town limits, and most of the 76627 ZIP lies outside the town, so these charts may not match the town boundary. The days-on-market range is from 2025–2026 portal snapshots. These charts do not separate acreage, lot size, utilities, manufactured homes, new construction or resale. Market statistics describe the area as a whole and are not a substitute for a comparative market analysis on a specific property. Texas is a non-disclosure state, so publicly available sale prices elsewhere are estimates rather than recorded figures. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Pick a purchase year and the price fills in. If you own here, type over it with what you actually paid. This calculator runs on the Hill County index, the federal repeat-sales measure for Blum’s county. A home bought in 2015 is worth about 2.3 times its price on the index, ahead of Johnson County and Texas, with the biggest jump between 2020 and 2023.
Bought here? Tap the number and enter what you paid.
Federal house price index growth, indexed to the purchase year, where the purchase year equals 100.
From 2015 to 2025 the Hill County index rose about 130 percent, against about 114 percent for Johnson County and 96 percent for Texas.
Growth has cooled: the index rose about 3.3 percent in 2025, after nearly 20 percent in 2022.
Blum has no single typical price. In-town homes in the original town blocks trade far lower than acreage homes, which pull listing medians to about $475,000 to $560,000.
The $200,000 anchor is an in-town illustration. Type over it with what you actually paid.
The index is county-wide, built from repeat sales of mortgaged homes, and blends Blum with Hillsboro, Whitney and the lake communities.
Blum sells only a handful of homes a month, so value any specific property from true comparables, not from this chart.
On 2024 rates, a $200,000 in-town homestead pays roughly $2,260 a year, or about $1,620 for owners 65 and older, when the school tax drops to zero.
A $400,000 rural homestead pays no city tax: about $4,310, or $3,680 at 65+. Ag-valued land can cut the bill; a change of use triggers three years of rollback taxes.
Growth rates are the FHFA All-Transactions House Price Index, annual values 2009 through 2025: Hill County, Texas (FRED series ATNHPIUS48217A, base 2000 equals 100, last updated 31 March 2026), the State of Texas (TXSTHPI) and the United States (USSTHPI). State and national figures are annual averages of published quarters. The Hill County series recorded 138.20 in 2009, 143.07 in 2015, 198.54 in 2020, 311.65 in 2023 and 329.65 in 2025: a rise of about 130 percent from 2015 and about 3.3 percent in 2025. Johnson County (ATNHPIUS48251A) recorded 146.11 in 2015 and 313.11 in 2025. FHFA describes county indices as developmental and subject to revision, and the index does not cover 2026. The prefilled dollar figures are derived and illustrative, not published: they apply the Hill County index to a $200,000 anchor chosen to match the in-town tax example. Portal figures for Blum and ZIP 76627 conflict widely and rest on very small samples: Movoto reported a $560,000 median sale in November 2025 on 11 sales and a $549,000 median list in March 2026; HAR reported a $535,795 average in November 2025; the Census ACS 2020–24 median owner-reported value for 76627 was $126,900. The index is built from conforming loans and excludes jumbo lending and all-cash purchases. Equity figures assume a 30-year fixed mortgage at that year’s Freddie Mac annual average rate (2025 approximately 6.60 percent), held to today, with no refinancing, no extra principal and no additional borrowing; Freddie Mac’s weekly 30-year average was 7.28 percent on 1 October 2026. They exclude closing costs, property taxes, insurance, maintenance, improvements and selling costs. The tax examples use 2024 adopted rates from the Hill County Appraisal District, the latest fully confirmed: City of Blum 0.3963, Blum ISD 0.9885, Hill County 0.345807, Hill County Lateral Road 0.06006 and Hill County ESD #2 0.0306. 2025 and 2026 adopted rates were not confirmed, and secondary sources conflict. ESD #2 coverage is inferred from Blum’s sales tax and was not confirmed for any parcel. Blum ISD is not part of the Hill College taxing district, so no college tax is included. They apply the $140,000 school exemption ($200,000 for owners 65 or older), the county’s and ESD’s $10,000 over-65 exemptions and the $3,000 lateral road homestead exemption ($10,000 over 65), and are illustrations, not quotes. The City of Blum listed no homestead exemption or tax ceiling. For owners 65 or older, the school tax ceiling can make actual bills lower. A residence homestead covers the house and up to 20 acres. The homestead appraisal cap limits increases in a homestead’s taxable appraised value to 10 percent a year, starts the year after the exemption is first received and ends on sale. Agricultural valuation follows Hill CAD guidelines; a change of use triggers rollback taxes for the prior three years. Confirm taxing units, exemptions and protest deadlines with the Hill County Appraisal District (254-582-2508). This is an illustration for general reference, not an appraisal, a comparative market analysis, a valuation or investment advice. Past appreciation does not predict future appreciation. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Blum is a town of 383 residents (2020 census) in the Nolan River valley, but the 76627 ZIP stretches across ranch and acreage country to the north end of Lake Whitney. Cleburne is about 20 minutes up Highway 174, and downtown Fort Worth about an hour.
Estimated Off-Peak Drive Time from Downtown Blum
Around Town and Beyond
Estimated minutes off-peak from downtown Blum. These are planning estimates, not mapped times, so check a live map before relying on any of them.
Most of the 76627 ZIP lies outside town limits, on county roads lined with acreage, ranch and horse property.
Qualifying land can carry agricultural or wildlife valuation through the Hill County Appraisal District.
Kimball Bend Park, a Corps of Engineers campground on the Brazos, marks where the Chisholm Trail crossed the river. The Hopewell Trail serves riders, hikers and mountain bikers.
Lake Whitney, the Legislature’s “Getaway Capital of Texas,” starts just south.
Blum ISD serves pre-K through 12th grade and earned an A in TEA’s preliminary 2026 ratings. The Bobcats won the 2019 six-man state title.
In town, the City of Blum runs water and sewer. Out in the countryside, homes use Woodrow-Osceola WSC or a private well, plus a permitted septic system.
The city’s tax rate is $0.3963 per $100, with no homestead or over-65 exemption.
Blum has no hospital and only small local stores; full-size groceries and most errands mean a drive to Cleburne. Fiber reaches only part of town, so check internet by address.
Inventory is thin, often around 40 listings across the whole ZIP.
The Nolan River borders town, and the Brazos and Lake Whitney lie just south. TxDOT has closed the SH 174 bridge before when the Corps warned of overflow.
Check the FEMA flood map for every parcel.
Drive times are planning estimates from downtown Blum, drawn from online route calculators (Rome2rio, Travelmath, Trippy, distance-cities) that assume no traffic; check a live map before you rely on them. Published distances for Hillsboro range from 15 miles (Handbook of Texas) to 22 miles; times to Hill Regional Hospital and Texas Health Harris Methodist Hospital Cleburne were not mapped. Kimball Bend Park details are from the U.S. Army Corps of Engineers; its boat ramp was closed during TxDOT’s SH 174 bridge replacement, and whether it has reopened was not confirmed. The “Getaway Capital of Texas” designation is from the 82nd Texas Legislature. School details are from TEA (2026 ratings are preliminary until appeals are resolved). Utility details are from the City of Blum, the TCEQ (permit WQ0010820003) and Woodrow-Osceola WSC. Internet coverage figures are from third-party aggregators; check the FCC National Broadband Map. The city tax rate is the 2024 adopted rate from the Hill County Appraisal District, which lists no City of Blum exemptions; 2025 and 2026 rates were not confirmed. Listing counts are dated snapshots from portals. The SH 174 closure was reported by KXXV. Flood risk is parcel-specific; FEMA zones were not mapped for this widget. Population is the 2020 census count (383). No crime, fire rating or flood zone claims are made. This information is provided for general reference and is not a representation about any specific property, commute or future development outcome. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Answered with verified specifics, from town limits, the 76627 ZIP and Blum ISD to city water, septic rules, flood maps, acreage and Kimball Bend.
Yes. Blum is an incorporated general-law town in Hill County, governed by a mayor and a board of aldermen. The Handbook of Texas dates incorporation to 1913; the Texas Municipal League directory lists 1912.
City Hall is at 105 S. Avenue C (PO Box 613), 254-874-5772, open weekdays 8 a.m. to 5 p.m. and closed for lunch from noon to 1. The council generally meets the first Tuesday of the month, and the city’s fiscal year starts October 1.
For agendas, ordinances and permits, call City Hall or check the city’s website before you buy.
No. The town counted 383 residents in the 2020 census, while the 76627 ZIP held about 1,687 people. Most Blum addresses, including homes on Hill County roads and FM 934, sit outside town limits.
That difference shows up in two places. Only in-town property pays the City of Blum tax rate, and only in-town homes can usually connect to city water and sewer. Rural homes typically use a water supply corporation or a well, plus a septic system.
The Hill County Appraisal District record lists every taxing unit on a parcel. If City of Blum appears there, the property is in town.
Blum ISD serves the town and much of the surrounding countryside, from pre-K through 12th grade. The district dates to 1908, according to the Handbook of Texas, and enrolled about 335 students in 2026.
It earned an A in TEA’s preliminary 2026 ratings, up from a B in 2025. Ratings become final after appeals, so review current results on TXschools.gov.
Rural parcels with Blum mailing addresses can fall in neighboring districts, so the ZIP code alone isn’t a reliable guide. The Hill CAD record lists the school district as a taxing unit, and Blum ISD (254-874-5231) can confirm enrollment, transfers and bus service.
Cleburne is about 16 miles north on Highway 174, roughly 20 to 25 minutes. Burleson is about 31 miles, near 45 minutes, and downtown Fort Worth is about 43 to 48 miles, usually around an hour.
Going south and east, Waco is about 58 miles, a little over an hour, and Hillsboro, the county seat, is 15 to 22 miles depending on route. DFW Airport is about 66 miles, close to an hour and a half.
These figures come from online route calculators and assume normal traffic. Drive your own commute at rush hour before you commit to a house.
The Hill County Appraisal District’s 2024 rates per $100 were City of Blum 0.3963, Blum ISD 0.9885, Hill County 0.345807, the Lateral Road levy 0.06006 and ESD #2 0.0306, about $1.82 combined before exemptions for an in-town home.
On those rates, a $200,000 in-town homestead pays roughly $2,260 a year, or about $1,620 for an owner 65 or older. Rural homes skip the city rate; a $400,000 rural homestead runs about $4,310.
Rates reset every fall, and 2025 and 2026 rates should be confirmed with the Hill County Tax Office. These are illustrations, not quotes.
No. The Hill County Appraisal District’s exemption list shows no homestead, over-65 or disability exemption for the City of Blum, and no city tax ceiling.
Other taxing units do help. Texas voters raised the school homestead exemption to $140,000 in November 2025, plus $60,000 more for owners 65 or older or disabled, and school taxes freeze at 65. Hill County and the ESD each grant $10,000 for owners over 65 or disabled, and the lateral road levy has its own homestead exemption.
None of these are automatic. File Form 50-114 with Hill CAD after you move in, and confirm current amounts with the district.
Inside town limits, the City of Blum runs the water system, bills customers directly and posts an annual Consumer Confidence Report. In 2021 the city set residential water at $35.50 and sewer at $28.50 a month, with $3,000 tap fees for each new connection.
In the countryside, many homes are members of Woodrow-Osceola Water Supply Corporation, 1147 FM 934, 254-221-0816, a member-owned utility serving northwestern Hill County. Other tracts rely on private wells.
Before buying land, confirm whether a meter already exists, what a membership and tap would cost, and whether the line reaches the property.
It depends on location. The City of Blum operates a wastewater plant on West 4th Street under TCEQ permit WQ0010820003, and most in-town homes can connect to city sewer.
Outside town, homes use on-site sewage facilities, or septic systems. In Hill County they’re permitted by the Sheriff’s Office Environmental Compliance Unit at 406 Hall St. in Hillsboro. A licensed site evaluator tests the soil first, and permits run $325 for a standard system and $475 for a non-standard one, such as an aerobic unit.
On a rural purchase, ask for the existing permit, any aerobic maintenance contract and recent pump-out records.
State rules set the floor. Under the TCEQ’s on-site sewage rules, single-family lots platted after January 1, 1988 generally need at least one-half acre with public water and one acre with a private well. Older, smaller lots may still qualify if every required setback can be met.
Every system needs a soil and site evaluation, and the results decide what kind of system can be built, which affects cost.
Hill County administers permits through the Sheriff’s Office Environmental Compliance Unit and may apply stricter local requirements. Confirm with that office before you buy land you plan to build on or divide.
Electric service in the Blum area comes from HILCO Electric Cooperative, a member-owned co-op, and its affiliate HILCO United Services sells propane. Natural gas service in town wasn’t confirmed, so ask each seller how a home is heated.
Internet varies by address. Third-party data suggest fiber reaches only part of town, while DSL from Kinetic and fixed wireless from providers such as Nextlink are more widely available. Satellite service, including Starlink, works nearly everywhere.
Enter the exact address into the FCC National Broadband Map and call providers before you buy; coverage can change from one county road to the next.
Possibly, but don’t count on a date. Texas finalized its federal BEAD contracts in 2026 with 17 providers, about $1.07 billion to connect roughly 209,000 unserved and underserved locations, with construction expected to start as soon as summer 2026.
Much of that money went to fixed wireless and satellite, including Nextlink and Starlink, and at least one Central Texas co-op paused its own fiber buildout as a result. Which awards cover Blum-area addresses wasn’t confirmed.
Check the Texas Broadband Development Office’s BEAD map and the FCC map for a specific property, and buy on the service available today, not a promised connection.
Inside town limits, the City of Blum handles building permits and local ordinances; call City Hall at 254-874-5772 about manufactured homes, livestock and permitted uses before you buy.
Outside town, Texas counties have limited land-use power, so Hill County doesn’t zone rural land the way a city does. Tracts can still carry private deed restrictions, plat notes or a property owners’ association that limit manufactured homes, minimum home size, livestock or further subdividing.
Ask your title company for every recorded restriction early in the option period, and confirm platting requirements with Hill County before dividing land.
Check every parcel. The Nolan River runs along the town’s north and west sides on its way to the Brazos, and the Brazos and Lake Whitney, a Corps of Engineers flood-control reservoir, lie just south.
When the lake rises, low ground near the rivers can flood. TxDOT once closed the SH 174 bridge at Kimball Bend after a Corps warning of overflow, sending traffic through Blum on FM 933.
Look up the address on FEMA’s Flood Map Service Center, ask the seller about past water, and get a flood insurance quote before closing, even outside a mapped high-risk zone. Lenders require coverage in high-risk zones.
Many tracts around Blum carry horses, cattle and hay. Outside town, livestock is governed mainly by deed restrictions, not zoning; inside town, ask City Hall about animal ordinances.
Texas allows open-space agricultural appraisal, often called an ag exemption, and a related wildlife-management use. Both require land to meet the Hill County Appraisal District’s standards for use, intensity and history, and Hill CAD publishes its guidelines.
If a property already has ag valuation, ask how it qualifies and file your own application if the district requires one. Changing the use triggers a rollback tax for the prior three years.
Likely, but check the address. Blum’s size and rural setting point toward USDA Rural Development eligibility, but it wasn’t confirmed for this page.
Eligibility depends on both the property address and household income limits, which USDA sets by county and household size. Enter the exact address into the USDA eligibility map, then confirm income with a USDA-approved lender.
USDA loans also carry property standards, including safe water and a working sewer or septic system, so ask your lender early how a private well or aerobic system will be inspected. Because the 76627 ZIP mixes in-town lots and large tracts, look up each address separately.
Blum began in 1881, when the Gulf, Colorado and Santa Fe Railway built through northwestern Hill County and set a station in the Nolan River valley on land owned by W. H. Taylor, who surveyed a townsite and sold lots.
The town was named for Leon Blum, a prominent Galveston merchant whose firm held railroad stock. A post office opened in 1882.
By 1908 Blum had about 1,000 residents, two banks, two hotels and gins that processed more than 5,000 bales of cotton that year, according to the Handbook of Texas. Its population inside town limits has hovered between about 350 and 450 for decades.
Blum has no hospital. The closest are Texas Health Harris Methodist Hospital Cleburne, about 16 miles north, and Hill Regional Hospital in Hillsboro to the southeast.
For emergencies, Hill County ESD #2 funds CareFlite ground and air ambulance service and air ambulance memberships for residents outside the Hillsboro and Whitney city limits. The Blum Volunteer Fire Department is at 111 S. Avenue C.
Small local stores are nearby, but full-size supermarkets are in Cleburne. The Blum Post Office, 108 W. 4th St., 254-874-5366, keeps short retail hours, so check USPS.com before you go.
Kimball Bend Park, a Corps of Engineers campground on Highway 174, sits on the Brazos River at the north end of Lake Whitney, with camping, fishing for bass, crappie and catfish, and paddling. Markers note where the Chisholm Trail crossed the river.
The park’s boat ramp closed during TxDOT’s bridge replacement, so check its status with the Whitney Lake office. The Hopewell Trail serves riders, hikers and mountain bikers.
Lake Whitney, named the “Getaway Capital of Texas” by the Legislature, has more Corps parks and a state park. Cleburne, about 20 minutes north, covers dining and shopping.
Inside town limits, not much. Blum counted 358 residents in 1990, 444 in 2010 and 383 in 2020, and a state estimate put it near 396 in 2024.
The region is another story. Census estimates show Hill County rising from 35,874 in 2020 to 39,503 in 2025, about 10 percent, while Johnson County, just north, grew about 21 percent to 218,048.
Around Blum, that pressure shows up as demand for rural acreage rather than new subdivisions; no active new-construction community was found in recent listings. With often only about 40 listings across the whole ZIP, choices at any moment can be few.
There are really two markets. Older homes on platted lots in town can list from the low $100,000s to under $200,000, while rural acreage and ranch property runs from the mid-$400,000s into the millions.
That’s why portal figures swing so widely. Movoto showed a $549,000 median list price in March 2026, and HAR showed an average above $700,000 in September 2026, both pulled up by large tracts. Monthly sale medians rest on only a handful of sales.
Ignore any single Blum median. Compare a home with recent sales of similar land, size and location, in town or out, and ask for a comparative market analysis.
Answers were verified as of October 2026 from the City of Blum, the Texas Municipal League, the Hill County Appraisal District, the Texas Commission on Environmental Quality, the Hill County Sheriff’s Office, Woodrow-Osceola WSC, HILCO Electric Cooperative, the Texas Education Agency, the U.S. Army Corps of Engineers, TxDOT, the Texas Comptroller, the U.S. Census Bureau, USPS and the Texas State Historical Association. Rates, fees, providers and hours change; verify anything you intend to rely on. Tax figures use 2024 adopted rates because 2025 and 2026 rates were not confirmed; they are illustrations, not quotes. The 2025 school exemption amounts reflect statewide law and were not confirmed on a Hill County document. Sources differ on the year of incorporation (1913 or 1912). Drive times are estimates. USDA eligibility, the Kimball Bend boat ramp’s status, the trash hauler and Hill County subdivision rules were not confirmed. This is general information, not legal, tax, lending, insurance, environmental or engineering advice. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Verified numbers and links for Blum. Two things will catch you out: water depends on which side of the town line you’re on, and county offices are in Hillsboro, while groceries and the nearest hospital are in Cleburne. Start with the green first-week cards; county offices are in blue, and anything outside town is in purple.
Inside town limits, the City of Blum runs water and sewer. Call City Hall for the application, deposit and ID rules; pay online with the account number from your bill.
254-874-5772 105 S. Avenue C · weekdays 8–5, closed noon–1 Do this firstA member-owned co-op. Most requests can be done online; it runs a credit check, and a prepaid plan skips the deposit with a $100 starting credit.
800-338-6425 Answered 24 hours · 115 E. Main St, Itasca Do this firstFor water outside town limits. Make sure the seller’s membership transfers at closing; the board approves transfers at its monthly meeting, and new meters can be hard to get.
254-221-0816 1147 FM 934, Blum · toll-free 866-969-7299 Do this firstFree, and worth real money with the $140,000 school exemption. File Form 50-114 with Hill CAD. The record also shows whether a parcel is inside town limits.
254-582-2508 1407 Abbott Ave, Hillsboro Before you buyCheck any property near the Nolan River, the Brazos or Lake Whitney. Hill County requires a floodplain permit to build in the 100-year floodplain.
msc.fema.gov Do this firstHill County Elections handles new registrations and address changes.
254-582-4072 Hill County Annex, 126 S. Covington St, Hillsboro VehiclesRegister and title your vehicle here; DPS offices don’t handle registration. Property tax payments too.
254-582-4000 126 S. Covington St, Hillsboro Driver LicenseChange your license address in person in Hillsboro or Cleburne. Check the DPS locator for appointments.
254-582-5044 Hillsboro: 126 S. Covington St · Cleburne: 817-202-2650 City HallUtility billing, permits and city notices. Ask here about manufactured-home rules and building permits before you buy; they aren’t posted online.
254-874-5772 Fax 254-874-5702 · PO Box 613 TrashThe city runs bulk and brush pickup and periodic city-wide clean-up days. Ask City Hall who collects household trash and how it’s billed.
Via City Hall SchoolsPre-K through 12th grade. Rural 76627 addresses can fall in other districts, so confirm by address.
254-874-5231 310 S. Avenue F MailPost office for the 76627 ZIP. Retail hours are short; check USPS before you go.
254-874-5366 108 W. 4th St CountyCounty roads (HCR addresses), subdivision platting and development permits.
Pct 2: 254-694-3787 PO Box 457, Hillsboro · confirm your precinct RecordsDeeds, plats and recorded restrictions. Pull these early on any acreage purchase.
254-582-4030 Courthouse area, Hillsboro SepticRun by the Sheriff’s Office. Ask for a property’s septic permit history; new permits run $325 standard, $475 non-standard.
Hill County Sheriff’s Office 406 Hall St, Hillsboro LandSoil testing, range and pasture help, 4-H and landowner workshops.
254-582-4022 213 Stadium Dr, Hillsboro WellsRegisters water wells in Hill County. New wells need a two-acre minimum tract and spacing; register before drilling.
817-556-2299 Covers Ellis, Hill, Johnson and Somervell counties InternetFiber reaches only part of town; fixed wireless, DSL and satellite fill in. Check the exact address on the FCC map before you buy.
Check by address UtilitiesCall before you dig fence posts, a septic field or a water line.
811 LakeCorps campground on the Brazos River at the Chisholm Trail crossing. The boat ramp is closed until TxDOT finishes the SH 174 bridge.
877-444-6777 3351 Hwy 174, Kopperl · reservations LakeCorps parks, lake levels, passes and the Hopewell Trail. Corps parks and ramps don’t take cash.
254-622-3332 Weekdays 8–4:30 Not in BlumCamping, a boat ramp and day use. Reservations are advised March to October.
254-694-3793 433 FM 1244, Whitney LicensesRequired to fish at every Lake Whitney park. Buy online from Texas Parks and Wildlife.
tpwd.texas.gov AlertsSign up for severe weather, road closure and burn ban notices by phone or email.
Online signup RoadsClosures and conditions, including the SH 174 bridge and flood detours through Blum.
drivetexas.org TxDOT Waco District: 254-745-2139 HealthFull-service hospital with a 24-hour ER, about 20 minutes north.
817-641-2551 201 Walls Dr, Cleburne HealthA 25-bed critical access hospital with emergency services in the county seat.
254-580-8500 101 Circle Dr, Hillsboro HealthFree, 24/7 help from poison specialists.
1-800-222-1222 Not in BlumNearest full-size grocery, with a pharmacy (817-641-4036). Open 6 a.m. to 11 p.m.
817-641-6203 600 W. Henderson St, Cleburne Not in BlumGroceries and general merchandise, 6 a.m. to 11 p.m.
817-645-1575 1616 W. Henderson St, Cleburne Not in BlumFeed, fencing and farm and ranch supplies.
817-641-0066 1615 A W. Henderson St, Cleburne Not in BlumNearest large library. Non-residents pay $25 a year per household; bring ID plus proof of address.
817-645-0934 302 W. Henderson St, Cleburne FinancingBlum’s rural setting suggests many addresses may qualify for USDA financing; check each address.
eligibility.sc.egov.usda.govLinks, phone numbers and addresses verified October 2026 against the City of Blum, the Texas Municipal League, HILCO Electric Cooperative, Woodrow-Osceola WSC, the Hill County Appraisal District, Hill County (elections, commissioners court, floodplain), Texas A&M AgriLife Extension, the Prairielands Groundwater Conservation District, the U.S. Army Corps of Engineers, Texas Parks and Wildlife, Texas Health Resources, Hill Regional Hospital, H-E-B, Walmart, Tractor Supply and the City of Cleburne, and subject to change; if something has moved, tell me and I will correct it. The 76627 ZIP reaches far beyond town limits, so confirm jurisdiction and providers by parcel. Several items could not be fully confirmed and are flagged rather than presented as certain: City of Blum deposit and ID rules; who collects household trash and whether it is billed by the city (one hauler lists Blum as a client); HILCO and Woodrow-Osceola fees; the commissioner precinct that covers Blum (Precinct 2 is listed as a starting point only); the septic unit’s phone; the DPS driver license office details, which come from directory sites; and whether the SH 174 bridge and Kimball Bend ramp have reopened. The Hill County Tax Office also appears at 254-582-4069 in one directory. Texas Health Cleburne’s phone appears as 817-641-2251 in one federal listing. Propane providers, urgent care, veterinarians and places of worship were not confirmed and are not listed. Several services are not in Blum and are listed under where you actually go: county offices, the appraisal district and Hill Regional Hospital are in Hillsboro, and full-size groceries, the nearest large library and Texas Health Cleburne are in Cleburne. Listings are provided for general reference and are not endorsements; I receive no compensation from any organization named. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Blum is a small town in the Nolan River valley, about 20 minutes south of Cleburne, but the 76627 ZIP stretches across ranch and acreage country to the north end of Lake Whitney. Buying here is about town limits, water, septic, floodplains and land use, not just price. I sort out the details that matter here, and the awkward parts are named.
A Blum address doesn’t mean in town. Inside, you get city water and sewer and pay city tax. Outside, expect Woodrow-Osceola WSC or a well, plus septic. I check the taxing units on every parcel.
Outside town, I confirm the seller’s water membership transfers at closing; area providers have had trouble adding meters. Planning a well? Prairielands requires a two-acre minimum tract and registration before drilling.
Hill County’s subdivision rules call for at least one net acre for a septic lot and road frontage. I pull the septic permit history and check whether splitting land would require a plat before you count on it.
If acreage carries an ag or wildlife valuation, you re-apply in your own name and keep the qualifying use. Change the use and a rollback tax covers the prior three years. I get the history in writing.
Older in-town homes can list under $200,000, while acreage runs from the mid-$400,000s into the millions, so portal medians swing from about $107,000 to $560,000. With only about 14 sales a year, I price from true comparables, in town or out.
Blum has real trade-offs: no hospital, groceries in Cleburne, uneven internet, flood risk near the Nolan and Brazos rivers and homes that can sit 85 to 140 days. If any of that is a dealbreaker, you will hear it from me first.
Confirm town limits on the Hill CAD record. Second, confirm water and sewer: city service, or Woodrow-Osceola WSC or a well, plus septic. Third, pull the flood map near the Nolan River, the Brazos and Lake Whitney. Fourth, check deed restrictions, easements and minerals on the title commitment and the Railroad Commission map. Fifth, order a survey, septic inspection and well test on acreage. And sixth, file your homestead exemption with the Hill County Appraisal District.
Blum-specific things to raise with all four. Freddie Mac’s 30-year average was 7.28 percent on October 1, 2026, up from 7.03 percent a week earlier, so ask about rate locks and buydowns. Blum’s rural setting suggests many addresses may be USDA-eligible; confirm each one on USDA’s map. Ask about TSAHC and TDHCA down payment programs, the 2026 FHA limit of $541,287 for Hill County, how acreage, a manufactured home, septic or a private well affects the loan, and whether a large tract calls for a land or farm lender instead. I recommend these lenders based on their expertise and service. I do not receive compensation for referrals.
Either is fine. I answer my own phone, and you will never be routed to a call center or handed to a junior agent. Send me an address and I will tell you whether it’s inside Blum town limits, who supplies the water, what the septic history shows, whether it’s near a floodplain, and what the tax bill looks like.
Bobby Franklin, REALTOR® · Legacy Realty Group – Leslie Majors Team · 214-228-0003 · northtexasmarketinsider.com
Information on this page is provided for general reference and is not legal, tax, insurance, environmental, surveying or lending advice. Market figures are dated portal snapshots for Blum and ZIP 76627 (ATTOM, Redfin and Movoto, November 2025 to 2026) that conflict widely because of small samples and mixed in-town and acreage sales; they are not MLS statistics. Subdivision, septic, floodplain and development permit requirements are from the Hill County Subdivision Ordinance and Hill County forms; confirm current rules with the county. Well requirements and fees are from the Prairielands Groundwater Conservation District. The rollback look-back is from the Texas Comptroller and HB 3833 (2021). The note on rural water meters is from a Q3 2026 land brokerage report. Mineral and pipeline status must be checked parcel by parcel. The FHA limit is HUD’s 2026 limit for Hill County. The mortgage rate is Freddie Mac’s Primary Mortgage Market Survey for 1 October 2026. USDA eligibility is determined by address and household income and was not confirmed for any address. All real estate services are provided through Legacy Realty Group. Equal Housing Opportunity.
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