Clifton is the Norwegian Capital of Texas, officially designated by the Texas Legislature, home to the largest population of Norwegian Americans in the South, and the site of a King of Norway visit in 1982. A Texas Cultural District, a Texas Main Street City, and a Bosque County community where limestone cliffs, lutefisk dinners, and Friday night football coexist without apology. This is Central Texas authenticity at its most unexpected.
Clifton is Bosque County’s largest city, a small town of older homes on a grid of lettered avenues, with acreage, river land and the Lake Whitney shore inside the wider 76634 ZIP. Utilities and taxes change by address. Here are six areas, with recent price evidence.
Older homes, priced individually
The blocks around downtown Clifton and College Hill, where Clifton College ran from 1896 to 1954. Its building is now the Bosque Arts Center.
Expect some of the town’s oldest homes, on city water, sewer and trash, within walking distance of downtown shops and cafes.
2026 listings about $150K–$260K
Most of Clifton’s homes sit on a grid of lettered avenues, and most were built in the 1960s and 1970s.
A three-bedroom on N Avenue I listed at $150,000 and one on S Avenue M at $258,500 in 2026. City utilities throughout.
2026 sales about $155K–$350K
Site-built ranch homes and manufactured homes on half-acre to 20-acre-plus tracts, outside city limits.
A three-bedroom on CR 3440 sold for $350,000 in April 2026. Water often comes from Childress Creek Water Co., and most homes use septic.
Land about $19K–$23K an acre
Larger tracts along Highway 6 and the Bosque River, from commercial land just outside town to cultivated farmland.
A 94-acre tract with Bosque River frontage disclosed part of the property in the floodplain, so pull the flood map for every parcel.
Small lots to lakefront homes
Lake homes and cabins at Laguna Park share the Clifton 76634 ZIP but sit on Lake Whitney, about 15 miles east.
Most shoreline is federal Corps land, with no new private floating docks allowed. Septic and a water supply corporation are the norm.
Priced by tract
Ranch and farm land along the Cleng Peerson Memorial Highway, with historic limestone churches and homesteads from the Norwegian settlement.
Tracts here trade infrequently, so ask for recent comparable sales and confirm water, septic and access before you buy.
Swipe or drag sideways to see them all.
Redfin’s three-month median sale price was about $188,000 through June 2026, with homes selling in about 45 days. That rests on about 12 sales a month.
Zillow’s typical value for the wider 76634 ZIP, which includes acreage and lake homes, was about $211,000 in September 2026.
Inside the city: City of Clifton water, sewer and trash, which was under Stage 2 water restrictions at last check. Outside town, expect Childress Creek Water Co. or a well, plus septic.
In town, TNMP delivers power and you choose a provider. Gas is Atmos Energy.
Only about 54 of the city’s roughly 1,500 homes were built since 2010, and no new in-town subdivision was found.
The Hills of Childress Creek is often linked to Clifton, but it’s in China Spring and McLennan County.
Inside the city, 2025 rates added up to about $1.59 per $100: city $0.35, Clifton ISD $0.77, Bosque County $0.34, plus the hospital district and ESD.
Clifton is a general-law city incorporated in 1901–02, with 3,465 residents in 2020.
Clifton is a general-law (Type A) city in Bosque County, incorporated in 1901–02 (sources differ), about 35 miles northwest of Waco; Meridian is the county seat. Area names follow common local and listing usage; boundaries are approximate. Downtown and the lettered-avenue grid are inside city limits; county-road acreage, river land, Laguna Park and the Norse area are outside. Price figures are drawn from individual 2026 listings and sales, not neighborhood medians, and are directional only. Market figures are Redfin’s for the three months ending June 2026 and Zillow’s for September 2026; Redfin’s figures change by retrieval date, and ZIP-wide figures run higher than city-only figures. Housing-age counts are ESRI estimates published by the Heart of Texas Council of Governments. Water restriction stages change; check the city. Electric providers vary by address outside town. Flood risk is parcel-specific; Bosque River and Clear Creek flood zones were not mapped for this widget. Tax rates are 2025 rates from the Bosque Central Appraisal District (city 0.34605, Clifton ISD 0.7715, Bosque County 0.3410, hospital district 0.09324, ESD 0.0310); the city’s own tax page shows older figures, and 2026 rates were not confirmed. Population is the 2020 census count. The outcome of 2024 annexation hearings was not confirmed. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Clifton’s downtown has a historic drugstore cafe, a bakery, antiques and a museum of Norwegian pioneer heritage. Two full grocery stores cover everyday needs, and the Bosque River runs past City Park. Here’s a 2026-checked list.
301 S Avenue Q
Norwegian pioneer history and the Horn Shelter archaeological find, with burials the museum dates to about 11,700 years ago.
Open Thursday to Saturday 10–5 and Sunday 12–5. Admission is $5; members and young children are free.
215 College Hill Dr · 254-675-3724
Arts center in the former Clifton College building, home of the Bosque Art Classic each September.
Riverside Dr / FM 219
1930s CCC stonework, trails, disc golf, a dog park and river access for fishing and kayaking.
1103 N Key St
The city’s pool, which the city calls the only public pool in Bosque County.
102 N Avenue D · 254-265-7737
Breakfast, lunch and an old-fashioned soda fountain in a historic drugstore. Breakfast 7–11, lunch 11–2.
120A N Avenue D · 254-675-1213
Pastries and deli sandwiches on bread baked in-house, plus custom cakes.
215 W 3rd St · 254-268-8880
Casual dining with a courtyard. Dinner Thursday to Saturday and Sunday brunch.
1003 S Avenue G · 254-675-8409
Barbecue on Clifton’s main road.
611 N Avenue G · 254-675-4001
Mexican food with a full bar.
210 W 5th St · 254-675-8800
Chinese food downtown.
315 S Avenue G
A local coffee house on the main road.
614 S Avenue G · 254-675-6345
A full grocery store in town, open daily.
900 FM 3220
Groceries with a pharmacy, open daily.
203 E 5th St · 254-675-3416
A family-run feed store with pet supplies, fencing, hardware and gifts. Ace Hardware is at 604 N Avenue G.
206 W 5th St · 121 N Avenue D
Two downtown stops for antiques, books, art and jewelry.
317 W 3rd St
Boutique shopping and an event space in the historic Dansby Feed Mill.
Off FM 219, west of Clifton
Our Savior’s Lutheran Church, built in 1875, and the grave of Cleng Peerson, called the father of Norwegian immigration to America.
173 Park Rd 7, Meridian
A state park near Meridian, the county seat. Day passes are $5 for adults; kids 12 and under are free.
1147 CR 1110, Meridian · 254-435-9911
A Bosque County winery founded in 2003. Posted hours differ, so call before you go.
Laguna Park, SH-22
Striper fishing, Corps parks and a marina at Laguna Park, at the west end of Whitney Dam.
Food and Shops are in town, mostly downtown on Avenue D and 5th Street and along Avenue G (Highway 6). Things To Do are museums, arts and parks. Norse, Meridian and the lake are under Just Outside.
Two things worth saying plainly. Small-town hours vary, so call ahead before a special trip. And for big-box shopping, residents drive to Waco, about 35 miles southeast.
What stands out is the heritage: a Norwegian pioneer museum, an arts center in a former college and a 1930s riverside park.
Compiled October 2026. Restaurant and shop listings are from the Clifton Chamber of Commerce directory and business websites and were not confirmed with owners; call ahead to confirm hours and that a business is still open. Olaf’s has moved to 215 W 3rd St; older listings show 121 N Avenue D. Museum details are from the Bosque Museum; its phone number and the free-admission age differ between sources. Arts center, park, state park and pool details are from the Bosque Arts Center, the City of Clifton and the Texas Parks and Wildlife Department. Brookshire’s phone number differs between listings and is not shown. Red Caboose Winery hours conflict between sources. Several restaurants found only on review sites, a farmers market and a movie theater are not listed because they were not confirmed. 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 Cliff Town and the Norwegian Settlers to a College Town and the Norwegian Capital of Texas
Excavators working at Horn Shelter on the Brazos below Whitney Dam uncovered the double burial of an adult man and a young girl in 1970. The Bosque Museum dates it to 11,700 years ago.
Avocational archeologists including Albert Redder and Frank Watt began digging at Horn Shelter, beside the Brazos River, in 1967. In 1970 they uncovered the double burial of a man and a child among the very few Paleoamerican burials known in North America.
The man was buried with offerings including badger claws, hawk talons and turtle shells. The remains went to the Smithsonian. The Bosque Museum’s replica exhibit, rebuilt in 2020, includes a facial reconstruction and the original excavation tools.
Tonkawa, Waco and Tawakoni peoples lived in Central Texas long before settlement, and Comanches occasionally raided the area.
Tonkawa, Waco and Tawakoni peoples lived in Central Texas long before settlement. The Tonkawas were the most numerous, and they sometimes guided settlers tracking Comanche raiders who came into the area for horses and property.
In 1721 the Spanish explorer the Marqués de San Miguel de Aguayo camped near the Brazos and named this wooded tributary “Bosque,” Spanish for “woods.” The river later gave Bosque County its name.
Clifton was founded in the winter of 1852–53 by the Locker, Kell and McSpadden families on Clear Branch, and named Cliff Town for the limestone cliffs around it.
Families including Samuel and Monroe Locker, Frank Kell and T. A. McSpadden founded the settlement on Clear Branch in the winter of 1852–53. It took the name Cliff Town from the limestone cliffs around it, a name that in time became Clifton.
A Masonic hall and a log schoolhouse were among the first public buildings. The post office opened in 1859, and First Presbyterian Church, organized in 1861, became the oldest church in continuous service in the county.
Norwegian immigrants began arriving in 1854, led by Ole Canuteson and Cleng Peerson, the “father” of Norwegian immigration to America.
Norwegian settlement began in 1854, when Ole Canuteson arrived believing the land resembled Norway. Cleng Peerson, born in Norway in 1782, had helped start Norwegian communities in several states before moving to Texas in 1850 and to Bosque County in 1854.
Settlers spread across the triangle between Clifton, Norse and Cranfills Gap, a landscape that reminded many of eastern Norway. The legislature granted Peerson 320 acres for his service. He died in December 1865 and was buried at Norse.
Our Savior’s Lutheran Church at Norse was organized in 1869, and its church was dedicated in 1878.
Early services were held in Norwegian in private homes. Our Savior’s Lutheran Church was formally organized on July 14, 1869, with 230 charter members, and the Handbook of Texas dates the church’s dedication to 1878. Norwegian-language services ended in 1941.
The church received a Texas Historical Building Medallion in 1962. Its congregation has held the Norse Smorgasbord each November since 1949, and its cemetery holds Cleng Peerson’s grave.
In 1880 the Gulf, Colorado and Santa Fe Railway built a station a mile south, and merchants moved toward the depot.
In 1880 the Gulf, Colorado and Santa Fe Railway built a station about a mile south of the original town. Merchants moved toward the depot, and Clifton became a commercial center for the surrounding farms.
A post–Civil War flour mill on the Bosque River was replaced in 1868 by a limestone mill that later became the town’s electric plant. The Merchant Exchange and Flour Mill opened in 1887–88, and Clifton served as county seat from 1890 to 1892.
The Clifton Record began in 1895, Clifton Lutheran College was organized in 1896, and the town incorporated in 1901–02 (sources differ).
The Clifton Record began publication in 1895, and Clifton Lutheran College was organized in 1896. After a failed attempt in 1891, the town incorporated in 1901, according to the Handbook of Texas; the county historical commission gives 1902.
On December 23, 1906, a fire destroyed much of the business district. Merchants rebuilt downtown, and in 1907 residents organized a volunteer fire department to protect it.
The college opened its first building in 1897, began college courses in 1922 and built its three-story administration building in 1923.
Backed by Norwegian Lutheran churches, the school opened in 1897 as Clifton High School. It began college courses in 1922, built its three-story administration building in 1923, earned accreditation as a two-year college in 1924 and dropped its high school program in 1938.
Much of the campus burned in 1942, but the administration building survived. Renamed Clifton Junior College in 1945 and Clifton College in 1952, it merged with Texas Lutheran College in Seguin in 1954.
The Civilian Conservation Corps opened Camp Clifton on the Bosque River in June 1933 to improve the city park.
The City of Clifton offered the state 80 acres along the Bosque River for a state park, but the state never accepted, and the land stayed a city park. Civilian Conservation Corps Company 878 arrived in June 1933 to develop it.
Working in native limestone, the crews built picnic and fireplace units, a semicircular seating area, entry portals, a concession building and a latrine before leaving in January 1934. Portions of these structures still stand in City Park along Riverside Drive.
Two doctors, V. D. Goodall and S. L. Witcher, founded what became Goodall-Witcher Hospital around 1938–39 as a 10-bed hospital and clinic.
Drs. Goodall and Witcher and their wives opened a medical clinic and 10-bed hospital in 1939. In 1966 it passed to a nonprofit board of trustees, and a new hospital opened west of downtown on Highway 219 in 1972.
After the college merger, the Clifton Lutheran Sunset Home kept the college museum until 1957, when the Bosque Memorial Museum was organized. Its core was the collection of Norwegian settler Jacob Olsen, which includes a chair made by Cleng Peerson.
FM 219 was renamed the Cleng Peerson Memorial Highway in 1975, and the old college building became the home of today’s Bosque Arts Center in 1981.
FM 219 was renamed the Cleng Peerson Memorial Highway in 1975, the year the 1923 college administration building was designated a Texas Historic Landmark. In 1981 the Bosque County Conservatory of Fine Arts, founded by Joan Spieler and now the Bosque Arts Center, incorporated in that building.
In October 1982 King Olav V of Norway visited Norse to mark the bicentennial of Peerson’s birth. In 1983 the National Register listed the Norwegian Settlement of Bosque County, known as the Norse Historic District.
The Bosque Art Classic began in 1986 and the Norwegian Country Christmas Tour in 1992.
The Texas Historical Commission named Clifton a Texas Main Street City in 1985. The Bosque Art Classic, a national judged and juried show and sale, began in 1986, and the Norwegian Country Christmas Tour, held the first Saturday of December, began in 1992.
On May 9, 1997, Texas Senate Resolution 704 recognized Clifton as the “Norwegian Capital of Texas,” citing it as home to the largest Norwegian American population in the South and Southwest.
Clifton counted 3,542 residents in 2000 and 3,465 in 2020. The Bosque Art Classic reached its 41st show in 2026.
Clifton counted 3,542 residents in 2000 and 3,465 in 2020. The Bosque Art Classic, held each September at the Bosque Arts Center, reached its 41st show in 2026. Goodall-Witcher became a Critical Access Hospital in 2015 and passed to the Bosque County Hospital District in 2019.
On August 13, 2026, the city entered Stage 2 water restrictions, limiting watering to set days and times. In September it sent water to help Meridian during a fire emergency.
Compiled from the Texas State Historical Association Handbook of Texas (Clifton, Bosque County, Clifton College, Clifton Lutheran Sunset Home, Norse and Cleng Peerson entries), the Bosque County Historical Commission, the Bosque Museum, Texas Beyond History, the Texas Historical Commission, the National Park Service, the Bosque Arts Center, the Living New Deal project, Goodall-Witcher Healthcare, Our Savior’s Lutheran Church, the Texas Legislature and the City of Clifton. Where sources conflict, the widget follows the Handbook of Texas. Horn Shelter dates range from about 11,100 to 11,700 years; incorporation is given as 1901 (Handbook) and 1902 (county historical commission); Peerson’s death is given as December 16 or 18, 1865; and the Our Savior’s church building is dated 1875 by one source and 1878 by the Handbook. The Bosque Museum is also described as dating to 1954. Excavation at Horn Shelter began in 1967. The Norse Historic District is the popular name for the National Register’s Norwegian Settlement of Bosque County listing. Population figures are total census counts. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
A Norwegian Christmas Tour, FallFest Downtown and a Rodeo That’s Run 75 Years
Clifton’s signature event since 1992: decorated historic homes and churches, a Bosque Museum open house, a Heritage Village and a Norwegian lunch. The 34th tour is Saturday, December 5, 2026.
In 2025 the tour was $12 and lunch was $15.
The Lighted Christmas Parade and tree lighting is the night before, Friday, December 4, 2026, at 6:30 p.m. downtown.
A free downtown festival with live music, arts and crafts, a car and tractor show and a kids’ zone. Set for October 17, 2026.
An open rodeo with barrel racing, roping, broncs and bulls, plus a carnival and mutton busting. The 75th ran June 5–6, 2026.
A national juried art show and sale held since 1986, with a free exhibition. The 41st ran September 12–26, 2026.
The arts center’s main fundraiser, with bingo night, a gala and auctions. The 44th was April 10–11, 2026.
Downtown trick-or-treating on Halloween evening. The 2026 details hadn’t been announced.
A Norwegian dinner held every November since 1949, served in Hardanger costume. Tickets are drawn by lottery from September requests; the 2026 date wasn’t posted.
An invitation-only cookoff for qualifying champion teams, with a parade. The 38th ran September 25–26, 2026.
The West Shore Volunteer Fire Department’s fundraiser on Lake Whitney. The 57th was September 5, 2026.
Clifton’s year builds to the first weekend of December, with the lighted parade and the Norwegian Country Christmas Tour. FallFest fills downtown in October.
Summer opens with the rodeo in June, and the Bosque Arts Center anchors spring and fall.
For current dates, check Visit Clifton, the City of Clifton and the Bosque Arts Center.
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 Clifton Chamber of Commerce (Visit Clifton), the City of Clifton, the Bosque Arts Center, Our Savior’s Lutheran Church at Norse, the City of Meridian and the West Shore Volunteer Fire Department; each event listed was found in at least two years. The 2026 tour date is from a third-party listing; the Chamber’s page had not yet been updated. The Chamber’s parade page lists both December 4 and December 5; December 4, 2026 is the Friday. FallFest’s edition number is listed differently by city and Chamber pages and is not shown. Smorgasbord edition numbers are inconsistent between sources. The Bosque Tour de Norway bike ride returned in 2025 after two cancelled years; no 2026 ride was confirmed. Fireworks on the Bosque and the county-wide garage sale are listed by the city without dated evidence and are not shown. Events under “Around Bosque County” are held in Norse, Meridian and Laguna Park, not in Clifton. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
What to know about Clifton schools:
The ratings: Clifton ISD earned a B in 2025, as reported by the Texas Tribune. Review the full results at TXschools.gov.
Nearby: Baylor, McLennan Community College and TSTC are in Waco, about 35 miles southeast.
Want the full breakdown? Read our complete Clifton schools guide →
Clifton ISD serves Clifton from three campuses in town. It rated a B in 2025, offers free breakfast to every student and has cut its tax rate by more than a third since 2020. District lines, not ZIP codes, decide the school.
Administration: 1102 Key Ave · 254-675-2827
The district for the City of Clifton and the surrounding area, including Laguna Park, with all three campuses in town.
District rating: B in 2025, as reported by the Texas Tribune; ratings changed after appeals, so confirm on TXschools.gov.
Enrollment was about 940 students in 2026.
Clifton High: 1101 N Avenue Q · 254-675-1845
Students move from Clifton Elementary (1000 Key Ave) to Clifton Middle (1102 Key Ave) and Clifton High.
Pre-K is offered at the elementary campus; ask the district about eligibility and day length.
District-wide
Classes run August 12, 2026 to May 19, 2027. Breakfast is free for every student, 7:15 to 7:45 a.m.; classes start at 7:50 and end at 3:35.
Lunch uses a free and reduced-price application. The district buys most classroom supplies. Ask about bus routes for rural addresses.
District-wide
Clifton ISD’s 2025 rate was $0.7715 per $100, down from $1.0496 in 2022 and $1.2227 in 2020.
No Clifton ISD bond election was found for 2016–2026, though the district carries some debt. The 2026 adopted rate hadn’t been posted.
For context only
Rural addresses around Clifton can fall in neighboring districts, including Meridian, Valley Mills, Cranfills Gap, Kopperl, Walnut Springs, Iredell and Morgan ISDs.
Check the Bosque 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.
Waco: about 35 miles southeast
Baylor, McLennan Community College and TSTC are in Waco. Clifton High students have taken dual credit through Hill College, per secondary sources.
Confirm current dual credit and career programs with the high school.
The 76634 ZIP reaches far into the countryside, and Bosque County has several school districts.
Check TEA’s School District Locator and the Bosque CAD record before you fall for a house.
Clifton ISD’s 2025 rate was $0.7715 per $100: $0.6429 for operations and $0.1286 for debt.
On a $200,000 homestead, the school share drops from about $1,545 to $465 after the $140,000 exemption.
Clifton ISD earned a B in 2025, as reported by the Texas Tribune. Its 2026 rating hadn’t been confirmed.
Review the full results at TXschools.gov.
The 2026–27 year runs August 12 to May 19, with 170 student days and a standard five-day week.
Graduation is May 21, 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 2025 B is as reported by the Texas Tribune and was not confirmed on TXschools.gov; TEA issued final ratings after appeals, and Clifton ISD’s 2026 rating was not found. Campus names, grades and addresses are from Clifton ISD and the National Center for Education Statistics. Enrollment is the Texas Tribune’s 2026 figure; federal NCES counts differ. UIL classification is from secondary sources and changes with realignment. Calendar, meal, bell and registration details are from Clifton ISD; the five-day week is inferred from the district calendar. Bus routes, pre-K eligibility, dual credit and career programs were not confirmed. Tax rates are 2025 adopted rates from the Bosque Central Appraisal District; the 2026 rate was not confirmed, and figures are illustrations, not quotes. 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. The Hill College dual credit partnership is from secondary sources. Other district names are from the Bosque Central Appraisal District’s taxing-unit list. 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 Clifton homes actually sold for each month. With older in-town homes, renovated historic houses, new builds and acreage trading side by side, the mix of what sold moves this line more than the market does.
Clifton records only about a dozen sales in a typical month, so one acreage or renovated historic sale can move the median sharply. Read the trend across several months, not any single point. That is sample size, not the market.
A 1960s brick ranch, a renovated older home near downtown and a house on acreage can all land on this one line. The chart is not your comp. Your comps match your size, condition, lot, age and location.
Texas is a non-disclosure state, so portal prices are models. This is MLS. Ask for the actual comparable sales, including age, condition, whether the home is inside city limits, and its water and sewer.
Days on market describes how buyers behaved, which holds up better than a median when sales are thin. In 2026, Clifton homes sold for about 93 percent of list price, which points to room to negotiate.
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 short, one unusual 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 homes across the 76634 ZIP, which reaches well beyond city limits, and Lake Whitney’s west shore. Price against true comparables, and have repair records and any permits ready before you list.
Inventory runs from older in-town homes to acreage. Confirm city-limits status, water supplier and the current water-restriction stage early, because they affect cost and use 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. Clifton records relatively few closings, so monthly medians can swing sharply. Listings may be filed under a Clifton address whether or not the property is inside city limits, and the 76634 ZIP, which includes Laguna Park, reaches far into Bosque County, so these charts may not match the city boundary. The sale-to-list figure is Redfin’s for June 2026. These charts do not separate acreage, lot size, utilities, 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 McLennan County index, the core of the Waco metro area, because the federal Bosque County series stops in 2017. It’s up about 105 percent since 2015, with the biggest jump between 2020 and 2022.
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.
The index rose about 37 percent from 2020 to 2022. Since 2023 it has grown only about 1 to 2 percent a year.
A 2015 buyer’s index value is up about 2.05 times; a 2023 buyer’s is up only about 3 percent so far.
Redfin’s three-month median sale price for the city was about $188,000 through June 2026, and Zillow’s typical value ran about $219,000.
The wider 76634 ZIP runs higher because it includes acreage and Lake Whitney homes.
The federal index for Bosque County stops in 2017. From 2015 to 2017 it rose about 13 percent, close to the Waco metro’s 14 percent, so the Waco-area index is the nearest fit.
Clifton’s market is small, so value any property from true comparables.
On 2025 rates, a $200,000 in-city homestead pays roughly $2,080 a year, about 1 percent of value, or about $1,610 for owners 65 and older.
The city has no homestead dollar exemption, but the city, county and school district all freeze taxes for owners 65 and older.
Growth rates are the FHFA All-Transactions House Price Index, annual values 2009 through 2025: McLennan County, Texas (FRED series ATNHPIUS48309A, base 2000 equals 100), the State of Texas (TXSTHPI) and the United States (USSTHPI). State and national figures are annual averages of published quarters. FHFA’s developmental annual index for Bosque County (ATNHPIUS48035A) ends in 2017 (160.64 in 2015; 181.63 in 2017), so the McLennan County index, the core of the Waco metro area, stands in for local growth; Clifton’s actual appreciation may differ. The McLennan County series recorded 155.07 in 2015, 214.19 in 2020, 293.32 in 2022 and 318.43 in 2025. The Waco metro index rose about 111 percent from 2015 to 2025, and the Texas and U.S. indexes about 96 percent. The prefilled dollar figures are derived and illustrative, not published: they apply the McLennan County index to a $190,000 anchor near Redfin’s three-month median sale price of $187,898 for Clifton ending June 2026; Zillow’s undated typical value for Clifton was $218,711. Monthly Clifton figures rest on about a dozen sales. 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 example uses 2025 adopted rates from the Bosque Central Appraisal District: City of Clifton 0.34605, Clifton ISD 0.7715, Bosque County 0.3410, Bosque County Hospital District 0.09324 (10 percent homestead exemption, minimum $5,000, plus $10,000 over 65), ESD #1 0.0310 and Middle Trinity GCD 0.00595; whether the ESD and groundwater district tax in-city homes was not confirmed. Without them, the totals are about $2,005 and $1,533. 2026 city and school rates were not posted; the county’s 2026 rate appears as 0.3227, which would lower each total by about $37. It applies the $140,000 school exemption ($200,000 for owners 65 or older) and is an illustration, not a quote; for owners 65 and older, ceilings can make actual bills lower. The homestead appraisal cap limits increases in a homestead’s taxable appraised value to 10 percent a year and ends on sale. Confirm taxing units, exemptions and protest deadlines with the Bosque Central Appraisal District (254-435-2304). 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.
Clifton is Bosque County’s largest city, with about 3,500 residents, its own hospital with labor and delivery, two grocery stores and a historic downtown. Waco is about 40 minutes down Highway 6.
Estimated Off-Peak Drive Time from Downtown Clifton
Around Town and Beyond
Estimated minutes off-peak from downtown Clifton. These are planning estimates, not mapped times, so check a live map before relying on any of them.
Census estimates put Clifton’s average commute near 16 minutes, against about 29 for Bosque County and 27 for Texas.
Most residents work close to home.
Goodall-Witcher is a 25-bed hospital with a 24/7 emergency room, a Level IV trauma designation and labor and delivery, which many rural Texas hospitals no longer offer.
City Park on the Bosque River has 1930s stonework, disc golf and river access. Olsen Park has the county’s only public pool. Clifton has been a Texas Main Street City since 1985.
The city runs water, sewer and trash on one bill, with weekly pickup. In-city 2025 tax rates add up to about $1.59 per $100.
There’s no city homestead exemption, but taxes freeze for owners 65 and older.
Clifton went to Stage 2 water restrictions in August 2026 and asked residents to stop outdoor watering in September. Big-box shopping and specialty care mean a drive to Waco.
New construction is rare; the county issued only 12 building permits in 2025. A 1991 flood moved the city’s sports fields to higher ground.
Check the flood map for any home near the Bosque River or Clear Creek.
Drive times are planning estimates from downtown Clifton; they were not drawn from a mapping service or live traffic and should be checked against a live map before you rely on them. Published estimates for Fort Worth range from about 90 to 100 minutes. Commute figures are American Community Survey estimates: Clifton about 16.4 minutes (from a secondary summary, with a wide margin of error), Bosque County 28.8 minutes and Texas 26.7 minutes. Hospital details are from Goodall-Witcher Healthcare and the City of Clifton; the labor and delivery context is from the Dallas Morning News. Park, pool, utility and water-restriction details are from the City of Clifton; the September 2026 watering halt was reported by FOX 44, and whether it has been lifted was not confirmed. The Main Street designation date is from Texas Senate Resolution 704 (1997). Tax rates are 2025 rates from the Bosque Central Appraisal District (city 0.34605, Clifton ISD 0.7715, county 0.3410, hospital district 0.09324, ESD 0.0310, Middle Trinity GCD 0.00595); 2026 city and school rates were not yet posted. Building permit counts are from Census QuickFacts. Flood risk is parcel-specific; FEMA zones were not mapped for this widget. Population is the 2020 census count (3,465). 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 the county seat, Clifton ISD and tax rates to city utilities, water restrictions, the hospital and Norwegian heritage.
No. Meridian, about 10 miles north on Highway 6, is the Bosque County seat. Clifton did serve as county seat briefly, from 1890 to 1892.
Clifton is the county’s largest city, with 3,465 residents in the 2020 census, and it’s where most residents shop, bank and see a doctor.
County business happens in Meridian: the courthouse, the Bosque Central Appraisal District at 9293 Highway 6, the tax office and county permits. Expect a short drive there for property tax protests, vehicle registration and court matters, and plan on Clifton for city utilities, the library and everyday errands.
Clifton is about 35 miles northwest of Waco on Highway 6, roughly a 40-minute drive to downtown. Waco Regional Airport and Baylor Scott & White–Hillcrest are on the same corridor and a little closer.
Fort Worth is about 90 to 95 road miles away, roughly an hour and a half to an hour and 40 minutes, and downtown Dallas and DFW Airport are about two hours.
These are estimates; traffic, your route and construction on Highway 6 and I-35 change the times. Check a live map before planning a commute or a flight.
Clifton ISD serves the city from three campuses in town: Clifton Elementary (PK–5), Clifton Middle (6–8) and Clifton High (9–12). Enrollment was about 940 students in 2026.
The district earned a B in 2025, as reported by the Texas Tribune; review current results at TXschools.gov.
District lines don’t always match city limits or the 76634 ZIP, so confirm the district for any rural address on the Bosque CAD property search or with the district at 254-675-2827. The 2026–27 school year runs August 12 to May 19.
For 2025, the Bosque Central Appraisal District lists City of Clifton $0.34605, Clifton ISD $0.7715, Bosque County $0.3410, the hospital district $0.09324, the ESD $0.0310 and the Middle Trinity GCD $0.00595 per $100, about $1.59 combined before exemptions.
On a $200,000 in-city homestead, that works out to roughly $2,080 a year, or about $1,610 for owners 65 and older. The county’s 2026 rate is listed at $0.3227; city and school 2026 rates weren’t posted yet.
The city’s own taxes page shows older rates, so use bosquecad.com and your actual tax statement. These are illustrations, not quotes.
The City of Clifton offers no general dollar homestead exemption and no extra over-65 dollar amount. It does provide a tax ceiling, or freeze, for homesteads owned by people 65 and older or with disabilities.
Bosque County also has a ceiling. Clifton ISD applies the state $140,000 homestead exemption plus $60,000 for owners 65 or older or disabled, with a ceiling. The hospital district gives a 10 percent homestead exemption (minimum $5,000) and $10,000 more for owners 65 and older, without a ceiling.
These figures come from the appraisal district’s local exemptions table. Apply for the over-65 exemption the year you qualify.
File Form 50-114 with the Bosque Central Appraisal District, 9293 Highway 6, Meridian (PO Box 393), 254-435-2304, open weekdays 8 a.m. to 5 p.m.
Include a copy of your Texas driver’s license or state ID showing the property address. Owners 65 and older or disabled apply on the same form; veterans can bring their VA disability letter.
Once approved, the exemption cuts school taxes sharply and caps increases in your home’s taxable value at 10 percent a year. Filing is free, and you don’t need to reapply each year unless the district asks. New buyers may qualify in the year they buy.
Apply through Utility Billing at City Hall, 403 W Third St, or call 254-675-8337, weekdays 8:30 a.m. to 4:30 p.m. One city bill covers water, sewer and garbage.
Bills go out on the 27th, are due by the 5th and become delinquent after the 15th, with a late charge of 5 percent or $5, whichever is greater. Your first bill includes a $20 service charge. Ask City Hall for current deposit amounts.
The city won’t connect service at a rental whose owner has a delinquent account. For water or sewer emergencies, call 254-675-6620. Usage can be tracked in the EyeOnWater app.
Clifton entered Stage 2 mandatory water restrictions on August 13, 2026. Outdoor watering isn’t allowed on Mondays or between 10 a.m. and 8 p.m., and allowed days depend on the address. Runoff flowing 50 feet past the property line draws code enforcement.
On September 16, 2026, the city asked everyone to stop all outdoor watering, including hand watering, after sending water to help Meridian during a fire emergency.
Restrictions change with conditions, so check cityofclifton.org or call City Hall at 254-675-8337 for the current stage before planning landscaping or filling a pool.
Inside city limits, electricity is generally delivered over TNMP lines, and you choose a retail electric provider at PowerToChoose.org. Rural properties outside town may be on an electric cooperative instead.
Natural gas is commonly Atmos Energy. Internet options can include Brightspeed and fiber from Pathway, but availability varies street by street.
These providers weren’t confirmed for every address, so check the FCC National Broadband Map and call each company before you buy. Ask the seller for recent utility bills, which settle most questions quickly and show typical monthly costs.
Trash is billed on your city utility bill. Since October 1, 2025, the city’s contractor, Waste Connections, has emptied residential carts once a week, on service days set by a city map. Carts go out by 7 a.m.
Bulk and brush pickup is available on Wednesdays by request; call City Hall at 254-675-8337 to schedule, and follow the city’s guidelines on sizes and item types.
Holiday changes are posted on the city’s news page. Ask City Hall about recycling options and brush drop-off days, which change from time to time.
Generally, yes, for new construction, additions and many repairs inside city limits. The City of Clifton has a Building Inspections department and an online permit page.
The Code of Ordinances is published by American Legal Publishing. Set tap fees include $1,210 for a three-quarter-inch water tap and $1,000 for a standard four-inch sewer tap.
Permit fee schedules, zoning rules and any short-term rental requirements weren’t confirmed for this guide, so call City Hall at 254-675-8337 and read the current code before you buy for a specific use, such as a home business, a manufactured home or a rental.
Flood risk depends on the exact parcel. City Park sits on the Bosque River, and a 1991 flood damaged it badly enough that city and school sports fields moved to higher ground near the school campus.
For any home near the Bosque River or Clear Creek, enter the address on FEMA’s Flood Map Service Center and ask the city about floodplain information and any elevation certificate on file.
Ask your insurance agent for a flood quote even outside a mapped high-risk zone, since standard homeowners policies don’t cover flood. A survey showing elevations is worth ordering early.
Yes. Goodall-Witcher Hospital, 101 Posey Ave, 254-675-8322, is a 25-bed hospital with a 24/7 emergency room, a Level IV trauma designation and labor and delivery, plus surgery, imaging and rehabilitation.
The Clifton Medical Clinic on the Goodall-Witcher campus offers weekday primary and specialty care, and a fitness and wellness center sits behind the hospital. The countywide Bosque County Hospital District helps fund care.
Higher-level trauma and specialty care are in Waco, about 35 miles away. In an emergency, call 911. Check whether your insurance network includes Goodall-Witcher and its clinics before you need them.
Clifton has two full grocery stores: David’s, a Brookshire Brothers store at 614 S Avenue G, and Brookshire’s Food & Pharmacy at 900 FM 3220, which has a pharmacy.
Downtown adds a bakery and deli, a feed store, Ace Hardware and antique shops, and Clifton Feed & Service has been family-run since 1968.
For warehouse clubs and big-box stores, most residents drive to Waco, about 40 minutes away. Store names and hours change, so check each store’s locator before relying on them, especially on Sundays and holidays.
The Texas Senate adopted Senate Resolution 704 on May 9, 1997, recognizing Clifton as the “Norwegian Capital of Texas.”
Norwegian immigrants began settling west of Clifton in 1854, led by Ole Canuteson and Cleng Peerson, called the father of Norwegian immigration to America, who is buried at Our Savior’s Lutheran Church in Norse. King Olav V of Norway visited in 1982.
The heritage lives on in the Norse Historic District, the Bosque Museum’s Norwegian collections, the Cleng Peerson Memorial Highway and the Norwegian Country Christmas Tour each December.
Start with the Bosque Museum, home of Norwegian pioneer collections and the Horn Shelter archaeology exhibit, and the Bosque Arts Center in the former Clifton College building.
City Park on the Bosque River has 1930s CCC stonework, an 18-hole disc golf course, a dog park, trails and river access for fishing and paddling. Olsen Park adds a pool, tennis and a walking trail.
Yearly highlights include FallFest downtown in October and the Norwegian Country Christmas Tour in December. Meridian State Park and Lake Whitney are short drives away for hiking, camping and fishing.
It’s Clifton’s signature holiday event, held the first weekend of December since 1992. The 2026 tour is Saturday, December 5, and the lighted parade and tree lighting is Friday evening, December 4.
Visitors tour decorated historic homes and churches, including Our Savior’s Lutheran Church at Norse, plus a Bosque Museum open house, a Heritage Village and a Norwegian lunch.
In 2025, tickets were $12 for the tour and $15 for lunch through the Clifton Chamber of Commerce. The itinerary changes every year, so check Visit Clifton for current stops.
Yes. Olsen Park Pool, 1103 Key Ave, is run by the city, which calls it the only public swimming pool in Bosque County. It opens the first Saturday of June and runs to mid-August, Tuesday to Sunday, 1 to 6 p.m.
Admission is $5, or $2 for seniors, and season passes start at $75. The city planned a pool house renovation in 2026.
For golf, Bosque Valley Golf Club is nearby; confirm its public-play policy directly. City Park also has a free 18-hole disc golf course that opened in 2021.
Bosque County posts burn ban orders and disaster declarations on bosquecounty.gov, and the City of Clifton reposts major county orders on its news page.
Sign up for the Bosque County Notification System through the county’s website; landlines are added automatically, but cell-only households must register. Follow the city’s official Facebook page for water restrictions, boil-water notices and holiday schedule changes.
Burn bans can start and end quickly during dry weather, so check before any outdoor burning. In an emergency, call 911; the county’s 24-hour dispatch line is 254-435-2362.
The Nellie Pederson Civic Library, 406 Live Oak St, 254-675-6495, is run by the City of Clifton and sits behind the Civic Center. The Clifton Civic Improvement Society founded it in 1952.
It offers books, public computers, document services, training and children’s programs, and serves both city residents and nearby parts of Bosque County.
The city lists hours as Monday to Thursday, 9 a.m. to 4:30 p.m.; some library pages also show Friday afternoon hours, so call ahead on Fridays and around holidays. Ask about library cards for new residents when you visit.
Answers were verified as of October 2026 from the City of Clifton, the Bosque Central Appraisal District, Bosque County, the Texas Tribune, Goodall-Witcher Healthcare, the Texas Legislature, the Texas State Historical Association, Visit Clifton, the Nellie Pederson Civic Library, FOX 44 and the Dallas Morning News. Rates, fees, providers and hours change; verify anything you intend to rely on. 2026 city and school tax rates were not yet posted; tax figures use 2025 rates and are illustrations, not quotes. Whether the September 2026 outdoor watering halt has been lifted was not confirmed. The Clifton ISD rating is as reported by the Texas Tribune. Electric, gas and internet providers vary by address. Permit fees, zoning and short-term rental rules, FEMA zones and golf club details were not confirmed. Drive times are estimates. 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 Clifton. Two things will catch you out: the city is under water restrictions, and county offices are in Meridian, the county seat, not Clifton. Outside city limits, water, sewer and power change by address. All of it is covered below.
One city bill covers all three. Fill out the New Service Application; renters show a signed lease. Your first bill includes a $20 service charge.
254-675-8337 City Hall, 403 W Third St · weekdays 8:30–4:30 Do this firstFree, and worth real money with the school exemption at $140,000. Owners 65 and older also get a tax freeze from the city, county and school district.
254-435-2304 9293 Hwy 6, Meridian · weekdays 8–5 Do this firstIn town, you generally choose a retail provider for power delivered over TNMP lines. Rural addresses may be on a co-op instead; a recent bill settles it.
powertochoose.org Check by address Do this firstClifton is served by Clifton ISD, but rural 76634 addresses can fall in neighboring districts. Check the appraisal record or TEA’s locator.
254-675-2827 Clifton ISD, 1102 Key Ave Before you buyCheck any home near the Bosque River or Clear Creek. A 1991 flood moved the city’s sports fields to higher ground.
msc.fema.gov WaterThe city entered Stage 2 on August 13, 2026: no watering on Mondays or from 10 a.m. to 8 p.m. In September it asked everyone to stop outdoor watering. Check the city news page for current status.
City news page City HallPermits are required for re-roofs, fences, windows, siding and remodels. Residential permits take 5–7 business days; the inspector is part-time, so call 24–48 hours ahead.
254-675-8337 TrashWeekly cart pickup, carts out by 7 a.m. Bulk and brush every Wednesday by request; call City Hall by 2 p.m. Tuesday.
Via City Hall Billed on the city utility bill CourtInside City Hall. Handles Clifton Police and Code Enforcement citations.
254-675-1761 Clerk weekdays 8:30–12 and 1–4 PoliceThe city’s police department. After hours, county dispatch answers.
254-675-6620 402 W 3rd St · dispatch 254-435-2362 FireMore than 25 volunteers, organized in 1907, who also respond across Bosque County.
254-675-8688 203 N Avenue E · emergencies 911 LibraryBehind the Civic Center. Computers, document services and children’s programs. Call ahead on Fridays; posted hours differ.
254-675-6495 406 Live Oak St · Mon–Thu 9–4:30 City CouncilCity Council meets the second Tuesday of each month at 6 p.m. in the Civic Center, which is also available to rent.
254-675-8337 403 W 3rd St ParksThe county’s only public pool, open summers Tuesday to Sunday, 1–6 p.m. $5 admission, $2 seniors.
254-675-6648 1103 Key Ave CommunityRelocation information, the business directory and the events calendar, including FallFest and the Christmas Tour.
254-675-3720 115 N Avenue D MuseumNorwegian pioneer history and the Horn Shelter exhibit. Open Thursday to Saturday 10–5 and Sunday 12–5.
254-675-3820 301 S Avenue Q Bosque CountyPays property taxes for the county, the city and Clifton ISD, plus vehicle registration. No Clifton branch was confirmed.
254-435-2301 102 W Morgan St, Meridian Bosque CountyDeeds, plats and official public records, including deed restrictions on rural tracts.
254-435-2201 110 S Main, Meridian Bosque CountyOutside city sewer, every new, altered or repaired septic system needs a county permit, regardless of lot size.
254-233-9868 110 S Main, Suite 106, Meridian Bosque CountyCovers unincorporated areas only; inside city limits, ask the City of Clifton. County flood maps date from January 2011.
[email protected] Bosque CountyCounty law enforcement, burn ban orders and the county notification system; cell-only households must register for alerts.
254-435-2363 266 FM 2840, Meridian · emergencies 911 WaterA member-owned rural water supplier for many addresses outside city limits. Confirm the provider for any address on the PUC’s WaterSearch.
254-675-2603 255 CR 3405 · weekdays 8 a.m.–1 p.m. InternetOptions vary street by street, so check the exact address on the FCC map before you buy.
Check by address Call 811 before you dig HealthA 25-bed hospital with a 24/7 emergency room and labor and delivery. Higher-level trauma care is in Waco.
254-675-8322 101 Posey Ave HealthPrimary, specialty and behavioral care with online scheduling, plus a hospital-run fitness center.
254-675-8621 Clinic: 201 Posey Ave · Fitness: 101 Hillside Dr MailFull-service post office for the 76634 ZIP. Confirm hours on USPS.
254-675-3116 407 W 5th St FinancingClifton’s size suggests many addresses may qualify for USDA financing; check each address on the map.
eligibility.sc.egov.usda.govLinks, phone numbers and addresses verified October 2026 against the City of Clifton (utility billing, building inspections, trash, municipal court, police, fire, library, parks, council and water-restriction pages), the Bosque Central Appraisal District, Bosque County, Childress Creek Water Supply Corporation, Goodall-Witcher Healthcare, the Bosque Museum and the Clifton Chamber of Commerce, and subject to change; if something has moved, tell me and I will correct it. The 76634 ZIP reaches far beyond city limits, so confirm jurisdiction and providers by parcel. Several items could not be fully confirmed and are flagged rather than presented as certain: whether the September 2026 outdoor watering halt has been lifted; the library’s Friday hours; post office hours; electric, gas and internet providers by address; and the police department’s address and phones, which come from the city’s page but were not rechecked. The Bosque Museum’s own site lists 254-675-3820; other listings show different numbers. The Goodall-Witcher clinic is at 201 Posey Ave; some maps place it at the hospital’s 101 Posey Ave address. The city’s own taxes page shows outdated rates; use the appraisal district. Several services are not in Clifton and are listed under where you actually go: the appraisal district, tax office, county clerk, septic and floodplain offices and sheriff are in Meridian, and higher-level trauma care is in Waco. 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.
Clifton is Bosque County’s largest city, about 40 minutes up Highway 6 from Waco, with older homes on lettered avenues, historic blocks near downtown and acreage on county roads around town. Buying here is about city limits, water, older-home inspections and a market that gives buyers room. I sort out the details that matter here, and the awkward parts are named.
Inside the city you get city water, sewer and trash on one bill and pay city tax. Outside, expect Childress Creek WSC or a well, septic and possibly a co-op for power. I check the taxing units for every address.
Clifton went to Stage 2 restrictions in August 2026 and asked residents to stop outdoor watering in September. If a lawn, garden or pool matters to you, I check the current rules before you write an offer.
A $200,000 in-city homestead pays roughly $2,000 to $2,080 a year on 2025 rates, or about $1,530 to $1,610 for owners 65 and older, whose city, county and school taxes then freeze. I pull the actual tax record for every address.
Most Clifton homes date from the 1960s and 1970s or earlier, and new construction is rare. I push for foundation, plumbing, electrical and sewer-line inspections, and I check permits on past re-roofs and remodels.
Redfin put Clifton’s median sale price near $188,000 through June 2026, with homes selling for about 93 percent of list price in June. For buyers that means room to negotiate; for sellers, pricing right from day one.
Clifton has real strengths and real trade-offs: water restrictions in dry years, older homes, a 40-minute drive to Waco for big-box shopping and specialty care, and flood risk near the river. If any of that is a dealbreaker, you will hear it from me first.
Confirm city limits on the appraisal record. Second, confirm water and sewer: city service, or Childress Creek WSC or a well, plus septic. Third, check the current water restriction stage. Fourth, pull the flood map near the Bosque River and Clear Creek. Fifth, order a thorough inspection on an older home. And sixth, file your homestead exemption with the Bosque Central Appraisal District.
Clifton-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. Clifton’s size 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 Bosque County, and how an older home, septic or a private well affects the loan. 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 Clifton city limits, who supplies the water and power, 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 or lending advice. The tax example uses 2025 rates from the Bosque Central Appraisal District (City of Clifton 0.34605, Clifton ISD 0.7715, Bosque County 0.3410, Bosque County Hospital District 0.09324), with the $140,000 school exemption ($200,000 for owners 65 or older); the range reflects differing hospital district exemption figures and whether the emergency services district (0.0310) and Middle Trinity groundwater district (0.00595) tax in-city homes, which was not confirmed. 2026 city and school rates were not posted, so it is an illustration, not a quote. Market figures are Redfin’s for the city for the three months ending June 2026; with about a dozen sales a month, medians swing widely, and some portal figures for the area do not fit the city’s size. Water restriction details are from the City of Clifton and FOX 44; whether the September 2026 watering halt has been lifted was not confirmed. The FHA limit is HUD’s 2026 limit for Bosque 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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