Corsicana is where Texas history lives and smart buyers are paying attention. The birthplace of the Texas oil industry, brick streets and Victorian architecture in a nationally recognized Main Street downtown, the third-largest inland reservoir in Texas ten miles out the back door, and home prices that make every DFW suburb look overpriced. One hour from Dallas. A lifetime away from the rush.
Corsicana pays a Navarro College tax that no Ellis County city on this site pays — and today it still carries the lowest combined rate of any incorporated city covered. But voters approved a $205 million school bond in November 2025, and as it is issued, that advantage is projected to disappear. Both halves are below.
$400K–$650K+
Oil money built this street and it shows. Queen Anne and Greek Revival mansions under towering oaks, on original red brick streets — the finest concentration of Victorian architecture in the county.
West 2nd runs parallel with similar grandeur on slightly smaller lots.
$550K–$900K
A 1920s subdivision laid out for oil barons, with winding roads and stone entrance gates — and on the National Register since 1995.
Recent listings have run from about 2,725 square feet to over 4,200. The top of the in-town market.
$450K–$700K
Large custom brick homes on one to two acre lots — the modern executive answer to the historic district.
Cumberland Drive runs to single-storey executive homes; Oakridge Drive has the heavily wooded lots. New construction still appears here.
$750K–$1.5M+
The best-appointed subdivision on Richland Chambers. Around 600 acres and 620 lots, gated, with an infinity pool, clubhouse, marina, boat ramp and fitness centre.
Site-built only, with square footage minimums. Vacant waterfront lots have run $70,000 to $100,000 if you want to build.
~$699K homes
A private gated community on Lake Halbert, on lots from about 1.3 to over 3 acres, with a clubhouse, pool, boat ramp and slips. Lots have run around $220,000.
Read the fine print: this sits outside the city limits, on co-op utilities and private roads. No city services.
$245K–$352K
The one active national builder community in town. Roughly 1,082 to 2,276 square feet, one and two storey, with fenced yards, sod and sprinklers included.
A 2021 rezoning added 116 lots across about 50 acres. Corsicana ISD throughout.
$95K–$360K
Corsicana's breadth is unusual for a town this size. Saddle Brook Estates and Garden Valley Ranch sit around the mid $350,000s, River Oaks near $300,000, Oak Valley around $260,000, with entry-level pockets well below that.
Very few towns here offer that much range inside one city.
Swipe or drag sideways to see them all.
Every Ellis County city on this site pays no community college tax at all, because Navarro College levies only inside Navarro County. Corsicana is in Navarro County, so here it applies — about 0.0968, or roughly $242 a year on a $250,000 home.
And the total is still the lowest of any incorporated city covered. Corsicana's combined rate is about 1.880 percent: school 0.8620, city 0.4948, county and road 0.4262, college 0.0968.
The reason is the school rate. Corsicana ISD levies 0.8620 — dramatically below the Ellis County districts, several of which sit above 1.20. That gap swallows the college levy whole and leaves change.
What it means in money today on a $350,000 home: about $305 a year less than Palmer, $596 less than Waxahachie, and $1,005 less than Ennis. Only unincorporated Rendon, which has no city levy at all, comes in lower.
In November 2025 voters approved a $205 million Corsicana ISD bond — by just 88 votes, 1,797 to 1,709. It funds a new early childhood centre, a high school career wing, and repairs to campuses with real structural problems.
It is paid through the school debt rate, and the district's own figures work out to roughly 30 cents added as the bonds are issued.
Do that arithmetic and Corsicana's combined rate moves from about 1.880 to about 2.182 — above Palmer, Waxahachie, Ferris and Ennis. From cheapest on this site to above most of it.
It phases in rather than landing at once, and nothing is certain until each year's rate is adopted. But buy here for the tax rate alone and you are buying a number that is scheduled to rise. Check the adopted rate every August.
Buying in Corsicana means choosing between two quite different things.
In town, the median sale has run around $267,000, with genuine Victorian architecture, a working downtown and full city services.
On the lake, fifteen miles east, waterfront runs from $247,000 lots to homes well over a million. Richland Chambers is among the largest inland reservoirs in Texas, and unusually allows private docks and boathouses along its shoreline — rare here, and a large part of why that market prices the way it does.
Most lake subdivisions sit outside the city in the county, on co-op utilities, private roads, and sometimes a different school district entirely. Verify all three before you fall in love with a view.
No residential public improvement district or municipal utility district could be found anywhere in Corsicana. The reinvestment zones that exist are commercial and industrial, attached to manufacturing rather than housing.
On new construction, set expectations. D.R. Horton is the only national builder actively selling in town, alongside local builders and a large build-on-your-lot trade.
Lennar, Bloomfield, HistoryMaker, Highland, Perry, Legend and the rest are not here. The nearest national builder activity of scale is fifteen miles north in Ennis.
Neighborhood names, lot sizes, builder details and price ranges come from the City of Corsicana, the Navarro Central Appraisal District, National Register listings, builder materials and listing portals as observed; price ranges, plan sizes and phase status move constantly, so treat them as indicative and ask for a current comparative market analysis. Corsicana is the county seat of Navarro County, not Ellis County, and this changes the tax position materially. A standing finding across the Ellis County cities covered on this site is that residents pay no community college property tax, because Navarro College levies only within Navarro County; cities covered in Dallas and Tarrant counties pay their own county college district levies. Corsicana is within Navarro County, so that levy does apply here, at approximately 0.09680 per $100, equivalent to roughly $242 a year on a $250,000 home. Tax figures use published rates, are shown before exemptions and are illustrations rather than quotes; rates reset annually. The components used are Corsicana Independent School District at 0.86200, comprising 0.66690 for maintenance and operations and 0.19510 for debt service, the City of Corsicana at 0.49480, Navarro County at 0.35340 with county road and bridge at 0.07280, and the Navarro College District at 0.09680, giving a combined figure of approximately 1.880 percent. A second published source gives slightly different component figures, including a college rate of 0.1001 and county funds totalling 0.4197 with a flood control element, for a combined 1.8852; the two sources agree to within approximately 0.005 per $100 and both round to approximately 1.88 percent. On that basis Corsicana carries the lowest combined rate of any incorporated city covered on this site, below Palmer at approximately 1.967 percent and Ennis at approximately 2.167 percent; only unincorporated Rendon, which carries no municipal levy, is lower. The driver is the school rate rather than the absence of any levy: Corsicana Independent School District's 0.86200 sits substantially below the Ellis County districts, more than offsetting the college tax. A material qualification applies to the ranking above. Corsicana Independent School District voters approved a $205,000,000 bond on 4 November 2025 by 1,797 votes to 1,709. The district's own published illustration of $16.58 a month on an average home of $205,801 implies an increase of approximately $0.3024 per $100 to the interest and sinking rate once the bonds are issued, consistent with the projection presented to the district; applied in full, that would raise the combined Corsicana rate from approximately 1.880 percent to approximately 2.182 percent, above Palmer, Waxahachie, Ferris and Ennis. The increase phases in as bonds are sold rather than all at once, actual rates are set annually, and other districts' rates may also change, so the ranking described is accurate for the current year and should not be treated as durable. No hospital district applies to a Corsicana city parcel, and no separate municipal emergency services district levy applies inside the city, which operates its own fire department; a county emergency services district serves rural areas. The state school homestead exemption rose to $140,000 in November 2025, with an additional amount for owners aged 65 and over bringing their school exemption to $200,000, alongside a school tax ceiling; local optional exemption amounts adopted by the city, county, college district and school district were not individually confirmed and should be verified with the appraisal district. No residential public improvement district or municipal utility district could be verified in Corsicana or its extraterritorial jurisdiction; the reinvestment zones identified are commercial and industrial rather than residential. Buyers should still confirm for a specific parcel with the appraisal district. A caution specific to the lake market: most subdivisions on Richland Chambers Reservoir and Lake Halbert lie outside the Corsicana city limits in unincorporated Navarro County, are served by electric co-operative and water supply corporation utilities rather than city services, may sit on private roads maintained by a homeowners association, and may fall within a different school district such as Mildred or Fairfield rather than Corsicana Independent School District. School district, utility provider, road maintenance responsibility and city service availability must each be confirmed by parcel. Published figures for the surface area of Richland Chambers Reservoir differ between sources, variously given as approximately 41,356 acres, 44,752 acres and 45,000 acres; all sources rank it among the largest inland reservoirs in Texas. Of the national production builders checked by name, only one was confirmed actively building within Corsicana; several local builders list communities without published pricing and those listings may be dormant. The total lot count and phase structure for the active new-home community is not published, and sources differ on its maximum floorplan size. Electric service is split within Corsicana: much of the city is served by a transmission and distribution utility within the deregulated retail market, where residents may select a competitive retail electric provider, while outlying and rural areas are served by a member-owned electric co-operative which is not in that market and where no retail choice exists. Service territory must be confirmed by address. School district, floodplain status and utility service must be verified by address. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Corsicana has the richest independent commercial scene of any town covered on this site — more than fifty-five locally owned businesses, a working historic downtown, and a bakery that has been shipping worldwide since 1896.
401 W 7th Ave · 903-872-8111
One of the genuinely famous businesses in Texas. Founded in 1896, when a master baker brought the DeLuxe fruitcake recipe over from Wiesbaden, Germany.
The scale is hard to believe for a town of 25,000: around three million pounds of fruitcake a year, roughly 1.5 million cakes, and about 98 percent of total sales. In season it ships ten to twenty thousand mail orders a day.
And then the other story. A corporate controller and his wife embezzled $16,766,645 from the bakery over roughly nine years before being caught in 2013 — spent on Rolexes, 38 vehicles, a Santa Fe home and 223 private jet trips. He got ten years. There is a documentary, and a feature film in development.
224 E 5th Ave · 903-229-1121
Opened October 2021 as the first brewery in Corsicana or Navarro County, full stop. Seventeen hundred square feet of red brick taproom plus a beer garden, named for the streets outside.
Rotating small batches, Texas wines, food trucks and live music.
Historic downtown
Reckoned to be one of the oldest soda fountain diners in Texas — chequered floors, barstools at the fountain, a patio out back. Order the Wolf Chili Fries, which are a nod to the chili invented here.
Historic downtown
The diner's grown-up sibling, run by a Greek chef with four decades behind him. A globally minded menu with genuine vegetarian, vegan and gluten-free options — not something most towns this size manage.
Corsicana
A long-running local institution known for its fajitas — and for the orange dip, which locals will tell you about before they tell you anything else.
Corsicana
Birria tacos with homemade consomé, and birria pizza — which sounds like a gimmick and reportedly is not.
Corsicana
The town's barbecue answer, and the top-rated one locally. Brisket and the house beans get named most often.
At the Corsicana Opry
A classic Texas steakhouse attached to a red brick downtown venue that books national country acts — with Eastern European and Armenian influences running through the menu. Dinner and a show, in one building.
Corsicana
Started by two brothers, with spices driven in from Dallas. The tikka masala pizza is the thing people order and then tell other people about.
201 S Beaton St
An antique shop that also serves fresh fruit cocktail cups and candy — an odd combination that has made it a local favourite rather than a curiosity.
301 N Beaton St · 903-875-1577
Nine thousand square feet of English, French and European antiques, lamps, gifts and upholstered furniture. The anchor of an antique district — around nine shops cluster along North Beaton Street.
Historic downtown
Run by two owners for about a decade — clothing, home essentials and year-round Christmas décor, which in a historic downtown somehow works.
Beaton Street & around
Something no other town on this site has at this density. Cotton Kisses, The Pink Peony, Turquoise Pistol, The Children's Shop, Sweet Tangerine, Cactus Stitches and more, plus the landmark Victorian Sample florist.
Add roughly six resale and thrift shops on top. This is a downtown you can genuinely spend a day in.
Navarro College
Genuinely unexpected here: a 200-seat planetarium under a sixty-foot dome — ranked among the largest in Texas. The college calls it the largest dome in the state; other sources say second. Either way, it is a remarkable thing to find in a county seat.
The same campus holds the Pearce Museum, combining a Civil War collection with Western art — and the Malakoff stone heads.
Jester Park · 400 block S 12th St
Pioneer Village gathers 1800s log structures, a blacksmith shop and a general store — and houses the Lefty Frizzell Museum, honouring the honky-tonk legend born here in 1928.
A few blocks away, Petroleum Park marks the 1894 discovery well and calls itself the birthplace of the Texas oil industry.
Corsicana
Worth driving past whatever your interest in architecture. An 1898 Moorish Revival synagogue with octagonal onion-domed towers — an extraordinary thing to find in a North Texas county seat, and a reminder of how much money moved through here after the oil.
Downtown
Three separate venues in one downtown: the historic Palace Theatre, the Corsicana Opry booking national country acts, and the Warehouse Living Arts Center for community theatre.
Downtown Corsicana
Not a business you can visit, but the story is Corsicana's. Founded here in 1895, sold from a wagon outside the Blue Front Saloon at five cents a bowl — and the logo came from the founder's pet wolf, Kaiser Bill.
Canned from the 1920s and locally owned until 1957. It is no longer made here, but a bronze statue downtown marks where it started.
Compare it with the towns further north. Palmer has seventeen independent businesses and no festival. Corsicana has more than fifty-five, three performing arts venues, four museums, a brewery, an antique district and a bakery shipping worldwide.
That is the difference between a bedroom community and a county seat that has been its own economic centre for 130 years. You are not driving to Dallas for a night out.
And the downtown is a live project rather than a relic — Corsicana has been an official Texas Main Street City since 1985, with façade grants and incentives still running.
Verified September 2026. Approximately fifty-five or more independent businesses and institutions were identified in Corsicana, comprising roughly twenty restaurants, two bars and breweries, a flagship bakery, around twelve antique and furniture shops, around eleven boutiques and gift shops, six resale shops and seven museums and venues; this is a substantially richer independent commercial scene than any other town covered on this site. National and regional chains are deliberately excluded from that count, and one regional grocery brand is noted as borderline and excluded. Exact addresses, telephone numbers, founding years and current operating status could not be individually confirmed for many of the boutiques and antique shops, where the principal sources are a visitor guide and a chamber directory that may carry dated listings; independent coffee shop names could not be individually confirmed at all, and some businesses appear across multiple categories. Verify before making a special journey. The embezzlement described in connection with the bakery is a matter of public record: a corporate controller employed from 1998 and his wife were found to have embezzled from at least December 2004 until discovery and termination in June 2013, with the court determining the total loss at $16,766,645.70; he was sentenced to 120 months. The matter is documented in United States Department of Justice and Federal Bureau of Investigation releases and has been the subject of a documentary film, with a feature film reported to be in development. It is included because it is widely reported and forms part of the business's public history, not as a comment on the business as it operates today. Regarding Wolf Brand Chili, a correction is made deliberately because the assumption is common: although the product was founded in Corsicana in 1895 and was locally owned until 1957, it is now owned by a national food company and is no longer produced in Corsicana. The downtown bronze statue commemorates its origin rather than a current operation. Claims that an establishment is among the oldest of its kind in Texas reflect local and regional sources rather than an independent audit. Two items are flagged following further research. First, the planetarium is described by the college as having the largest planetarium dome in Texas while other sources rank it second largest, so it is described here as among the largest. Second, the venue referred to as the Corsicana Opry, and the steakhouse described as operating within it, appeared in initial business research but could not be independently confirmed in subsequent historical and events research, which confirmed the Palace Theatre and the Warehouse Living Arts Center as the city's live performance venues; confirm current operation before visiting. Business listings reflect existence and category rather than an audited count, and categories stated as absent mean no reliable Corsicana source was found rather than that something is impossible. Corsicana has been an official Texas Main Street City since 1985 and its downtown commercial area has been listed on the National Register of Historic Places since 1995, with more than 120 contributing historic buildings. 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.
They Drilled for Water, Struck Oil, and Launched an Industry
Navarro County was created in 1846 and Corsicana founded as its seat in 1848. José Antonio Navarro — a Tejano signer of the Texas Declaration of Independence — was given the honour of naming it.
He chose Corsica, the Mediterranean island his family came from.
The town grew around a log tavern built in 1847 by a minister, with a two-room log courthouse following in 1849. By 1850 there were around 1,200 people — of whom roughly 300 were enslaved.
When Texas voted on secession in 1861, Navarro County's result was 213 in favour and 3 against.
Sources differ on who donated the townsite, with two state historical association entries crediting different men with the hundred acres.
The Houston and Texas Central arrived in November 1871 — the same line that created Ennis, Palmer and Ferris further north. But here it was only the beginning.
A second line arrived in 1880, a third to Houston in 1912, and an electric interurban offered hourly service to Dallas from 1913.
That is what separates Corsicana from the towns covered further north. Those were single-line stations; this was a genuine junction, and by the mid-1880s it was the leading trading and shipping centre across a large stretch of the northern blacklands.
The railway also brought the merchants — including the Sanger Brothers, whose name later became synonymous with Dallas retailing.
The founding accident of the Texas oil industry. The growing city had outrun its water supply, so civic leaders hired a well company to drill for water on South 12th Street.
On the morning of 9 June 1894, at about 1,035 feet, they hit oil.
Nobody celebrated. The drillers were furious, because it meant casing off the oil to keep looking for the water they had been paid to find.
The well made fewer than three barrels a day, and an unimpressed city council paid the contractor only half of his $1,000 fee.
It is one of the best stories in Texas history: the town that launched the state's oil industry was annoyed about it at the time.
Then it exploded. Five wells in 1896, 57 in 1897, 287 producing by 1898. By 1900 there were more than 600 inside the city limits.
Production peaked that year at more than 839,000 barrels. Contemporaries described nearly one drilling rig in every backyard.
This was the first Texas field to produce oil in commercially important quantities, and it came seven years before Spindletop. The Hamill brothers who later drilled the famous Spindletop gusher in 1901 were Corsicana men.
Two claims need care. Local historians call it the first significant commercial discovery west of the Mississippi, though Kansas claims the same for an 1892 well. And it was not the first Texas oil — a well in Nacogdoches County found some in 1866.
What is unambiguous: the field produced nearly 44 million barrels through 1993, the longest continuous production of any county in Texas.
The mayor invited a Pennsylvania oilman named Joseph Cullinan in 1897. He built the first modern refinery in Texas right at the field.
Two lineages run straight from Corsicana. Cullinan's company here evolved into Magnolia Petroleum, later part of Mobil. And Cullinan himself went on to co-found The Texas Company — Texaco.
The water well shops produced a third legacy: the rotary drilling supply industry, which would equip oilfields across the state.
For a town of 9,000 people, that is an extraordinary footprint on American industry.
The money built a city. By 1900 Corsicana had twelve newspapers, eight hotels, 32 doctors — and 35 saloons, which produced a temperance backlash and local prohibition in 1904.
The Beaux-Arts courthouse went up in 1905 in red Burnet granite for $128,000, and is still in use. Mills Place was laid out for the oil barons with stone gates and winding roads.
Then a second boom. The Powell field in 1923 briefly swelled the population to an estimated 28,000, producing at peak an estimated 354,000 barrels a day.
By the early 1950s, the state historical record notes, there were said to be at least twenty-one millionaires in town, and its per capita income was claimed to be the highest of any city in Texas.
A genuinely unusual chapter. Corsicana's Jewish community arrived with the railway in 1871 and grew until the town supported two congregations — one Reform, one Orthodox.
Very few American communities of that size ever sustained two. By 1919 around two hundred Jews lived here.
The Reform congregation built Temple Beth-El between 1898 and 1900 — a Moorish Revival synagogue with two octagonal onion-domed towers.
As the oil ebbed, families moved to Dallas and Houston and the congregation disbanded around 1981. A preservation campaign saved the building, which was deeded to the city and rededicated in 1987 as a community centre. The Jewish cemetery holds the famous grave of an unnamed tightrope walker who died performing a stunt in the 1880s.
Corsicana opened its first public school for Black children in 1881, named for Frederick Douglass and later renamed for its first principal, G. W. Jackson.
Local history holds it was the first brick schoolhouse for Black students in Texas.
Its reputation reached well beyond town. Before Dallas built its own Black high school, Dallas students rode the interurban down to attend Jackson.
It was known for its music programme and its football, winning state titles in the segregated league, the last in 1968. Integration closed it in 1970, the buildings came down in 1974, and a park took the site in 1976.
Two historic Black churches on G. W. Jackson Avenue — Wesley Chapel and First Independent Baptist — were added to the National Register in December 2025 and January 2026.
An honest history includes the worst of it. In March 1901 a Black man named John Henderson, accused of murder, was taken from the sheriff and killed by a mob in front of the courthouse.
It is documented in the state's lynching archive and in contemporary photographs, and Navarro County's record includes other victims recorded by the NAACP in the same era.
It sits alongside the oil money and the mansions because it happened in the same town, in the same decade. A timeline that left it out would be telling a partial story.
Three Corsicana exports became known far beyond Texas. Wolf Brand Chili in 1895, sold from a wagon at five cents a bowl. Collin Street Bakery in 1896, on a German fruitcake recipe.
The chili's founder named it for his pet wolf, Kaiser Bill. It stayed local until 1957 and is no longer made here. The bakery never left, and now ships around three million pounds of fruitcake a year.
And in 1928, Lefty Frizzell was born here — the Country Music Hall of Fame singer whose phrasing shaped George Jones, Merle Haggard and Willie Nelson. He has a statue and a museum in Jester Park.
County voters approved Navarro Junior College in July 1946, and classes began that September. Most of the 238 founding students were Second World War veterans on the GI Bill.
It became Navarro College in 1974 and now runs branch campuses in Waxahachie and Midlothian. That college is why Corsicana residents pay a college tax the Ellis County towns to the north do not.
It also put the town on national television. Its cheerleading squad was the subject of the Netflix series Cheer in 2020, and its football team won the junior college national championship in 1989.
Corsicana became an official Texas Main Street City in 1985 and marked forty years in 2025, with around $2.9 million reinvested downtown that year alone.
The new industry echoes the old one. A data centre campus with approval for up to a gigawatt now sits in the county — one of the largest single-site developments in North America.
It broke ground in October 2022 and began operating in April 2024, with its remaining capacity being evaluated for artificial intelligence computing and a major chipmaker already contracted.
The population tells a steady story rather than a boom: 9,313 in 1900, around 20,000 by mid-century, and 25,109 at the 2020 census.
There is a symmetry worth noticing. A town that launched one energy industry by accident is now hosting the power-hungry industry that followed it — this time on purpose.
Compiled from the Texas State Historical Association Handbook of Texas, the Texas Historical Commission and National Register nominations, the Historical Marker Database, the American Oil and Gas Historical Society, the Institute of Southern Jewish Life, the Lynching in Texas archive, the Dallas Public Library, the City of Corsicana, Navarro College, federal court and law enforcement records, and regional reporting. Where sources conflict both versions are reported rather than resolved. Sources differ on whether Corsica was the birthplace of José Antonio Navarro's father specifically or of both parents; the state historical association states the latter. The same association's city and county entries credit different individuals with donating the original townsite. Regarding the oil discovery: the depth of the first strike is recorded as approximately 1,027 feet in one state historical association entry and approximately 1,035 feet in the National Register nomination; both are given in the sources and the difference is immaterial. The claim to be the first significant commercial oil discovery west of the Mississippi is made by local historians, but a comparable claim is made for an 1892 well at Neodesha, Kansas, and both are reported. The Corsicana discovery was not the first oil found in Texas, which is attributed to an 1866 well in Nacogdoches County; it is the first Texas field to produce in commercially important quantities. Whether Corsicana served as a formal railroad division point, as distinct from a junction of several lines, was not confirmed. The number of Jewish families at the founding of the congregations is given differently by two sources; the figure of approximately two hundred persons in 1919 is the better supported. The claim that the G. W. Jackson school was the first brick schoolhouse for Black students in Texas is a local historical claim rather than an independently verified one. No Rosenwald school specifically in Navarro County was confirmed. The account of racial violence is included because it is documented in the historical record and forms part of the town's history; it is stated factually and without elaboration. Additional victims in Navarro County are recorded in contemporary sources. Navarro College enrollment is reported as approximately 6,557 in federal data and as more than 9,000 in college materials; the figure depends on the counting method. An earlier project brief described the college's football programme as the subject of a different documentary series; that was incorrect, and the college's cheerleading programme was the subject of the series named. A comprehensive record of tornadoes, floods and industrial accidents was not compiled. Population figures are United States Census counts. Data centre capacity reflects announced approvals and company statements rather than operating output, and its future use is subject to change. Corsicana is associated in national coverage with a 1991 criminal case which is documented in the research behind this page but is not presented here, as it does not bear on the town's history as a place to live. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Fifty Years of Derrick Days, Free Mimosas Downtown, and Two State Football Titles
The town's biggest weekend, celebrating the 1894 oil strike every spring since 1976 — and 2026 marked the fiftieth. It paused only for the pandemic.
Downtown fills with a morning parade, a chili cook-off, gospel and main stages with a battle of the bands, a vintage car show, a carnival, and historical oilfield tours.
And a proper rodeo: the Derrick Days Pro Rodeo at the Expo Center, with sanctioned competition, freestyle bullfights and mutton bustin'.
Unlike the towns further north that have no festival at all, this one has been running for half a century and it is genuinely about the town's own history — not a generic spring fair.
Exactly what it sounds like. Participating downtown shops pour complimentary mimosas while an artisan market sets up outside. The best introduction to the downtown there is.
An afternoon downtown from one to four, with shops open on a day most small towns lock up. A lower-key companion to the Saturday market.
The Navarro County Farmers Market runs twice a week, seven until noon, through the growing season.
A two-day bike race with a time trial, a road race, a gravel grinder, and a downtown criterium run over the original red brick streets. Worth watching even if you have never ridden one.
Flown by the Commemorative Air Force at the municipal airfield — fitting, since that field trained Second World War pilots from 1941 to 1944.
Held downtown on Armed Forces Day, a week after the air show — May is the town's military month.
A country music festival honouring Lefty Frizzell, born here in 1928 — produced by his brother David, himself a country singer. Held beside Lefty's museum.
This is a different scale from anywhere further north. A 10,001-seat stadium opened in 2006, and two state championships — 1932, and an undefeated 14 and 0 season in 1963.
The 1963 coach, Jim Acree, has a bronze statue downtown. The Tigers also reached the state final in 1982 and 1997, losing both.
For 2026 to 2028 they play 5A Division II alongside Ennis, Midlothian Heritage, Burleson, Joshua and Mansfield Timberview — which means a Friday night here often puts you against a town covered elsewhere on this site.
The same stadium hosts Navarro College football, national junior college champions in 1989, and the Heritage Bowl, an NCAA Division II game each December.
Running since the late 1950s: livestock, agricultural mechanics, arts and food, ending in a Saturday steak lunch and an auction of more than two hundred livestock projects.
Corsicana runs two sanctioned professional rodeos a year at the Expo Center — one during Derrick Days in April, and the Navarro County Pro Rodeo in mid-November.
A restored 1921 vaudeville house of around 535 seats, booking national touring acts — recent names include Amy Grant and the Bellamy Brothers. The Warehouse Living Arts Center handles community theatre.
The tree lighting puts up a three-storey tree carrying more than ten thousand lights and 750 ornaments. The parade runs the first Saturday of December.
The stage fills the rest of the season: The Nutcracker at the Palace and White Christmas at the Warehouse, with Small Business Saturday downtown the last weekend of November.
It is a full holiday programme — which, among the towns covered on this site, only the county seats manage.
Ennis runs the National Polka Festival and the bluebonnet trails; Waxahachie has Scarborough and the Gingerbread Trail. Both are an easy drive up the interstate.
The State Fair each autumn and everything else a major city offers. At nearly an hour, though, it is a trip rather than an evening — which is exactly why Corsicana runs its own calendar.
Set it against the towns further north. Palmer has no festival at all. Ferris has one. Corsicana has a fifty-year signature event, a monthly downtown market, two professional rodeos, an air show, a music festival, a bike race over brick streets and a full Christmas programme.
That is what a county seat with its own economy looks like, and it is the clearest single sign that Corsicana is not a Dallas suburb.
Named plainly rather than padded: no city-sponsored Juneteenth, Martin Luther King Day or Cinco de Mayo observance could be confirmed on the published calendars, and no named fishing tournament on Richland Chambers was verified. They may well exist — ring the city or the visitor bureau before assuming either way.
Dates, times and details shift annually and should be confirmed with the organisers before you plan around them; the City of Corsicana, the visitor bureau and the Navarro County Expo Center publish current information. Derrick Days was founded in 1976 and held its fiftieth edition in 2026; it was not held during the pandemic years of 2020 and 2021. Athletic classification reflects the current realignment cycle and changes biennially; state championship and runner-up history reflects published records. The segregated-era Jackson High School also won state titles in the league for Black schools, the last in 1968; those are distinct from the championships listed for Corsicana High School. Statements that an event does not exist mean no reliable source could be found confirming it as a recurring event. Specifically, no city-sponsored Juneteenth, Martin Luther King Day or Cinco de Mayo observance was documented on the city or visitor bureau calendars reviewed, and no named annual fishing tournament on Richland Chambers Reservoir was verified; these may exist and should be confirmed locally. A venue referred to as the Corsicana Opry appeared in earlier business research but could not be independently confirmed in events research, which confirmed the Palace Theatre and the Warehouse Living Arts Center as the city's live performance venues. Events in Ennis, Waxahachie and Dallas are included so a buyer understands a realistic regional calendar and should be date-checked with the relevant organiser. Neighbouring Ennis, Kerens, Blooming Grove, Dawson, Frost, Rice and other Navarro County community events were excluded unless explicitly labelled. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
What to know about Corsicana schools:
The lake trap: The Shores and much of Richland Chambers sit in Mildred ISD, not Corsicana ISD — despite a Corsicana mailing address. Mildred rates B and costs about $569 a year more in school tax on a $400,000 home.
The hidden perk: because Corsicana residents pay the Navarro College tax, they are in-district for tuition — about $684 a semester cheaper than out-of-county students, with dual credit at half price.
Want the full breakdown? Read our complete Corsicana schools guide →
Corsicana ISD is eight campuses and about 6,000 students. It is the cheapest district covered here, it is rated lower than any of the others, and it is improving. All three are true at once, and a buyer deserves all three.
1101 E 13th Ave · 903-641-4739
Houses the district's Early Childhood Learning Center for pre-kindergarten — until the bond builds a dedicated 800-seat early childhood campus.
1213 W 4th Ave · 903-641-2261
The district's dual-language campus, teaching in English and Spanish — the only one of its kind here, and worth knowing about if bilingual schooling matters to you.
Bowie Dr · N Beaton St · S 45th St
The other three neighbourhood elementaries. Bowie had a documented foundation separation and Fannin structural problems — both now funded for repair by the 2025 bond.
Bowie Elementary, 1800 Bowie Drive, 430-775-6000. Fannin Elementary, 3201 North Beaton Street, 903-602-8540. Jose Antonio Navarro Elementary, 601 South 45th Street, 430-775-6100.
Worth noting: Navarro, Bowie and Carroll each posted gains of more than ten points in the latest state results — the improvement is concentrated in the elementaries.
1500 Dobbins Rd · 903-641-2302
Every fifth and sixth grader in the district under one roof — around a third of them in bilingual or English-learner programmes. Improvements are funded in the bond.
4101 FM 744 · 430-775-6200
The newest building in the district, opened in 2017, and one of the campuses posting double-digit gains in the latest results. Its band is placing strongly at region level.
3701 W Hwy 22 · 430-775-6300
Where most of the bond money goes: a new career and technical wing with four new shops, an expanded cafeteria, and renovated classrooms and restrooms.
Stated honestly: the graduation rate is 83.2 percent against a state figure of 90.3, and reported average SAT and ACT scores sit well below state averages.
What it does offer is breadth a small district cannot: around nine AP courses, dual credit taught on campus by Navarro College faculty, and career pathways being expanded right now.
And a local scholarship with real reach — the Collins Scholarship has funded more than 2,400 awards for graduates in the top twenty percent over five decades.
Corsicana campus
The flip side of the college tax. Because Corsicana residents pay it, they are in-district — a twelve-hour semester runs about $1,213 against $1,897 for Texans from outside the county.
Dual credit is charged at half the in-district rate, so a high schooler can bank college credit very cheaply before graduating.
That is the exact opposite of every Ellis County town on this site. Families there pay no college tax — and pay out-of-district tuition if their children enrol.
Community National Bank & Trust Stadium
State champions in 1932 and 1963 — the second an undefeated 14 and 0 season. For 2026 to 2028 they play Ennis, Midlothian Heritage, Burleson and Joshua in district.
The fine arts are moving too. The high school's Wind Symphony earned its first UIL Sweepstakes since 2015 in April 2026.
Notable alumni include several NFL players. And the segregation-era G. W. Jackson High School won its own state titles in the league for Black schools, the last in 1968, before integration closed it in 1970.
Construction under way
Passed in November 2025 after a smaller $80 million bond failed in 2022. It funds a new early childhood centre, the high school career wing, an agriculture facility, a transportation centre and campus repairs.
The repairs are not cosmetic. A foundation separation at Bowie, a transportation facility that repeatedly flooded, and failing high school plumbing drove the case for it. Roofs were approved in April 2026 and demolition has begun.
The cost lands on the debt rate. The district's own illustration — $16.58 a month on an average home — works out to about 30 cents per hundred dollars once issued.
Before the bond, total outstanding school debt stood at about $73.4 million.
3000 W State Hwy 22
The principal private school in town — small, with an eight-to-one ratio, serving Corsicana, Ennis and the wider county.
Two things to know. There is no private high school in Corsicana, so a Collins family faces a choice again at ninth grade.
And no public charter campus operates inside the city. Beyond the district and Collins, the local alternatives are thin.
Navarro County
A question worth asking of any big industrial project: does it actually fund the schools? The county's gigawatt-scale data centre has no school tax abatement on file, and the company says it pays in full.
The only school value limitation on record for Corsicana ISD is with a solar project. The data centre received only a county-level abatement.
One thing could not be confirmed: whether the campus sits inside Corsicana ISD or neighbouring Mildred ISD. Either way, it pays its school tax to whichever district it is in.
G. W. Jackson Avenue
Corsicana's segregation-era Black school, opened in 1881 as the Frederick Douglass school — and good enough that Dallas students rode the interurban down to attend it before Dallas built its own.
Renamed in 1925 for its first principal, it was known for music and football. Integration closed it in 1970; the buildings came down in 1974, and Jackson Park took the site in 1976.
Corsicana ISD levies 0.8620 per hundred dollars, adopted unanimously in August 2025 and unchanged from the year before: 0.66690 for operations and 0.19510 for debt.
That is the lowest district covered here. On a $400,000 home it runs about $577 a year less than Palmer ISD, $1,224 less than Waxahachie, and $1,475 less than Ennis or Ferris.
The low operations rate comes from state compression, which has pushed it to the statewide floor, spread across a tax base widened by industry and a data centre.
The $205 million bond is paid through the debt rate. The district's own illustration works out to about 30 cents added once the bonds are issued — which would take the district from 0.8620 to roughly 1.16.
That is almost exactly Waxahachie ISD's rate. The advantage does not vanish entirely at district level, but the headline gap closes to a few dollars a year.
It phases in as bonds are sold, not all at once, and is set annually. Budget for the higher number rather than today's, and check the adopted rate every August.
This is the Corsicana version of a problem every city on this site seems to have. The Shores on Richland Chambers is in Mildred ISD, not Corsicana ISD — marketed with a Corsicana address, and generally the same for Lake Halbert and Barefoot Bay.
Mildred has no post office, so its families use Corsicana mailing addresses. The address tells you nothing.
The trade-off is genuine. Mildred rates B and graduates about 94 percent in a small 725-student district — and costs about $569 a year more in school tax on a $400,000 home. Kerens and Fairfield ISD also reach the lake.
Corsicana ISD rates D — the lowest district rating on this site. It is a district where around 78 percent of students are economically disadvantaged, and results sit below state averages.
The trend matters as much as the letter. It was one of fewer than a quarter of Texas districts to improve year on year, with several elementaries up more than ten points, and it rated B as recently as 2019. It has never been under state intervention.
If current ratings drive your decision, weigh Mildred or Collins Catholic. If breadth of programme and cost do, Corsicana ISD makes a stronger case than the letter suggests.
Accountability ratings are intentionally not shown on the campus cards. State letter grades change annually and a single year rarely reflects what a campus is like; district and campus results are described above for context because a buyer deserves the real picture. For current ratings use TXschools.gov. The district rating referenced is D, with the district reported as among fewer than 25 percent of Texas districts to improve year on year; campus ratings in the same release included B for Bowie and Carroll elementaries, C for Corsicana Middle School and D for Collins Intermediate, with sources differing between C and D for Corsicana High School. The district was rated B in 2019. No record of Texas Education Agency intervention, conservatorship or state monitoring was found for Corsicana Independent School District. The Corsicana ISD tax rate is confirmed from district records: a rate of $0.86200 per $100 was adopted unanimously on 25 August 2025, comprising $0.66690 for maintenance and operations and $0.19510 for interest and sinking, unchanged from the prior year. A $205,000,000 bond was approved on 4 November 2025 by 1,797 votes to 1,709, according to the county's election summary; the figures are election-night results pending formal canvass, though passage is independently confirmed by the district and by construction since begun. The district's published illustration of $16.58 a month on an average home valued at $205,801 implies an increase of approximately $0.3024 per $100 to the interest and sinking rate once the bonds are issued, consistent with the projection presented during the campaign. The increase phases in as bonds are sold and actual rates are set annually. Applied in full, it would raise the district rate to approximately $1.1644, close to Waxahachie Independent School District's current rate, and would raise Corsicana's combined municipal rate above that of several Ellis County cities covered on this site. A previous bond of approximately $80 million failed in May 2022, and a $44.5 million bond passed in 2004. Tax-supported debt outstanding before the 2025 authorization was approximately $73.4 million. District tax comparisons use published school district rates and are shown before exemptions as illustrations rather than quotes; the state school homestead exemption of $140,000, with a combined $200,000 for over-65 and disabled owners, materially reduces owner-occupant bills. A caution specific to the lake market: The Shores on Richland Chambers is served by Mildred Independent School District rather than Corsicana Independent School District, and parcels on Lake Halbert, including Barefoot Bay, are generally in Mildred ISD though near-city parcels should be verified individually. Mildred has no post office and its families use Corsicana mailing addresses. Kerens and Fairfield Independent School Districts also serve parts of the reservoir area, and Blooming Grove, Rice, Frost and Dawson Independent School Districts serve edges of the Corsicana postal area. Alternative district rates used are approximately 1.0042 for Mildred, 0.9892 for Kerens and 1.1726 for Blooming Grove, drawn from a third-party aggregator citing appraisal district data, and should be confirmed for any specific transaction. School district must be confirmed by parcel with the Navarro Central Appraisal District. Navarro College tuition figures reflect published rates: a twelve-hour load for Navarro County residents totals approximately $1,213 against approximately $1,897 for Texas residents outside the county, and dual credit for in-district students is charged at half the in-district rate. Regarding the data centre, no Chapter 313 or successor value limitation agreement between its operator and any school district appears in state records, the only such agreement for Corsicana ISD being with a solar project, and the operator has stated it pays school property tax in full. Whether the campus lies within Corsicana ISD or Mildred ISD could not be confirmed. Graduation, SAT and ACT figures are state-reported for recent graduating classes and vary between sources, with consumer sites reporting some higher self-reported figures. Enrollment figures vary by source and reporting year and are given as approximations. Beyond James L. Collins Catholic School, which serves pre-kindergarten through eighth grade, no other sizeable private school in Corsicana was confirmed, there is no private high school, and no public charter campus operates within the city. Athletic classification reflects the current realignment cycle and changes biennially. School information is provided for general reference only and is not a recommendation regarding any school, district, neighbourhood or property. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Median Sales Price
What Corsicana homes sold for each month. Remember the lake: sales on Richland Chambers carry Corsicana addresses and pull these figures above what a typical in-town house costs.
These charts follow the Corsicana market area, which includes Richland Chambers and Lake Halbert homes that share Corsicana addresses but sit mostly outside the city.
That is why medians near $220,000 to $267,000 sit well above the $170,000 typical in-town value.
In one recent year the median rose 7.2 percent while value per square foot eased 1 percent. That is a different mix of homes selling, not the same house getting dearer.
Price an in-town home against in-town sales, and a lake home against the lake. A blended median misleads both.
The in-city market has run around 124 days; one citywide portal recently showed about 65, down from 89.
The gap is again partly the lake. Read the direction of this line, not a single month.
Corsicana rewards patience and correct pricing. Plan for a real marketing window rather than the quick turnover of the metro edge.
A home well past the median has watched buyers walk. Those sellers negotiate, particularly on older homes needing work.
As a county seat with its own jobs, Corsicana draws buyers from across Navarro and the surrounding counties, not just from Dallas.
Showing patterns here reflect that wider pull.
Showings without offers is nearly always price. Few showings is presentation or reach — and on a historic home, photography does a great deal of the work.
Read it with days on market. High on both and you have leverage. Low on both and the good in-town homes are moving.
Around 24 closings a month puts Corsicana between Lancaster and Ennis — far steadier than Palmer or Ferris, where a single sale moved everything.
Still smooth it: look across twelve months.
Enough volume here to price from real comparables. Ask for in-city comps only if you are not on the lake.
Enough choice to be selective, and a tax rate that is currently the lowest on this site — though scheduled to rise as the school bond is issued.
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. A caution specific to Corsicana: the market area charted includes lake and acreage properties on Richland Chambers Reservoir and Lake Halbert that carry Corsicana postal addresses but lie largely outside the city limits, and these sales raise medians above the typical in-town value of approximately $170,000; one lake postal area has recorded a median of approximately $657,500. Corsicana records roughly 24 in-city closings a month, sufficient for a median to carry meaning when read across several months. In one recent year the median sale price rose approximately 7.2 percent while median price per square foot eased approximately 1.0 percent, indicating a change in the mix of homes sold rather than underlying appreciation. Days on market is reported differently between sources, at approximately 124 days for the in-city market and approximately 65 days in one citywide measure. Corsicana's combined property tax rate is approximately 1.880 percent for the current year, projected to rise toward approximately 2.18 percent as a 2025 school bond is issued; none of that is reflected in these charts but it affects carrying cost. USDA financing is not available in the city core. Market statistics describe the area as a whole and are no 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 Navarro County index, not Ellis County — Corsicana is the first city on this site in a different county, and the two have moved differently enough to matter.
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.
Every other calculator on this site runs on the Ellis County index. Corsicana is in Navarro County, so this one runs on Navarro's own federal index — substituting Ellis figures would simply be wrong.
The worry going in was that Navarro, outside the commuter belt, would have lagged. It did not. Navarro rose about 133 percent from 2009 to 2025; Ellis rose about 140. Almost identical, a long way from the metro.
Both peaked in 2024 and both dipped fractionally in 2025 — Navarro by about a fifth of one percent. That is the first annual decline in the recent series, and it is a plateau rather than a fall.
You will see a recent median sale near $267,000 for Corsicana. The typical home value inside the city sits near $170,000. Both are real.
The difference is the lake. Richland Chambers and Lake Halbert share a Corsicana postal address but sit largely outside the city limits — and one lake postcode has run a median near $657,500. Those sales pull the headline up.
This calculator anchors to the city itself. If you are buying on the water, you are in a separate market, and the numbers above will understate it.
Around 24 in-city closings a month puts Corsicana between Lancaster and Ennis — usable, unlike Palmer or Ferris, but still worth smoothing.
The tell is the same one Palmer showed. In one recent year the median rose 7.2 percent while value per square foot fell 1 percent — bigger and newer houses selling, not the same house getting dearer.
So read any Corsicana sale figure on a rolling twelve months, and use the county index for growth. Homes have taken around 124 days to sell.
The reverse of Palmer. With around 25,000 people, the Corsicana city core is not eligible for USDA rural development loans — which is why the down payment options above stop at 3.5 percent FHA.
Unincorporated Navarro County and most outlying lake subdivisions generally do qualify. Check the exact address on the official map.
And a lake home above $832,750 crosses the 2026 conforming limit into jumbo lending — something no ordinary in-town Corsicana house comes near.
Growth rates are the FHFA All-Transactions House Price Index, annual values 2009 through 2025: Navarro County, Texas (FRED series ATNHPIUS48349A, 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. Corsicana lies in Navarro County, not Ellis County, and every other equity calculator on this site uses the Ellis County series; Ellis County figures have deliberately not been used here. The Navarro County series recorded 144.36 in 2009 and 336.93 in 2025, a rise of about 133 percent, against about 140 percent for Ellis County over the same period; 2025 sits about 0.22 percent below 2024 and is the first annual decline in the recent series for both counties. The prefilled dollar figures are derived, not published: they apply the Navarro County index to an anchor of $170,000, rounded from a Census five-year median owner-occupied value of $168,900 and a leading value index reading near $165,721; a later reading from the same index of approximately $179,509 has also been reported, so a band of roughly $166,000 to $180,000 is defensible. Entering your own purchase price replaces the estimate entirely. Recent median sale prices for Corsicana of approximately $267,000 are substantially higher than the typical value used here because they include sales in the lake and acreage market on Richland Chambers Reservoir and Lake Halbert, which shares Corsicana postal addresses but lies largely outside the city limits; one lake postcode has recorded a median sale of approximately $657,500. That market is excluded from the anchor, and figures here should not be applied to lakefront property. Corsicana records roughly 24 in-city closings a month, sufficient for a median to carry meaning when smoothed but still subject to mix effects; in one recent year the median sale price rose approximately 7.2 percent while median price per square foot eased approximately 1.0 percent, indicating that changes in the mix of homes sold rather than underlying appreciation drove the headline. A later reading showed the median at approximately $227,386, down 1.1 percent year on year. Growth calculations therefore use the county repeat-sales index, and local price figures should be read on a rolling twelve-month basis. Median days on market has run approximately 124 days. The index is built from conforming loans and excludes jumbo lending and all-cash purchases; the 2026 conforming limit of $832,750 applies to all Texas counties, and only the upper tier of the lake market exceeds it. Equity figures assume a 30-year fixed mortgage at that year's Freddie Mac annual average rate, held to today, with no refinancing, no extra principal and no additional borrowing, and exclude closing costs, property taxes, insurance, maintenance, improvements and selling costs. USDA Rural Development financing is not available in the Corsicana city core, which exceeds the program's population thresholds; unincorporated Navarro County and many outlying lake subdivisions are generally eligible, subject to address-level verification on the official map and to household income limits. Corsicana's combined property tax rate is approximately 1.880 percent for the current year, but a Corsicana Independent School District bond approved in November 2025 is projected to add approximately $0.30 per $100 to the school debt rate as bonds are issued, which would take the combined rate to approximately 2.18 percent; this affects carrying cost rather than the equity figures shown. 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.
Corsicana residents average 20.3 minutes to work. Every other town covered here runs between 25 and 33. The reason is not the roads — it is that Corsicana has its own jobs.
Typical Off-Peak Drive Time
Around the Region
Minutes off-peak from the courthouse downtown. Houston is about three hours down I-45; Austin about two and three-quarters.
Every town covered further north is a commuter town, and it shows. Palmer averages 32.9 minutes, Ferris 32.2, Ennis 27.6. Corsicana averages 20.3.
That is not because Corsicana is closer to anything. It is 55 miles from Dallas — further than any of them. It is because most people who live here work here.
About two-thirds of working residents both live and work in the city, and the daytime population actually rises by nearly 4,800 as people come in to work. Corsicana imports workers, the way Ennis does and Palmer does not.
For a buyer, that is the real point. This is a place you move to for a job, not a place you sleep between drives to one.
Three long-distance roads meet here. Interstate 45 to Dallas and Houston, US 287 northwest toward Fort Worth, and State Highway 31 east to Athens and Tyler and west to Waco, plus Highway 22 to Hillsboro.
That junction is why the town has a Russell Stover plant, a data centre campus, a college, a hospital and a retail trade area reaching well beyond the county.
And the interstate got better. TxDOT spent around $200 million widening I-45 through Navarro County to six lanes, finished around 2020.
Some people do, and they should know what they are signing up for. About 55 minutes off-peak — and roughly 70 to 85 minutes each way in rush hour, as the corridor tightens from Ennis north to the I-20 interchange.
Fort Worth is further still, around 80 minutes on a clear road.
If you work in Dallas five days a week, Corsicana is a long way to live. If you work there two days and remotely the rest, the calculation changes completely.
Plan on a car. Corsicana has no fixed-route bus. A demand-response service covers Navarro and Ellis counties, weekdays and Saturdays by reservation — useful for appointments, no good for a daily commute.
There is no Amtrak stop — the Texas Eagle stopped calling here in 1995 — and no Greyhound terminal in town. The nearest rail is Dallas Union Station.
The municipal airport has a 5,004-foot runway for general aviation only, with no commercial flights. For those, it is Love Field at about an hour or DFW at about 75 minutes.
Russell Stover runs a 462,000 square foot chocolate plant here, one of only three it operates in the country. Collin Street Bakery employs around a hundred year round and several hundred more at Christmas.
Add Navarro College, Navarro Regional Hospital, Northrop Grumman, Pactiv, and a data centre campus with about 165 full-time local jobs.
Manufacturing, retail and education are the three biggest employers of county residents. It is a working economy, not a commuter one — which is also why it did not need Dallas to keep pace on home values.
Drive times are off-peak estimates measured from the Navarro County Courthouse downtown and derived from verified highway mileage and routing rather than live traffic data; only the Dallas leg, approximately 55 miles and 53 minutes, was directly corroborated, and all other figures should be treated as accurate to within roughly five to ten minutes and checked against a live map before relying on them. Times vary with traffic, weather, construction and your exact starting point. Rush hour figures for downtown Dallas are informed estimates for the Interstate 45 corridor rather than individually timed observations, and are presented as a range. The mean travel time to work of 20.3 minutes is an American Community Survey estimate for the city of Corsicana; a figure of approximately 27.1 minutes published elsewhere refers to the wider Corsicana micropolitan area covering all of Navarro County rather than the city, and should not be confused with it. On the city figure, Corsicana has the shortest mean commute of any city covered on this site, compared with a Dallas Fort Worth Arlington metro mean of 27.9 minutes and a national mean of 27.2. Mode share figures of approximately 78.6 percent driving alone, 9.9 percent carpooling and 9.1 percent working from home are for the micropolitan area rather than the city. The characterisation of Corsicana as a net importer of workers rests on published daytime population estimates showing an increase of approximately 4,834 people, or 18.3 percent, and approximately 66.5 percent of resident workers living and working in the city; these derive from Census journey-to-work data that may be of an older vintage, and precise inflow and outflow counts from the Census employment mapping tool could not be retrieved. Corsicana has no fixed-route public transit. A demand-response service operated by a regional non-profit covers Navarro and Ellis counties by advance reservation, Monday to Saturday. There is no intercity rail service; the Texas Eagle ceased stopping at Corsicana in 1995. No intercity bus terminal operating in the city was identified. The municipal airport is general aviation only, with a 5,004-foot paved runway and a 3,200-foot turf runway, and has no scheduled commercial service. The Interstate 45 widening through Navarro County to six lanes, at an estimated cost of approximately $200 million, was reported as targeted for completion around 2020; a US 287 reconstruction to four lanes over approximately 5.8 miles advanced to public hearing in 2019 and its current status was not confirmed. Employer figures reflect company and press statements, including seasonal variation at the bakery, and data centre employment reflects the operator's published figure as of early 2025. Results for neighbouring Ennis, Kerens, Blooming Grove, Dawson, Frost, Rice, Mildred, Angus and Richland were excluded unless explicitly labelled. This information is provided for general reference and is not a representation about any specific property, commute, employer or future infrastructure outcome. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Answered with verified specifics — including the two questions where the answer depends on the exact address, the bond that will change the tax picture, and an oilfield legacy no other town on this site has.
Most in-town homes are Corsicana ISD — but the lake is the trap, and it catches people every year.
The Shores on Richland Chambers, and generally Barefoot Bay on Lake Halbert, are in Mildred ISD. Mildred has no post office, so its families use Corsicana mailing addresses — a “Corsicana” address tells you nothing about the school.
Mildred rates B and costs about $569 a year more in school tax on a $400,000 home. Verify by parcel on the Navarro Central Appraisal District, never by the city in the address.
Today the combined rate is about 1.880 percent — school 0.8620, city 0.4948, county and road 0.4262, Navarro College 0.0968. That is the lowest of any incorporated city on this site.
But voters approved a $205 million Corsicana ISD bond in November 2025, 1,797 to 1,709. The district's own illustration — $16.58 a month on a $205,801 home — works out to about 30 cents added to the school debt rate as bonds are issued.
Applied in full, that takes the combined rate to about 2.18 percent, above Palmer, Waxahachie, Ferris and Ennis. It phases in rather than landing at once. Check the adopted rate every August.
No. No residential public improvement district or municipal utility district affects Corsicana. The reinvestment zones that exist are commercial and industrial.
Navarro College levies about 0.0968 across Navarro County — roughly $242 a year on a $250,000 home. No Ellis County city on this site pays it.
What you get is in-district tuition: about $1,213 for a twelve-hour semester against $1,897 for Texans from outside the county, and dual credit at half the in-district rate for high schoolers. The planetarium and Pearce Museum are on the same campus.
Not in the city core. With around 25,000 people, central Corsicana exceeds USDA's rural thresholds — the reverse of Palmer.
Unincorporated Navarro County and most outlying lake areas generally do qualify. Check the exact address on the official USDA eligibility map before relying on it.
The typical in-town value is around $170,000. Recent median sales have run anywhere from about $220,000 to $267,000 depending on the source and month.
The gap is the lake. Richland Chambers and Lake Halbert share Corsicana addresses but sit largely outside the city, and one lake postcode has run a median near $657,500. Those sales pull the citywide figures up.
Treat older index figures around $165,000 as dated. In town, think $170,000 as typical; on the water, it is a different market entirely.
It depends on which figure you read. The in-city market has run around 124 days, while one citywide portal recently showed about 65 days, down from 89 a year earlier.
About 24 homes close in the city each month — enough to be meaningful, but worth reading on a rolling twelve months rather than one.
It depends on the exact address — and this is the question that surprises people most.
Much of the city is served by Oncor, in the deregulated market, where you choose a retail provider through Power to Choose using the ID number on your meter or bill.
Outlying and rural addresses are on Navarro County Electric Cooperative, which is not deregulated — no retail choice. You become a member of the co-op.
To tell which you have: check the provider on the current bill, or ring the co-op on 903-874-7411. If they don't serve it, it is an Oncor address.
The city runs water and sewer, billed from 200 North 12th Street. Expect a refundable $100 deposit and a $10 connection fee; charges are a base amount by meter size plus a rate per thousand gallons, both raised in each of the last two Octobers.
Water comes from Lake Halbert and Navarro Mills Lake, with Richland Chambers as a supplemental supply.
Trash is Republic Services, a weekly 95-gallon cart, with bulk pickup by call-in on Wednesdays. Recycling is either $13.27 a month curbside or free at the drop-off on South 15th Street.
Natural gas is Atmos Energy.
For broadband, AT&T, Spectrum, Optimum and EarthLink all serve the city, several with fibre, plus fixed wireless and satellite further out. Fibre coverage genuinely varies street by street — check the exact address on the FCC broadband map before you commit if you work from home.
Yes — and that sets Corsicana apart from Palmer and Ferris. Navarro Regional Hospital sits about five minutes from downtown: 162 licensed beds, a 24-hour emergency department designated Level IV trauma, plus labour and delivery, intensive care and imaging.
Corsicana runs a career fire department with four stations and its own police. One nuance: routine ambulance transport is provided by a private company, and it is billed.
For major trauma, the nearest higher-level centres are in the Dallas metro.
Yes to all three. The Corsicana Public Library is at 100 North 12th Street, open six days a week with evening hours Monday and Tuesday.
Jester Park covers 24 acres with a pool and splash pad; Community Park adds a skate park and BMX track, a sensory park, a zip line and a 1.6-mile trail. A public golf course inside the city could not be confirmed.
No fixed-route bus. A demand-response service covers Navarro and Ellis counties by reservation. No Amtrak since 1995, no Greyhound terminal. Plan on a car.
But you may not need to go far. Corsicana's average commute is 20.3 minutes — the shortest on this site, because most residents work locally. Dallas is about 55 minutes off-peak and 70 to 85 at rush hour.
Parts of the city sit in FEMA-mapped floodplain along local creeks, and lake-adjacent parcels carry their own considerations. Check every parcel on the FEMA flood map.
The soil is expansive clay, as across much of the region — the school bond itself was partly driven by a foundation separation at one elementary. Budget for a foundation inspection.
Worth asking about, and specific to Corsicana. By 1900 there were more than 600 oil wells inside the city limits — the first commercial oilfield in Texas.
Plugged or abandoned wells beneath residential lots are a genuine disclosure and safety consideration here in a way they are nowhere else on this site. For a specific property, check the Railroad Commission of Texas well records before you close.
Yes. Both are National Register districts, overseen locally by the city's landmark commission. Exterior work in historic and downtown-overlay areas needs a Certificate of Appropriateness, so plan any renovation around a design review.
On incentives, be realistic: the 20 percent federal historic tax credit applies to income-producing commercial rehabilitation, not owner-occupied homes, and no local tax abatement for historic homes was found.
Corsicana has no short-term rental ordinance as such, but a rental still needs a certificate of occupancy and must collect the 6 percent state hotel occupancy tax.
Animals other than cats must be confined by fence, building or lead. For chickens, golf carts, fences and accessory dwellings, check the current code with the city before planning around them — those specifics could not be confirmed. Permits run through the city on 903-654-4870.
Most established in-town neighbourhoods have none. Newer builder communities, including Corsicana Commons, and the gated lake developments may — verify per subdivision.
Said plainly: Corsicana's rates run above both the Texas and national averages. Based on FBI 2024 figures, the total crime rate was about 2,727 per 100,000, with violent crime about 468 per 100,000.
The trend is gently down, with 2024 slightly below 2023. As with any city of this size, it varies considerably by neighbourhood — ask about a specific street.
Steadily rather than rapidly — 25,109 at the 2020 census, with recent estimates between about 25,500 and 26,200.
What is being built: D.R. Horton's Corsicana Commons, the only national builder in town, and through the school bond a new early childhood centre, a high school career wing, a transportation centre and an agriculture facility. The county's gigawatt-scale data centre campus continues to expand.
Answers were verified as at September 2026 from the City of Corsicana, its fee schedule and code of ordinances, Corsicana Independent School District and its bond materials, the Navarro Central Appraisal District, Navarro County, Navarro Regional Hospital, the electricity providers, Republic Services, federal flood and broadband mapping, and FBI crime data as analysed by a third party. Rates, fees, hours and providers change; verify anything you intend to rely on. The combined property tax figure of approximately 1.880 percent is current for the year stated. A $205,000,000 Corsicana Independent School District bond was approved on 4 November 2025 by 1,797 votes to 1,709; the district's published illustration of $16.58 a month on an average home valued at $205,801 implies approximately $0.3024 per $100 added to the interest and sinking rate as bonds are issued, which would take the combined rate to approximately 2.18 percent. The increase phases in and actual rates are set annually. School district must be confirmed by parcel: The Shores on Richland Chambers and, generally, Barefoot Bay on Lake Halbert lie within Mildred Independent School District, which uses Corsicana mailing addresses. Electric service is split within Corsicana between a transmission and distribution utility in the deregulated retail market, where residents select a competitive retail provider, and a member-owned co-operative serving outlying and rural areas where no retail choice exists; service territory must be confirmed by address. Water and sewer charges are indicative; the city's current base and volumetric rates are set out in its fee schedule and were increased on 1 October 2024 and again on 1 October 2025, and exact current figures should be confirmed with utility billing. Routine ambulance transport in Corsicana is provided by a private company rather than the fire department, which retains a standby ambulance and its provider licence; transport is billed. Crime figures are FBI 2024 Uniform Crime Report data as analysed by a third-party publisher, and rates are above state and national averages; they describe the city as a whole and vary by neighbourhood. By 1900 more than 600 oil wells operated within Corsicana's city limits; plugged or abandoned wells beneath residential property are a potential disclosure and safety consideration, and Railroad Commission of Texas well records should be checked for any specific parcel. The 20 percent federal historic rehabilitation credit applies to qualified income-producing property; no local property tax abatement for historic residences was identified. Items that could not be confirmed and should be checked directly: the exact current water rate figures, the post office branch address and hours, whether a public golf course operates within the city limits, and specific ordinance provisions covering chickens, golf carts, fence heights and accessory dwellings. Statements that something does not exist mean no reliable source was found confirming it; specifically, Corsicana has no residential PID or MUD, no fixed-route bus, no Amtrak or Greyhound service, no private high school, no public charter campus and no Level I or II trauma centre. Flood zone, school attendance, electric provider and USDA eligibility are parcel-specific; nothing here is a representation about any particular property. Neighbouring Ennis, Kerens, Blooming Grove, Dawson, Frost, Rice, Mildred, Angus and Richland services were excluded unless explicitly labelled. This is general information, not legal, tax, lending, insurance, environmental or engineering advice. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
A county seat runs more of its own services than any town covered further north — its own hospital, library, career fire department and water from its own lakes. Two of them depend entirely on your exact address, and they are flagged in red.
200 North 12th Street · weekdays 8–5
903-654-4800
A home-rule city with a council-manager government. Mayor Joe Hill serves through May 2027, and James “Jim” Holgersson became city manager in January 2025.
Council meets the second and fourth Mondays at 6pm. Utility bills can be paid online through the city portal.
Two different systems in one town
Co-op 903-874-7411 · 800-771-9095
Much of the city is Oncor, where you choose a retail provider through Power to Choose.
Outlying and rural addresses are on Navarro County Electric Cooperative — no retail choice. Check the provider on the current bill, or ring the co-op: if they don't serve it, it is an Oncor address.
200 North 12th Street
903-654-4825 · after hours 903-654-4902
Refundable $100 residential deposit plus a $10 connection fee. Charges are a base amount by meter size plus a rate per thousand gallons — both raised in October 2024 and October 2025.
Supply comes from Lake Halbert and Navarro Mills Lake, with Richland Chambers held in reserve. Leaks: 903-654-4893.
Weekly 95-gallon cart
903-874-8717
Out by 6:30am on your day; extra carts $4.77 a month. Bulk items are collected Wednesdays by call-in, along with bagged leaves and bundled brush.
Recycling is $13.27 a month curbside, or free at 3005 South 15th Street on Wednesdays and Saturday mornings.
Natural gas across the city
Leak 866-322-8667
Smell gas, leave first and call from outside — and ring 811 before any digging.
3201 West State Highway 22
903-654-6800
Something Palmer and Ferris do not have: a hospital five minutes from downtown. 162 licensed beds and a 24-hour emergency department designated Level IV trauma.
Labour and delivery, intensive care, imaging including MRI and 3D mammography, and outpatient surgery. Major trauma still goes to the Dallas metro.
200 North 12th Street
Non-emergency 903-654-4900
Around fifty full-time staff. Dispatch handles roughly 77,000 non-emergency and 25,000 emergency calls a year.
HQ · 2975 Drane Road
903-654-4956
Four stations under Chief Mike Ryan — Drane Road, South 2nd Street, West 2nd Avenue and North Beaton.
Worth knowing: routine ambulance transport is handled by a private provider, and it is billed. The fire department keeps a standby ambulance.
100 North 12th Street
903-654-4810
Monday and Tuesday 9 to 7, Wednesday to Friday 9 to 5, Saturday 9 to 3, closed Sunday. Free cards, computers, Wi-Fi and e-books.
600 W Park Ave · Community Park
City 903-654-4800
Jester Park: 24 acres with a seasonal pool, splash pad, trails, fields and Pioneer Village.
Community Park: skate park and BMX track, sensory park, zip line, tennis and a 1.6-mile trail.
617 South 12th Street
903-654-4928
All animals except cats must be confined by fence, building or lead. Permits and code enforcement: 903-654-4870.
302 Hospital Drive
903-872-2401 · 800-834-1924
No fixed-route bus in Corsicana — this demand-response service covers Navarro and Ellis counties by advance booking.
No Amtrak since 1995 and no Greyhound terminal. Plan on a car.
1250 North 45th Street
903-872-6161
The first call on any Corsicana address question — which school district, which taxing units, and where homestead exemptions are filed.
601 North 13th Street
Tax 903-654-3080 · Elections 903-875-3330
Tax assessor-collector for bills and vehicle registration; elections administrator for voter registration, next door. County clerk at the courthouse, 300 West 3rd Avenue, 903-654-3035.
District office
903-602-8100
Ring the district to confirm your campus — lake addresses on Richland Chambers are often in Mildred ISD despite a Corsicana mailing address.
Navarro County
County 903-654-3000
Congressional District 6, Texas House District 8 and Texas Senate District 2 — Navarro County moved to Senate District 2 in the post-2020 redistricting, so older references to District 22 are out of date.
About twenty minutes
One, the appraisal district for taxing units and school district. Two, the electric provider — Oncor or co-op. Three, the FEMA flood map.
Four, Railroad Commission well records, because more than 600 oil wells operated inside the city by 1900. Five, the historic district map if you are on the west side, since exterior work there needs design review.
Verified September 2026 against the City of Corsicana, Navarro County, the Navarro Central Appraisal District, Corsicana Independent School District, Navarro Regional Hospital, Corsicana Fire Rescue, the electricity co-operative, Republic Services and Community Services Inc. Phone numbers, addresses, hours, fees and providers change; confirm anything you intend to rely on. The current mayor and city manager were confirmed from the city's own council page and contemporary reporting; a state municipal directory listing carries an outdated officer roster. Regarding electricity: Corsicana is served in part by a transmission and distribution utility within the deregulated retail market, where residents select a competitive retail provider, and in part by a member-owned electric co-operative, which is not in that market and where no retail choice exists. Service territory must be confirmed for a specific address. Water and sewer charges comprise a base charge by meter size and a volumetric rate per thousand gallons, both increased on 1 October 2024 and again on 1 October 2025; exact current figures are set out in the city fee schedule and should be confirmed with utility billing. Routine ambulance transport is provided by a private company rather than the fire department, which retains a standby ambulance and its emergency medical services provider licence; transport is billed. Navarro County is represented in Texas Senate District 2 following redistricting after the 2020 census; references to Senate District 22 for Navarro County are outdated. County commissioner precincts vary by address and should be confirmed with the county. Items that could not be confirmed from primary sources: the post office branch address and hours, the municipal court's direct line and hours, whether a public golf course operates within the city limits, and specific ordinance provisions covering chickens, golf carts, fences and accessory dwellings. Statements that a service does not exist mean no reliable source could be found confirming it. Specifically, Corsicana has no fixed-route public bus, no intercity rail or bus terminal, no residential public improvement district or municipal utility district, no private high school, no public charter campus, and no Level I or II trauma centre. By 1900 more than 600 oil wells operated within the city limits, and the Railroad Commission of Texas well records should be checked for any specific property. Listings are for general local reference and are not endorsements; I receive no compensation from any organisation named. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Corsicana is not a Dallas suburb, and it should not be sold like one. It has its own jobs, its own hospital, its own lakes and its own traps — a school district hiding behind a mailing address, two electricity systems, a tax rate scheduled to rise, and an oilfield under the older streets. Everything on this page was researched, verified, and the awkward parts named.
Today Corsicana carries a combined rate near 1.880 percent, the lowest of any incorporated city I cover, even with a Navarro College levy none of the Ellis County towns pay. But voters passed a $205 million school bond in November 2025 by 88 votes, and the district's own figures imply about 30 cents added as it is issued — taking the combined rate toward 2.18, above Palmer, Ferris and Ennis. I will show you both numbers and budget you on the higher one.
The lake trap. The Shores on Richland Chambers, and generally Barefoot Bay on Lake Halbert, are in Mildred ISD — Mildred has no post office, so its families use Corsicana addresses. Mildred rates B against Corsicana ISD's D, and costs about $569 a year more in school tax on a $400,000 home. A real choice, not just a warning. I verify the district by parcel, never by the mailing address.
Most buyers moving from Dallas assume they can shop for power. In Oncor territory you can. On Navarro County Electric Cooperative you cannot — you join the co-op and take its rate. Which one serves a house depends on the street. I check it before you write an offer, because it changes your monthly bill and nobody puts it in the listing.
Nowhere else on this site has this. By 1900 there were more than 600 oil wells inside Corsicana's city limits — the first commercial oilfield in Texas. Most were plugged long ago, but a plugged well under a residential lot is a real disclosure and safety question. I pull Railroad Commission well records on any property that could sit on the old field, before your option period runs out.
In town, a typical home sits near $170,000. On the water, one lake postcode has run a median near $657,500, with homes above a million. Published “Corsicana” figures blend them, which is why the numbers look wrong. And the good news on value: Navarro County appreciated about 133 percent since 2009 — almost exactly level with Ellis County, fifty miles from Dallas. I price against the market you are actually in.
Corsicana asks for honesty in return for its value. Corsicana ISD rates D, though improving. Crime runs above state and national averages. Dallas is 70 to 85 minutes at rush hour, and the city core is not USDA eligible. In the historic districts, exterior work needs design review. If any of that is a dealbreaker for your household, you will hear it from me first. I would rather lose the commission than sell you the wrong life.
Check the school district by parcel — a Corsicana address on the lake is often Mildred ISD. Second, budget on the post-bond tax rate, not today's, because the school debt rate is scheduled to climb as the 2025 bond is issued. Third, find out whether the house is on Oncor or the co-op before assuming you can shop for electricity. Fourth, pull Railroad Commission well records on anything near the old field. Fifth, separate the in-town market from the lake market when you look at prices, because published figures blend the two. And sixth, if you are on the historic west side, plan renovations around design review — exterior changes need a Certificate of Appropriateness.
Three things to raise with all three in Corsicana. Ask them to escrow on the expected post-bond school rate, not just today's, so a rising tax bill does not ambush your payment. USDA will not work in the city core, so compare FHA and conventional in town — but ask about USDA for lake and unincorporated addresses, where it often does. And on a lake home above $832,750, confirm jumbo terms early. 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 there is no version of this where you get routed to a call centre or handed to a junior agent. Send me an address and I will tell you which school district it is really in, whether it is on Oncor or the co-op, what the tax bill looks like before and after the bond, and whether it sits on the old oilfield.
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. Corsicana lies in Navarro County, not Ellis County, and its residents pay a Navarro College district levy of approximately 0.0968 per $100 which no Ellis County city covered on this site pays, though cities in Dallas and Tarrant counties pay their own county college levies; in return they qualify for in-district tuition. Tax figures are computed from published rates, shown before exemptions unless stated, and are illustrations rather than quotes; rates reset annually. The current combined figure of approximately 1.880 percent comprises Corsicana Independent School District at 0.86200, the city at 0.49480, Navarro County at 0.35340 with road and bridge at 0.07280, and the college district at 0.09680. A $205,000,000 Corsicana Independent School District bond was approved on 4 November 2025 by 1,797 votes to 1,709. The district's published illustration of $16.58 a month on an average home valued at $205,801 implies approximately $0.3024 per $100 added to the interest and sinking rate as bonds are issued, which would take the combined rate to approximately 2.18 percent. The increase phases in, and actual rates are set annually. School district must be confirmed by parcel: The Shores on Richland Chambers Reservoir and, generally, Barefoot Bay on Lake Halbert lie within Mildred Independent School District, which uses Corsicana mailing addresses; Kerens and Fairfield Independent School Districts also serve parts of the reservoir area. Electric service is split between a transmission and distribution utility in the deregulated retail market and a member-owned co-operative in which no retail choice exists; service territory must be confirmed by address. More than 600 oil wells operated within Corsicana's city limits by 1900; plugged or abandoned wells beneath residential property are a potential disclosure and safety consideration, and Railroad Commission of Texas well records should be reviewed for any specific parcel. A typical in-town value of approximately $170,000 is used on this site; published citywide medians are higher because they include lake and acreage sales in postal areas largely outside the city. Appreciation figures refer to the FHFA All-Transactions House Price Index for Navarro County, series ATNHPIUS48349A. USDA Rural Development financing is not available in the Corsicana city core; unincorporated Navarro County and many outlying lake subdivisions are generally eligible, subject to address-level verification and income limits. The 2026 conforming loan limit is $832,750, which only the upper tier of the lake market exceeds. School accountability ratings change annually; Corsicana Independent School District was rated D in the most recent release and was among fewer than a quarter of Texas districts to improve year on year. Crime figures reflect FBI 2024 Uniform Crime Report data as analysed by a third party and vary by neighbourhood. Exterior work in designated historic and downtown-overlay areas requires a Certificate of Appropriateness from the city. School information is not a recommendation regarding any school, district, neighbourhood or property. Flood status, school assignment and utility service must all be verified by address. All real estate services are provided through Legacy Realty Group. Equal Housing Opportunity.
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