Where a genuine small-town pace meets the fastest-growing county in Texas, new construction from national builders at attainable prices, a fast-growth Crandall ISD, and US-175 putting Downtown Dallas about thirty minutes away before the next wave of growth prices it in
Crandall is a Kaufman County city of 3,860 (2020 census) on US 175, and Redfin’s recent median sat near $286,000. Around a small 1880 downtown, builders are adding thousands of homes, several in special districts and some outside city limits. Here are 7 areas with dated price context.
About $224K to $355K
Active new construction from D.R. Horton, Lennar and Beazer Homes, with an amenity center, pool, fitness center, dog park and trails.
2026 builder listings ran $223,999 to $354,990 for about 1,310 to 2,850 square feet. HOA about $50 a month; builders estimate a total tax rate of 2.70 to 2.85 percent with a special district. Crandall ISD.
About $232K to $266K
Lennar and D.R. Horton homes in a community Lennar says has almost 4,000 homesites, with a community center, pool and parks.
Lennar listed homes of about 1,300 to 1,950 square feet at $231,999 to $265,999 in 2026. HOA $62.50 a month, plus about $1,871 a year in special assessments on top of a roughly 2.35 percent tax rate. Crandall ISD.
About $204K to $325K
Lennar’s Cottage, Watermill and Classic collections, with a pool, community center, playground and trails, near the planned Kroger Marketplace.
Lennar listed homes of about 1,260 to 2,450 square feet at $203,999 to $324,999 in 2026. It sits in Crandall’s ETJ, outside city limits. HOA and district details weren’t confirmed. Crandall ISD, with a new elementary planned for 2027.
About $262K to $353K
New homes from Taylor Morrison and Meritage Homes, with D.R. Horton and Imagination Homes also building.
Taylor Morrison listed $262,380 to $352,770 for about 1,500 to 2,930 square feet in 2026, and Meritage from $270,156. HOA about $42 a month; estimated total tax rate 2.44 to 2.54 percent. Crandall ISD.
About $242K to $322K
LGI Homes plans of about 1,000 to 2,230 square feet, from compact starter homes to two-story plans.
LGI listed homes at $241,900 to $321,900 in 2026. A 2017 report referred to a Kingsborough municipal utility district; its current status and rate weren’t confirmed. Crandall ISD.
Resale, varies
The original 1880 railroad townsite around City Hall and the post office, with older single-family homes on traditional town lots.
No subdivision-level price data was found, so price each home from current MLS sales. No HOA known. Near Webb Park and the Main Street restaurants. Crandall ISD.
From the $250s to $379K+
A Huffines Communities master plan begun in 2005, with about 400 acres of open space, a 35-acre stocked fishing pond, pools and trails.
KB Home started near $256,000, Highland Homes in the $250s and Bloomfield at $379,000 in 2026. It’s outside Crandall city limits, with MUD rates near $0.97 to $1.00 per $100. Crandall ISD.
Swipe or drag sideways to see them all.
Redfin’s median for the three months ending August 2026 was about $286,000, down 2.1 percent from a year earlier.
Homes took a median 81 days to sell, up from 56.
Builders estimate total tax rates of 2.35 to 2.85 percent in these communities, plus HOA dues of about $42 to $63 a month.
Confirm any MUD or PID with the Kaufman Central Appraisal District before you compare prices.
Eastland and Heartland sit outside city limits in Crandall’s extraterritorial jurisdiction, with no city tax but county and district taxes.
Check every address on the city’s zoning map.
A Kroger Marketplace is planned for 2027 near FM 741, with a Walmart, QuikTrip and a Home Depot projected along US 175.
Crandall ISD has more than doubled in a decade.
Crandall grew up around the Texas Trunk Line Railway in 1880, incorporated in 1945 and counted 3,860 residents in the 2020 census. Census Bureau estimates for 2025 differ widely, from about 4,700 to 7,700, so no current estimate is shown. It sits in Kaufman County on US 175, about 24 miles southeast of downtown Dallas. Area names follow builder and developer names, and boundaries are approximate. Eastland and Heartland are documented as outside city limits; city-limits status for Wildcat Ranch, Cartwright Ranch, River Ridge and Kingsborough wasn’t confirmed. Price figures are dated snapshots: Redfin’s three-month median ending August 2026 and 2026 builder listings; they are context, not values. Builder prices, HOA dues and estimated tax rates change often and are builder figures. The Wildcat Ranch HOA amount is from a 2022 packet, and the specific special district there wasn’t confirmed; one Cartwright Ranch plan lists a 2.79 percent rate instead. Heartland’s MUD rates are from a brokerage guide and should be confirmed with the Kaufman Central Appraisal District. Retail dates are from state filings, city reports and news coverage and may change. School districts are listed at the district level only and must be confirmed by address. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Crandall keeps it small and local: Tex-Mex and coffee on Main Street, donuts at dawn on Trunk Street and one hometown grocer, with a Kroger Marketplace and more planned along FM 741. Here’s a 2026-checked list of 16.
S. Main St. (FM 148) and US 175 frontage
Crandall’s local spots cluster on South Main Street downtown, with chains and strip centers along the US 175 frontage roads.
The FM 741 and US 175 intersection is where the planned big-box stores are headed.
102 W. Gleason St.
The only full-service grocery store in Crandall, just off Main Street.
102 S. Main St.
Tex-Mex in a small frame building downtown, listed with more than two decades in business.
1208 E. US 175
A local Mexican grill on the highway, listed with about 12 years in business.
1500 US 175
A sports bar and grill on the US 175 corridor.
105 N. FM 148
A Texas Tex-Mex fast-food chain at the FM 148 and US 175 crossroads.
101 FM 148
Texas-based fried chicken chain near US 175.
400 E. Trunk St.
Donuts, kolaches and breakfast, open from 5 a.m. to noon daily.
106 S. Main St.
Coffee, bakery items and sandwiches on Main Street.
674 S. College St.
The city’s public park, with a covered pavilion, playground and parking.
655 Martin Ln., Seagoville area
More than 2,000 acres of restored river bottomland northwest of town.
FM 741 near FM 2757
A nearly 100,000-square-foot store in Eastland; ground was broken in September 2026, with opening targeted for 2027.
FM 741 at US 175
Both are planned for the intersection; traffic agreements were targeted for February 2027, and no opening date is set.
US 175 near FM 741
A store projected for 2028, per the city.
Near Crandall High School
A planned park with a pond, creek and wooded trails; the city is seeking grant funding.
I-20 and FM 741, Heartland
A 28,700-square-foot center in Heartland, outside city limits, expected to fill out by late 2026; H-E-B owns land across the road.
Crandall’s everyday stops are on Main Street and the US 175 frontage roads, with one full-service grocer for now. For bigger runs, residents drive to Forney, Seagoville or Mesquite.
Each November, the downtown Cotton Festival brings food vendors and a car show.
Compiled October 2026. Listings are from the City of Crandall, the Crandall Economic Development Corporation, state construction filings, news coverage and 2026-dated review and directory listings, and were not confirmed with owners; call ahead to confirm hours and that a business is still open. City Limits Barbecue, the current operator at 115 S. Main St. and Somewhere In Time Antiques aren’t listed because their status couldn’t be confirmed; another business is also listed at Main Street Coffee’s address. Kroger, Walmart, QuikTrip and Home Depot are plans reported in filings, city meetings and news coverage, and dates are likely to change; Heartland Town Center details are from the developer. Drive times aren’t shown because they weren’t measured. Businesses listed are for general local reference and are not endorsements; I receive no compensation from any business named. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
From a Minister’s 1880 Railroad Town to One of Texas’ Fastest-Growing Corners
The Crandall area was gently rolling Blackland Prairie drained by the East Fork of the Trinity River, long before Anglo settlers arrived.
The Handbook of Texas describes Kaufman County as “788 square miles of the Blackland Prairie region,” with terrain that is mostly level to gently rolling. The western half of the county, where Crandall sits, drains to the East Fork of the Trinity River and its tributaries. Prairie grasses covered the uplands, while mesquite, oak, pecan and elm grew along the streams, over dark loamy soils with clay below.
The Handbook says Caddo and Cherokee peoples were prominent among the groups who lived in what is now Kaufman County long before American settlement, and that by 1840 the Cherokees had been pushed into East Texas. No specific site has been documented at Crandall itself. The region averages about 39 inches of rain a year and a growing season of roughly 245 days, conditions that later made it cotton country.
Settlers holding Republic of Texas headright certificates arrived from 1840, and Kaufman County was carved from Henderson County in 1848.
The county’s first settlement was founded in 1840 by William P. King and about forty pioneers from Holly Springs, Mississippi, who had bought headright certificates from the Republic of Texas. They built King’s Fort, also called Kingsboro, which later became the town of Kaufman. Settlers came mainly from Tennessee, Arkansas and Missouri, clearing prairie farms along the creeks of the East Fork.
The Legislature created Kaufman County on February 26, 1848, naming it for David Spangler Kaufman, and organized it that August. Kaufman became the county seat in 1851 after four elections. In 1873 the Texas and Pacific Railway crossed the northern part of the county, but the land that would become Crandall stayed open farmland until a second railroad arrived seven years later.
A Methodist minister’s 1,800 acres became a railroad town when the Texas Trunk built east from Dallas in 1880.
The 1971 state marker downtown says the Rev. C. F. Crandall (1827–1906), a Methodist minister from Indiana, came here in 1877 and bought 1,800 acres. When the Texas Trunk railroad built east from Dallas in 1880, he gave it a right-of-way and a bonus for rail service. The town that grew up around the tracks took his name and became a shipping point for area farmers.
Crandall served as the first postmaster when the post office opened in 1881, and by August of that year the line reached Kaufman. By 1884 the town had a gristmill, a cotton gin, a church, a school and about 50 residents, rising to an estimated 150 by 1890. Baptist, Disciples of Christ and Methodist congregations built churches, and the townsite plat was recorded in 1889.
Crandall organized its own school district in 1901 and grew into a cotton-era trade town of about 750 people with two banks.
Crandall ISD’s history says that on February 28, 1901, twenty residents asked for an election to incorporate for free school purposes. Voters approved it on March 9, along with a tax to build a school, completed in 1903 for about $9,000 with five teachers and about 225 students. The marker adds that by the early 1900s the town had a lumber yard, several stores, three physicians and three banks.
Population reached 251 by 1904 and about 750 by the mid-1920s, with fifty businesses, including two banks. Kaufman County’s cotton harvest peaked at nearly 57,700 bales in 1930. The Texas Trunk passed through receiverships and by 1899 belonged to the Texas and New Orleans railroad, part of the Southern Pacific system, which extended it into a through route between Dallas and Beaumont.
Crandall shrank to about 500 residents through the Depression and World War II, then incorporated as a city in 1945.
The Handbook says Crandall’s population dropped during the Great Depression, and some residents moved to the cities for wartime jobs; by 1943 the town counted about 500 people. Countywide, farm values fell 56 percent between 1930 and 1940. Federal programs spent more than $1 million on Kaufman County roads, bridges and buildings, and a rural electric cooperative began bringing power to farms in 1938.
US 175 already linked Dallas, Kaufman and Athens by the early 1930s. In 1945 Crandall incorporated as a city, according to the Texas Municipal League, and that February the state designated FM 148 from US 175 in Crandall north to Terrell. The records of the incorporation election itself weren’t located, but the 1945 date gave the town its own government for the first time.
After the war, Crandall settled in as a small highway community where US 175, FM 148 and FM 3039 meet, and a state marker went up downtown in 1971.
Kaufman County’s population fell to a twentieth-century low of about 29,900 in 1960, then began recovering as Dallas spread east, reaching about 39,000 by 1980. The Handbook places Crandall at the intersection of US 175 with FM 148 and FM 3039, nine miles west of Kaufman. In 1961 the Texas and New Orleans railroad merged into the Southern Pacific Company.
In 1971 the State Historical Survey Committee placed the “City of Crandall” marker on South Main Street, sponsored by the Crandall Garden Club. Its text closes, “It remains a center for agriculture and recreation.” By 1988 the town counted about 1,207 residents and fifteen businesses. The years when US 175 became a freeway through town and when passenger rail service ended weren’t confirmed for this timeline.
Crandall began celebrating its cotton heritage with a Chamber-run festival, probably first held about 1988, as the population passed 1,600.
A 2018 announcement called the Crandall Cotton Festival “in its 31st year,” which points to a first festival around 1988, though no source states the founding year directly. A 1998 listing describes a September festival on Main Street, sponsored by the Chamber of Commerce, with a carnival, a big-top craft tent, food booths, raffles and street dancing to a live band.
The census counted 1,652 residents in 1990, up from about 1,207 two years earlier. Kaufman County grew sharply through the 1980s, reaching about 52,200 by 1990, and the Handbook notes that its northwestern corner was becoming increasingly tied to the growth of Dallas. For Crandall, that pull would turn into a wave of new subdivisions within the next decade.
Starting in the mid-2000s, Heartland and later Wildcat Ranch brought thousands of new homes to the Crandall ISD area, much of it outside city limits.
The census counted 2,774 residents in 2000 and 2,858 in 2010, but the bigger change was happening around the city. Huffines Communities began Heartland off FM 741 near I-20 in 2004 and 2005, a master-planned community between Forney and Crandall that is served by Crandall ISD but sits outside Crandall city limits, with its own Heartland mailing address and its own municipal utility districts.
In 2018 Heartland broke ground on a $6.4 million amenity center. That September, the Chamber’s 31st Cotton Festival ran four days with rides, live bands, a car show and a hot dog eating contest. North of town off FM 148, the Wildcat Ranch development grew up around Noble-Reed Elementary, which Crandall ISD built just outside the city limits, and builders began lining up lots for the next decade of growth.
With new subdivisions, a 30-year plan, a fast-growing school district and national retailers on the way, Crandall entered its fastest growth yet.
The 2020 census counted 3,860 residents. Lennar opened Cartwright Ranch in June 2024 with plans for almost 4,000 homesites, and River Ridge and Eastland followed. TxDOT began a $12.9 million US 175 frontage road project in 2021, and the city completed its Envision Crandall comprehensive plan in July 2025 with a 30-year outlook. Crandall ISD now serves about 7,500 students and marked its 125th year.
Kaufman County grew about 5.7 percent from mid-2024 to mid-2025, reported as tied for the second-fastest growth in the nation. On September 25, 2026, Kroger broke ground on a nearly 100,000-square-foot Marketplace store in Eastland, scheduled to open in late 2027, and the city has indicated a Home Depot is projected along US 175 near FM 741 for 2028, turning that intersection into the town’s new retail center.
Compiled from the Texas State Historical Association Handbook of Texas (Crandall, Kaufman County, Texas Trunk Railroad and Texas and New Orleans Railroad entries), the 1971 “City of Crandall” state historical marker (No. 8505) via the Historical Marker Database, Crandall ISD’s history, the Texas Municipal League directory, TxDOT, the City of Crandall, Huffines Communities, Lennar, the Shelby Report, CultureMap Dallas, Hoodline, WFAA and U.S. Census counts. Sources differ on the railroad’s name (Texas Trunk Line Railway, Texas Trunk Line Railroad or Texas Trunk Railroad Company) and on when the Texas and New Orleans acquired it (1898 or 1899); the Cotton Festival’s first year is inferred from a 2018 “31st year” listing, and Heartland’s start is given as 2004 or 2005. Population figures before 1990 are Handbook estimates. Native peoples are described at the county level. The years US 175 became a freeway through town and rail passenger service ended weren’t confirmed. Store openings are plans and may change. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
A Fall Cotton Festival and a December Hometown Christmas Parade
Crandall’s signature festival, held since about 1988, celebrates the town’s cotton heritage with food and craft vendors, music and a car show downtown. Documented in 1998, 2018, 2022, 2024 and 2025. The 2026 festival is set for Saturday, November 7.
Started by the Crandall Chamber of Commerce; the City of Crandall now announces it.
It began as a multi-day September festival with a carnival and moved to a one-day fall Saturday by 2022.
Ride wristbands were $20 in advance in 2018; check the city for 2026 admission and ride pricing.
A 10 a.m. parade down Main Street, then Santa at the gazebo, inflatables, train rides, face painting and a rock wall. Free entertainment; vendor food and crafts extra. Held December 14, 2024, and December 13, 2025, billed as the 20th annual; 2026 date not yet announced.
Run by the City of Crandall.
Each parade has a theme: 2024 marked 20 years of The Polar Express, and 2025 the 25th anniversary of How the Grinch Stole Christmas.
Seagoville’s four-day festival, held every October since 1991, with a carnival, live music, food and craft vendors and a car show. Free admission; carnival wristbands sold separately.
Crandall’s two hometown traditions both happen on Main Street: the Cotton Festival in the fall and the Hometown Christmas parade in December.
The city added a summer farmers market and movie night in 2026; watch for whether it returns.
Dates move for weather, so check the city’s news page before you go.
Timing shown is the usual pattern for each event; exact dates, times and locations change from year to year and should be confirmed with organizers. Event details are from City of Crandall announcements and calendars, the Kaufman Herald, Crandall Chamber and Heartland listings, event aggregators and the City of Seagoville; each event listed was found in at least two years. The Cotton Festival’s first year is inferred from its 2018 “31st year” billing, its 2026 date is from a city council announcement, and 2026 admission wasn’t confirmed; no parade was confirmed for it. The 2026 farmers market and movie night, a police and fire softball game and Crandall ISD’s Pirate Fest were each found in only one year, and no July 4 fireworks, Easter egg hunt, National Night Out or Trunk or Treat was found, so none is shown. Kaufman’s Harvest Festival was found in only one year. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
What to know about Crandall schools:
The rating: Check TXschools.gov for the district’s current status.
Nearby: Crandall High offers dual credit with Trinity Valley Community College. Texas treats homeschools as private schools.
Want the full breakdown? Read our complete Crandall schools guide →
Crandall is served by Crandall ISD, about 7,500 students across nine campuses, rated C in 2026, up from a D. Enrollment has more than doubled since 2016, zones are reviewed every year and Proposition A is on the November ballot. Confirm the campus by address.
Districtwide
Crandall ISD serves about 84 square miles across seven communities, including Crandall, Heartland and parts of Mesquite and Kaufman city limits, so a different mailing city can still mean Crandall ISD.
Campus zones are reviewed every year, and the district says it doesn’t accept out-of-district transfers. Check the parcel on the Kaufman Central Appraisal District record and the district’s zone finder.
District-wide
Crandall ISD earned a C in TEA’s 2026 ratings, up from a D (69) in 2025, per the Texas Tribune’s Schools Explorer.
Enrollment grew about 117 percent from 2016 to 2026. The district holds TEA’s top financial rating, Superior Achievement. District office: 400 W. Lewis St., 972-427-6000.
Crandall · Heartland · Wildcat Ranch
Barbara Walker, Hollis T. Dietz (2080 Sunnybrook Dr., Heartland), Noble-Reed (2020 Wildcat Trail), Nola Kathryn Wilson (300 S. Meadowcreek), Opal Smith (3015 Fletcher Rd.) and W. A. Martin (11601 W. US 175).
Sources disagree on whether Wildcat Ranch is zoned to Noble-Reed or Wilson, and a new elementary in Eastland is planned for 2027. Confirm every address with the zone finder.
Lewis St. · Heartland · FM 3039
Two middle schools, Central Middle (500 W. Lewis St.) and Heartland Middle, serve grades 6–8, and Crandall High School (13385 FM 3039) serves grades 9–12.
In 2025 the district moved to K–5 and 6–8 grade spans, opened a second middle school and moved freshmen back to the high school. Another middle school is planned for about 2029.
District-wide
A district presentation projected about 6.2 percent growth a year for a decade, roughly 614 more students annually, and the district owns five future elementary sites.
A demographer projection cited by the district says enrollment could nearly triple over 15 years. These are projections, not outcomes, and new campuses can shift zones.
Per $100 of value
Crandall ISD levied $1.1692 in 2025 after voters rejected a higher rate. On a $286,000 homestead, the school share is about $1,707 a year after the $140,000 state exemption.
Owners 65 and older or disabled get another $60,000 off and a school tax ceiling. The 2026 rate wasn’t confirmed; if Proposition A passes, estimates add roughly $44 a year on that home.
Voter-approval tax rate election
Proposition A asks voters to approve a tax rate increase raising about $4 million a year, about 80 percent from state funds, for a $4,000 raise for certified teachers and 4 percent for other staff.
The district estimates $3.95 a month for the average homeowner. Voters rejected similar measures in 2024 and 2025. Early voting runs October 19–30.
Crandall High
Career and technical programs of study in agriculture, construction, engineering, health science, IT, law and public service and more, plus AVID and dual credit with Trinity Valley Community College.
Fine arts include art, band, drill team and theatre. Pre-K follows state eligibility rules; check the district’s pre-K page.
District-wide
The 2026–27 year began Thursday, August 13, with fall break October 12–16, Thanksgiving week off and spring break March 15–19, lined up with TVCC. No four-day week was found.
Third-party calendars list the last day as May 20, 2027; confirm with the district’s official calendar.
Inside Central Middle School
The community library is reported inside Central Middle School at 500 W. Lewis St.
Texas treats homeschools as private schools, outside TEA regulation. Charter and private options near Crandall weren’t verified for this guide.
Zones are redrawn as new campuses open, and builder listings don’t always match.
Use the district’s zone finder for the exact address before you write an offer.
On a $286,000 homestead, the school share runs about $1,707 a year at the 2025 rate.
Owners 65 and older get a larger exemption, then a ceiling applies.
Crandall ISD earned a C in 2026, up from a D (69) in 2025.
Check TXschools.gov for the current score.
Proposition A would raise the school rate for staff pay, about $44 a year on a $286,000 homestead by estimate.
Early voting runs October 19–30.
Accountability ratings are shown at the district level only; campus ratings are intentionally not shown, and campuses are listed by name and location only. Ratings change every year; use TXschools.gov for current ratings. The 2026 C is from the Texas Tribune’s Schools Explorer, and its numeric score wasn’t confirmed on TXschools.gov; the 2025 D (69) is from local reporting citing TXschools.gov. Enrollment is from the Texas Tribune and Crandall ISD; growth projections are from district presentations and a demographer cited by the district, reported secondhand. Campus addresses are from the district, except Opal Smith Elementary’s, from a listing site; Heartland Middle’s address wasn’t confirmed. Zone assignments for individual subdivisions weren’t verified, and sources conflict for Wildcat Ranch. Crandall ISD adopted $1.1992 in 2025 contingent on an election that failed 40 to 60 percent; $1.1692 is the rate levied. Its 2026 rate and the exact Proposition A rate weren’t found, so the $44 estimate assumes about 3 cents, inferred from the 2025 structure and the district’s $3.95-a-month figure. School tax examples apply the $140,000 state homestead exemption and are illustrations, not quotes. The last day of school is from third-party calendars. Charter and private options weren’t verified. Campus assignment is determined by address and must be confirmed with the district. School information is provided for general reference only and is not a recommendation regarding any school, district, neighborhood or property. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Median Sales Price
What Crandall homes actually sold for each month. With older homes near the historic downtown, resales and new builder closings in Wildcat Ranch, Cartwright Ranch and Heartland all trading in the same area, the mix of what sold moves this line as much as the market does.
Crandall’s median moves with which homes sold: resales or new builder homes. Redfin’s three-month median ending August 2026 was about $286,300, down about 2.1 percent from a year earlier. Read the trend, not one month.
An older home near downtown, a new Cartwright Ranch build in a PID and a Heartland home in a MUD can all land on this one line. The chart is not your comp. Your comps match your size, age, lot, condition and school district.
Texas is a non-disclosure state, so portal prices are models. This is MLS. Ask for the actual comparable sales, plus whether the home is inside city limits and whether a PID or MUD applies, since those change the tax bill by hundreds to thousands a year.
Days on market describes how buyers behaved. Redfin reported a median of about 81 days to sell in the three months ending August 2026. Homes take time to sell, and there’s room to negotiate.
The first two weeks bring the most traffic a listing will ever get. If they pass without an offer, that is pricing information. Acting in week three beats acting in week ten.
When homes sit longer, there’s usually room to negotiate on price, repairs or closing costs. A listing that has waited a while is usually where the negotiating room is, and builders often compete with rate buydowns and closing-cost help; ask what’s on the table.
Under 10 showings means buyers are deciding quickly. Rising counts mean people are walking through and walking away, which is a different problem from nobody looking at all.
This separates a pricing problem from a presentation problem. Plenty of showings and no offer usually means something specific is putting people off, and that is fixable without dropping the price.
High showings-to-pending means you can be selective without losing homes. Read it against days on market: low on both is a hot market, high on both means the leverage is yours.
Check how many homes closed before you read anything into the price or days-on-market charts. A month heavy with closings in one master plan can move the median more than the market did, up or down depending on that builder’s price points.
Your competition includes builders across Crandall’s new communities, many offering rate buydowns, plus resales in Forney, Kaufman and Seagoville. Price against true comparables and have your permit and repair records ready for buyers.
Inventory runs from older homes near downtown to new construction. Confirm city limits, any MUD or PID and the full tax bill early, because they affect your monthly cost more than the price chart does.
Charts supplied by NTREIS via 10K Research and Marketing and update automatically. Data reflects residential activity reported to the MLS and may be revised as late-reported sales come in. The Crandall ZIP code reaches beyond city limits, and communities such as Heartland and Eastland lie in the extraterritorial jurisdiction, so MLS city fields may not match the city boundary. The median and days on market are Redfin’s three-month figures through August 2026. These charts do not separate new construction or resale, or homes in and out of a PID or MUD. Market statistics describe the area as a whole and are not a substitute for a comparative market analysis on a specific property. Texas is a non-disclosure state, so publicly available sale prices elsewhere are estimates rather than recorded figures. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Pick a purchase year and the price fills in. If you own here, type over it with what you actually paid. This calculator runs on the Kaufman County index, the federal repeat-sales measure for the county that holds Crandall. A home bought in 2015 is worth about twice its price on the index, with the biggest jump between 2020 and 2022 and only about 1 percent from 2024 to 2025.
Bought here? Tap the number and enter what you paid.
Federal house price index growth, indexed to the purchase year, where the purchase year equals 100.
From 2015 to 2025 the Kaufman County index rose about 113 percent, with a 41 percent jump between 2020 and 2022.
It rose only about 1 percent from 2024 to 2025, and Crandall’s median slipped 2.1 percent over the past year.
Redfin’s Crandall median for the three months ending August 2026 was about $286,300, with homes taking a median 81 days to sell.
Type over the prefilled price with what you actually paid.
Owners who bought before 2021 carry large gains; many who bought from 2022 to 2025 have little beyond principal paid down.
New construction makes up roughly half of active listings, so resale homes compete with builder incentives.
A $286,000 homestead inside city limits pays about $5,040 a year; in Cartwright Ranch, with its PID on a 40-foot lot, about $6,750.
A Heartland MUD section runs about $5,920 to $6,010; Proposition A would add about $44.
Growth rates are the FHFA All-Transactions House Price Index, annual values 2009 through 2025: Kaufman County, Texas (FRED series ATNHPIUS48257A, base 2000 equals 100, last updated 31 March 2026), the State of Texas (TXSTHPI) and the United States (USSTHPI). State and national figures are annual averages of published quarters. The Kaufman County series recorded 134.17 in 2015, 191.80 in 2020, 270.22 in 2022 and 286.04 in 2025. FHFA describes county indices as developmental and subject to revision, and the annual series does not cover 2026. No city-specific index was used, and Crandall medians for 2015 and 2020 weren’t found. The prefilled dollar figures are derived and illustrative, not published: they apply the Kaufman County index to a $286,000 anchor near Redfin’s three-month median ending August 2026 ($286,310). Recent figures differ by source and area: Redfin showed about $272,000 for ZIP 75114 in August 2026, and Zillow’s typical value was about $289,000 for the ZIP and $308,000 for the city. The new-construction share is an estimate from Redfin listing snapshots taken at different times. The index is built from conforming loans and excludes jumbo lending and all-cash purchases. Equity figures assume a 30-year fixed mortgage at that year’s Freddie Mac annual average rate (2025 approximately 6.6 percent), held to today, with no refinancing, no extra principal and no additional borrowing. They exclude closing costs, property taxes, insurance, maintenance, improvements and selling costs. Tax examples use 2025 rates as placeholders, because 2026 school rates weren’t confirmed: Crandall ISD’s levied 1.1692 after the $140,000 school exemption; Kaufman County’s 0.334478 and its road and bridge rate of 0.080635; the City of Crandall’s 0.75, reported as unchanged for 2026; for Cartwright Ranch, the PID administrator’s projected 2026 installment of about $1,715 on a 40-foot lot in its first improvement area, less any TIRZ credit; and for Heartland, Kaufman County MUD No. 14’s 0.97 (some sections run 1.00), no city tax and Kaufman County ESD No. 7’s 0.088. ESD No. 7 is treated as not levying inside city limits, based on the city’s contract arrangement with it; confirm on the parcel’s appraisal record. No city or county optional homestead exemption was applied because none was confirmed, so figures may run high. The Proposition A estimate assumes about 3 cents. Trinity Valley Community College’s rate was excluded because it doesn’t appear to apply to Crandall ISD parcels. Any PID, MUD or district charge should be checked by parcel. Owners 65 or older receive larger school exemptions and a school tax ceiling. It is an illustration, not a quote. The homestead appraisal cap limits increases in a homestead’s taxable appraised value to 10 percent a year and ends on sale. 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.
Crandall is a Kaufman County city of 3,860 residents at the 2020 census, growing fast, with a recent median near $286,000. The trade-offs are real: MUD and PID charges in many new communities, one full-service grocer until Kroger opens, no DART and a city line that many Crandall addresses fall outside.
Estimated Off-Peak Drive Time from Crandall City Hall
Around Town and Beyond
Estimated minutes off-peak from City Hall at 110 S. Main St. These are planning estimates, so check a live map before relying on any of them.
Builders in Eastland, Cartwright Ranch, Wildcat Ranch, River Ridge and Kingsborough list from about $204,000 to the mid $300,000s.
New construction makes up roughly half of active listings.
Inside city limits, the city supplies water from the North Texas Municipal Water District, and Blackjack Disposal picks up trash weekly, with recycling added in 2025.
Electricity is Oncor with retail choice or Trinity Valley Electric Cooperative, depending on the address.
Kroger broke ground on a nearly 100,000-square-foot Marketplace in September 2026, set to open in late 2027.
A Home Depot is projected for 2028, and QuikTrip is open on FM 741.
A $57 million US 175 and FM 148 bypass interchange was 80 percent complete at the end of 2025.
The city approved a redesigned wastewater lift-station plan in 2026, and Crandall ISD plans a new elementary for 2027.
The city rate of $0.75 is above Seagoville’s, Mesquite’s and Forney’s, and MUDs add about $0.97 to $1.00 per $100 in Heartland-area sections.
There’s no DART; STAR Transit rides must be booked a day ahead.
On November 3, voters decide Crandall ISD’s Proposition A.
The city is updating impact fees after its lift-station redesign, and the trash hauler has surveyed residents about a rate increase.
Drive times are planning estimates from Crandall City Hall, not live traffic; check a live map before you rely on them. Rush-hour times on US 175 and I-635 can run much longer. Prices are 2026 builder listings and Redfin’s three-month median ending August 2026; the new-construction share is an estimate from listing snapshots. The Census Bureau’s 2025 estimate of about 7,730 residents is reported secondhand and wasn’t confirmed on census.gov. Utility and trash details are from the City of Crandall and Blackjack Disposal; electricity providers are from the Crandall Economic Development Corporation, and gas and internet availability weren’t verified. Kroger details are from the Shelby Report and CultureMap Dallas; the Home Depot agreement is from city notices and the Kaufman Herald, and its opening date is a projection. Interchange details are from TxDOT’s fourth-quarter 2025 Kaufman County report; its 2026 status wasn’t confirmed. Lift-station details are from city agendas. Tax rate comparisons use 2025 city rates: Crandall $0.75, Seagoville $0.720743, Mesquite $0.704692 and Forney $0.421431; MUD rates are from the Kaufman Central Appraisal District’s 2025 rate sheet. A Walmart has been rumored but isn’t confirmed by city sources, so it isn’t listed. Crandall isn’t a DART member city. Flood zones vary by parcel; check FEMA maps by address. No crime, school ranking or flood zone claims are made. This information is provided for general reference and is not a representation about any specific property, commute or future development outcome. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Answered with verified specifics, from city limits, MUDs and PIDs to taxes, utilities, trash, transit and the Kroger on the way.
Yes. Crandall is an incorporated city in Kaufman County, ZIP code 75114, on US 175 about 24 miles southeast of downtown Dallas. It incorporated in 1945, and City Hall is at 110 S. Main St., 972-427-3771.
The 2020 census counted 3,860 residents. A Census Bureau estimate reported for July 2025 puts the city near 7,730, roughly double, though that figure should be confirmed on census.gov. City council elections are held each May.
Many homes with a Crandall mailing address sit outside city limits in the city’s extraterritorial jurisdiction, where they pay different taxes and may get water from a utility district instead of the city. Confirm the jurisdiction for any specific property before you compare costs.
No. Heartland is a master-planned community in Crandall’s extraterritorial jurisdiction and unincorporated Kaufman County, so its homes don’t pay the City of Crandall’s $0.75 tax rate. Heartland uses its own Heartland, Texas, mailing address.
Instead, most Heartland sections sit in Kaufman County municipal utility districts, which levy their own taxes to pay for water, sewer and drainage. The appraisal district’s 2025 rate sheet lists Heartland-area MUDs at about $0.97 to $1.00 per $100.
Heartland students attend Crandall ISD, which runs Heartland Middle School and elementary campuses there. To see exactly which taxing units apply to a home, look up its record on the Kaufman Central Appraisal District website.
Check the property’s record on the Kaufman Central Appraisal District website. The City of Crandall appears as a taxing unit only on properties inside city limits; homes in the extraterritorial jurisdiction show the county, the school district and often a MUD or emergency services district instead.
A Crandall, TX 75114 mailing address doesn’t mean a home is in the city. You can also call City Hall at 972-427-3771 or ask the city’s permits office.
City limits decide who supplies your water, whether you pay city taxes and city utility rates, which building-permit rules apply and whether city code enforcement covers the property. It’s worth confirming before you write an offer.
Inside city limits, 2025 rates were $0.75 for the City of Crandall, reported unchanged for 2026; $1.1692 for Crandall ISD; $0.334478 for Kaufman County plus $0.080635 for road and bridge; for a total of about $2.33 per $100 before exemptions.
On a $286,000 homestead, with the $140,000 state school exemption, that works out to roughly $5,040 a year inside city limits. The fire district’s $0.088 applies to homes outside the city, such as in Heartland, rather than to in-city parcels.
Homes in a MUD or PID pay more. The school rate for 2026 depends partly on the November 3 Proposition A vote, so check current rates with the appraisal district and the Kaufman County Tax Office.
For school taxes, Texas gives a $140,000 homestead exemption, plus $60,000 more for owners 65 or older or disabled, along with a school tax ceiling for those owners.
The Kaufman Central Appraisal District’s 2025 table shows the City of Crandall with no general homestead exemption, a $15,000 over-65 exemption and a $10,000 disability exemption, though an older title company chart listed $30,000 for over-65. Kaufman County lists a $15,000 over-65 exemption. City code also provides a tax ceiling on city taxes for homesteads of owners 65 or older or disabled.
Because the city amounts conflict between sources, confirm current figures with the appraisal district before you budget.
File with the Kaufman Central Appraisal District at 3950 S. Houston St., Kaufman, 972-932-6081, using the state’s Application for Residence Homestead Exemption, Form 50-114. Include a copy of your Texas driver’s license or ID showing the property address.
The home must be your principal residence on January 1 of the tax year. The standard deadline is April 30, but Texas allows a late homestead application up to a year after taxes become delinquent. Filing is free, so ignore paid exemption-filing mailers.
Owners turning 65 should send proof of age to get the over-65 exemption and the school tax ceiling, which can transfer to a new home with the appraisal district’s ceiling transfer form.
Under Texas law, the deadline is May 15 or 30 days after the appraisal district mails your notice of appraised value, whichever is later. The Kaufman Central Appraisal District takes protests online through its taxpayer portal, by mail and in person at 3950 S. Houston St., Kaufman.
Bring evidence such as recent comparable sales, repair estimates or photos of condition issues. For a new home, check the value assigned to both the lot and the house, since partial-year values can be off.
Tax bills go out in the fall and are generally due by January 31. The 10 percent homestead appraisal cap starts only after a home has carried the homestead exemption, so a recent buyer’s value can rise more in the first years.
A municipal utility district is a special district, common in Heartland, that borrows to build water, sewer and drainage and levies its own property tax. Heartland-area MUDs ran about $0.97 to $1.00 per $100 in 2025, on top of county and school taxes.
A public improvement district instead charges each lot a yearly installment to repay infrastructure. Cartwright Ranch, inside the city, has a PID administered by MuniCap; its administrator projects about $1,715 for 2026 on a 40-foot lot in the first phase, less any TIRZ credit, billed with your Kaufman County taxes.
To find a home’s district and rate, open its Kaufman Central Appraisal District record and read the seller’s required MUD or PID disclosure before you sign.
Crandall ISD serves the City of Crandall, Heartland and surrounding parts of Kaufman County, about 7,500 students across nine campuses. The district office is at 400 W. Lewis St., 972-427-6000.
The Texas Education Agency rated the district a C in 2026, up from a D (69) in 2025. Campuses include Crandall High School, Central and Heartland middle schools and six elementary schools.
The district says enrollment grew 54 percent in five years, so attendance zones change as new campuses open; an Eastland elementary is planned for 2027. Confirm the campus for a specific address with Crandall ISD’s zone finder, and check TXschools.gov for the current rating.
Proposition A is a voter-approval tax rate election on Crandall ISD’s maintenance and operations rate, on the November 3, 2026, ballot. The district projects about $4 million a year, much of it from state funding triggered by the local increase.
About $3 million would go to pay, including a $4,000 raise for certified teachers and 4 percent, capped at $4,000, for other staff, and about $1 million to campus staffing. The district estimates about $3.95 a month for the average homeowner, though versions of its page differ.
Similar measures failed in 2024 and 2025, and the district says it’s the only one in Kaufman County without an approved VATRE. Check the official ballot for the exact rate.
Kaufman County early voting runs October 19 through October 30, 2026, and Election Day is November 3, with polls open 7 a.m. to 7 p.m. The deadline for the county to receive a mail-ballot application is October 23.
The Crandall/Combine Community Center, 500 W. Lewis St., has served as both an early-voting site and an Election Day vote center. Talty Baptist Church on FM 148 and The Oasis at Heartland on Kirby Lane have also been Election Day vote centers.
Kaufman County uses countywide vote centers, so registered county voters can use any of them. Confirm the November 2026 list and hours on the county’s election page, or call 469-376-4595 to check your registration.
Inside city limits, apply with the City of Crandall at City Hall, 110 S. Main St., or call Utility Billing at 972-331-2063. Bring your driver’s license and proof of ownership or a lease; water, sewer and trash come together on one bill.
Upfront costs are about $157.50 for owners, a $125 deposit, $30 connect fee and $2.50 data fee, or $232.50 for renters with a $200 deposit. Bills are mailed by the 1st and due the 20th, with a $15 late fee. Card payments carry a $5 fee, and cash isn’t accepted.
Homes in Heartland MUDs or other districts sign up with that district’s operator instead, so confirm the provider before closing.
The city’s current rate sheet, dated October 2024, sets a $41.29 monthly water base for a three-quarter-inch residential meter, then $5.46 per 1,000 gallons up to 8,500 gallons, rising in tiers above that.
Sewer has a $44.37 minimum, or $27.54 for qualifying seniors, plus $3.97 per 1,000 gallons above 2,000. One trash cart is $19.71 a month. Customers outside city limits pay a higher water base of $45.41.
No 2025 or 2026 rate increase was found, but the council sets rates and the trash hauler has surveyed residents about an increase, so confirm current charges with Utility Billing at 972-331-2063 before you budget.
Blackjack Disposal collects trash for city residents weekly, Monday through Thursday depending on your neighborhood; carts go to the curb by 7 a.m. Contact Blackjack at 972-427-7770 or [email protected].
Each week you can set out one bulky item or up to 2 cubic yards of brush, but not both. Since April 2025, blue-lid recycling carts take paper, cardboard, cans and plastic bottles, alternating with brush every other Friday on Blue and Green week schedules.
Monthly household hazardous waste pickup can be booked through HHW Solutions, and larger loads can be arranged with Blackjack for a fee. Older city pages naming other haulers are out of date.
It depends on the address. Much of the area is in Oncor’s delivery territory, part of Texas’ competitive market, where Oncor maintains the lines and you choose a retail provider, such as through the state’s Power to Choose site.
Other properties are served by Trinity Valley Electric Cooperative, which doesn’t participate in retail choice, so members buy power directly from the co-op.
Check which provider serves a home before move-in. Natural gas, where available, is generally Atmos Energy, but availability wasn’t verified street by street, and many newer and rural homes are all-electric. Internet options vary by street; check the FCC National Broadband Map by address.
There’s no DART bus or rail in Crandall, and Kaufman County isn’t a DART member. STAR Transit’s demand-response service covers all of Kaufman County, including Crandall, with shared curb-to-curb rides weekdays from 6 a.m. to 6 p.m.
Rides must be booked at least one business day ahead, up to two weeks out, at 877-631-5278. Fares depend on distance, about $2 to $12, or $1 to $6 for riders 60 and older, veterans and riders with disabilities, paid with exact cash or STAR tickets.
STAR’s same-day STARNow service runs in Forney, Kaufman and Terrell but wasn’t confirmed for Crandall. For daily commuting, most residents drive US 175.
Texas Health Hospital Kaufman, 850 Ed Hall Dr., Kaufman, 972-932-7200, is about 13 miles from City Hall and says it serves the Crandall community.
Baylor Scott & White Emergency Center–Forney, 757 E. US 80, Suite 150, 972-520-9530, is a 24-hour freestanding emergency room about 14 miles away. Baylor Scott & White Medical Center–Sunnyvale and Dallas Regional Medical Center in Mesquite are other full hospitals within roughly 17 to 20 miles.
Distances are planning estimates, so confirm drive times with a mapping app. Urgent care options inside Crandall weren’t verified for this guide. In an emergency, call 911.
The Crandall-Combine Community Library is a joint city and school library governed by Crandall ISD. Its website lists it at 500 W. Lewis St., at the Crandall/Combine Community Center, 972-427-6120, after a move from the high school.
School-year hours, August through May, are Monday to Thursday 9 a.m. to 6 p.m., Friday 9 a.m. to 3:30 p.m. and Saturday 9 a.m. to 1 p.m., closed Sunday. Summer hours are shorter, and its two web pages list them differently, so check before you go.
The library serves residents throughout Kaufman County. For city parks such as Webb Park, at 674 S. College St., contact City Hall at 972-427-3771.
Yes. Kroger broke ground on September 25, 2026, on a nearly 100,000-square-foot Kroger Marketplace near FM 741, with a pharmacy and a fuel center. Kroger is investing nearly $40 million, expects about 200 jobs and says the store is scheduled to open in late 2027.
Until then, Brookshire Brothers at 102 W. Gleason St. is the city’s only full-service grocery store, and many residents shop in Forney, Seagoville or Mesquite.
The city also approved a development agreement with Home Depot in July 2025, with an opening projected for 2028, and QuikTrip is open on FM 741. A Walmart has been rumored but wasn’t confirmed by city sources.
Active builder communities include Wildcat Ranch (D.R. Horton, Lennar, Beazer), Cartwright Ranch (Lennar, D.R. Horton), Eastland (Lennar), River Ridge (Taylor Morrison, Meritage) and Kingsborough (LGI), plus Heartland in the extraterritorial jurisdiction.
Redfin’s median sale price for the three months ending August 2026 was about $286,000, with a median 81 days on market. Some communities carry PID assessments or MUD taxes, so compare the total tax rate along with the price.
For financing, the 2026 FHA limit for a one-unit home in Kaufman County is $563,500, and the conforming limit is $832,750. State TSAHC programs have their own price and income limits.
Answers were verified as of October 6, 2026, from the City of Crandall and its code, the Kaufman Central Appraisal District, Kaufman County Elections, Crandall ISD, the Texas Education Agency, the Crandall Economic Development Corporation, Blackjack Disposal, STAR Transit, Texas Health Resources, Baylor Scott & White, TxDOT, the Shelby Report, CultureMap Dallas, the Kaufman Herald, Redfin and builder websites. Rates, fees, providers and hours change; verify anything you intend to rely on. Tax figures use 2025 rates as placeholders: the City of Crandall’s $0.75, reported unchanged for 2026; Crandall ISD’s levied $1.1692 after the $140,000 school exemption; Kaufman County’s $0.334478 and road and bridge $0.080635; with Emergency Services District 7’s $0.088 treated as applying outside city limits. MUD rates are from the appraisal district’s 2025 sheet, and the Cartwright Ranch PID installment is the administrator’s projection for a 40-foot lot. Tax figures are illustrations, not quotes. The 2025 population estimate is reported secondhand. The city’s $15,000 over-65 exemption is from the appraisal district’s 2025 table; an older title company chart listed $30,000. Proposition A details differ between versions of the district’s page. Utility fees are from the city’s 2024 application packet and October 2024 rate sheet; the city code lists a different reconnect fee. Gas, internet, urgent care and same-day transit availability weren’t confirmed. The FHA and conforming limits are from lender and FHA tables. Drive distances are estimates. This is general information, not legal, tax, lending, insurance, environmental or engineering advice. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Verified numbers and links for Crandall. Three things to check on every address: whether it’s inside city limits, whether it’s in a MUD or PID and which Crandall ISD campus serves it. Start with the green first-week cards; county offices are in blue, health care in red and anything outside town in purple.
Inside city limits, Utility Billing sets up all three: about $157.50 for owners or $232.50 for renters, including deposit and fees. Bills are due the 20th, and staff no longer take phone payments.
972-331-2063 110 S. Main St. Do this firstHeartland homes get water and sewer from a Kaufman County MUD, not the city. Inframark operates MUD No. 14 and several neighboring districts.
832-467-1599 9558 Helms Trail, Ste. 100, Forney Do this firstHomestead, over-65 and disability exemptions, plus protests. Filing is free; to move a school tax ceiling, file the ceiling transfer form with a new homestead application.
972-932-6081 3950 S. Houston St., Kaufman Do this firstVehicle registration and property tax payments, weekdays 8 a.m. to 4:30 p.m.; card payments carry a 2.29 percent fee.
469-376-4596 100 N. Washington St., Kaufman Do this firstThe closest tax office for many Heartland and north-side residents, same weekday hours.
469-376-4600 200 E. Main St., Forney Do this firstBlackjack Disposal picks up weekly by neighborhood. Set out one bulky item or up to 2 cubic yards of brush a week; recycling alternates with brush every other Friday.
972-427-7770 [email protected] Do this firstFree county alerts by text, call or email for tornado and flash flood warnings, evacuations and outages.
469-376-4163 Office of Emergency Management Do this firstWhere Oncor serves the address, you pick a retail plan on Power to Choose. Trinity Valley Electric Cooperative areas have no retail choice.
powertochoose.org Oncor outages: 888-313-4747 City HallRecords, agendas and general questions. Council meets on Mondays at 6:30 p.m.
972-427-3771 110 S. Main St. PermitsBuilding permits for homes inside city limits; inspections are handled by a third-party firm through the permit desk. Email [email protected].
972-427-3771, ext. 108 112 S. Main St. CourtCitations and payments, weekdays 8 a.m. to 4:30 p.m.; pay online or in person, not by phone.
972-427-6771 104 E. Trunk St. PoliceNon-emergency reports inside city limits. Call 911 for emergencies.
972-427-3767 104 E. Trunk St. FireFire and EMS for the area. Its contract to cover in-city addresses ran through September 30, 2026; check with the city for the current in-city provider.
972-472-3679 106 E. Trunk St. LibraryA joint city and school library. School-year hours: Monday to Thursday 9 to 6, Friday 9 to 3:30, Saturday 9 to 1.
972-427-6120 500 W. Lewis St. ParksThe city’s public park, with a covered pavilion, playground and parking.
674 S. College St. BusinessBusiness recruitment behind the Kroger and Home Depot projects; board agendas are posted with the city.
crandalledc.org 116 S. Main St. PIDsAssessment notices and payoffs from the administrator, MuniCap. A 40-foot Cartwright Ranch lot projects about $1,715 for 2026, due by January 31.
municap.com Prepayment adds a $500 fee CountyThe main county courthouse for courts and county offices, weekdays 8 a.m. to 5 p.m.
469-376-4100 1902 E. US 175, Kaufman ElectionsVoter registration and vote centers. Early voting for November 3, 2026, runs October 19 to 30.
469-376-4595 AddressesNew addresses in unincorporated and ETJ areas go through county development services.
469-376-4130 SchoolsEnrollment and the attendance-zone finder. Zones change as campuses open, so check every address.
972-427-6000 400 W. Lewis St. GasNatural gas where available; many newer homes are all-electric. If you smell gas, leave first, then call.
866-322-8667 Confirm service at the address Before you digCall two business days before digging, including fence posts.
811 InternetInternet options vary by street; check the exact address.
broadbandmap.fcc.gov HospitalThe nearest full-service hospital, which says it serves the Crandall community.
972-932-7200 850 Ed Hall Dr., Kaufman EmergencyA 24-hour freestanding emergency room.
972-520-9530 757 E. US 80, Ste. 150, Forney Help linesPoison Control 1-800-222-1222; 988 for the Suicide & Crisis Lifeline; 211 for Texas health and social services.
1-800-222-1222 TransitShared county-wide rides, weekdays 6 a.m. to 6 p.m., booked at least a business day ahead; no DART in Kaufman County.
877-631-5278 Before you buyCheck the exact parcel before you make an offer, and ask the seller for the flood disclosure.
msc.fema.gov BuyingState down payment and mortgage credit certificate programs; the Kaufman County purchase price limit is about $589,600.
tsahc.org tdhca.texas.govLinks, phone numbers and addresses verified October 2026 against the City of Crandall (utility service, municipal court, permits and agenda pages), the city code, Kaufman County (tax office, emergency management and development services), the Kaufman Central Appraisal District, Kaufman County ESD No. 7, Inframark, MuniCap and Crandall ISD, and subject to change; if something has moved, tell me and I will correct it. Crandall-area addresses can sit inside city limits, in the city’s ETJ or in a Heartland MUD, and each gets different water, tax and permit rules, so confirm every taxing unit on the appraisal record before you buy. The in-city fire and EMS provider after September 30, 2026, wasn’t confirmed. The Cartwright Ranch amount is the administrator’s 2024 projection for a 40-foot lot before any TIRZ credit. Heartland HOA, other MUD operators, code enforcement, animal control and Chamber contacts aren’t listed because they weren’t verified. The Oncor, Trinity Valley Electric, Atmos, Texas 811, FCC, FEMA, STAR, TSAHC, hospital and election phone numbers were carried from earlier verification or standard listings and weren’t all re-checked this round. Listings are provided for general reference and are not endorsements; I receive no compensation from any organization named. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Crandall, a Kaufman County city of 3,860 at the 2020 census and growing fast, sits on US 175 about 24 miles southeast of downtown Dallas. A small 1880 downtown is ringed by builder communities, some inside city limits and some in the ETJ, several with MUDs or PIDs. Two homes with the same Crandall address can carry very different tax bills, water providers and school zones. I sort out the details that matter here, and the awkward parts are named.
Inside city limits you pay the $0.75 city rate. Heartland and Wildcat Ranch sit in the ETJ: no city tax, but a fire district plus a MUD near $0.97 to $1.00 per $100. On a $286,000 homestead that’s about $5,040 versus $5,920 a year. I pull every taxing unit before you compare homes.
Cartwright Ranch is inside the city and in a PID: a 40-foot lot projects about $1,715 a year through 2050, on a $24,270 original assessment. Texas requires the PID notice before a binding contract, and MUD homes get a similar notice. I put the installment in your payment and pull the payoff.
Crandall ISD’s November 3 Proposition A raises the operating tax rate for staff pay, about $3.95 a month for the average homeowner by the district’s estimate; similar measures failed in 2024 and 2025. New campuses come from the 2022 bond, so expect zone changes as they open. I verify the zone for every address.
The city’s contract with Kaufman County ESD No. 7 for in-city fire and EMS ran through September 30, 2026, and the council voted in June against joining the district. That can matter for insurance quotes. I confirm the current provider and have your insurance agent quote early.
At 6,000 gallons, the city’s rate sheet works out to about $74 for water, $60 for sewer and $20 for trash, roughly $154 a month. Impact fees of about $3,727 for water and $5,559 for wastewater per meter are usually paid by builders and built into the price. I get the seller’s recent bills.
About half of active Crandall listings are new construction, Redfin calls the market somewhat competitive, and the May 2026 median of about $294,800 was down 6.4 percent. Days on market vary by source from about 50 to 139. I compare every builder incentive against a resale price cut.
Crandall has real trade-offs: no DART, a US 175 commute, one full-service grocer until Kroger opens in late 2027, MUDs and PIDs in new communities, school rezoning and FM 148 bypass address changes for some residents. If any of that is a dealbreaker, you will hear it from me first.
Confirm city limits or ETJ on the appraisal record. Second, list every taxing unit, including any MUD or fire district. Third, get the PID or MUD notice before you sign. Fourth, confirm the Crandall ISD campus with the zone finder. Fifth, price in the November 3 Proposition A vote. And sixth, check the parcel on the FEMA flood map and ask for the seller’s flood disclosure.
Crandall-specific things to raise with all four. Freddie Mac’s 30-year average was 7.28 percent on October 1, 2026, and with builders competing for buyers, ask how a builder-paid buydown compares with a price cut. A typical Crandall home falls well under the $563,500 FHA limit for Kaufman County and the $832,750 conforming limit, and TSAHC programs allow prices up to about $589,600 here. Make sure any PID installment or MUD tax is in the payment estimate, and that the estimate reflects the November 3 school tax vote. I recommend these lenders based on their expertise and service. I do not receive compensation for referrals.
Either is fine. I answer my own phone, and you will never be routed to a call center or handed to a junior agent. Send me an address and I will tell you whether it’s inside city limits or the ETJ, whether it carries a MUD or PID, which school district serves it, what the full tax bill looks like and what’s planned nearby.
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, engineering or lending advice. Tax figures are illustrations for a $286,000 homestead using 2025 rates as placeholders: the City of Crandall’s $0.75, reported unchanged for 2026; Crandall ISD’s levied $1.1692 after the $140,000 school exemption; Kaufman County’s $0.334478 and road and bridge $0.080635; and, for the ETJ example, Kaufman County ESD No. 7’s $0.088 and MUD No. 14’s $0.97. They are not quotes. Wildcat Ranch’s ETJ status is from 2020 city agendas, and its taxing district wasn’t identified. The Cartwright Ranch figure is the PID administrator’s projection for a 40-foot lot in its first improvement area, before any TIRZ credit; other lot sizes differ. Proposition A details are from Crandall ISD; the 2024 result is from a secondary source. Fire and EMS details are from a Kaufman County ESD No. 7 letter to residents and council reports; the in-city provider after September 30, 2026, wasn’t confirmed. Utility estimates use the city’s October 2024 rate sheet and assume no gallons are included in the water base charge; impact fees are from Ordinance 09022025B. Market figures are Redfin’s and other listing sites’ 2026 data, and days on market vary widely by source. The FHA limit is from a HUD-derived table and should be confirmed with HUD; the conforming limit is FHFA’s 2026 limit; the TSAHC limit is effective June 13, 2026. The mortgage rate is Freddie Mac’s Primary Mortgage Market Survey for 1 October 2026. School campus assignment is determined by address. All real estate services are provided through Legacy Realty Group. Equal Housing Opportunity.
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Serving DFW | Ellis County
16 Northgate Dr. Ste 100
Waxahachie, TX 75165
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