The new southern gateway of DFW. 5,000 acres of master-planned living, minutes from Mansfield.
Discover why relocating families and move-up buyers are choosing Goodland before the rest of DFW figures it out.
New homes from the $360s to the $600s+
5 builders | 10 Model Homes Open Now
More Than a Subdivision. Not Quite a City
Goodland is a 5,000-acre master-planned community developed by Provident, a Dallas-based real estate firm with over 30 years of experience building some of the region’s most recognized communities.
Five hand-selected builders: Highland Homes, Beazer Homes, David Weekley Homes, Grand Homes, and M/I Homes are currently building across the development. With 10 model homes open and more villages, builders, and home choices still to come as the community continues to grow in phases.
What separates Goodland from a standard subdivision is the scale of the vision behind it. The Retreat is the community’s signature amenity center with pools, a stocked pond, fitness center, and clubhouse. It’s scheduled to open in 2026. The biggest investment, Downtown Goodland, will follow soon after, bringing walkable dining, retail, and everyday conveniences directly into the community. There are even plans for a dance hall, event venue, active adult village, and a new elementary school right inside the community.
This new construction community is being built to eventually house upwards of 50,000 residents. The people buying now are still getting in at the very beginning of this story.
Why Goodland, Why Now
The people buying in Goodland today are getting in at the beginning of a story that hasn’t been told yet. That matters more than most buyers realize.
When Provident broke ground here, Goodland had dirt roads, a concept video, and a vision for 50,000 residents. Today it has 10 model homes, two active villages, a functioning amenity center, 15 miles of trails, and a four-lane parkway connection under construction. Downtown Goodland: the walkable town center with dining, retail, and everyday conveniences, is still ahead. The active adult village is still ahead. The community hub, the dance hall, and on-site elementary school is all still ahead.
Communities like this don’t stay at early-phase pricing once the amenities arrive. The buyers who locked-in early pricing in Flower Mound and Southlake before those markets matured didn’t time the market perfectly, they just understood that infrastructure follows rooftops, and that the time to buy is before the rest of DFW figures out what’s being built.
Goodland is at that stage right now. The scale is unlike anything else in South DFW. 5,000 acres. 15,000 planned residences. A city annexation that extended Grand Prairie’s southern border specifically to accommodate this development. Industrial and corporate campuses already under construction just south of the community. This isn’t another subdivision with a nice pool. This is a master-planned city sized community being built from scratch at the southern gateway of one of the fastest-growing metros in North America.
The price point still makes sense. Homes from the $360s into the $600s in a community of this scale and vision, 30 miles from downtown Dallas and Fort Worth, with five hand-selected builders competing for your business. That combination doesn’t last. As each phase delivers more amenities like Downtown Goodland, the parkway connection, and the elementary school, the early-phase pricing advantage starts to disappear.
Where Is Goodland Exaclty?
This one confuses a lot of people, and understandably so. Goodland is a master-planned community, not a city so it doesn’t have its own zip code, its own mayor, or its own city limits. The community spans the US-287/TX-360 corridor at the southern edge of the DFW Metroplex, roughly 30 miles from both Dallas and Fort Worth, but depending on which homesite you’re looking at, your address may reflect Midlothian, Grand Prairie, or Prairie Ridge, and your school zone will follow accordingly.
When you see different builders listing different cities for the same development, don’t worry, they’re all correct. They’re just describing different corners of the same 5,000 acres development. That’s exactly why the city name on a listing only tells part of the story. But, your lot location determines your school district, your tax jurisdiction, and your commute options. Those details matter far more for your appreciation and resale value, than the address line on the marketing brochure.
Getting There: Commute Times and What’s Nearby
Goodland sits at the US-287/TX-360 corridor, a location that sounds remote until you look at the actual drive times. With Goodland Parkway now under construction connecting directly to Highway 287/360, the access picture is improving in real time.
Drive Times
Healthcare
Recreation & Outdoors
Shopping & Conveniences
Goodland Amenities
Midlothian ISD & Venus ISD
Students living in Goodland are zoned to one of two school districts depending on their location in the community.
Midlothian ISD
One of the fastest-growing school districts in Texas, Midlothian ISD serves the majority of Goodland homesites and has built a reputation that keeps pace with the explosive growth happening around it. The district consistently earns strong academic ratings, offers a full career and technical education program spanning fields like engineering, health science, business, and agriculture, and provides multiple advanced pathways including Pre-AP, AP, and dual credit options starting in middle school. Athletics and fine arts programs are competitive at the regional level, and the district’s facilities have been modernized alongside the community’s growth. For families relocating from out of state, Midlothian ISD consistently ranks as one of the primary reasons buyers choose this corridor over comparable options elsewhere in DFW.
Read the Full Midlothian ISD Guide →
Venus ISD
Venus ISD serves a smaller portion of Goodland homesites and operates on a scale that its families tend to value deeply. Smaller class sizes mean more direct relationships between teachers and students, and the district maintains a tight-knit community culture that larger suburban districts simply can’t replicate. Venus ISD has been quietly improving its academic profile alongside the growth of the surrounding communities, and families zoned here often find the experience more personalized than what they left behind in larger metro districts. If your homesite falls in Venus ISD, it’s worth spending time understanding the district before assuming it’s the lesser option — for many families it turns out to be exactly what they were looking for.
Read the Full Venus ISD Guide →
*School zoning in Goodland varies by homesite and is not determined by the community name or builder. Always verify your specific lot’s zoning directly with the builder and confirm with the district before purchasing.
The Builders
Goodland didn’t open its gates to just any builder in DFW. Five were hand-selected, each bringing a different price point, lot size, and building philosophy to the community. Whether you’re looking for an entry-level foothold in one of South DFW’s fastest-growing corridors or a larger home on a premium homesite, there’s a builder here built for your situation.
One thing to know before you tour: Every model home you walk into has a sales rep whose job is to sell you that builder’s home. My job is to represent you and on a new construction purchase, that costs you nothing. The builder pays my fee. There is no reason not to have someone in your corner before you sign anything.
Highland Homes
Founded in 1985 and built exclusively in Texas, Highland Homes has earned a reputation as one of the most respected regional builders in the state. They’re known for architectural detail, superior craftsmanship, and a building process that consistently outperforms national production builders at a comparable price point.
Highland brings three lot size offerings to Goodland, giving buyers the most flexibility of any builder in the community. Forty-foot homesites start in the $360s, 53-foot homesites from the $400s, and 60-foot homesites from the $500s. Known throughout DFW for design quality, energy efficiency, and a building process that buyers consistently describe as transparent and low-stress.
Learn More About Highland Homes → (coming soon)
David Weekley Homes
David Weekley is a privately held national builder with over 45 years in the DFW market and a well-earned reputation for quality construction, thoughtful design, and a buying experience that prioritizes the customer without the premium price tag of a true luxury builder. They occupy the sweet spot between production and semi-custom, where you get genuinely good bones at a price that makes financial sense.
David Weekley operates three distinct series inside Goodland: Garden Series on 40-foot lots, Classic Series on 53-foot lots, and Manor Series on 60-foot lots, covering a price range from the low $400s into the $600s. With over 45 years in the DFW market and a reputation built on design, choice, and service, Weekley consistently ranks among the most respected builders in the region.
Learn More About David Weekley Homes → (coming soon)
Grand Homes
Grand Homes is in a different category altogether than the other builders at Goodland. A DFW-exclusive semi-custom builder, they build over 400 homes per year across 35+ communities and have never expanded outside the Metroplex, which means every bit of their focus, expertise, and supplier relationships stays here. Their homes are designed with a higher-end buyer in mind, offering meaningful architectural variety, elevated finishes, and genuine customization options that production builders simply don’t provide.
Grand Homes builds exclusively in DFW, no other markets, no divided attention. Over 400 semi-custom homes per year across 35+ communities, every single one 100% Energy Star engineered, tested, rated, and certified. Their semi-custom approach gives buyers meaningful input over layout and finishes at a price point where most builders offer little flexibility. If customization matters to you, Grand Homes is worth a serious look.
Learn More About Grand Homes → (coming soon)
Beazer Homes
Beazer is one of the largest publicly traded homebuilders in the United States, operating in 13 states with a history that spans decades and a DFW track record of over 1,100 permitted projects in Texas alone. They’ve built a loyal following in North Texas by delivering accessible price points without sacrificing energy performance, their homes carry EPA Indoor airPLUS certification in addition to Energy Star, meaning healthier indoor air quality and tighter construction than most builders in this price range.
Beazer’s signature Choice Plans™ system sets them apart, buyers can personalize primary living areas without paying extra for layout changes, something most production builders don’t offer at this price point. Every Beazer home in Goodland is Energy Star certified, which translates to measurably lower utility bills compared to older resale homes in the same market.
Learn More About Beazer Homes → (coming soon)
M/I Homes
Founded in 1976 and operating in 17 markets across the country, M/I Homes has built over 170,000 homes and earned a reputation as one of the most customer-focused builders in the business. In DFW specifically, they’ve been named Builder of the Year by the Dallas Builders Association five consecutive years, a distinction that reflects consistent performance, not a one-time achievement. Their Whole Home Building Standards and transferable structural warranty program are among the most comprehensive in the industry, giving buyers confidence that extends well beyond closing day.
M/I Homes is selling their final available homes in the current Goodland phase. If M/I is on your list, the window is closing, inventory in this phase is limited and when it’s gone, it’s gone.
Learn More About M/I Homes → (coming soon)
FAQ: The Most Asked Questions About Goodland
Can I use my own real estate agent at Goodland?
Yes and you should. Every model home has a builder sales rep whose job is to sell you one of that builder’s homes. Bringing your own agent costs you nothing (the builder pays the commission) and gives you representation before you sign anything. Once you walk through a model home door unregistered, you’ve given up leverage you cannot get back. Talk to me before you tour.
What is the HOA fee at Goodland?
HOA fees at Goodland are approximately $1,000 per year. Individual villages may have additional assessments depending on their specific amenities. Always confirm the exact fee structure for your specific homesite and village with the builder before signing.
Which builder has the best resale value at Goodland?
It’s the wrong question and the right one at the same time. Resale value in a master-planned community of this scale is driven more by lot location, village, and proximity to amenities than by builder brand. A well-located Highland or David Weekley home near Downtown Goodland will outperform a poorly located home from any builder. Focus on the lot and the village first. I can walk you through which locations have the strongest long-term position.
When does Downtown Goodland open?
Downtown Goodland, the community’s planned walkable town center with dining, a general store, coffee, and everyday conveniences does not yet have a confirmed opening date. The Retreat amenity center is scheduled for 2026 with Downtown Goodland following in a subsequent phase. This timeline is one of the strongest arguments for buying now: you’re locking in pre-amenity pricing before the most significant value driver in the community delivers.
What’s the difference between Midlothian ISD and Venus ISD at Goodland?
Your school district is determined by your specific homesite location within the community, not by the village name or builder. Midlothian ISD serves the majority of current Goodland homesites and is one of the fastest-growing and most respected districts in Texas. Venus ISD serves a smaller portion of the community with smaller class sizes and a more tight-knit community culture. Always verify your specific lot’s school zoning directly with the builder and confirm with the district before purchasing. Do not rely on the address line alone.
Is Goodland in Grand Prairie, Midlothian, or Venus?
All three and also Prairie Ridge. Goodland is a master-planned community that spans multiple city limits, which is why different builders list different cities for homes in the same development. Grand Prairie annexed 1,500 acres to accommodate the development; other portions fall within Midlothian, Venus, and Prairie Ridge city limits. Your specific address, tax jurisdiction, and school zoning are determined by your homesite location. This is exactly why the city name on a listing only tells part of the story.
Are there quick move-in homes available at Goodland?
Yes but, the inventory changes frequently. Some builders maintain quick move-in inventory for buyers who need to close within 30–90 days rather than building from spec, while others wait for you to choose a homesite. Availability varies by builder and phase. Let’s connect and I’ll pull current quick move-in inventory across all five builders before you tour.
What is Goodland Parkway and when does it open?
Goodland Parkway is a new four-lane road connecting the community directly to US-287/TX-360. It is currently under construction with the first section planned to open in December 2025. Once complete, it will significantly improve access to and from the community and is one of the key infrastructure investments that will drive the next phase of appreciation for early buyers.
Goodland Market Activity — Live Data
Median sales price, price per square foot, and closed sales updated monthly from NTREIS. All residential sales within the community boundary
SALES PRICE
The median sales price represents what price Waxahachie homes actually sold for in any given month, not what sellers hoped to get. This is the single most important number for understanding real estate market conditions in Waxahachie, a quickly growing town.
Why median matters more than average: Waxahachie’s evolving housing market ranges from small “as-is” starter homes under $170,000 to 600+ acre ranches approaching well over $2,000,000. The median finds the exact middle point, half the homes sold for more, half sold for less. This eliminates distortion from short sales and buyers who overpay.
For Sellers: rising median prices can signal strong buyer demand among Waxahachie’s very modest population (48,700 as of 2025, up from 41,140 in 2020).
For Buyers: tracking price trends reveals whether you’re getting appreciation potential or negotiating leverage. The gap between list prices and sales prices tells you everything about market power. When homes sell at or above list, sellers control negotiations. When sales prices fall below listings, buyers have leverage.
MEDIAN DAYS ON MARKET
Median Days On Market Shows: how many days a home in Waxahachie sits on the market before going under contract. The median approach takes the highest and lowest numbers and finds the exact middle, eliminating distortion from extreme outliers like quick cash sales or overpriced listings that sit for months.
Why It’s Important: This number reveals everything about supply and demand dynamics in Waxahachie. Low days on market (under 30 days) means strong buyer demand. Homes are moving fast and multiple offers are common. High days on market (over 60 days) signals buyer selectivity, more inventory relative to demand, and significant negotiating power.
For Sellers: Understanding current days on market helps set realistic expectations about timing and pricing strategy. If homes are selling in 20 days, the market rewards well-priced properties. If homes are sitting for 90 days, you need aggressive pricing and marketing to compete effectively.
For Buyers: This metric tells you whether you need to make quick decisions or have time for thorough due diligence. Seasonal patterns matter with Spring and Summer typically showing lower days on market as family buyers coordinate with school schedules.
CLOSED SALES
Closed Sales Represent: the total number of residential homes that successfully sold in Waxahachie each month. Unlike active listings or pending contracts, these are actual completed sales where financing cleared, inspections passed, appraisals came in at value, and both parties made it through closing.
Why It’s Important: This is the heartbeat of the local market. High volume signals buyer confidence and healthy fundamentals, while declining volume reveals market friction. Rising prices with increasing volume signals a genuine seller’s market, while rising prices with declining volume suggests weakening momentum.
For Sellers: High closed sales volume indicates strong buyer activity and favorable selling conditions. You’re competing in a market with proven absorption rates, meaning well-priced homes are selling consistently.
For Buyers: High volume means more competition and faster-moving inventory. Declining volume creates opportunities for patient negotiation and gives you time to be selective without losing properties to faster-moving competition.
Before You Walk Into a Model Home, Talk to Me First
Every model home you walk into has a sales rep whose job is to sell you that builder’s home. They’re professional, they’re knowledgeable, and they are 100% working for the builder. That’s not a criticism, it’s just the reality of how new construction sales work. Once you walk through that door unrepresented, you’ve given up leverage you can’t get back.
I represent you. I know every builder in this community, I know what’s negotiable and what isn’t, I know which lots and floor plans are worth paying attention to right now, and I know the questions you don’t know to ask yet. My representation on a new construction purchase costs you nothing, the builder pays my fee. There is no reason not to have someone in your corner before you sign anything.
Let’s talk before you tour.
Bobby Franklin
Realtor®
Serving DFW | Ellis County
16 Northgate Dr. Ste 100
Waxahachie, TX 75165
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