Grandview is a small but fast-growing city in Johnson County known for it’s award-winning schools, family-friendly small-town feel, and peaceful countryside setting. Drawing in commuters, young families, and long-term homeowners who want country living with big appreciation potential.
Grandview is a Johnson County town of about 1,900 on I-35W southeast of Cleburne, where Redfin’s median sale price was about $290,000 in mid-2026. You’ll find older homes near Criner Street, three builders in Vista Point and acreage on every side of town. Here are 8 areas with dated price context.
About $235K to $280K
Single-story new homes from Lennar with three or four bedrooms and about 1,318 to 1,984 square feet; a park, playground and dog park are planned.
Lennar advertised homes from about $234,999, with move-in-ready homes from $255,999 to $278,911, in fall 2026. HOA dues are about $42 a month. Grandview ISD; confirm city limits by parcel.
About $290K to $353K
Seven D.R. Horton plans with three to five bedrooms and about 1,468 to 2,294 square feet.
Listings ran from about $289,990 to $352,990 in 2026, with HOA dues of $500 or more a year per a listing portal. Grandview ISD; confirm city limits by parcel.
About $310K to $385K
Larger new homes from John Houston Homes, with other builders listed by portals.
Homes started near $309,990, with move-in-ready homes listed at $359,879 and $384,792 in 2026; Harvey St. and Criner St. homes sold in August and September 2026 after listing near $320,000.
Listed near $215K
Older homes and a few small multi-unit buildings around Criner Street, near the library, City Park and the grocery store.
A two-bedroom, 832-square-foot home on S. 3rd St. sold in September 2026 after listing at $214,900. Inside city limits; Grandview ISD. No HOA is typical.
Custom homes & acreage
A gated acreage community with custom homes, where listings note shops and animals are allowed.
A custom home was listed at $619,000 and a 3.5-acre homesite was offered in 2026. Unincorporated with a Grandview address; the school district and exact location weren’t confirmed.
Up to $2.9M
Ranch and estate properties on FM 916 in unincorporated Johnson County.
A ranch property was listed at $2,899,000 in 2026, and one land listing noted that no co-op water is available, so confirm water, whether a well or a utility, for every tract.
About $133K to $1.7M
Rural homesteads and land between Grandview and Alvarado and Cleburne.
A CR 103 property sold in September 2026 after listing at $1.68 million, and a CR 101A land parcel sold for $132,750 in August. Unincorporated; confirm the school district and utilities.
About $185K to $280K
Site-built and manufactured homes and land on county roads, some with Cleburne mailing addresses.
A CR 204 land tract sold for $185,000 and a CR 308 home for $280,000 in September 2026, and a new manufactured home on CR 423 was listed at $245,000. Unincorporated.
Swipe or drag sideways to see them all.
Redfin’s Grandview median for the three months ending August 2026 was about $289,800, down 10.8 percent, while price per square foot held near $151.
With about 13 sales a month, new homes and land parcels swing the median; homes took a median 67 days to sell.
The city’s 2026 rate is $0.629530 per $100, with no general homestead exemption, a $5,000 exemption for owners 65 and older or disabled, and a tax ceiling.
Grandview ISD’s rate rose to $1.23289 after voters approved a bond in 2025, bringing the in-city total to about $2.39 per $100.
Most acreage around Grandview is unincorporated, some with Cleburne addresses, and at least one FM 916 tract lists no co-op water.
Confirm city limits, the school district, the water source and the electric provider for every address.
Three builders are active in Vista Point, and the city reviewed its draft comprehensive plan at a town hall on October 27, 2026.
Grandview ISD’s bond projects run through early 2028.
Grandview, a Johnson County city at the junction of US 81 and I-35W about 12 miles southeast of Cleburne, was named in 1854 for a settler’s exclamation about the view, moved to the railroad in the 1880s, incorporated in 1891 and counted about 1,879 residents in the 2020 census. Area names follow subdivision, builder and street names, and boundaries are approximate. Price figures are dated snapshots: Redfin’s three-month median ending August 2026, individual 2026 listings and sales, and 2026 builder prices; they are context, not values. Redfin’s Grandview figures rest on very few sales and include acreage with Grandview addresses. Builder lists for Vista Point differ between sources, and John Houston Homes wasn’t confirmed by every source. Builder prices change weekly, and Lennar’s planned amenities weren’t built as of fall 2026. City-limits status for Vista Point was inferred from addresses and builder tax estimates and should be confirmed by parcel. Stowe Vista’s location and school district weren’t confirmed. No public improvement district or utility district was identified for Grandview, but that doesn’t mean none applies. School districts are listed at the district level only and must be confirmed by address. Tax rates are 2026 figures from the Johnson County Tax Office: City of Grandview $0.629530 and Grandview ISD $1.23289; the combined figure adds Johnson County ($0.367 plus its $0.05 road levy), Hill College ($0.05) and Johnson County ESD No. 1 ($0.057815). The bond link to the school rate increase is based on timing; the district’s rate breakdown wasn’t confirmed. The 2020 population is from a Census-based listing and should be confirmed with the Census Bureau; a 2025 estimate wasn’t confirmed. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Grandview keeps it close: coffee, pizza, Tex-Mex and a hometown cafe on and around Criner Street, a full-line grocery store, a city park with a splash pad and a public library. Here’s a 2026-checked list of 13.
905 E. Criner St.
A locally owned espresso bar with breakfast sandwiches, burritos, salads and wraps, plus a drive-thru; weekdays 6 a.m. to 2 p.m. and Saturdays 7 to 3.
Brookshire Brothers, the library and City Park are a short drive down Criner Street.
108 S. 3rd St.
Pizzas, calzones and pasta, plus dessert pizzas; open daily from 11 a.m.
310 E. Criner St.
A Tex-Mex restaurant on Criner Street; call for hours.
Downtown Grandview
A small-town cafe serving plate lunches; confirm the address before you go.
1000 E. Criner St.
A freestanding sandwich shop near the interstate, open late.
313 E. Criner St.
Grandview’s full-line grocery store, with deli and meat counters and a pharmacy, open 7 a.m. to 8 p.m. per the store’s site (817-866-3372)
701 E. Criner St.
Household goods, snacks and basic groceries, open daily.
302 E. Criner St.
A popcorn and candy shop on Criner Street.
201 McDuff Ave.
A locally owned feed and farm supply store; call to confirm hours.
7533 County Road 308
A winery on the rural west side of town; check hours before visiting.
2849 S. SH 171, Cleburne
A nearby winery on SH 171, outside Grandview.
501 S. 5th St.
A pavilion, playground, tennis court, walking trail and a splash pad open from the last weekend of May through August; park hours 9 a.m. to 9 p.m.
112 S. 3rd St.
Books, DVDs, local genealogy, public computers and Wi-Fi, open Monday through Thursday afternoons.
Nearly all of Grandview’s daily-needs shopping sits on Criner Street, including a full-line grocery store, with more dining downtown on 3rd Street.
Bigger box stores are in Cleburne, Burleson and Hillsboro.
Compiled October 2026. Listings are from business websites, store locators, the City of Grandview, the Greater Grandview Chamber of Commerce and 2026 business and review listings, and were not confirmed with owners; call ahead to confirm hours and that a business is still open. Entwined Grounds’ address appears as both 901 and 905 E. Criner St.; R&K Cafe II is listed at both 200 N. 3rd St. and 101 S. First St.; Grandview Feed Co.’s 2026 activity wasn’t confirmed; and Dollar General’s store page shows a “new store coming soon” notice. Library hours differ between sources. Burger King, Krispy Krunchy Chicken, Grandview Donut and Olde Towne Country Store appeared on 2026 lists but aren’t shown until their addresses are confirmed. Several restaurants that appear in “near Grandview” searches are in Cleburne, Alvarado or Itasca and aren’t listed. No food truck, barbecue restaurant or confirmed pharmacy was found in town. Distances to big-box stores 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 Prairie Store and a “Grand View” to a Katy Railroad Town on I-35W
In the 1850s a store, a church, a cemetery and a famous exclamation, “What a grand view!”, gave a new prairie settlement its name.
The Texas Historical Commission’s 1970 marker dates settlement to 1850, with supplies hauled by ox wagon from Houston. J. F. Scurlock opened a general store about one mile north of today’s downtown, and a church organized in 1853. In 1854 John Whitmire, son-in-law of settler F. L. Kirtley, reportedly looked across the land and exclaimed, “What a grand view!” The post office opened in 1856.
That year Kirtley donated 2.5 acres for a Baptist church and cemetery, and Scurlock bought about 1,400 surrounding acres to lay out a town. By 1860 Grand View had three general stores, a blacksmith shop, a church and a two-story hall that housed the first school and Lodge No. 266, chartered in 1861 as the county’s first Masonic lodge. John W. Westbrook built the county’s first mill.
When the Katy railroad passed nearby, the town picked up and moved to the tracks, then incorporated in 1891.
The Handbook of Texas says the tracks of the Missouri, Kansas and Texas Railroad passed within two miles of town in 1882, and over the next year residents and businesses moved south to be near the line; a state marker dates the railroad to 1881. By 1883 the main part of town stood at today’s site, and the old townsite gradually became Grandview Cemetery, which still serves the community.
Growth followed the rails. The population passed 500 by 1890, and in 1891 the First National Bank of Grandview opened and residents voted to incorporate. Grand View Collegiate Institute opened in 1897 and operated until 1907, giving the town a regional place in education, while cotton farms on the surrounding prairie fed the gins and businesses that lined the new main street.
A busy cotton-era town survived a devastating 1920 fire and in 1925 took the single-word name “Grandview.”
By the early 1900s Grand View had about 700 residents, a weekly newspaper, the Collegiate Institute and more than thirty businesses. Brick commercial buildings went up along Criner Street, and one of them, the Farmers and Merchants National Bank building at 300 E. Criner St., now carries a Johnson County Historical Commission landmark plaque. Cotton gins and merchants served farms across this part of the county.
In 1920 a huge fire swept the town. The state marker says it razed 135 homes plus schools, churches and businesses; the Handbook says it destroyed close to thirty businesses and 100 homes. Grandview rebuilt, the Masonic lodge put up a new building, and the population topped 1,000 by the mid-1920s. In 1925 the name officially became the one-word “Grandview.”
Interstate 35W and US 81 put Grandview at a major crossroads, while new historical markers recorded the town’s pioneer roots.
Grandview grew up at the junction of US 81 and Interstate 35W, giving residents a direct route north to Fort Worth and south toward Hillsboro and Waco. In 1970 the State Historical Survey Committee placed the “Town of Grandview” marker at the community center on Criner Street, summarizing the town’s story from its 1850 settlement through the 1925 name change.
In 1988 Grandview had 1,201 residents and forty-two businesses, and the 1990 census counted 1,245. In 1992 a state marker honored the Wilkinson Family Cemetery about four miles north, recalling settlers who arrived by ox wagon in 1867. In 1999 the state marked Grandview Cemetery and the original townsite on FM 4, including the local legend of “Annie,” a young traveler buried there in 1867.
Grandview grew past 1,500 residents, and its Zebras won two straight state football titles.
Grandview counted 1,358 residents in 2000 and 1,561 in 2010, a gain of about 15 percent. In 2011 the Texas Historical Commission dedicated a marker to the Grandview Masonic Lodge, chartered June 14, 1861, and described as Johnson County’s oldest lodge in continuous operation. Interstate 35W kept residents within an easy drive of jobs in Fort Worth, Cleburne and Hillsboro.
Grandview ISD, a UIL Class 3A district whose mascot is the Zebra, won back-to-back 3A Division I state football championships in 2018 and 2019; the 2019 title came with a 42–35 win over Pottsboro. That same year the Greater Grandview Chamber of Commerce held its first Zebra Dash fun run, which has since become an annual summer tradition on the town’s calendar.
New subdivisions, a voter-approved school bond and a citywide comprehensive plan mark Grandview’s latest chapter.
The 2020 census counted 1,879 residents. New neighborhoods followed, led by Vista Point off Criner Street, where Lennar and D.R. Horton build new homes. In March 2025 the city received up to $300,000 from the Texas General Land Office’s Resilient Communities Program to write a new comprehensive plan, including a master thoroughfare plan to guide future growth, at no cost to the city.
On November 4, 2025, voters approved a $20 million Grandview ISD bond, 481 to 363, for renovations, expansions, capital improvements and softball facilities, with construction underway in 2026. The City Council adopted a Park Master Plan on May 4, 2026, and residents reviewed the 75 percent draft of the comprehensive plan at a town hall on October 27, 2026.
Compiled from the Texas State Historical Association Handbook of Texas (Grandview entry), Texas Historical Commission marker text for the Town of Grandview (No. 5529, 206 E. Criner St.), Grandview Cemetery and the original townsite (No. 11960, FM 4), the Wilkinson Family Cemetery and the Grandview Masonic Lodge via the Historical Marker Database, the Johnson County Historical Commission, the City of Grandview, the Texas General Land Office, Grandview ISD, the UIL and the U.S. Census Bureau. Sources differ on several points: the railroad year (1882 per the Handbook, 1881 per the state marker) and the scale of the 1920 fire (135 homes per the marker; about thirty businesses and 100 homes per the Handbook). The “What a grand view!” story and the “Annie” legend are local tradition as recorded on markers. The exact date of the 1925 name change and the year Interstate 35W opened through Grandview weren’t confirmed. Details about the land and its peoples before settlement weren’t confirmed and aren’t shown. Bond results are the canvassed totals reported by the district. Historical population figures are total counts. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
A Zebra Dash, Fireworks in the Park and a Lighted Christmas Parade
The Greater Grandview Chamber’s 10K, 5K and kids’ fun run, named for the Grandview Zebras. Held June 3, 2023, again in 2024, on June 28, 2025, and June 27, 2026 (the seventh annual run), 8 to 11 a.m. 2027 date not yet announced.
Run by the Greater Grandview Chamber of Commerce; the first Zebra Dash was held in 2019.
2026 registration was $30 for the 10K, $25 for the 5K and $15 for the fun run.
A free evening of music, food and fireworks. Held July 4, 2024, with a concert at the Firefly Stage; June 28, 2025, paired with the Zebra Dash; and July 4, 2026, 5 to 9 p.m. at City Park.
Run by the City of Grandview with the Greater Grandview Chamber of Commerce.
The date and venue have moved between years, so check the city’s calendar each summer.
Four nights of pro rodeo at the Johnson County Sheriff’s Posse grounds in Cleburne. Held June 5–8, 2024, June 11–14, 2025, and June 10–13, 2026.
Hillsboro’s long-running arts and crafts festival around the Hill County courthouse square, about 15 miles south. The 61st festival was held June 13, 2026.
Alvarado’s free downtown fall festival, about 10 miles north on I-35W, with vendors, food and activities for all ages. Held October 17, 2026.
The Chamber’s lighted Christmas parade through town, with Santa and holiday activities. Held December 13, 2025. 2026: Saturday, December 12, 6 to 8 p.m. Free to attend; parade entries are $10.
Run by the Greater Grandview Chamber of Commerce.
The 2026 gathering spot (Firefly Stage or City Park) hadn’t been announced at last check.
Cleburne’s Whistle Stop Christmas lights Hulen Park on November 23, 2026, with its parade December 4; Hillsboro’s Christmas Under the Stars is December 5; and Alvarado’s Old Town Christmas is December 12, the same night as Grandview’s parade.
The city’s Independence Day event has moved between July 4 and a late-June Saturday paired with the Zebra Dash, so dates shift year to year.
A National Night Out evening (October 7, 2025) and an Easter egg hunt (March 23, 2024) were each found in only one year, so they aren’t listed yet.
No recurring city fall festival, spring festival or homecoming parade was found in two or more years.
Timing shown is the usual pattern for each event; exact dates, times, prices and locations change from year to year and should be confirmed with organizers. Event details are from the City of Grandview, the Greater Grandview Chamber of Commerce, the Cleburne Chamber of Commerce, the City of Alvarado, the Hillsboro Chamber of Commerce, the Johnson County Sheriff’s Posse and local news reporting; each Grandview event listed was found in at least two years. The 2024 Zebra Dash date wasn’t confirmed. Listings for other towns named Grandview were excluded. Nearby events are outside Grandview and are listed for convenience. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
What to know about Grandview schools:
The ratings: TEA released 2026 ratings in August; check TXschools.gov for each district’s current status.
Taxes: Grandview ISD’s 2026 rate is $1.2329 per $100, up from $0.9966; on a $290,000 homestead, the school share is about $1,849 a year.
Want the full breakdown? Read our complete Grandview schools guide →
Most Grandview addresses are in Grandview ISD, a 3A district rated B in 2025 with about 1,400 students on three campuses. Rural homes at the edges can sit in Alvarado, Cleburne, Venus or Rio Vista ISD. Confirm the district by address.
City and surrounding area
Grandview ISD received a B with an overall score of 84 in TEA’s 2025 ratings. It enrolled 1,417 students in 2025–26 on three campuses. TEA released 2026 ratings on August 14, 2026; check TXschools.gov for the district’s 2026 result.
The district office is at 701 S. Fifth St., 817-866-4500. The district is accredited by TEA.
Pre-K through 8th grade
Grandview Elementary (pre-K–5, 301 Zebra Pkwy.) and Grandview Junior High (grades 6–8, 705 S. Fifth St.) serve the younger grades.
A $10.0 million renovation of the gym and intermediate building on the junior high site is scheduled from August 2026 to February 2028. Confirm each campus’s grades with the district.
1009 S. Carroll St.
Grandview High School (grades 9–12, 1009 S. Carroll St.) is home of the Zebras, who won back-to-back UIL 3A Division I state football titles in 2018 and 2019.
A separate $2.0 million bond project at the high school is registered with the state.
District-wide
On November 4, 2025, voters approved a $20 million bond, 481 to 363, for renovations, expansions, capital improvements and softball facilities. It was the only school bond to pass in Johnson County that day.
District plans show a softball locker and weight room, a CTE addition and an intermediate campus and administration building. New HVAC units at the junior high were the first completed item, in March 2026.
2026
Grandview ISD’s 2026 rate is $1.2329 per $100, up from $0.9966 in 2025. On a $290,000 homestead, the school share is about $1,849 a year after the $140,000 exemption, about $354 more than at the 2025 rate.
Owners 65 and older or disabled add the state’s $60,000 exemption, about $740 less in the first year, and then a tax ceiling applies.
The district hadn’t published a reason for the increase; it sold bonds in February 2026.
Grandview ISD
Grandview competes in UIL 3A Division I, in football District 6-3A for 2026–28. The 2025 bond adds a career and technical education addition.
Ask the district about dual credit, CTE pathways and transfer policies; those details weren’t confirmed for this guide.
Edge addresses
Most Grandview homes are in Grandview ISD, but rural addresses toward the county line can fall in a neighboring district. Grandview ISD also reaches into a small part of northern Hill County.
Rio Vista ISD’s 2026 rate is $1.1703. Boundaries for the 76050 ZIP code weren’t confirmed; check the appraisal record.
Most homes with a Grandview mailing address are in Grandview ISD, but rural edge addresses can belong to a neighboring district.
Check the school district on the appraisal record and confirm the campus with the district.
On a $290,000 homestead, the school share runs about $1,849 in Grandview ISD at 2026 rates.
Inside city limits, the city tax adds about $1,826, because the city offers no general homestead exemption.
Grandview ISD received a B (84) in TEA’s 2025 ratings.
TEA released 2026 ratings in August; check TXschools.gov for each district’s current status.
Work from the 2025 bond is underway, with the junior high site renovation scheduled to finish in February 2028.
Ask the district how construction affects campus schedules and drop-off routes.
Accountability ratings are shown at the district level only; campus ratings and campus awards are intentionally not shown, and campuses are listed by name and location only. Ratings change every year; use TXschools.gov for current ratings. Grandview ISD’s B (84) is TEA’s 2025 rating; TEA released 2026 ratings on August 14, 2026, but Grandview ISD’s 2026 result wasn’t confirmed for this guide. Enrollment is from TXschools.gov (2025–26). Campus grade spans are from directory sources and should be confirmed. Bond results are from the Cleburne Times-Review; project descriptions are from the district’s bond page, and the renovation details are from a third-party mirror of the state’s TDLR project registration. The split between maintenance and debt-service rates and the reason for the 2026 increase weren’t confirmed. Neighboring districts’ boundaries within the 76050 ZIP code and the Hill County portion of Grandview ISD weren’t verified. Tax rates are 2026 figures from the Johnson County Tax Office and the Johnson County Appraisal District; school tax examples apply the $140,000 state homestead exemption and are illustrations, not quotes. School district and 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
Median sales price for Grandview by month, from NTREIS. Redfin put the median near $290,000 for the three months ending August 2026, down about 11 percent from a year earlier.
Grandview is a small market, so a few sales can swing one month. New homes in Vista Point have closed from about $232,000 to $263,000, and they pull the median down when they close in bunches.
About half of Grandview listings had price drops in mid-2026, and homes sold for about 96.6 percent of list. Price right from day one against recent sales nearby.
Run the full payment. A $290,000 homestead in city limits pays about $4,965 a year at 2026 rates, about $3,304 outside city limits, after a 23.7 percent Grandview ISD rate increase this year.
A median of 67 days, up from 40 a year earlier, means buyers have more time and more choices than they did in 2025.
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.
Longer market times give you room to ask for closing costs, repairs or a rate buydown. With the 30-year rate at 7.24 percent on October 29, 2026, a seller-paid buydown can beat a small price cut.
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.
Closed sales show how many homes actually changed hands. With few sales each month, appraisers may reach into nearby towns, so the right comparables matter.
Low monthly volume means each recent sale carries weight. I separate new-build and resale sales and adjust for lot size, age and city limits before we set a price.
Many Grandview-area homes sit outside city limits, with their own water, septic and tax setup. Confirm city limits, utilities and the school district before comparing prices.
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. Redfin figures are for the three months ending August 2026; Vista Point closing prices are from public listing records for November 2025 through August 2026. The mortgage rate is Freddie Mac’s Primary Mortgage Market Survey for October 29, 2026. Tax figures are illustrations at 2026 adopted rates, not quotes. The charts cover the NTREIS Grandview area, which may include homes outside city limits. 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 Johnson County index, the federal repeat-sales measure for the county that holds Grandview. A home bought in 2015 is worth more than twice its price on the index, with the biggest jump from 2021 to 2022 and almost no change from 2024 to 2025, while recent Grandview sales lean on new Vista Point homes and a small number of monthly sales.
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 Johnson County index rose about 114 percent, with a 22 percent jump from 2021 to 2022 alone.
It rose just 0.1 percent from 2024 to 2025, and about half of Grandview listings had price cuts in August 2026.
Redfin’s Grandview median for the three months ending August 2026 was about $289,800; other monthly readings ran from about $266,000 to $299,000.
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 or none, while new Vista Point homes list from about $238,000.
Indexes are county-wide, so value any specific property from true comparables.
A $290,000 homestead in city limits and Grandview ISD pays about $4,965 a year at 2026 rates, or about $5,130 if ESD No. 1 applies.
Outside city limits it’s about $3,304. No special district was found for Vista Point.
Growth rates are the FHFA All-Transactions House Price Index, annual values 2009 through 2025: Johnson County, Texas (FRED series ATNHPIUS48251A, 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 Johnson County series recorded 146.11 in 2015, 292.69 in 2022, 312.80 in 2024 and 313.11 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 a reliable year-by-year Grandview median wasn’t found. The prefilled dollar figures are derived and illustrative, not published: they apply the Johnson County index to a $290,000 anchor near Redfin’s three-month Grandview median ending August 2026 ($289,798). Grandview’s monthly sales are small, often under 15 homes, so single-month medians swing widely, and Redfin, RealtyTrac and Movoto readings for the same period conflict. Vista Point prices are from builder and listing sites, change often and should be confirmed with the builder. 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; 7.32 percent on October 22, 2026), 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. The tax example uses 2026 rates from the Johnson County Tax Office on a $290,000 homestead: Grandview ISD 1.232890 after the $140,000 exemption, City of Grandview 0.629530 with no general homestead exemption, Johnson County 0.367000 after its 5 percent exemption, the farm-to-market and lateral road levy 0.050000 after its $3,000 plus 5 percent exemption and Hill College 0.050000 after its $5,000 minimum exemption. Whether Johnson County ESD No. 1 (0.057815) applies inside city limits wasn’t confirmed, so both totals are shown. The city offers $5,000 to owners 65 and older or disabled, with a tax ceiling. Outside city limits, the example drops the city levy and includes ESD No. 1. No public improvement or municipal utility district was found for Vista Point on the 2026 rate sheet; confirm with the builder’s disclosures. 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.
Grandview is a Johnson County city of 1,879 residents at the 2020 Census, with a Census Bureau survey estimate of about 2,176 for 2020–2024, where Redfin’s median sale price was about $290,000 in mid-2026. It sits on I-35W between Alvarado and Hillsboro. The trade-offs are real: no hospital in town, a city water supply its own planners say needs new sources, and a school tax rate that rose in 2026.
Estimated Off-Peak Drive Time from Downtown Grandview
Around Town and Beyond
Estimated minutes off-peak from Criner Street downtown. These are planning estimates, so check a live map before relying on any of them.
Downtown Fort Worth is roughly 40 minutes north off-peak, with Alvarado about 12 minutes up the interstate and Hillsboro about 22 minutes south.
Cleburne, the county seat, is about 20 minutes west on FM 4.
The city runs its own water, sewer and trash service, with Wednesday cart pickup for $17.66 a month and bulk pickup the first Wednesday.
A volunteer fire department serves the city, with an ISO rating of 3/4 per Johnson County ESD No. 1.
Downtown has a Brookshire Brothers grocery with a pharmacy and a primary care clinic.
City Park hosts the Zebra Dash each June, and the lighted Christmas parade is set for December 12, 2026.
Vista Point is adding new homes from D.R. Horton, Lennar and John Houston Homes, and residents reviewed the 75 percent draft of a state-funded comprehensive plan on October 27, 2026.
The city adopted a Park Master Plan in May 2026.
There’s no hospital or ER in town; the nearest are in Cleburne and Hillsboro, about 18 to 22 minutes away.
The city offers no general homestead exemption, and the base water and sewer charge rose from $45.06 in 2019 to $74.52 a month.
A 2025 city planning memo says developments already underway will push demand past current water supply, and recommends new wells and a surface-water source.
Grandview ISD’s rate rose about 24 percent in 2026, and City Hall is closed Fridays.
Drive times are planning estimates from downtown Grandview along I-35W, FM 4 and connecting routes; they weren’t confirmed with a mapping tool, so check a live map before you rely on them. Hospital and around-town times are estimates. The population figures are the 2020 Census count and the Census Bureau’s 2020–2024 American Community Survey estimate; no newer city estimate was found. The median is Redfin’s three-month figure ending August 2026, and other sources report different medians. Utility, trash and permit details are from the City of Grandview, with rates effective January 15, 2026. The water supply language is from a June 2025 city council briefing memo; plans and timelines can change. The ISO rating is from Johnson County ESD No. 1’s provider list and wasn’t confirmed with the rating agency. Grocery and clinic listings are from directories, and listed addresses conflict, so confirm them with each business. Tax rates are 2026 figures from the Johnson County Tax Office. 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 the city line, a 2026 school tax increase and Vista Point to utility paperwork, Wednesday trash, CareFlite, water supply and the Zebra Dash.
Grandview sits on I-35W and US 81 in southeastern Johnson County, south of Fort Worth. Downtown Fort Worth is roughly 38 miles north on I-35W, or about 40 minutes off-peak. Downtown Dallas is roughly 55 miles away by way of I-35W and US 67, or about an hour.
Closer in, Alvarado is about 12 minutes north, Cleburne is about 20 minutes west on FM 4, Hillsboro is about 22 minutes south and Waco is about 50 minutes south. DFW Airport is about an hour.
These are planning estimates, and I-35W traffic and construction change them quickly, so test the drive at the hours you’d actually commute before you buy.
According to Texas Historical Commission markers, the area was settled around 1850, and in 1854 John Whitmire, son-in-law of early settler F. L. Kirtley, looked across the prairie and exclaimed, “What a grand view!” The name stuck, and a post office followed in 1856.
When the Missouri, Kansas and Texas Railroad passed about two miles away in the early 1880s, the town moved to the tracks, and the original townsite became Grandview Cemetery on FM 4. Grandview incorporated in 1891.
For decades the name was written as two words, “Grand View.” It officially became the single word Grandview in 1925, after the town rebuilt from a major 1920 fire.
The 2020 Census counted 1,879 residents in the City of Grandview, up from 1,561 in 2010, a gain of about 20 percent. The Census Bureau’s American Community Survey estimated about 2,176 residents for 2020 through 2024.
Be careful with larger figures: numbers around 7,300 describe the whole 76050 ZIP code, which covers a wide rural area well beyond city limits.
Growth is picking up. Vista Point is adding new homes, and a June 2025 city briefing memo says developments already under construction or being platted will push water demand past current supply. A newer Census estimate for the city wasn’t found, so check data.census.gov for updates.
Using 2026 rates from the Johnson County Tax Office, a $290,000 homestead inside city limits pays about $4,965 a year, or about $5,130 if Johnson County ESD No. 1 applies, which wasn’t confirmed.
The pieces: Grandview ISD at $1.232890 per $100 on $150,000 after the $140,000 school exemption, about $1,849; the city at $0.629530 on the full value, about $1,826; Johnson County, about $1,011; the farm-to-market road levy, about $136; and Hill College, about $143.
Outside city limits, the same home pays about $3,304, including ESD No. 1. This is an illustration, not a quote, so check the actual bill on the Johnson County Tax Office website.
Grandview ISD’s 2026 rate is $1.232890 per $100, up from $0.996600 in 2025, an increase of about 24 percent. On a $290,000 homestead that adds about $354 a year to the school bill.
A school rate has two parts: maintenance and operations, which is largely set by state formulas, and interest and sinking, which repays voter-approved bonds. Voters approved a $20 million bond on November 4, 2025, 481 to 363, and the district held a bond sale meeting in February 2026.
That debt likely explains much of the increase, but the district’s own split and explanation weren’t confirmed. Its Proposed Tax Rate 2026–27 notice on gvisd.org has the official breakdown.
Not a general one. The Johnson County Tax Office lists a $0 general homestead exemption for the City of Grandview in 2026, so the city rate of $0.629530 applies to a homestead’s full taxable value.
Owners who are 65 or older or disabled get a $5,000 city exemption, and the city has adopted a tax ceiling for them. Disabled veterans receive the state exemption of $5,000 to $12,000, depending on rating.
School taxes work differently: Grandview ISD homesteads receive the state’s $140,000 exemption, plus $60,000 more for owners 65 or older or disabled, with a school tax ceiling. Apply through the Johnson County Appraisal District after you move in.
Search the address on the Johnson County Appraisal District website. Each parcel lists its taxing units, and if City of Grandview appears, the property is inside city limits and pays the city rate.
If it doesn’t appear, the property may sit in the city’s extraterritorial jurisdiction or in unincorporated county land. There, city zoning may not apply, and water and sewer may come from another provider or from a private well and septic system.
Rural tracts near I-35W and new subdivisions are where this question matters most. Confirm with City Hall at 817-866-2699 before you buy, and ask the seller for the utility providers in writing.
The city requires four items. Owners submit a Water Account Application, a closing disclosure or deed, a Trash Service Request Form and a CareFlite membership or opt-out form. Renters submit a lease instead of the deed, with the account in the renter’s name.
The deposit is $200 for a standard 5/8-inch or 1-inch meter and rises to $500 for the largest meters. Trash service is required with every active water account.
Bring or send the forms to the Utility Clerk at City Hall, 1100 McDuff Ave., 817-866-2699. City Hall is open Monday through Thursday, 7 a.m. to 6 p.m., so plan your move-in paperwork around the Friday closure.
Under rates effective January 15, 2026, a standard residential meter carries a $41.40 water base charge and a $33.12 sewer base charge, or $74.52 a month before any usage. Water usage is tiered from $5.00 per 1,000 gallons for the first 5,000 gallons up to $15.15 above 45,000 gallons; sewer usage is $5.00 per 1,000 gallons.
Add $17.66 a month for a trash cart, plus $1.00 if you keep the CareFlite membership.
The city’s fact sheet shows the base charge rising from $45.06 in 2019, mostly on the sewer side, and notes that some sewer lines date to 1929. Water and sewer run as a self-funded utility fund.
Grandview is in Texas’s deregulated electricity market, so you choose a retail electric provider, while a separate delivery utility owns and maintains the poles and lines.
Rate-comparison sites list both Oncor and Texas-New Mexico Power (TNMP) as delivery utilities in parts of the 76050 ZIP code, so the answer depends on the exact address. Enter it on the state’s Power to Choose website to see which utility serves the home and which plans are available.
Water, sewer and trash come from the City of Grandview inside city limits. Natural gas availability and internet options, including fiber, vary by street, so check each provider’s address lookup or the FCC National Broadband Map before you buy.
Vista Point is Grandview’s main new-construction community. D.R. Horton lists homes from about $289,990 to $352,990, with 1,473 to 2,294 square feet and three to five bedrooms; its sales office is at 101 Tyler St.
Lennar builds plans from 1,318 to 1,984 square feet, with prices from the high $230,000s into the $280,000s on its site; its sales center is at 613 Marilynn Way. John Houston Homes lists a Vista Point Phase 1 section from about $309,990, though not every source confirms it.
Prices, incentives and inventory change weekly, so confirm current homes with each sales office, and bring your own agent on the first visit.
Yes, Vista Point has a homeowners association. D.R. Horton lists dues of about $500 a year, and Lennar’s plan pages show about $41.67 a month, which works out to the same amount.
No public improvement district or municipal utility district for Vista Point appears on the Johnson County Tax Office’s 2026 rate sheet, and no special assessment was found.
Before closing, ask the builder and title company for the HOA resale certificate, the deed restrictions and any special-assessment disclosure. They spell out dues, transfer fees and rules on fences, parking and exterior changes.
Yes. Grandview has a hometown Brookshire Brothers grocery with a pharmacy downtown, near Criner and 3rd streets. Directory listings give different street addresses, so confirm the location and pharmacy hours with the store.
For supercenters and specialty shopping, residents typically drive to Cleburne, about 20 minutes west on FM 4, or north on I-35W toward Alvarado and Burleson. Hillsboro, about 22 minutes south, is another option.
Downtown also has a dollar store, a feed store, local restaurants and a coffee shop. Our Grandview Eat & Shop guide lists them with addresses.
No hospital or freestanding ER was found inside Grandview. The closest is Texas Health Harris Methodist Hospital Cleburne, 201 Walls Dr., about 15 to 20 minutes west via FM 4; Medicare lists it as an acute care hospital with emergency services.
Hill Regional Hospital, 101 Circle Dr. in Hillsboro, is about 20 to 25 minutes south on I-35W and is a 25-bed critical access hospital with an emergency room.
For routine care, a Texas Health Medical Associates primary care clinic lists an address at 203 S. 3rd St., 817-866-2100. In an emergency, always call 911. The city also offers an optional $1-a-month CareFlite membership on the water bill that helps with ambulance costs.
The Grandview Volunteer Fire Department, at 100 E. McFarland St., provides fire protection; its non-emergency number is 817-866-2333. It is funded through Johnson County ESD No. 1, which serves all of Johnson County except Cleburne and Burleson.
ESD No. 1’s provider list shows the department’s ISO rating as 3/4. Split ratings like this usually mean one class for homes near a hydrant and another for homes farther out. Insurers use the rating in pricing homeowner’s coverage, so ask your agent which class applies to the address.
Ambulance help is available through 911, and the city’s optional CareFlite membership covers air ambulance and some ground transport.
It’s a fair question to ask. The city runs three wells drawing on the Trinity formation, two water plants and one wastewater plant. A June 2025 city council briefing memo says developments already under construction or being platted will push demand beyond the currently available water supply.
The memo recommends drilling new wells and investigating a surface-water source, and the Texas Water Development Board committed $55,000 in 2025 for a study of the city’s water, wastewater and drainage systems.
None of this means service stops; it means the city is planning new supply, and costs may show up in future rates. Ask City Hall about the plan’s status, and check for any drought stage before you buy.
Yes. The city’s residential permit page lists fences and accessory buildings, such as sheds and workshops, among the projects that need a permit. You’ll submit a site plan showing property lines, existing structures and the new work; the city provides a template.
Permits can be requested online, and the Permit Coordinator can be reached at 817-866-2699. Under the city’s permit terms, a permit expires if work doesn’t start within 180 days, and the project must be finished within 12 months.
Pool requirements weren’t confirmed, so ask before you sign with a pool builder. In Vista Point and other subdivisions, you may also need HOA approval first.
Grandview City Hall, 1100 McDuff Ave., is open Monday through Thursday, 7 a.m. to 6 p.m., and is closed on Fridays. The after-hours water and sewer emergency line is 817-822-8608.
You can pay any day through the city’s online payment portal, by mail to P.O. Box 425, Grandview, TX 76050, or at the payment drop box at City Hall. Automatic bank draft is also available.
Bills are due by 5 p.m. on the due date, and a 15 percent late fee applies after that. The city’s My Water Advisor portal lets you track hourly usage and set leak alerts. Billing questions go to 817-866-2699.
The Zebra Dash is the Greater Grandview Chamber of Commerce’s summer race, with a 10K, a 5K and a kids’ fun run, named for the Grandview ISD Zebras. It started in 2019.
The seventh annual race was held Saturday, June 27, 2026, at Grandview City Park, 501 S. 5th St., from 8 to 11 a.m. Entry was $30 for the 10K, $25 for the 5K and $15 for the fun run.
Grandview’s other recurring events include a city Independence Day celebration with fireworks and the Chamber’s lighted Christmas parade, set for Saturday, December 12, 2026, from 6 to 8 p.m. Our Grandview events guide lists the details.
A comprehensive plan is a long-range guide for land use, housing, roads and infrastructure. In March 2025 the city received up to $300,000 from the Texas General Land Office’s Resilient Communities Program to write one, with no city money required.
The plan includes a population, housing and land-use study and a Master Thoroughfare Plan. Residents reviewed the 75 percent draft at a town hall at City Hall on October 27, 2026; the plan then goes to the City Council for adoption.
A plan doesn’t approve projects or budgets by itself, but it shapes future zoning and road decisions. Sign up for city alerts and watch council and Planning and Zoning agendas to follow the next hearings.
Answers were verified as of October 28, 2026, from the City of Grandview, the Johnson County Tax Office, the Johnson County Appraisal District, Johnson County ESD No. 1, CareFlite, Grandview ISD, the Texas Department of Licensing and Regulation, the Texas General Land Office, the Texas Water Development Board, Texas Historical Commission markers, the U.S. Census Bureau, Medicare Care Compare, builder websites and the Greater Grandview Chamber of Commerce. Rates, fees, providers and hours change; verify anything you intend to rely on. Tax figures use 2026 rates from the Johnson County Tax Office and are illustrations, not quotes; whether ESD No. 1 applies inside city limits wasn’t confirmed. Drive times are estimates that weren’t confirmed with a mapping tool. Grandview ISD’s split between maintenance and debt-service rates and its stated reason for the 2026 increase weren’t confirmed. Directory addresses for the grocery store conflict. The electric delivery utility varies by address. Pool permit rules and the chicken ordinance weren’t confirmed. Builder prices and HOA dues change often. 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 Grandview. Three things to check on every address: whether it’s inside city limits, who supplies the water (the city or a rural provider or well) and which taxing units apply. Most city departments share one City Hall line, and City Hall is closed Fridays. Start with the green first-week cards; county offices are in blue, health and safety in red and regional contacts in purple.
Submit the water application, deed or lease, trash form and CareFlite form; the deposit is $200 for a standard meter.
817-866-2699 1100 McDuff Ave. Do this firstBills are due by 5 p.m. on the due date, with a 15 percent late fee; pay online, by drop box or by mail.
municipalonlinepayments.com Do this firstFile your homestead exemption and check whether “City of Grandview” is one of your taxing units.
817-648-3000 109 N. Main St., Cleburne Do this firstVehicle registration and property tax payments in Cleburne, Alvarado or Burleson, weekdays 8 a.m. to 4:45 p.m.
817-558-0122 206 N. Baugh St., Alvarado Do this firstSign up for city Notify Me alerts for meetings, agendas and public notices.
cityofgrandview.org City HallPayments, permits and records, Monday through Thursday, 7 a.m. to 6 p.m.; closed Fridays.
817-866-2699 1100 McDuff Ave. UtilitiesAccount changes, billing questions and CareFlite enrollment.
817-866-2699, option 1 1100 McDuff Ave. UtilitiesTrack hourly water use and set leak and high-usage alerts.
mywateradvisor2.com Public WorksMain breaks and sewer backups after hours.
817-822-8608 PermitsFences and sheds need a permit and a site plan; apply online or call the Permit Coordinator.
817-866-2699 1100 McDuff Ave. CodeThe city’s full code, including zoning, animals and impact fees.
municode.com MeetingsCouncil and Planning & Zoning agendas, with a briefing memo for each item.
cityofgrandview.org BudgetThe proposed budget and the city’s tax rate worksheets.
cityofgrandview.org ExplainersCity explainers on utility rates, the Red Brick Road and economic development funding.
cityofgrandview.org DevelopmentSales-tax-funded projects such as the City Park restroom and stage.
cityofgrandview.org TrashCity trash pickup Wednesdays, carts out by 6:30 a.m.; bulk and brush the first Wednesday of the month.
254-221-0705 LibraryBooks, DVDs, local genealogy, computers and Wi-Fi; posted hours Monday through Thursday, noon to 5 p.m.
817-866-3965 112 S. 3rd St. MailRetail service weekdays 8 a.m. to 4:30 p.m.; P.O. box lobby open daily.
817-866-3303 900 E. Criner St. BusinessMember directory and organizer of the Zebra Dash and Christmas parade.
gvtxchamber.com CountyEnter an address to find your justice of the peace, constable and commissioner precincts.
johnsoncountytx.org CountyVoter registration, mail ballots and voting locations.
817-556-6197 103 S. Walnut St., Cleburne Outside city limitsSeptic permits, floodplain development permits and subdivisions for unincorporated land.
817-556-6380 2 N. Mill St., Ste. 305, Cleburne CountyLaw enforcement for unincorporated areas outside Grandview city limits.
817-556-6060 1102 E. Kilpatrick St., Cleburne CountyFunds area fire departments, including Grandview’s, and posts county burn-ban status.
817-556-2212 2451 Service Dr., Cleburne CountySoil tests, livestock and gardening help, 4-H and Master Gardeners.
817-556-6370 StateLicenses and ID cards in Cleburne; book an appointment online.
817-202-2650 600 W. Kilpatrick St., Cleburne ElectricThe state’s plan comparison site; enter the address to see whether Oncor or TNMP delivers power.
powertochoose.org ElectricReport outages 24/7 or text OUT to 66267 where Oncor delivers power.
888-313-4747 ElectricTexas-New Mexico Power serves parts of the area; confirm by address.
888-866-7456 GasNatural gas where lines are available. For a gas leak, leave and call 866-322-8667 and 911.
888-286-6700 DiggingCall before you dig for fences, posts or pools.
811 InternetCheck fiber and other internet providers for an exact address.
broadbandmap.fcc.gov WellsRegister or permit a private water well before drilling.
817-556-2299 208 Kimberly Dr., Cleburne WaterLook up which water provider serves a rural address outside city limits.
tceq.texas.gov AmbulanceThe city bills a $1 monthly household membership on the water bill unless you opt out.
careflite.org SchoolsEnrollment, calendars and board meetings.
817-866-4500 701 S. Fifth St. SchoolsProgress on the $20 million bond, including the CTE addition and softball facilities.
gvisd.org SchoolsTEA’s official site for district ratings and a school search by address.
txschools.gov CollegeCommunity college courses and dual credit in Cleburne.
817-760-5500 2112 Mayfield Pkwy., Cleburne FloodCheck the flood zone for any address before you buy.
msc.fema.gov LandLook up oil and gas wells and pipelines near any parcel before you buy.
rrc.texas.gov PharmacyGrocery with a pharmacy; store hours 7 a.m. to 8 p.m.; call for pharmacy hours.
817-866-3372 313 E. Criner St. ClinicA primary care clinic in town; call for hours and appointments.
817-866-2100 203 S. 3rd St. Urgent careA walk-in clinic, open daily 8 a.m. to 8 p.m.; not an emergency room.
817-526-5509 808 N. Nolan River Rd., Cleburne HospitalHospital with a 24/7 emergency room, about 18 minutes west.
817-641-2551 201 Walls Dr., Cleburne HospitalA 25-bed hospital with an emergency room, about 22 minutes south.
254-580-8500 101 Circle Dr., Hillsboro Mental healthJohnson County’s mental health authority. Crisis line: 1-800-772-5987, available 24/7, or dial 988.
817-579-4400 SafetyCity fire protection funded through ESD No. 1. Call 911 for emergencies.
817-866-2333 100 E. McFarland St. RoadsLive I-35W closures, construction and weather conditions.
drivetexas.org StateStatus of state projects, including the Red Brick Road resurfacing.
817-370-6500Links, phone numbers and addresses verified October 2026 against the City of Grandview, Johnson County, the Johnson County Tax Office and Appraisal District, Grandview ISD, Brookshire Brothers and the providers listed, and subject to change; if something has moved, tell me and I will correct it. Many homes with a Grandview mailing address are outside city limits, where the county, the sheriff and a rural water provider or private well serve the property instead of the city. Confirm every taxing unit, the water provider and the school district before you buy. Conflicts flagged: older directories list City Hall at 304 E. Criner St. and the grocery store at other addresses (the city’s and the store’s own sites were used); library hours differ between listings; and the post office phone differs on one aggregator. Whether Oncor or TNMP serves a given address, the natural gas and internet providers, rural water providers, the police department’s address and the city’s emergency alert system weren’t confirmed. The hospital, clinic, urgent care, Pecan Valley, AgriLife, Prairielands, ESD No. 1, sheriff and several county numbers are from provider sites, directories and earlier Johnson County research. 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.
Grandview, a Johnson County city of 1,879 residents at the 2020 Census, sits on I-35W about 40 minutes south of downtown Fort Worth. Its mailing addresses and school district reach well past city limits, so two homes a mile apart can come with different taxes, water, sewer and permit rules. I sort out the details that matter here, and the awkward parts are named.
A Grandview address or Grandview ISD school doesn’t mean the City of Grandview. Inside city limits you pay the city’s $0.629530 rate with no general homestead exemption and get city water, sewer and Wednesday trash; outside, it’s a rural water provider or private well and a county-permitted septic system. On a $290,000 homestead, that’s about $4,965 a year inside versus about $3,304 outside. I pull the appraisal record first.
Grandview ISD’s rate rose from $0.9966 to $1.232890 per $100 for 2026, about 24 percent and roughly $354 more a year on a $290,000 homestead, after voters approved a $20 million bond in November 2025. The district’s tax rate notice has the official breakdown. Owners 65 and older add a $60,000 exemption and a ceiling. I rebuild the escrow estimate on 2026 rates, never the seller’s old bill.
A May 2025 city engineering update says development already planned will place the system beyond current capacity, that a fourth well is likely needed and that storage could fall short by 2034. The city has worked on impact fees and wastewater upgrades, and fixed water and sewer charges rose from $45.06 in 2019 to $74.52 a month. I ask City Hall about capacity on every new build.
D.R. Horton, Lennar and John Houston Homes are building in Vista Point, with an HOA of about $500 a year. Recent Lennar closings on Marilynn Way ran about $232,000 to $263,000, and that new inventory sets the ceiling for nearby resales. If you’re selling an older home, price against the builder down the street; if you’re buying, compare the resale’s lot and finish with what new money buys.
Redfin’s Grandview figures for the three months ending August 2026 show a median near $290,000, down about 11 percent, with a median 67 days on market and about half of homes cutting price. Homes sold for about 96.6 percent of list. Builders are competing for the same buyers. I push builders to apply incentives to a rate buydown and negotiate resales from the data.
Downtown Fort Worth is about 40 minutes north off-peak, Cleburne about 20 minutes west on FM 4, and the nearest emergency rooms are 18 to 22 minutes away in Cleburne and Hillsboro. TxDOT targets fiscal 2026 for resurfacing the city’s Red Brick Road, though scheduling could slip. Test the drive at rush hour and check DriveTexas for construction.
Grandview has real trade-offs: no hospital, rising utility bills, a water system planning for new supply and a higher school rate. On rural parcels, the Texas Water Development Board notes elevated PFAS levels reported within the city’s extraterritorial jurisdiction, so test any private well, and check the Railroad Commission and FEMA maps. If anything is a dealbreaker, you will hear it from me first.
Confirm city limits on the appraisal district record, whatever the address says. Second, list every taxing unit at 2026 rates, including the higher school rate. Third, confirm the water provider: the city, a rural provider or a private well. Fourth, compare against builder inventory in Vista Point. Fifth, check the land on the Railroad Commission and flood maps, and test any well. And sixth, drive I-35W at the hours you’d commute.
Grandview-specific things to raise with all four. Freddie Mac’s 30-year average was 7.32 percent on October 22, 2026, and with builders competing, ask how a seller-paid buydown compares with a price cut. A typical Grandview home falls under the FHA limit for Johnson County, which lenders list at $563,500 (confirm with HUD), and the $832,750 conforming limit. Ask about TSAHC and TDHCA programs. Make sure the escrow estimate reflects the 2026 Grandview ISD rate and the city’s lack of a general homestead exemption, and budget the $200 water deposit at move-in. 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 Grandview city limits, who supplies the water, what the 2026 tax bill looks like and how it compares with new builds 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 $290,000 homestead using 2026 rates from the Johnson County Tax Office, including the City of Grandview’s $0.629530 and Grandview ISD’s $1.232890; the in-city figure excludes Johnson County ESD No. 1, whose application inside city limits wasn’t confirmed, and none of them are quotes. Bond results are election-night figures reported by the Cleburne Times-Review; the district’s split between maintenance and debt-service rates wasn’t confirmed. Water capacity language is from City of Grandview engineering briefings from May and June 2025, and plans and timelines can change. The PFAS reference is from a June 2025 Texas Water Development Board document and is not a finding about any property. Market figures are Redfin’s for the three months ending August 2026, and other sources show different figures; builder prices and incentives change often. Drive times are estimates. Red Brick Road timing is from the City of Grandview. The mortgage rate is Freddie Mac’s Primary Mortgage Market Survey for October 22, 2026; the FHA limit is from lender tables and should be confirmed with HUD; the conforming limit is FHFA’s 2026 limit. All real estate services are provided through Legacy Realty Group. Equal Housing Opportunity.
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