Historic Courthouse Square
Rarely listed
Upper-floor lofts and live-work space in 1880s–1920s commercial buildings around the Hill County Courthouse.
Inventory is thin and mostly off-market, but this is the most walkable address in town.
Where a storied courthouse square and genuine small-town Texas sit right at the midpoint of I-35 between Fort Worth and Waco, affordable historic homes and open Hill County land, Hillsboro ISD and Hill College anchoring the community, and Lake Whitney just fifteen minutes west
North Texas Market Insider™ · Hillsboro Neighborhoods
Victorian Porches, New Builds Off I-35, and Acreage All Around
Hillsboro is the Hill County seat, where I-35 splits toward Dallas and Fort Worth. It has a Victorian and Craftsman core around a landmark courthouse, brick ranch streets, one active new-home community, and a wide ring of acreage. Typical values sit around $208,000, well below the Metroplex.
The Victorian & Craftsman Core
Around $300K and up
Two-story Victorians and Craftsman bungalows on streets like Pleasant, Church, Elm, Walnut and Franklin, from about 1,300 to nearly 5,800 square feet.
Big porches, big rooms and real fixer potential. Some sit inside the historic overlay, so ask about design review.
Mid-Century Brick Streets
About $240K–$280K
One-story brick ranches of roughly 1,050 to 2,000 square feet on streets like Meadowlark, Craig, Park and Delmore.
The town’s steadiest starter inventory, with a few larger custom homes on Delmore Drive near $600,000.
Somerset
From about $240K
Hillsboro’s active new-home community: single-story builder plans with three to five bedrooms, roughly 1,200 to 2,200 square feet.
Priced above the town’s typical value, with quick interstate access. Ask the builder about HOA dues and incentives.
New Builds in the Old Grid
Around $270K
Scattered new homes on existing in-town lots, such as a four-bedroom of about 1,400 square feet on Mark Street.
New construction with no HOA and city utilities, a few minutes from the square.
Acreage & Rural Homesites
About $90K to $1.5M
Ranch homes, barndominiums, farmhouses and manufactured homes on one acre to 200-plus acres along county roads toward Lake Aquilla and Lake Whitney.
Room for shops, livestock and ag use, but most of it is outside city limits, with different taxes and utilities.
Apartments & Rentals
About $1,150–$1,400/mo
Two- and three-bedroom apartments of roughly 950 to 1,100 square feet, including a newer complex on Highland Street.
A low-maintenance way to try Hillsboro before buying.
Swipe or drag sideways to see them all.
A lower price, a higher tax rate
Inside city limits the combined rate runs about 2.48 percent: city 0.80, Hillsboro ISD about 1.14, Hill County 0.45 and Hill College 0.08. That is higher than most Metroplex suburbs.
After the $140,000 state school homestead exemption, a homestead runs about $4,600 a year at $250,000 and $7,100 at $350,000.
The city and county give no general homestead exemption, only $10,000 for owners 65 and over.
A Hillsboro address is not always the city
Many “Hillsboro, TX 76645” listings sit on county roads outside city limits, and some 76645 homes show another town entirely.
Outside the city you skip the city tax but may lose city water, sewer and zoning protection.
Confirm the taxing units on the Hill County Appraisal District record before you rely on a listing.
Lot sizes and the historic overlay
In-town single-family lots run from 7,400 square feet in the smallest district to one acre in the agricultural-residential district.
Homes inside the historic landmark overlay may need design review before exterior changes. Ask before you plan a remodel.
A soft market that rewards patience
The typical value is about $208,000, down 2.4 percent on the year, while asking prices average well above that.
New builds price above older resales, so older homes are not the right comparison for Somerset, and the reverse. Homes often take two to three months to sell, so price against true comparables.
Area names reflect street clusters and one named subdivision rather than official neighborhoods, drawn from listing portals, builder sites, the City of Hillsboro and its zoning ordinance, observed in 2026. Prices shown are asking prices and builder base prices, not closed sales, and change quickly; ask for a current comparative market analysis. Somerset is marketed by D.R. Horton from about $239,990; another listing source attributes homes in a community of the same name to National Home Corp; homeowners association status was not confirmed. Tax figures use the City of Hillsboro rate of 0.8024 and the Hill County rate of 0.452647 adopted for tax year 2025, with Hillsboro ISD at 1.1425 and Hill College at 0.07806 from tax year 2024 because 2025 rates were not confirmed; the combined rate is approximately 2.4756 per $100. Sample bills assume a residence homestead with the $140,000 state school exemption and the county’s $3,000 farm-to-market road exemption, and no over-65 exemption; they are illustrations rather than quotes. No emergency services district, hospital district, municipal utility district or public improvement district was found inside city limits. Zoning figures are from City of Hillsboro Zoning Ordinance O2007-01-01 as amended: minimum lot areas of 7,400 square feet (SF-7), 9,600 square feet (SF-9), 30,000 square feet (SF-30) and one acre (AR-1). Market figures: Zillow Home Value Index $208,416 for ZIP 76645, down 2.4 percent year on year, at 30 June 2026; median list price $262,466. ZIP 76645 includes areas outside city limits. Search results relating to Hillsboro, Oregon, Ohio, Missouri and Illinois were excluded; every item was verified as Hillsboro, Texas. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Breakfast Burritos, a Restored Courthouse, and Antiques on the Square
Hillsboro’s best food and shopping is downtown, around the courthouse square, and almost all of it is locally owned. The chains sit out on I-35. The famous kolaches are in West, and they are labeled here so you know which town you are in.
Mexican · DowntownBreakfast favorite
Cilantro’s Mexican
113 N Waco St · 254-582-9433
Known for massive breakfast burritos, just off the courthouse square.
Open early for breakfast and lunch. Closed Sundays.
Country Cooking · DowntownAll-day breakfast
R&K Cafe II
103 N Waco St · 254-283-5240
Home-style country cooking with breakfast served all day, on the same stretch of Waco Street as Cilantro’s.
Donuts & KolachesOpens at 4am
H’s Donuts
126 W Elm St · 254-283-5071
Fresh donuts and kolaches from 4am daily. The famous Czech bakeries are down the road in West, but this is the in-town stop.
Texas BBQ · I-35Smoked daily
Buffalo Creek BBQ
213 I-35 NW · 254-582-0105
All meats hickory smoked on site daily, with homemade sides, right off the interstate.
Tex-Mex · Old Brandon RdLocal standby
El Conquistador
1516 Old Brandon Rd · 254-582-9864
A longtime family-friendly local for Tex-Mex. Closed Sundays.
Around the SquareWalkable
Courthouse Square Dining
Courthouse square
Walk the square for Frenkie’s Pasta & Pizza, Milano’s, Branded Burger Co. with its old-time soda machine, Overflow Coffee, a boba shop and an evening bar or two.
Antiques & BoutiquesWalkable
The Courthouse Square Shops
Around the Hill County Courthouse
Antique malls, western wear, boutiques, resale and an art gallery fill the historic storefronts around the square.
Busy on weekdays and Saturdays, very quiet on Sundays.
Former Outlet Mall SiteRedeveloping
The New I-35 Restaurant Hub
I-35 frontage
The outlet mall is gone. Most of it was torn down in 2025, and the site is being rebuilt as a restaurant, retail and industrial hub, starting with national chain restaurants.
Landmark · 1890Free to visit
Hill County Courthouse
The square
The town’s centerpiece, gutted by fire on New Year’s Day 1993 and rebuilt over six years to its original look.
Hillsboro was one of Texas’s first Main Street cities. The courthouse is open on weekdays.
Lake · About 7 MilesFishing
Lake Aquilla
Southeast of town
A Corps of Engineers lake of about 3,000 acres and Hillsboro’s water supply, with bass fishing helped by light fishing pressure.
Museums & HistoryDowntown
Downtown Museums
Downtown Hillsboro
Small downtown museums, including the Hill County Cell Block Museum in the old jail, plus the Texas Heritage Museum at Hill College.
West, TX · 20 Min SouthKolache capital
Czech Stop & Slovacek’s
West, not Hillsboro
The famous Czech kolache stops are in West, about 20 minutes south on I-35, not in Hillsboro.
Whitney · Lake WhitneyLake country
Lake Whitney
Whitney, not Hillsboro
Lake Whitney State Park and the lake communities around Whitney, a short drive west.
How to read this list
Everything under Food, Shops and Things To Do is in Hillsboro. National chains along I-35 are left off. Czech Stop and Slovacek’s are in West, and Lake Whitney State Park is at Whitney.
Two things worth saying plainly. The outlet mall no longer exists; the site is becoming a restaurant hub. And downtown goes quiet on Sundays, so plan weekend visits for Saturday.
What stands out is the character: a restored 1890 courthouse, a walkable square of local shops and a lake a few minutes away.
Verified September 2026. This is a curated list drawn from the Hillsboro Chamber of Commerce, Explore Hillsboro, business websites and listing directories, and regional reporting; national and regional chains are excluded. Addresses and telephone numbers shown were published by the businesses or directories; several downtown restaurants are described by location only because their details could not be confirmed. Buffalo Creek BBQ occupies the former Up In Smoke BBQ location. The Outlets at Hillsboro opened in 1989 and were largely demolished beginning in June 2025; the site is being redeveloped as a restaurant, retail and industrial center. The Hill County Courthouse was damaged by fire on 1 January 1993 and rededicated on 24 April 1999 after restoration. Lake Aquilla’s surface area is published as 3,280 acres by the Corps of Engineers and 3,084 acres by a 2014 state survey. Details of the Texas Heritage Museum and downtown museum hours were not confirmed. No recurring farmers market was confirmed. Businesses under “Just Outside” are located in West or Whitney, not in Hillsboro. Search results relating to Hillsboro, Oregon, Ohio and Missouri were excluded; every item was verified as Hillsboro, Texas. Hours and operating status change frequently; verify before making a special journey. 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.
Historic Roots That Drive Modern Community
The Story of Hillsboro
From an Elm-Pole Courthouse to a Restored Landmark Where I-35 Splits
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Before 1850
First Peoples of Hill County
The oldest known traces of people in the county date to about A.D. 1300 at a cave on the Brazos. Later, Waco and Tawakoni bands of the Wichita hunted along the creeks.
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By 1844, Hasinai and Anadarko groups had settled in the area. This is county-wide history, not tied to the townsite itself.
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1853
A County Seat Is Born
The Legislature created Hill County, named for Dr. George Washington Hill, Sam Houston’s secretary of war. Commissioners picked a central site on donated land and named it “Hillsborough.”
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The first courthouse was built of elm poles. A frame courthouse replaced it in 1854, when the town also got a post office.
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1881–1903
Railroads and the Cotton Boom
Hillsboro incorporated in 1881, the year the Katy railroad arrived. Two more railroads followed, and cotton made the town.
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By 1890 Hillsboro had about 2,000 people, three banks, a cotton compress, several gins, a flour mill and an opera house. In 1888 the post office shortened the name to “Hillsboro.”
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1890
The Courthouse Rises
Architect W. C. Dodson designed a three-story limestone courthouse in the French Second Empire style, topped by a tall clock tower.
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It became the landmark of the square and was listed on the National Register in 1971.
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1923
A Pioneer Junior College
Hillsboro Junior College enrolled its first students in September 1923, one of the first municipal junior colleges in Texas.
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It closed in 1950, then reopened as Hill Junior College in 1962 and became Hill College in 1985. Its Texas Heritage Museum dates to the early 1960s.
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1929
Bob Bullock’s Hometown
Future Lieutenant Governor Bob Bullock was born in Hillsboro, graduating from Hillsboro High and Hillsboro Junior College.
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He later served as Texas comptroller and as lieutenant governor from 1991 to 1999.
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Early 1960s
Where I-35 Splits
The interstate reached Hillsboro and divided into I-35E toward Dallas and I-35W toward Fort Worth, making the town a natural stop.
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As cotton declined, the last Katy train ran in 1964. TSHA dates home-rule, council-manager government to 1962.
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1981
An Original Main Street City
Hillsboro was one of the Texas Historical Commission’s five original Main Street cities. Voters also approved the current home-rule city charter that year.
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The downtown program has been active again since 2001.
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1982–1984
A Lake and a Historic District
The Corps of Engineers built Aquilla Dam, and Lake Aquilla began filling in 1983. It is still Hillsboro’s water supply.
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In 1984 the Hillsboro Residential Historic District, with 257 properties near Corsicana, Pleasant, Franklin and Elm streets, joined the National Register.
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1989
The Outlet Mall Era
One of the first outlet malls in Texas opened on I-35, growing to more than 100 stores at its peak.
More
It faded over the following decades and was down to two stores by 2025.
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1993–1999
Fire and Rebirth
On New Year’s night 1993, an electrical fire gutted the courthouse, leaving only its limestone walls.
More
Willie Nelson, who grew up in nearby Abbott, headlined a benefit concert on the lawn of the burned-out building. The six-year, $9 million restoration was rededicated in April 1999.
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2023–2026
A New Chapter on I-35
The old outlet mall was demolished in 2025 to make way for a planned $75 million restaurant, retail and industrial redevelopment, with new restaurants opening in 2026.
More
New homes rose in Somerset, and downtown projects continued around the square.
The population estimate reached about 9,000 in 2025.
Compiled from the Texas State Historical Association Handbook of Texas, Texas Historical Commission markers and program records, the National Park Service, Hill College, the U.S. Army Corps of Engineers, the Texas Water Development Board, the City of Hillsboro, United States Census counts and regional reporting. Where sources conflict both versions are noted rather than resolved. The Handbook of Texas credits the founding land to Thomas M. Steiner in one entry and to Thomas Steiner, John Caruthers and Jonathan Newby in another; the state marker names all three. The Handbook dates the shortening of the name to 1888; another source says 1854. The Handbook dates home rule and council-manager government to 1962; the current city charter was approved on 4 April 1981. Hill College was authorized in 1921 and opened in 1923. Lake Aquilla’s dam is dated as completed in January 1983 by the Corps of Engineers and in May 1983 by the state; impoundment began on 29 April 1983. The courthouse was rededicated on 24 April 1999. Outlet mall store counts and redevelopment figures are from regional reporting and city and developer statements; planned elements are projections. Census counts include 5,346 (1900), 7,823 (1930), 7,397 (1980), 8,232 (2000), 8,456 (2010) and 8,221 (2020); the 2025 figure is a Census Bureau estimate of 9,036. No reliable link to Hillsboro was found for several people and projects sometimes associated with it, and they are not listed. Search results relating to Hillsboro, Oregon, Ohio, Missouri and Illinois were excluded; every item was verified as Hillsboro, Texas. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Hillsboro’s Annual Events
An Art Festival in a Historic Alley, a Parade Anyone Can Join, and a Courthouse Lit for Christmas
Hillsboro’s Own · The Signature Tradition
Bond’s Alley Art Festival
Mid-June · Weekend · Since 1964Artists, handmade goods, music and food trucks fill historic Bond’s Alley, a Recorded Texas Historic Landmark just off the courthouse square.
More
The festival weekend opens with a Friday-night picnic and a “Starlight” evening before the Saturday show.
Organized by the Hillsboro Arts League and Hillsboro Main Street, it traces its roots to 1964.
Through the Year
Hill County Fair & Livestock Show
Mid-January · One weekYouth livestock, creative arts and ag-mechanics projects, ending with the Sale of Champions. Organizers call it a tradition since 1913.
ChurroFEST
Third Saturday in MayA day-long festival on the square with 100-plus vendors, churro tasting, a kids’ zone and an evening headline concert.
Farmers Market
Saturdays · May through OctoberLocal produce and vendors on the courthouse square, Saturday mornings through the growing season.
Late Bloomer Fourth of July Parade
4 July · 10am · Since 1985A hometown parade through the historic residential district. No registration: anyone can join, and a “Miss Late Bloomer” reigns each year.
Autumnfest
October · SaturdayA fall festival downtown with concerts, games, vendors and kids’ activities, presented by Hillsboro Main Street.
Christmas Under the Stars
First Saturday in December · EveningA lighted night parade that ends at the courthouse square, followed by the courthouse tree lighting.
Antique Alley Texas
Third weekends of April & SeptemberDowntown shops join the regional antique and garage-sale trail that draws treasure hunters across several counties.
Just Outside · Not in Hillsboro
Westfest
West · Labor Day weekendA Czech-heritage polka festival about 20 minutes south, running since 1976.
Scarborough Renaissance Festival
Waxahachie · Spring weekendsTicketed weekends from early April through Memorial Day, about half an hour north.
Gingerbread Trail Tour of Homes
Waxahachie · First weekend in JuneVictorian home tours in the “Gingerbread City,” benefiting the Ellis County Museum.
Pioneer Days
Whitney · First Saturday in OctoberA parade and street dance in the Lake Whitney town just west.
A calendar built around the square
Most of Hillsboro’s year happens on and around the courthouse square, organized by Hillsboro Main Street, the Chamber and local clubs.
What you will not find: a Juneteenth celebration, a trunk-or-treat or a Cotton Pickin’ Fair could not be confirmed as a yearly Hillsboro tradition.
For bigger festivals, West, Waxahachie and Whitney are all within about half an hour.
Timing shown is the usual pattern for each event; exact dates, times and locations change from year to year and should be confirmed with the City of Hillsboro, Hillsboro Main Street or the Hillsboro Chamber of Commerce. Event patterns are drawn from the Hillsboro Chamber, Explore Hillsboro, the Hillsboro Reporter and event organizers. Bond’s Alley Art Festival traces its origin to 1964; reports describe a lapse before its 2015 revival, so anniversary counts vary. The Hill County Fair’s 1913 origin is the organizer’s statement. The Late Bloomer Parade is organized by the Corsicana Street Late Bloomers Association. The Christmas parade is organized by the Optimist Club with Hillsboro Main Street. The farmers market organizer was not confirmed. Admission for the fair and festivals was not confirmed. Statements that an event could not be confirmed mean no reliable source was found, not that the event does not take place. Events under “Just Outside” are held in West, Waxahachie or Whitney, not in Hillsboro. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Everything You Need to Know About Hillsboro Schools
What to know about Hillsboro schools:
- One campus per grade level. Inside city limits, Hillsboro ISD runs Hillsboro Elementary (Pre-K–3), Hillsboro Intermediate (4–6), Hillsboro Junior High and Hillsboro High School, home of the Fighting Eagles
- A four-day school week. The district runs a modified four-day week and holds a perfect state financial-integrity rating
- College and career early. Students can earn dual credit through Hill College and choose from 11 career programs with more than 100 industry certifications
- Rural addresses vary. Homes with a Hillsboro 76645 address outside the city can be in Abbott, Aquilla, Itasca, Whitney or another district. Check the parcel record
The rating: Hillsboro ISD earned a B (89) in the 2026 state ratings, after an A in 2025.
The perk: Hillsboro ISD families live in the Hill College taxing district, so graduates pay in-district tuition at the college founded right here in 1923.
Want the full breakdown? Read our complete Hillsboro schools guide →
One Campus per Grade Level, a Four-Day Week, and College Down the Street
Inside city limits, Hillsboro ISD runs one campus at each level, from its newest elementary to Hillsboro High, on a modified four-day week. Hill College is a few minutes away, but rural homes with a Hillsboro address can be in a different district.
4district campuses
~2,000students
4-dayschool week
In-districtHill College tuition
By parcelrural districts vary
The Main District
Inside city limits
Hillsboro ISD
121 E Franklin St
Home of the Fighting Eagles. Hillsboro ISD serves the city with four campuses from Pre-K through 12th grade, and a single campus at each level means every in-district child attends the same schools.
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The district runs a modified four-day school week and holds a perfect state financial-integrity rating.
Superintendent Dr. Darrell G. Brown leads the district. It competes in UIL Class 4A.
Elementary · Opened 2021
Every in-district child
Hillsboro Elementary
Abbott Ave
The district’s newest campus, opened in 2021 for Pre-K through third grade, with Pre-K housed here.
Intermediate
Every in-district child
Hillsboro Intermediate
1000 Old Bynum Rd
Grades four through six, with a gifted and talented program.
Junior High
Every in-district child
Hillsboro Junior High
210 E Walnut St
Grades seven and eight, in the former high school building near downtown.
High School
Every in-district child
Hillsboro High School
1600 Abbott Ave
The Eagles compete in football, basketball, volleyball, baseball, softball, track, tennis, golf and powerlifting, with fine arts, UIL academics and esports.
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Students can earn college credit through Hill College, a few minutes away.
Career Pathways
Built in
Career & Technical Education
Hillsboro High School
The district offers 11 career and technical programs of study and more than 100 industry-based certifications, so students can graduate job-ready.
College Early
Dual credit
Dual Credit at Hill College
Hill College · 112 Lamar Dr
High schoolers take college courses through Hill College, founded in Hillsboro in 1923, while finishing their diploma.
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Hillsboro ISD residents live in the college’s taxing district, so graduates pay in-district tuition at the Hillsboro campus.
Outside City Limits
Check by parcel
Neighboring Districts
Rural 76645 addresses
A Hillsboro mailing address does not guarantee Hillsboro ISD. Rural homes in the 76645 ZIP can fall in Abbott, Aquilla, Bynum, Covington, Itasca, Whitney or Penelope ISD.
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The district is set by the parcel. Check the school district listed on the Hill County Appraisal District record, then confirm with the district.
Private · Early Childhood
Tuition
First Baptist Christian School
300 E Franklin St
A small early-childhood Christian school, a ministry of First Baptist Church Hillsboro, downtown near the square.
College
In-district rate
Hill College
112 Lamar Dr
One of the first municipal junior colleges in Texas, with a cybersecurity center, health and public service programs, workforce training and the Texas Heritage Museum on campus.
More
Residents of Hillsboro, Abbott, Bynum, Covington, Itasca and Whitney ISDs are in-district. Aquilla, Penelope and Hubbard ISD residents pay out-of-district rates.
A Hillsboro address is not always Hillsboro ISD
Inside the city, it is simple: one district, one campus per level.
Out in the county, homes with a Hillsboro 76645 address can sit in six or seven other districts. That changes the school, the tax rate and even Hill College tuition.
Check the Hill County Appraisal District record for the school district, then confirm with the district.
The school tax, plainly
Hillsboro ISD’s most recent confirmed rate is about $1.14 per $100. On a $250,000 homestead that is about $2,860 before exemptions.
The $140,000 state school homestead exemption brings it to about $1,260. Owners 65 and over or disabled get another $60,000 and a freeze on their school tax.
The full bill, with city and county, is in the neighborhoods section above.
The rating, said plainly
Hillsboro ISD earned a B, a score of 89, in the 2026 state ratings, after an A in 2025.
The case for the district rests on small-town campuses, dual credit with Hill College, 11 career pathways and a four-day week that many families value.
A college town, quietly
Hill College started here in 1923 as Hillsboro Junior College.
Hillsboro ISD families live in its taxing district, so graduates pay in-district tuition, and high schoolers can start college credit early.
Accountability ratings are intentionally not shown on the campus cards. They change every year and are described above as district-level context only; use TXschools.gov for current ratings. Rating referenced: Hillsboro ISD B, score 89, in the 2025–26 ratings released 14 August 2026; its 2024–25 rating was A. School district assignment in rural Hill County is determined by parcel; the list of neighboring districts serving 76645 addresses is drawn from the Hill County Appraisal District’s taxing units and geography and should be confirmed for any address. Campus grade spans are from the district and federal data; some third-party sites show older spans. The elementary campus address is published as 1601 Abbott Ave by federal data and differently elsewhere. School tax figures use Hillsboro ISD’s tax year 2024 rate of 1.1425 per $100 because the 2025 rate could not be confirmed; they are illustrations, not quotes. The state school homestead exemption is $140,000, with an additional $60,000 for owners aged 65 or older or disabled. Hill College in-district status is as published by the college; 2026–27 tuition rates should be confirmed with the college. Enrollment is approximate. Program details come from the district and may change. Search results relating to Hillsboro, Oregon, Ohio, Missouri and Illinois were excluded; every item was verified as Hillsboro, Texas. 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.
How’s the Hillsboro Housing Market?
Median Sales Price
What Hillsboro homes actually sold for each month. Read the caution beside it before you draw any conclusion from a single month, because this is a small market.
Read this line first
Hillsboro closes far fewer homes each month than a Metroplex suburb, so one unusual sale can swing the median. One value index recently put the typical home near $208,000, while published medians have ranged much wider. That is sample size, not the market.
For sellers
Historic homes near the square, 1950s to 1970s ranches, newer homes and houses on acreage all land on this one line. The citywide median is almost certainly not your comp.
For buyers
Texas is a non-disclosure state, so portal prices are models. This is MLS. Many homes with a Hillsboro address sit outside city limits, so ask for the actual comparable sales, lot size and utilities included.
More reliable than the price
Days on market survives a small sample better than a median does, because it describes how the market behaved rather than which house happened to sell.
For sellers
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.
For buyers
Anything well past the median is worth a look. In a smaller market, sellers who have waited two months are usually the ones willing to negotiate.
How to read it
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.
For sellers
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.
For buyers
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.
Start here, not with the price
This chart is the key to the other three. Hillsboro closes a modest number of homes in a typical month. When the bar is short, one unusual sale moves every other number on this page. Compare the same month year over year.
For sellers
Low volume cuts both ways. Fewer buyers, but also fewer competing listings. A well-priced, well-presented home stands out quickly here.
For buyers
Expect thinner inventory than the Metroplex and some patience. The right house may simply not be listed yet, which is an argument for being pre-approved and ready rather than shopping casually.
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. Hillsboro records far fewer monthly closings than Metroplex suburbs, so monthly medians can move sharply on a few sales. The Zillow Home Value Index for ZIP 76645 was about $208,416 at the end of June 2026; other published median sale prices in 2026 ranged from about $198,000 to $270,000 depending on source and month, which reflects sample size and method rather than genuine movement of that magnitude. ZIP 76645 extends well beyond city limits, and listings may be filed under the city name Hillsboro whether or not the property is inside the city, so these charts may include rural homes and acreage. These charts do not separate lot size, new construction or resale. The City of Hillsboro tax rate for 2025 was $0.8024 per $100 and the Hill County rate was $0.452647; the combined rate including Hillsboro ISD was not confirmed. 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. Search results relating to Hillsboro, Oregon, Ohio, Missouri and Illinois were excluded; every figure was verified as Hillsboro, Texas. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
What a Hillsboro Home Bought in 2015 Is Worth Now
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 Hill County index, because a city this size has too few sales for an index of its own. It is up about 139 percent since 2009, though growth has slowed to about 3 percent a year.
$
Bought here? Tap the number and enter what you paid.
20092025
Down payment
Estimated equity built
—
Paid in 2015—
That same home today—
Down payment—
Appreciation—
Principal paid down—
Hill County
Texas
United States
Federal house price index growth, indexed to the purchase year, where the purchase year equals 100.
Big run, now cooling
Hillsboro runs on Hill County’s federal index, since the city sells only a handful of homes each month.
The index actually fell from 2009 to 2012, then took off. It jumped in 2017 and 2018 and again from 2020 to 2023, rising 14 percent in 2023 alone. Since then it has grown only about 2 to 3 percent a year, including 3.3 percent in 2025.
Over the long run it is up about 139 percent since 2009 and 130 percent since 2015.
Why $208,000
The anchor is the leading value index for the Hillsboro ZIP code: about $208,416 at the end of June 2026, down 2.4 percent on the year.
That covers the whole 76645 ZIP, including rural homes outside the city. New builds in Somerset and larger historic homes run above it. Own one of those? Type in what you paid; the growth rate still applies.
Too few sales to read monthly
Hillsboro often closes only five to ten homes a month, so portal medians have ranged from about $198,000 to $270,000 in the same year.
The county index is up while local value indexes are slightly down. That is a cooling market, not a collapse, and the right price depends on true comparables.
Financing and the 10 percent cap
Hill County is outside the Dallas–Fort Worth metro, so the FHA limit is the national floor, $541,287 in 2026, and the conforming limit is $832,750. Both cover nearly every Hillsboro home.
Much of the area may qualify for USDA zero-down loans; check each address on USDA’s map.
Homesteads are capped at a 10 percent rise in taxable value a year, and the cap resets when a home sells.
Growth rates are the FHFA All-Transactions House Price Index, annual values 2009 through 2025: Hill County, Texas (FRED series ATNHPIUS48217A, 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 Hill County series recorded 138.20 in 2009, 126.93 in 2012, 143.07 in 2015, 272.87 in 2022, 319.23 in 2024 and 329.65 in 2025: a rise of about 139 percent since 2009, about 130 percent since 2015, about 21 percent since 2022 and about 3.3 percent in 2025. FHFA describes county indices as developmental and subject to revision; the 2024 value was revised from 325.44 to 319.23 between vintages. The county series is used because Hillsboro’s sales volume is too small for a city-level index. The prefilled dollar figures are derived, not published: they apply the Hill County index to an anchor of $208,000, rounded from a Zillow Home Value Index reading of $208,416 for ZIP 76645 at the end of June 2026, down 2.4 percent year on year; this reading should be refreshed periodically. ZIP 76645 includes areas outside city limits. Other readings in 2026 ranged from about $198,000 to $270,000 for median sale price depending on source and month. The index is built from conforming loans and excludes jumbo lending and all-cash purchases. The 2026 conforming limit of $832,750 applies to all Texas counties; the 2026 FHA one-unit limit of $541,287 is the national floor, and Hill County was not found among Texas high-cost counties; confirm limits with HUD and your lender. USDA eligibility is determined by address on USDA’s eligibility map and is subject to household income limits. Equity figures assume a 30-year fixed mortgage at that year’s Freddie Mac annual average rate (2025 approximately 6.60 percent), held to today, with no refinancing, no extra principal and no additional borrowing. They exclude closing costs, property taxes, insurance, maintenance, improvements and selling costs. The homestead appraisal cap limits increases in a homestead’s taxable appraised value to 10 percent a year and ends on sale. The state school homestead exemption is $140,000, with an additional $60,000 for owners aged 65 or older or disabled; the City of Hillsboro and Hill County grant $10,000 over-65 exemptions. Confirm exemptions and rates with the Hill County Appraisal District. Search results relating to Hillsboro, Oregon, Ohio, Missouri and Illinois were excluded; every figure was verified as Hillsboro or Hill County, Texas. 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.
A Courthouse-Square Town Where I-35 Splits
Hillsboro sits right where I-35 divides toward Dallas and Fort Worth, about an hour from either downtown and about 35 minutes from Waco. You get a historic square, a hospital with an emergency room and a lake down the road, at prices well below the Metroplex.
Typical Off-Peak Drive Time from the Courthouse Square
20minWest, TX
30minWaxahachie
35minWaco
38minMagnolia Silos
58minDowntown Fort Worth
65minDowntown Dallas
Around Hill County and Beyond
5Hill Regional Hospital
15Lake Aquilla
28Lake Whitney
45Cleburne
70Temple
80DFW Airport
130Austin
Estimated minutes off-peak from the Hill County Courthouse. Rush hour into Dallas or Fort Worth adds more. Check a live map before relying on any of them.
City services and a hospital in town
Hillsboro runs its own Department of Public Safety, with police and firefighters cross-trained, and the fire department provides 24/7 advanced life support ambulance transport.
Hill Regional Hospital is a 25-bed critical access hospital with an emergency department and on-site specialty clinics, about five minutes from the square.
Small-town character, for real
The 1890 courthouse anchors a working Main Street square, with residential and downtown historic districts around it.
The city library sits in the restored 1915 post office. Wallace Park covers more than 100 acres of fields and trails, and City Park has tennis, a creek and a musical playground.
Getting around
The I-35E and I-35W split just north of town puts both downtowns on one interstate. SH 22 runs west to Lake Whitney and SH 171 northwest to Cleburne.
There is no fixed-route bus, but the regional “Blue” rural transit offers on-demand rides for any age. The nearest Amtrak stations are Cleburne and McGregor.
The trade-offs, said plainly
The combined property tax rate is higher than most Metroplex suburbs, which offsets part of the lower price. Dallas and Fort Worth jobs are about an hour away, more at rush hour.
Retail is rebuilding after the outlet mall came down, and specialists and trauma care are in Waco or Temple. Homes near I-35 hear the trucks.
Lake water and the rural edge
City water comes from Lake Aquilla, treated by the Aquilla Water Supply District. Customers outside city limits pay higher water rates.
Some rural addresses are on the HILCO electric co-op instead of the choice market. Check the provider and the FEMA flood map by address, especially near creeks.
Drive times are estimates measured from the Hill County Courthouse along typical routes, anchored to published distances of about 56 miles to Fort Worth, 62 miles to Dallas and 34 miles to Waco. They are not drawn from a live traffic source and should be checked against a live map before you rely on them. Rush-hour times are substantially longer. Public safety, ambulance, library and park information is from the City of Hillsboro. Hill Regional Hospital is a Critical Access Hospital as described by its published listings; its current owner was not confirmed. The nearest designated trauma centers are Baylor Scott & White Medical Center–Hillcrest in Waco (Level II) and Baylor Scott & White Medical Center–Temple (Level I). Rural transit is operated by the Heart of Texas Rural Transportation District; fares and service areas may change. Amtrak’s Texas Eagle stops at Cleburne and McGregor. Water is purchased from the Aquilla Water Supply District, which draws from Lake Aquilla under a contract with the Brazos River Authority; outside-city water customers pay 1.5 times the inside-city rate. Electricity is delivered by Oncor in the retail choice market inside the city; some rural areas are served by HILCO Electric Cooperative. The City of Hillsboro tax rate for tax year 2025 was $0.8024 per $100 and the Hill County rate was $0.452647; the Hillsboro ISD rate for 2025 was not confirmed. No crime, fire rating or flood zone claims are made; flood risk is parcel-specific. Search results relating to Hillsboro, Oregon, Ohio, Missouri and Illinois were excluded; every item was verified as Hillsboro, Texas. 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.
Every Number You Need in Hillsboro
Hillsboro runs its own police, fire and ambulance, water billing, court, permits, library and airport. Appraisal, taxes and voting come from Hill County, and rural addresses often have different water and electric providers. Those are labeled, and the things buyers most often miss are flagged in red.
City HallStart here
City of Hillsboro
Administration: 214 E Elm St · Meetings: Historic City Hall, 127 E Franklin St
254-582-3271
A mayor and six council members under a council-manager charter. Council meets the first and third Tuesday at 6pm in Historic City Hall; agendas are posted online and at 214 E Elm.
Open records requests go through the City Secretary. Sign up for CodeRED emergency alerts and the city’s E-Notify email list at hillsborotx.org.
Water, Sewer & Trash BillingCity run
Utility Billing
City Annex · 115 S Church St, Suite B (drive-through)
254-582-2252
Water, sewer and trash come on one city bill. Start or stop service through Utility Billing, and pay online through the city’s OpenGov portal linked from hillsborotx.org.
Water and sewer problems go to Public Works, 254-582-3478. After hours, call the DPS non-emergency line at 254-582-8406.
Trash & RecyclingCity contractor
Frontier Waste Solutions
Serves city utility customers
254-221-0705
Trash weekly, recycling every other week on the same day. Extra carts go through the city Finance office at 254-582-3405.
Bulk and brush pickup is the third Wednesday of the month, by appointment, up to three cubic yards. Call Frontier ahead of time to get on the list.
Lake WaterWholesale supplier
Aquilla Water Supply District
Treats water from Lake Aquilla
The district treats Lake Aquilla water and sells it wholesale to the city and four rural water supply corporations. It does not bill homes directly.
Outside city limits, water may come from Brandon-Irene, Files Valley, Hill County or Chatt WSC, or a private well. Confirm the provider by address.
ElectricityCheck by address
Oncor & HILCO Electric Co-op
Choice market in town · co-op in rural areas
HILCO 254-687-2331 or 800-338-6425
Inside the city, Oncor owns the wires (outages 888-313-4747) and you pick a retail provider at powertochoose.org.
Many rural addresses are on HILCO Electric Cooperative, based in Itasca, with phones answered around the clock. There is no provider choice on the co-op.
Gas & InternetLeak line
Atmos Energy & Broadband
Natural gas · internet by address
Gas leaks 866-322-8667
Smell gas? Leave first, then call 911 and Atmos. Call 811 before you dig.
Internet options vary block by block. Check any address on the FCC broadband map before you commit, especially outside town.
Police911 emergency
Hillsboro Department of Public Safety
Police: 303 N Waco St
Non-emergency 254-582-8406
The city runs its own Department of Public Safety, with police and firefighters cross-trained.
The same non-emergency line handles after-hours water and sewer emergencies and, until a separate number is confirmed, loose or stray animals.
Fire & EMS24/7 ALS
Hillsboro Fire/Rescue
110 W Franklin St
Non-emergency 254-582-1275
The fire department operates around the clock and provides advanced life support ambulance transport.
Outside city limits, emergency response follows county arrangements; ask about the fire service for any rural address.
Emergency CareIn town
Hill Regional Hospital
101 Circle Dr
254-580-8500
A 25-bed critical access hospital with a 24/7 emergency department, about five minutes from the square.
Trauma and advanced specialty care are in Waco and Temple, at the Baylor Scott & White medical centers. Poison Control is 1-800-222-1222.
Building & CodePermit first
Building Inspection & Fire Marshal
Public Safety Building · 955 Corsicana Hwy
254-580-1144
Building permits need a platted lot and a site plan, and a certificate of occupancy comes before anyone moves in.
Zoning, platting and historic district questions go to City Planning at 214 E Elm. Report code concerns through the city’s online “Report a Concern” form.
Court, Library & AirportCity run
Municipal Court, Library & Airport
Library: 118 S Waco St · Airport: 1000 Airport Blvd
Court 254-582-9634
The Hillsboro City Library (254-582-7385) sits in the restored 1915 post office. Hillsboro Municipal Airport (254-582-3731) serves general aviation.
Municipal Court handles traffic tickets, code violations and Class C cases.
Before You BuyFive checks
The Hillsboro Routine
About twenty minutes
One, the appraisal district: confirm the property is inside city limits, since 76645 reaches well into the county. Two, the adopted tax rates for this year, not last year’s.
Three, the FEMA flood map at msc.fema.gov near any creek. Four, the water, sewer and electric providers by address. Five, USDA eligibility by address if you are considering a zero-down loan.
Appraisal & TaxesCounty offices
Hill County Appraisal District & Tax Office
CAD: 1407 Abbott Ave · Tax office: 126 S Covington St
CAD 254-582-2508
The appraisal district handles values, homestead exemptions, ag valuation and protests. Homestead filing is free; protests can be filed on its taxpayer portal.
Pay property tax or register a vehicle at the Hill County Tax Assessor-Collector (254-582-4000).
SchoolsHillsboro ISD
Hillsboro ISD & Hill College
District office: 121 E Franklin St
Hillsboro ISD serves the city on a four-day school week. Enrollment details are at hillsboroisd.org. Rural 76645 addresses may fall in a neighboring district, so confirm by address.
Hill College operates a campus in Hillsboro for college credit and workforce programs.
Rides & VotingRegional & county
Blue Transit & Hill County Elections
Blue Transit 254-292-1873 · Elections 254-582-4072
Blue Transit offers curb-to-curb rides open to the public, weekdays 6am–6pm, for $1 each way in the county and $2 to another county. Call ahead to schedule.
The Hill County Elections Administrator handles voter registration and polling places.
CommunityLocal sources
Chamber, Main Street & The Reporter
Local news: 254-582-3431
The Hillsboro Chamber of Commerce, the Main Street program and Explore Hillsboro cover businesses, downtown events and visitors.
The Hillsboro Reporter is the local paper, and the best place to follow council, school board and county news.
Verified September 2026 against the City of Hillsboro, the Hill County Appraisal District, the Hill County Tax Assessor-Collector, HILCO Electric Cooperative, the Aquilla Water Supply District, Blue Transit (Heart of Texas Rural Transit District), Hillsboro ISD, Hill Regional Hospital and Hill County election notices. Phone numbers, addresses, hours, fees and providers change; confirm anything you intend to rely on. City administrative offices are at 214 E Elm St; Historic City Hall at 127 E Franklin St is the meeting venue. The Parks & Recreation phone number differs between city and Chamber listings and is not shown. No separate animal control number was confirmed; the DPS non-emergency line is suggested in the meantime. Oncor, Atmos Energy and Poison Control numbers are their published statewide or national lines. The current owner and operator of Hill Regional Hospital could not be confirmed and is not stated. Blue Transit fares and service areas are as published; trips into McLennan County may be handled by a separate transit district. Aquilla Water Supply District contact details come from secondary listings and are not shown. Hill College campus details and the Tax Assessor-Collector telephone number were confirmed only through secondary sources. Search results relating to Hillsboro, Oregon, Ohio, Missouri and Illinois were excluded; every listing was verified as serving Hillsboro, Texas. Listings are for general local reference and are not endorsements; I receive no compensation from any organization named. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Hillsboro Frequently Asked Questions
Answered with verified specifics, from the outlet mall and the data center to chickens, short-term rentals and the new fence rules.
01Is every 76645 address inside Hillsboro?
No. The 76645 ZIP code covers a large area of rural Hill County, and many “Hillsboro, TX” listings actually sit on county roads outside city limits. Some 76645 homes even show another town entirely.
That line changes more than the tax bill. Inside the city you get city water and sewer, Oncor with retail choice and city police. Outside it, you may have a rural water supply corporation or a well, septic, HILCO electric and a different school district, such as Abbott, Aquilla, Itasca or Whitney ISD. You skip the city tax but may lose city zoning protection.
Check whether the City of Hillsboro is a taxing unit on the Hill County Appraisal District record (254-582-2508), or call the city at 254-582-3271. Then confirm the water, sewer and electric providers by address.
02What happened to the outlet mall?
The city and a developer, Glaser Retail Partners, bought the fading mall in 2023, and most of it came down in 2025. The Outlets at Hillsboro opened in 1989 as one of the first outlet malls in Texas, grew to more than 100 stores at its peak and was down to two by 2025.
Since May 2026, Chili’s, Panda Express, Chick-fil-A and Waffle House have opened on the I-35 frontage. A Boot Barn is under construction and a Starbucks is planned. The site is being rebuilt as a planned $75 million restaurant, retail and industrial center.
Plans for the city’s back two-thirds are not final, and tenants and timelines may change. To follow the next phase, watch city council agendas and the Hillsboro Reporter, the local paper.
03What is the proposed data center in north Hillsboro?
A developer has proposed a data center on about 300 acres of economic development land next to the industrial park, already zoned heavy industrial. The site is owned by the Hillsboro Economic Development Corporation and was reported in 2026 to be under a pre-sale contract.
Many residents spoke against it at an April 2026 meeting. Hill County paused new data centers in unincorporated areas on May 12, 2026, then lifted the pause on June 4 with a review checklist.
The land sale’s status was not confirmed, and the project is still under discussion. If you are weighing a home on the north side, follow it yourself: city council meets the first and third Tuesday at 6pm in Historic City Hall, 127 E Franklin St, with agendas posted online, and the Hillsboro Reporter covers council and county news.
04Why is the Hillsboro tax rate so high?
Several taxing units stack up, and two of them just raised rates. The city adopted $0.8024 per $100 for 2025 at the voter-approval rate, about an 11 percent increase, and Hill County’s rate rose about 11.5 percent to $0.4526.
Add Hillsboro ISD at about $1.14 and Hill College at about $0.08, and the combined in-city rate runs roughly 2.4 to 2.5 percent before exemptions, higher than most Metroplex suburbs. The school and college figures are 2024 rates because 2025 rates were not confirmed, so the total is an estimate. No MUD, PID or emergency services district was found inside city limits.
As an illustration, a homestead runs about $4,600 a year at $250,000 and $7,100 at $350,000 after exemptions. Budget on this year’s adopted rates, not last year’s.
05Does the city offer a homestead exemption?
The city and county offer no general homestead exemption, only $10,000 for owners 65 and older. Hill County also applies a $3,000 farm-to-market road exemption on homesteads.
The real savings are on school taxes, where the state exemption is $140,000, plus $60,000 more for owners 65 or older or disabled, who also get a freeze on their school tax. On a $250,000 homestead, that $140,000 cuts the estimated Hillsboro ISD bill from about $2,860 to about $1,260.
A homestead also gets a 10 percent cap on yearly increases in taxable value, which resets when the home sells. File with the Hill County Appraisal District at 1407 Abbott Ave (254-582-2508). Filing is free, and the district also handles protests through its taxpayer portal.
06Does Hillsboro ISD have a four-day week?
Yes. Hillsboro ISD began a four-day week in 2024–25 and continues it in 2026–27. The district calls it a modified four-day week, and many families value the schedule.
The district serves about 2,000 students with one campus per grade level: Hillsboro Elementary (Pre-K–3), Hillsboro Intermediate (4–6), Hillsboro Junior High (7–8) and Hillsboro High School. It also holds a perfect state financial-integrity rating.
The district earned a B (89) in the 2026 state ratings, after an A in 2025; check TXschools.gov for current ratings. The four-day week applies only to Hillsboro ISD, and rural 76645 homes can sit in another district, so confirm the district on the appraisal record, then with the district office at 121 E Franklin St.
07What is Hill College’s connection to Hillsboro?
Hill College began here in 1923 as Hillsboro Junior College, one of the first municipal junior colleges in Texas. It closed in 1950, reopened as Hill Junior College in 1962 and became Hill College in 1985. The Hillsboro campus is at 112 Lamar Dr.
Hillsboro ISD families live in its taxing district, so graduates pay in-district tuition, and high schoolers can take dual credit while finishing their diploma. Residents of Abbott, Bynum, Covington, Itasca and Whitney ISDs are in-district too, while Aquilla, Penelope and Hubbard ISD residents pay out-of-district rates.
The campus has a cybersecurity center, health and public service programs, workforce training and the Texas Heritage Museum. The college adds about $0.08 per $100 to the in-city tax bill. Confirm 2026–27 tuition with the college.
08What are the historic district rules?
Homes in the residential or downtown historic districts need a Certificate of Appropriateness before exterior changes or demolition. A seven-member Historic Preservation Commission reviews applications.
The Hillsboro Residential Historic District joined the National Register in 1984 with 257 properties near Corsicana, Pleasant, Franklin and Elm streets. Many of the town’s Victorian and Craftsman homes sit in that core, and some are inside the city’s historic landmark overlay, so ask whether a specific address is covered before you make an offer.
Ask before you plan a remodel or budget for exterior work. Zoning, platting and historic district questions go to City Planning at 214 E Elm St, and building permits go through Building Inspection at 955 Corsicana Hwy (254-580-1144). The rules are in Code Article 1.900 and Zoning Section 4.29.
09What are the minimum lot sizes?
It depends on the district: 7,400 square feet (SF-7), 9,600 (SF-9), 30,000 (SF-30) and one acre (AR-1). Homes in these districts are capped at 35 feet or two and a half stories.
Those minimums come from City of Hillsboro Zoning Ordinance O2007-01-01, as amended, Sections 3.13A to 3.15. If you plan to build, a building permit needs a platted lot and a site plan, and a certificate of occupancy comes before anyone moves in. Infill new builds on existing in-town lots have been listed around $270,000.
Much of the acreage with a 76645 address sits outside city limits, where you may not have city zoning protection. Ask City Planning at 214 E Elm St which district covers a parcel before you plan a build.
10How many chickens can I keep?
Up to six chickens on a lot under half an acre and ten on a larger lot, with no more than one rooster. Those limits apply inside city limits and come from Code Sections 2.203, 2.204 and 2.206.
Cattle, horses, sheep and goats need an enclosure of at least two acres, and pigs are not allowed in the city. The one-acre AR-1 district alone will not clear that bar for livestock, so measure the usable enclosure, not just the lot.
If animals are a priority, rural homesites on county roads run from one acre to 200-plus acres with room for livestock and ag use, mostly outside city limits. The appraisal district handles ag valuation. For a loose or stray animal inside the city, call the DPS non-emergency line at 254-582-8406.
11Can I run a short-term rental?
Yes, with a two-year city license for stays under 30 days, and most residential districts also require a Specific Use Permit first. The rules are in Code Article 4.1400.
Rentals need one off-street parking space per room and follow occupancy limits of two adults per bedroom plus two, so a three-bedroom home tops out at eight adults. Check the driveway and parking before you run the numbers.
Build the permit into your timeline before you close. Start with City Planning at 214 E Elm St or call the city at 254-582-3271. Budget carefully, too: the $140,000 school exemption applies to a homestead, so an investment property carries the full combined rate of roughly 2.4 to 2.5 percent in the city.
12Can I put a manufactured home in Hillsboro?
Yes, by right in the manufactured home district and in parks. Elsewhere they need an overlay and a Specific Use Permit and must be at least 40 by 28 feet.
Pre-1976 mobile homes cannot be used as residences. The rules are in Code Sections 3.702 and 3.703 and Zoning Section 4.30A, so check the district before you buy a lot with a manufactured home in mind.
Manufactured homes also turn up among rural listings on county roads, most of them outside city limits with different taxes and utilities. Confirm on the Hill County Appraisal District record whether the City of Hillsboro is a taxing unit, then check water, septic and electric by address. Inside the city, ask Building Inspection (254-580-1144) about permits and a certificate of occupancy before move-in.
13What changed about fences in 2026?
The city adopted a new fence ordinance in April 2026, Ordinance O2026-04-03. A permit is required for a fence over public property or between a lot line and a street or alley.
The rules sit in Code Article 3.2200, with a related provision in Section 12.204. If you are buying a home with a fence near the street, it is fair to ask the seller whether it was permitted.
Check with the city before you build along a street. Building Inspection and the Fire Marshal are at the Public Safety Building, 955 Corsicana Hwy (254-580-1144). Homes in the historic districts may also need a Certificate of Appropriateness for exterior changes. And call 811 before you dig post holes.
14Can I build a guesthouse?
Yes, with approval: guest houses, garage apartments and caretaker quarters require a Specific Use Permit and are capped at 500 square feet. The rule is in Zoning Section 2.12.
Plan on two steps. First the Specific Use Permit, then a building permit, which needs a platted lot and a site plan. A certificate of occupancy comes before anyone moves in. Zoning questions go to City Planning at 214 E Elm St, and permits to Building Inspection at 955 Corsicana Hwy (254-580-1144).
If you plan to rent the unit for stays under 30 days, the short-term rental rules also apply, including a two-year city license and one off-street parking space per room. The 35-foot height cap still applies in the single-family districts.
15Where does the water come from?
The city buys treated water from the Aquilla Water Supply District, which draws from Lake Aquilla a few miles away under a contract with the Brazos River Authority. The Corps of Engineers built Aquilla Dam, and the lake began filling in 1983.
The district sells wholesale to the city and four rural water supply corporations and does not bill homes directly. Inside the city, water, sewer and trash come on one bill through Utility Billing, 115 S Church St, Suite B (254-582-2252). Water and sewer problems go to Public Works at 254-582-3478.
Outside city limits, water may come from Brandon-Irene, Files Valley, Hill County or Chatt WSC, or a private well. City water customers outside city limits pay 1.5 times the in-city water rate. Confirm the provider by address.
16Is there a hospital and ambulance in town?
Yes. Hill Regional Hospital is a 25-bed critical access hospital with a 24/7 emergency department and on-site specialty clinics, at 101 Circle Dr (254-580-8500), about five minutes from the square.
The fire department operates around the clock and provides advanced life support ambulance transport. Hillsboro Fire/Rescue is at 110 W Franklin St (non-emergency 254-582-1275), and police and firefighters are cross-trained under the city’s Department of Public Safety.
Trauma care is at Baylor Scott & White in Waco (Level II) and Temple (Level I), and advanced specialty care is there too; Waco is about 35 minutes off-peak and Temple about 70. Outside city limits, emergency response follows county arrangements, so ask about fire service for any rural address.
17How do trash and bulk pickup work?
Frontier Waste Solutions collects trash weekly and recycling every other week on the same day, billed with city utilities. Water, sewer and trash come on one city bill.
Bulk and brush pickup is the third Wednesday of the month, by appointment, up to three cubic yards. Call Frontier at 254-221-0705 ahead of time to get on the list, which is worth doing early if you expect move-in boxes and cleanup.
Extra carts go through the city Finance office at 254-582-3405. Start service at Utility Billing in the City Annex, 115 S Church St, Suite B (254-582-2252), which has a drive-through, and pay online through the city’s OpenGov portal at hillsborotx.org. Frontier’s city service covers city utility customers, so confirm trash arrangements for a rural address.
18Is there public transit?
There is no fixed-route bus, but Blue Transit offers curb-to-curb rides open to the public on weekdays, 6am to 6pm, $1 each way in the county and $2 to another county. Call 254-292-1873 to schedule.
Blue is operated by the Heart of Texas Rural Transportation District and serves riders of any age on demand. Call ahead to book. Fares and service areas may change, and trips into McLennan County may be handled by a separate transit district.
For rail, the nearest Amtrak stations are Cleburne and McGregor, both on the Texas Eagle; Cleburne is about 45 minutes off-peak via SH 171. DFW Airport is about 80 minutes, and Hillsboro Municipal Airport (254-582-3731) serves general aviation. For most daily errands and commutes, plan on a car.
19Where does I-35 split, and how far is Dallas?
Hillsboro sits where I-35 divides into I-35E and I-35W, with the split just north of town: about 62 miles to Dallas, 56 to Fort Worth and 34 to Waco.
Off-peak that’s roughly an hour to either downtown and 35 minutes to Waco. Estimated times from the courthouse square run about 20 minutes to West, 30 to Waxahachie, 38 to Magnolia Silos, 58 to downtown Fort Worth, 65 to downtown Dallas and 80 to DFW Airport.
Rush hour into Dallas or Fort Worth adds more, so test the commute at your real hours on a live map. SH 22 runs west to Lake Whitney and SH 171 northwest to Cleburne. Homes near I-35 hear the trucks, so visit a listing at different times of day.
20Who provides electricity?
Inside the city, Oncor delivers power and you pick a retail provider at powertochoose.org. Oncor owns the wires and takes outage reports at 888-313-4747.
Some rural addresses are on HILCO Electric Cooperative, based in Itasca, with no provider choice. HILCO answers its phones around the clock at 254-687-2331 or 800-338-6425. Confirm by address, since a 76645 ZIP does not tell you which system serves a home.
For natural gas, the leak line is Atmos Energy’s: if you smell gas, leave first, then call 911 and Atmos at 866-322-8667. Internet options vary block by block, so check the FCC broadband map for any address before you commit, especially outside town.
Answers were verified as of September 2026 from the City of Hillsboro, its Code of Ordinances and Zoning Ordinance, Hillsboro ISD, the Texas Education Agency, the Hill County Appraisal District, the Aquilla Water Supply District, Hill Regional Hospital listings, Blue Transit and regional reporting. Rates, fees, providers and ordinances change; verify anything you intend to rely on. Code and zoning references: minimum lots, Zoning Sections 3.13A to 3.15; animals, Code Sections 2.203, 2.204 and 2.206; short-term rentals, Code Article 4.1400; manufactured homes, Code Sections 3.702 and 3.703 and Zoning Section 4.30A; accessory dwellings, Zoning Section 2.12; fences, Code Article 3.2200 (Ordinance O2026-04-03) and Section 12.204; historic preservation, Code Article 1.900 and Zoning Section 4.29. Tax rates: City of Hillsboro 0.8024 and Hill County 0.452647 for 2025; the combined rate uses Hillsboro ISD’s 2024 rate because its 2025 rate was not confirmed and is an estimate. Outlet mall and data center information is from the City of Hillsboro and regional reporting through August 2026; tenants and timelines may change. Hill County adopted a data center moratorium on 12 May 2026 and rescinded it on 4 June 2026. Rating referenced: Hillsboro ISD B, score 89, released 14 August 2026. Distances are published figures and drive times are estimates. Search results relating to Hillsboro, Oregon, Ohio, Missouri and Illinois were excluded; every item was verified as Hillsboro, Texas. This is general information, not legal, tax, lending, insurance, environmental or engineering advice. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Your Hillsboro Real Estate Expert
Hillsboro is changing, but not overnight. I keep my clients focused on what is actually happening instead of what is rumored, and I watch council agendas, the appraisal district and the county courthouse the same way I watch comps. Everything on this page was researched and verified, and the awkward parts are named.
Bobby Franklin, REALTOR®
TREC #0805459
Legacy Realty Group – Leslie Majors Team
NTREIS MLS Access
76645 Doesn’t Mean City Limits
The Hillsboro ZIP code reaches far into rural Hill County. Inside the city you get city water, Oncor and the choice market, and city police. Outside it, you may have a rural water supply corporation or a well, septic, and HILCO electric. I confirm the taxing units on the Hill County Appraisal District record before we talk price.
Budget for the Tax Rate, Not the Price Tag
The city adopted $0.8024 per $100 for 2025, at the voter-approval rate, and Hill County’s rate rose about 11.5 percent to $0.4526. Add the school district and the combined rate lands well above most Metroplex suburbs. The city and county offer no general homestead exemption. I build your payment on this year’s adopted rates.
The Old Outlet Mall Is Coming Back
The city and Glaser Retail Partners bought the old outlet mall in 2023, and it came down in 2025. Chili’s, Panda Express, Chick-fil-A and Waffle House have opened on the I-35 frontage since May 2026, with more announced. Plans for the city’s back two-thirds are not final, so I watch council agendas for the next phase.
Steady Growth After a Big Run
The Hill County federal index is up about 139 percent since 2009, with a 14 percent jump in 2023, and has grown only about 3 percent a year since. Typical values around Hillsboro sit near the low $200s. Buyers have room to negotiate; sellers need the right price on day one.
Where I-35 Splits
Hillsboro sits right where I-35E and I-35W divide, about 30 minutes from Waxahachie, 35 from Waco and roughly an hour to either downtown off-peak. You get a real courthouse square, a hospital with an ER, and Lake Aquilla and Lake Whitney nearby.
I Will Tell You Not to Buy It
Hillsboro rewards honesty. The tax rate is high for the price point. Specialists and trauma care are in Waco or Temple. Many homes are older, and creek flood zones are parcel by parcel. A proposed data center in north Hillsboro is still under discussion, and the county has paused new data centers in unincorporated areas. If any of that is a dealbreaker, you will hear it from me first.
Five things worth knowing before you start looking here
Confirm the property is inside city limits on the appraisal district record. Second, budget on this year’s adopted city, county and school rates. Third, confirm the water, sewer and electric providers by address. Fourth, check the flood map on anything near a creek. And fifth, check USDA eligibility by address if a zero-down loan is on the table.
Financing — four lenders I trust
Andrew Bryan
Miramar Mortgage
andrewthelender.com
Jennifer Nelson
Eustis Mortgage
eustismortgage.com
Rachael Carter
My TX Mortgage Team
mytxmortgageteam.com
Taylor Fruge
Lower Mortgage
lower.com
Three Hillsboro-specific things to raise with all four. Make sure your escrow uses the right taxing units, city or rural, because the ZIP code does not tell you. Ask about USDA, since many addresses around Hillsboro may qualify, and check eligibility by address. And nearly every Hillsboro home sits under the $541,287 FHA limit, so compare FHA and conventional side by side. I recommend these lenders based on their expertise and service. I do not receive compensation for referrals.
Ready to talk, or just have a question?
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 is inside city limits, who provides the water and power, what the tax bill will look like at this year’s rates, and what the flood map says.
Bobby Franklin, REALTOR® · Legacy Realty Group – Leslie Majors Team · 214-228-0003 · northtexasmarketinsider.com
Information on this page is provided for general reference and is not legal, tax, insurance, environmental or lending advice. The City of Hillsboro tax rate for tax year 2025 was $0.8024 per $100, adopted at the voter-approval rate; the Hill County rate was $0.452647, up from $0.405867 in 2024. Hillsboro ISD and 2026 rates for all units were not confirmed as of September 2026. Appreciation figures refer to the FHFA All-Transactions House Price Index for Hill County, series ATNHPIUS48217A, which recorded 138.20 in 2009, 272.87 in 2022, 311.65 in 2023 and 329.65 in 2025; FHFA describes county indices as developmental and subject to revision. The Zillow Home Value Index for ZIP 76645 was $208,416 at the end of June 2026; the ZIP includes areas outside city limits. Past appreciation does not predict future appreciation. Outlet mall redevelopment information is from the City of Hillsboro and regional news reporting through August 2026; announced tenants and timelines may change. The proposed data center refers to a 300-acre site owned by the Hillsboro Economic Development Corporation under a pre-sale contract as reported in 2026; its current status was not confirmed. Hill County adopted a one-year moratorium on new data centers in unincorporated areas on 12 May 2026. Flood risk is parcel-specific; order a floodplain determination. USDA eligibility is determined by address and household income. Hillsboro ISD serves the city; district assignment for rural addresses must be confirmed by parcel. School information is not a recommendation regarding any school, district, neighborhood or property. The FHA one-unit limit of $541,287 is the 2026 national floor; confirm limits with your lender. Drive times are off-peak estimates. Search results relating to Hillsboro, Oregon, Ohio, Missouri and Illinois were excluded; every figure was verified as Hillsboro or Hill County, Texas. All real estate services are provided through Legacy Realty Group. Equal Housing Opportunity.
Bobby Franklin
Realtor®
Serving DFW | Ellis County
16 Northgate Dr. Ste 100
Waxahachie, TX 75165
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