Italy is a small Ellis County town that blends farm‑country roots with convenient access to Dallas and Waco. Known as “The Biggest Little Town in Texas,” it offers established neighborhoods, acreage tracts, and open land, appealing to buyers who want space, small‑town community, and long‑term value while staying connected to major jobs, shopping, and entertainment.
Italy calls itself “the Biggest Little Town in Texas.” It sits on I-35E about 15 miles south of Waxahachie and 20 miles north of Hillsboro, with an original town grid, a pocket of newer construction and a wide ring of acreage and land.
About $130K–$200K
Older single-family homes on the original town grid around Main, College, Poplar, Parker and Ward Streets, near City Hall.
Many lots run a fifth to nearly half an acre. Condition varies widely, from fixer-uppers to updated homes.
About $300K–$320K
New homes on existing in-town lots, such as a 2025 home of about 1,600 square feet on Couch Street.
New construction with city utilities, a few blocks from Main Street.
About $320K–$330K
Italy’s newer-construction pocket along Escovedo Drive: one-story, three- and four-bedroom homes of about 1,600 to 1,750 square feet, many by Bridge Homes, on lots of about a fifth of an acre.
Builders have advertised closing-cost incentives. One listing shows a $500 fee; ask what it covers and how often it is due.
About $330K–$450K
Newer in-town streets with three- and four-bedroom homes of roughly 1,900 square feet and up.
Some larger homes nearby sit on an acre or more, and a few include pools.
About $480K–$790K
Custom and farmhouse-style homes on two to five acres and up, along Goodwyn, Carter, Derrs Chapel, Witten and FM 55.
Room for workshops, livestock and space, usually outside city limits with septic and rural water.
About $110K to $1.2M
Land is a big share of what’s for sale: one-acre homesites from about $110,000, two-acre lots, and tracts of 10 to nearly 80 acres.
Check water, septic, electric and the flood map before you buy, and ask whether the tract is inside the city or its growth area.
Lowest entry prices
Occasional manufactured homes come up in and near town, including a renovated single-wide a few blocks from downtown listed under $50,000.
The city has zoning, so confirm where manufactured homes are allowed before you buy a lot for one.
Swipe or drag sideways to see them all.
Redfin put Italy’s median sale price at about $266,000 in August 2026, up about 10 percent on the year, but only a handful of homes sell each month.
One sale can move the median a lot, and land makes up a big share of the listings. Compare in-town homes with in-town sales and acreage with acreage.
In town, water comes from the City of Italy. Much of the countryside is served by the South Ellis County Water Supply Corporation, headquartered on Main Street, which has issued several boil-water notices since 2024.
Acreage usually means septic. Confirm the water, sewer and electric providers for any property.
Italy has a zoning map and a Planning & Zoning Commission, and the city is working on a new comprehensive plan.
A large solar farm of about 1,400 acres is under construction within Italy ISD, with operations targeted for late 2026. It adds to the school tax base.
Italy ISD serves the town from Stafford Elementary and Italy High School, home of the Gladiators.
Rural 76651 addresses may fall in Waxahachie or Milford ISD, so confirm the district on the appraisal district record for any property outside town.
Area names reflect street clusters, housing types and one named subdivision rather than official neighborhoods, drawn from listing portals, builder listings and the City of Italy, observed in September 2026. Prices shown are asking prices and builder list prices, not closed sales, and change quickly; ask for a current comparative market analysis. Gladiator Estates homes are listed by Bridge Homes and others; a $500 fee appears on one listing, and its frequency and whether it is a homeowners association fee were not confirmed. Subdivision names for Venice Drive, Lora Sue Court and nearby streets were not confirmed. Market figures: Redfin median sale price of $265,824 for August 2026, up 9.6 percent year on year; sales volume is small and monthly figures are volatile. Zillow and Realtor.com readings for Italy were not confirmed. ZIP 76651 includes areas outside city limits. Water service inside the city is provided by the City of Italy; South Ellis County Water Supply Corporation issued boil-water notices in 2024, 2025 and 2026 as posted on its website. Electric and natural gas providers by area were not confirmed. The city’s official zoning map was revised in November 2020; minimum lot sizes and manufactured-home rules were not confirmed. The Oystercatcher Solar project is described from state filings and its financing announcement; its commercial operation date is a projection. Italy ISD campus names are from the Texas Tribune; filings for the solar project show Italy ISD bordering Waxahachie and Milford ISDs; district assignment must be confirmed by address. School information is not a recommendation regarding any school, district, neighborhood or property. The combined property tax rate was not confirmed: the 2025 Italy ISD rate of 1.0737 and Ellis County rate of 0.273992 per $100 total about 1.35 before the City of Italy and Ellis County ESD No. 3 rates. Flood risk is parcel-specific. Search results relating to the country of Italy and other places named Italy were excluded; every item was verified as Italy, Texas. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Italy is small, and its food and shopping fit along Main Street and the I-35E frontage. Groceries and prescriptions mean a short drive to Waxahachie, and the places outside town are labeled so you know which town you are in.
129 W Main St · 469-257-2090
A small-town Mexican kitchen known for menudo, barbacoa, carne guisada, breakfast tacos and chips and salsa.
Online ordering is available. Call ahead for hours, since published opening times differ.
1020 Dale Evans Dr · 972-483-3138
The original Texas Best Smokehouse, with pit-smoked brisket and ribs, jerky made on site, fudge and Texas gifts on the I-35E frontage.
The store runs around the clock with fuel and Tesla Superchargers; the BBQ counter keeps shorter hours.
At Texas Best Smokehouse #1
Burgers, tots and shakes, sharing the travel-center site on Dale Evans Drive.
761 Dale Evans Dr
The in-town stop for basic groceries and household goods, open 8am to 10pm daily.
W Main St
A second discount store for groceries, refrigerated items and household basics. Check the store locator for current hours.
Nearest: Waxahachie, about 15 min
Italy has no full-service supermarket, and no pharmacy was confirmed in town. The dollar stores and the travel center cover the basics.
Most residents do a weekly grocery and pharmacy run to Waxahachie, about 15 miles north, or to Ennis or Hillsboro.
Downtown Italy
The post office sits just off Main Street, and the South Ellis County Water Supply Corporation office is at 109 W Main for rural water customers.
Downtown Italy
Italy grew into a market town after the Katy railroad arrived in 1890, and US 77 still runs straight through downtown.
City Hall anchors Main Street at 161 W Main, home of “the Biggest Little Town in Texas.”
In town
The city maintains Upchurch Ball Fields on Dillworth Street and George E. Scott Memorial Park.
Italy High School, 300 S College
Gladiator football and small-town sports bring the town together through the school year.
Waxahachie, not Italy
The nearest supermarkets, pharmacies and big-box stores, plus the historic courthouse square full of restaurants and shops.
Not Italy
Ennis is about 20 miles northeast on SH 34, and Hillsboro about 20 miles south on I-35E, each with groceries, dining and more shopping.
Everything under Food, Shops and Things To Do is in Italy. Sites that list restaurants “near Italy” often mean other towns, and those are left off or labeled.
Two things worth saying plainly. There is no supermarket in town, so plan a weekly run to Waxahachie. And small-town hours change, so check before a special trip.
What stands out is the character: a Main Street Mexican kitchen, the original Texas Best Smokehouse on I-35E, and Friday nights with the Gladiators.
Verified September 2026. This is a curated list drawn from business websites and social pages, official store locators, the City of Italy and listing directories. La Hacienda Mexican Grill was confirmed through an active online ordering page and a directory listing updated in July 2026; published opening times differ between sources. Texas Best Smokehouse #1, its fuel center and Sonic were confirmed through the operator’s site; restaurant hours vary by source. Dollar General was confirmed through the official store locator. Family Dollar appears on the official locator; its street address comes from secondary directories. The post office address and hours come from secondary directories. No full-service grocery store, pharmacy, bank, antique store, feed store, farmers market or winery was confirmed in Italy. Other fast-food outlets listed by aggregators on I-35E could not be confirmed and are not shown. The Station Cafe on W Main St is closed and is excluded. Park names are from the City of Italy. Businesses under “Just Outside” are located in Waxahachie, Ennis or Hillsboro, not in Italy. Search results relating to the country of Italy and other places named Italy were excluded; every item was verified as Italy, 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.
From a Prairie Settlement Named for “Sunny Italy” to a Katy Railroad Cotton Town on I-35E
The first land grant in what is now Ellis County went to Thomas Jefferson Chambers in 1834, and William R. Howe settled on Chambers Creek, a few miles north, in 1843.
The Shawnee Cattle Trail, the first north–south cattle trail in Texas, crossed the Blackland Prairie near present-day Italy from about 1850 to 1873.
Gen. Edward H. Tarrant, for whom Tarrant County is named, was buried near his plantation about three miles northeast of today’s town.
He was moved to Fort Worth in 1928, and a 1936 Texas Centennial marker on W Main Street tells his story.
The Aycock brothers built the first house on the town site in 1879, which also served as a grocery and post office.
Residents weighed Houston Creek, Egypt and Italy. The Waxahachie postmaster chose “Italy” in 1880 because the climate reminded him of “sunny Italy.” Locals have long said it “IT-lee.”
The Missouri, Kansas and Texas (Katy) Railroad reached Italy in December 1890, and the town became a market center almost overnight.
A newspaper started and Italy incorporated in 1891. The town counted about 500 people by then.
Three schools, Italy Institute, Southwestern Normal College and Hope Institute, enrolled more than 350 students by 1894, and six churches were holding services by 1900.
The International–Great Northern Railroad arrived in 1901, and the population passed 1,000.
The Texas Electric interurban between Dallas and Waco began service in 1913, and by the 1920s Italy had five cotton gins, a compress and a cottonseed oil mill.
Italy ISD was established in 1925, when the town counted about 1,500 people.
The school board hired William Hobart Stafford and his wife Bessie to teach at the Italy Colored School, where he pushed for better utilities and a harvest-season schedule.
The school was renamed in his honor, and today’s Stafford Elementary carries his name. A state Undertold Marker honoring him was unveiled there on Juneteenth 2026.
The Depression started a decline that lasted about 35 years, as farms consolidated and businesses fell from 45 in 1930 to about 20 by 1970.
An upswing began in 1975 with more milo and corn, and by 1980 Italy was a bedroom community for Dallas–Fort Worth.
Residents of the south side neighborhood known as “The Hill” organized for water, sewer and paved streets, forming a separate Colored City Council with John Henry Farrow as its mayor.
Ebony featured the council in 1951, and the city built a small Colored City Hall on Williams Street in 1953. Preserved as a museum, it received a state Undertold Marker in 2021.
I-35E replaced most of old US 77, the road through downtown Italy, as the main route between Dallas and Waco.
Travelers moved to the frontage road, which is why the original Texas Best Smokehouse sits on I-35E today.
Italy counted 1,926 people in the 2020 Census. It is home to Italy ISD and the Gladiators, and a stop on I-35E between Waxahachie and Hillsboro.
The city is writing a new comprehensive plan, and solar farms in the area now add to the school tax base.
Compiled from the Texas State Historical Association Handbook of Texas, Texas Historical Commission markers, the City of Italy, Italy ISD and United States Census counts. Where sources conflict both versions are noted rather than resolved. The Handbook of Texas credits the name to Waxahachie postmaster Gabriel J. Penn and the town’s climate; other accounts credit a settler who had visited Italy. John Henry Farrow served as mayor of Italy’s separate Colored City Council, which accounts date from about 1948 to around 1950; he was not mayor of the City of Italy. The March 1951 Ebony article was not reviewed directly. The Colored City Hall marker, dated 2017 by one database, was unveiled on 19 June 2021; the William Hobart Stafford marker was unveiled on 19 June 2026. The Interstate 35E opening date at Italy was not confirmed and is described generally. Census counts include about 500 (1890), 1,061 (1900), 1,230 (1930), 1,183 (1960), 1,993 (2000), 1,863 (2010) and 1,926 (2020); the 1925 figure is a Handbook estimate. The origin of the motto “the Biggest Little Town in Texas” and of the Gladiator mascot were not confirmed. No National Register of Historic Places listing was found in Italy; the nearest are in Waxahachie. Search results relating to the country of Italy and other places named Italy were excluded; every item was verified as Italy, Texas. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
A Homecoming Parade Down Main Street, Friday Nights with the Gladiators, and a Hometown Christmas
The parade rolls from the high school down Main Street, the old US 77, to a downtown pep rally, and alumni come home for the homecoming game that night.
Italy ISD organizes homecoming week each fall. The date follows the football schedule, so check with the district.
Friday Night Lights at Gladiator Coliseum on S College Street, where much of the town turns out.
A community worship service and the lighting of the town tree, hosted by the Italy Ministerial Alliance.
A hometown Christmas parade through downtown, followed by a party at the Pavilion.
The city also runs a Toys for Tots drive at city offices from late November into December.
An evening of stories and a visit with Santa at the S.M. Dunlap Library.
The Italy High School band’s holiday concert in the school cafetorium.
The county’s 4-H and FFA livestock show, free to attend, with a ticketed PRCA rodeo at the Ellis County Expo Center.
More than 40 miles of mapped bluebonnet driving trails, with a festival weekend in mid-April. Blooms usually peak around the third week.
A 16th-century village with jousting, shops and stages on FM 66, about 20 minutes north.
A Czech-heritage polka festival with dances and a parade.
Tours of historic Victorian and Craftsman homes, benefiting the Ellis County Museum.
Fireworks on the evening of July 3 and a hometown parade on the Fourth.
Youth livestock and creative arts, ending with the Sale of Champions. Organizers date it to 1913.
A free, outdoor living re-creation of Bethlehem on evenings in early and mid-December.
Italy’s year runs on Gladiator football, homecoming and a busy December, organized by the city, the school and local churches.
What you will not find: a town festival, Fourth of July celebration, rodeo or trunk-or-treat could not be confirmed as a yearly Italy tradition.
For bigger events, Waxahachie and Ennis are about 20 minutes away, and Hillsboro about the same to the south.
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 Italy, Italy ISD or event organizers. Event patterns are drawn from the City of Italy, Italy ISD, the Ellis County Youth Expo, the Ennis Garden Club, event organizers and regional reporting. The December events in Italy were confirmed on the City of Italy’s 2025 holiday schedule; that they recur every year is based on that single source. Homecoming was confirmed in 2024 and earlier years. A Saturday trade day at the Pavilion was also listed, but its frequency was not confirmed and it is not shown. An Italian festival described in an older Handbook of Texas entry was not found in recent years and is excluded. The Hill County Fair’s 1913 origin is the organizer’s statement. 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 Waxahachie, Ennis or Hillsboro, not in Italy. Search results relating to the country of Italy and other places named Italy were excluded; every item was verified as Italy, Texas. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
What to know about Italy schools:
The rating: Italy ISD earned a B in the 2026 state ratings, and the district reports B ratings for 2024 and 2025. Review the full results at TXschools.gov.
The perk: Meals are free for all students in 2026–27, and Pre-K is free for eligible four-year-olds, with a tuition option for everyone else.
Want the full breakdown? Read our complete Italy schools guide →
Inside town, Italy ISD runs two campuses, Stafford Elementary and a combined junior high and high school, on a four-day instructional week. It earned a B in the 2026 state ratings, but rural homes with an Italy address can be in a different district.
300 S College St · 972-483-7411
Home of the Gladiators. Italy ISD serves the town with two campuses from Pre-K through 12th grade, so every in-district child attends the same schools.
The board approved a four-day instructional week for 2026–27, with longer school days and optional intervention and activity days.
Meals are free for all students in 2026–27.
Italy
Named for William Hobart Stafford, a longtime Italy teacher, it serves Pre-K through sixth grade, with a gifted and talented program for grades 1–6.
300 S College St
One combined campus for grades 7 through 12, where the Gladiators play Friday nights at Gladiator Coliseum.
Stafford Elementary
Pre-K is free for students who meet state eligibility, and families who don’t qualify can enroll through a tuition-based option.
The district lists tuition-based Pre-K at $400 a month. A Head Start Pre-K program is also referenced. Confirm current details with Stafford Elementary.
Italy Junior High–High School
Programs of study in animal science, applied agricultural engineering, design and multimedia arts, food science and government and public administration, with Civil Air Patrol participation.
Italy Junior High–High School
Academically eligible students can earn college credit through the high school’s dual credit program while finishing their diploma.
Italy ISD
Football, volleyball, cross country, basketball, powerlifting, baseball, softball, track and cheer, and a band that made history at the UIL state marching contest in 2025.
Rural 76651 addresses
An Italy mailing address does not guarantee Italy ISD. Rural homes in the 76651 ZIP can fall in Waxahachie or Milford ISD.
The district is set by the parcel. Check the school district on the Ellis Appraisal District record, then confirm with the district.
Inside town, it is simple: one district, two campuses.
Out in the county, homes with an Italy 76651 address can sit in Waxahachie or Milford ISD. That changes the school and the tax rate.
Check the Ellis Appraisal District record for the school district, then confirm with the district.
Italy ISD’s reported 2025 rate is about $1.07 per $100. On a $250,000 homestead that is about $2,680 before exemptions.
The $140,000 state school homestead exemption brings it to about $1,180. Owners 65 and over or disabled get another $60,000 and a freeze on their school tax. You have to apply.
Italy ISD earned a B in the 2026 state ratings, and the district reports B ratings for 2024 and 2025 as well.
The case for the district rests on small campuses, a four-day week, career pathways in ag and design and a band that reached state. Review the full results at TXschools.gov.
The approved 2026–27 calendar runs four longer instructional days, with some off-days set aside for tutoring and activities.
If you work a five-day schedule, plan ahead for childcare, and check the calendar each year.
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. Ratings referenced: Italy ISD B overall for 2025–26 in ratings released 14 August 2026, as shown by the Texas Tribune from state data; the district reports B ratings for 2024 and 2025, which were not confirmed directly with the Texas Education Agency. Enrollment of 599 (Stafford 316, junior high–high school 283) is from 2026 state data. The four-day instructional week is from the district’s approved 2026–27 calendar; which weekday is off was not confirmed. Pre-K eligibility and tuition are as published by Stafford Elementary. The dual-credit partner college, transportation and transfer policies were not confirmed. The band’s 2025 state appearance is as reported by the district. School district assignment in rural Ellis County is determined by parcel; state filings show Italy ISD bordering Waxahachie and Milford ISDs; other neighboring districts were not confirmed. The 2025 Italy ISD tax rate of 1.0737 per $100 is from a summary of the board’s 25 August 2025 meeting and was not confirmed against the county tax office’s 2025 list; tax figures are illustrations, not quotes. No pending bond election was found. The state school homestead exemption is $140,000, with an additional $60,000 for owners aged 65 or older or disabled. Program details come from the district and may change. Search results relating to the country of Italy and other places named Italy were excluded; every item was verified as Italy, 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.
Median Sales Price
What Italy homes actually sold for each month. Read the caution beside it before you draw any conclusion from a single month, because this is a very small market.
Italy often closes only a few homes in a month. Redfin recently put the median near $266,000, while other snapshots have shown one sale well below that. That is sample size, not the market.
Older homes on the original town blocks, new builds in Gladiator Estates and homes on acreage all land on this one line. The citywide median is almost certainly not your comp.
Texas is a non-disclosure state, so portal prices are models. This is MLS. Many homes with an Italy address sit outside city limits, so ask for the actual comparable sales, lot size and utilities included.
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.
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.
Anything well past the median is worth a look. In a market this thin, sellers who have waited two months are usually the ones willing to negotiate.
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.
This chart is the key to the other three. Italy closes only a handful of homes in a typical month, and some months very few. When the bar is that short, one unusual sale moves every other number on this page.
Low volume cuts both ways. Fewer buyers, but also far fewer competing listings. New construction is your main competition, so price against it.
Expect thin inventory and some patience. The right house may simply not be listed yet, and land makes up a large share of what is for sale, which is an argument for being pre-approved and ready.
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. Italy records only a few closings in a typical month, which is not enough transactions for a monthly median to be statistically reliable. Redfin reported a median sale price of $265,824 for August 2026, up 9.6 percent year on year; other snapshots based on a single sale have shown much lower figures, which reflects sample size rather than genuine movement of that magnitude. ZIP 76651 extends beyond city limits, and listings may be filed under the city name Italy 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 combined property tax rate inside city limits 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 the country of Italy and other places named Italy were excluded; every figure was verified as Italy, Texas. 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 Ellis County index, because a town this size has too few sales for an index of its own. It is up about 140 percent since 2009, but essentially flat since 2023.
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.
Italy runs on Ellis County’s federal index, since the town sells only a handful of homes each month.
The index dipped from 2009 to 2011, then climbed for a decade, jumping 15 percent in 2021 and 22 percent in 2022. Since then it has been essentially flat, including a slight dip in 2025.
Over the long run it is up about 140 percent since 2009 and 113 percent since 2015. Recent buyers will see little appreciation so far.
The anchor is rounded from a median sale price of about $265,800 for Italy in August 2026. In-town resales have mostly listed well below that, and new builds and acreage above it.
Own a home on acreage or a new build? Type in what you paid; the growth rate still applies.
Italy often closes only a few homes a month, so a single sale can swing the median by tens of thousands of dollars.
The county index is flat, not falling, and the right price depends on true comparables, in town against in town and acreage against acreage.
Ellis County is part of the Dallas–Fort Worth metro, so the 2026 FHA limit is $563,500, and the conforming limit is $832,750. Both cover nearly every Italy home.
Some addresses around Italy 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: Ellis County, Texas (FRED series ATNHPIUS48139A, 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 Ellis County series recorded 121.01 in 2009, 136.54 in 2015, 194.16 in 2020, 273.47 in 2022, 286.14 in 2023, 291.13 in 2024 and 290.36 in 2025: a rise of about 140 percent since 2009 and about 113 percent since 2015, with a change of about minus 0.3 percent in 2025. FHFA describes county indices as developmental and subject to revision. The county series is used because Italy’s sales volume is too small for a city-level index; it is county-wide and will not reflect acreage or rural properties precisely. The prefilled dollar figures are derived, not published: they apply the Ellis County index to an anchor of $265,000, rounded from a Redfin median sale price of $265,824 for Italy in August 2026; with so few sales, this figure varies widely month to month and should be refreshed periodically. Zillow and Realtor.com readings for Italy were not confirmed. ZIP 76651 includes areas outside city limits. The index is built from conforming loans and excludes jumbo lending and all-cash purchases. The 2026 FHA one-unit limit of $563,500 for the Dallas–Fort Worth–Arlington metro, which includes Ellis County, is as published by mortgage lenders and should be confirmed with HUD; the 2026 conforming limit is $832,750. 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; published figures range from 6.60 to 6.66 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. Ellis County has offered a 20 percent general homestead exemption and the City of Italy a $6,000 over-65 exemption as of 2023; confirm current exemptions and rates with the Ellis Appraisal District. Search results relating to the country of Italy and other places named Italy were excluded; every figure was verified as Italy or Ellis 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.
Italy sits at I-35E exit 386, about 15 miles south of Waxahachie and 20 miles north of Hillsboro, where US 77 meets SH 34. You get a small town with its own police, volunteer fire department, water and library, and Downtown Dallas is about 45 minutes up the interstate.
Typical Off-Peak Drive Time from Downtown Italy
Around Ellis County and Beyond
Estimated minutes off-peak from Main Street at I-35E exit 386. Rush hour into Dallas or Fort Worth adds more. Check a live map before relying on any of them.
Italy runs its own police department on Main Street, and the Italy Volunteer Fire Department serves the area through Ellis County ESD #3.
The city runs water and sewer, and trash pickup is billed on the water bill, with a recycling bin downtown and periodic bulk trash days.
The S.M. Dunlap Library on Main Street is open Wednesday through Saturday, and the town gathers at the Pavilion, Upchurch Ball Fields and Gladiator football on Friday nights.
The original Texas Best Smokehouse sits right on the I-35E frontage.
I-35E runs straight to Dallas, and Waxahachie is about 15 miles north for groceries, hospitals and the courthouse square. SH 34 heads northeast to Ennis, and US 77 runs through downtown.
No fixed-route transit was confirmed, so plan on a car.
There is no full-service supermarket in town, so the weekly run is to Waxahachie. Emergency rooms and specialists are in Waxahachie, Hillsboro, Dallas or Waco.
The city raised water and sewer rates after more than a decade unchanged, much of the housing is older, and homes near I-35E hear the trucks.
The city system issued a citywide boil-water notice after a main break in January 2026, and another in 2023. Rural customers on South Ellis County WSC have seen partial notices too.
A large solar farm is being built within Italy ISD. Check the water, electric provider and FEMA flood map by address.
Drive times are estimates measured from Main Street at I-35E exit 386 along typical routes, not drawn from a live traffic source, and should be checked against a live map before you rely on them. Published distances are about 15 miles to Waxahachie and 20 miles to Hillsboro (City of Italy) and about 20 miles to Ennis; other distances are estimates. Rush-hour times are substantially longer. Police, fire, water, sewer, trash and library information is from the City of Italy and Ellis County ESD No. 3. 911 calls are dispatched through the Ellis County Sheriff’s Office. The ambulance provider, the city’s water source and electric, gas and internet providers were not confirmed. The citywide boil-water notice followed a water main break in January 2026; an earlier notice was issued in May 2023. South Ellis County Water Supply Corporation is a separate rural system that issued partial boil-water notices in 2025 and 2026. Hospital and trauma designations were not confirmed; hospitals named are general references. The Oystercatcher Solar project is described from state filings; its operation date is a projection. The combined property tax rate inside city limits was not confirmed. No crime, fire rating or flood zone claims are made; flood risk is parcel-specific. Search results relating to the country of Italy and other places named Italy were excluded; every item was verified as Italy, 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.
Italy runs its own police, water and sewer, trash, court and permits from a few buildings on Main Street, with a volunteer fire department on Dale Evans. Taxes, appraisal and voting run through Ellis County in Waxahachie, and many rural homes are on a separate water system. The things buyers most often miss are flagged in red.
161 W Main St · Mon–Thu 7:30am–5:30pm
972-483-7329
A mayor and five council members, with a City Administrator and a City Secretary, who handles open records requests, agendas and city elections.
City Hall’s newer pages list Monday through Thursday hours; call ahead on Fridays. Council meets at City Hall, and agendas are posted three business days ahead.
124 E Main St · night drop (no cash)
972-483-7329, ext. 107
Water, sewer and trash come on one city bill, mailed at the end of the month and due by the 15th, with a $25 late fee after that. Bank-draft autopay is available.
Pay online through PayClix (a card fee applies) or by phone at 1-866-729-2549. For after-hours main breaks or sewer stoppages, call 972-483-6212.
Billed on your water bill
972-483-7329
The city provides residential trash pickup, with the fee on your water bill.
Drop recycling in the city bin at 124 E Main St during business hours. The city also holds periodic bulk trash days; watch City Hall announcements.
109 W Main St · Mon–Thu 8–4, Fri 8–noon
972-483-6885
Serves many rural addresses around Italy, separate from the city system. Pay online around the clock and sign up for text and email alerts.
The board approved a 15 percent rate increase in September 2025, and it has issued several boil-water notices since 2024. Reconnection costs $75.
Choice market or co-op, depending on the address
Oncor outages 888-313-4747
Much of the 76651 area appears to be on Oncor, where you pick a retail provider at powertochoose.org.
Navarro County Electric Cooperative and HILCO each serve parts of Ellis County, and co-op members can’t shop providers. Get the provider for the exact address.
Varies by street
Call 811 before you dig
Natural gas service varies, and propane is common on acreage. If you ever smell gas, leave first, then call 911.
Internet options vary block by block. Check any address on the FCC broadband map before you commit.
105 W Main St
972-483-6414
The city’s own police department, a block from City Hall. 911 calls are dispatched through the Ellis County Sheriff’s Office.
Outside city limits, the Ellis County Sheriff’s Office in Waxahachie handles law enforcement.
150 Dale Evans Dr · Ellis County ESD #3
Non-emergency 469-257-2100
The city is served by the Italy Volunteer Fire Department through Ellis County Emergency Services District #3.
The district posts its meetings and tax-rate worksheets at elliscountyesd3.org.
Waxahachie, about 15 miles north · Hillsboro, about 20 south
Poison Control 1-800-222-1222
The nearest emergency rooms are in Waxahachie and Hillsboro. Specialists and trauma care are in Dallas, Fort Worth or Waco.
No clinic or pharmacy was confirmed in Italy, so plan prescriptions around a Waxahachie run.
City Hall · 161 W Main St
972-483-7329
Permits are required for new construction and remodels, roofs, water heaters, fences and sprinklers. Call before 4pm to schedule inspections.
Zoning, platting and annexation go through a five-member Planning & Zoning Commission, and the official zoning map is posted online.
City Hall
972-483-7329
In June 2025 the city posted that its animal control would not pick up animals until further notice. Call City Hall for the current arrangement.
Livestock in town is limited to two of each type on at least one acre, registered with the city each year.
City Hall · Mon–Thu 7:30am–5:30pm
972-483-7329, ext. 106
Class C citations, pleas and deferrals. Fines can be paid online through PayClix.
Driving-safety deferral paperwork requires a cashier’s check or money order, not an online payment.
About twenty minutes
One, the appraisal district record: confirm the city and the school district, since 76651 reaches into Waxahachie and Milford ISD. Two, the water provider, city or South Ellis County WSC.
Three, the electric provider for the exact address. Four, the FEMA flood map at msc.fema.gov. Five, the current tax rates for every taxing unit on the parcel.
302 N Monroe St, Waxahachie · Mon–Fri 8am–4:30pm
Tax office 972-825-5150
The Ellis County Tax Office handles property tax payments and vehicle registration, and lists the City of Italy and Italy ISD among its entities.
The Ellis Appraisal District (elliscad.com) handles values, homestead exemptions and protests. Filing a homestead exemption is free.
300 S College St
972-483-7411
Two campuses, Stafford Elementary and a combined junior high and high school, on a four-day instructional week.
Rural 76651 addresses may fall in Waxahachie or Milford ISD, so confirm by address.
300 W Main St
Library 972-483-6481
The S.M. Dunlap Library is open Wednesday through Saturday, with a searchable online catalog.
The Italy Economic Development Corporation meets at City Hall, and the historic Colored City Hall on Williams Street is preserved as a museum.
Countywide vote centers
Ellis County uses countywide vote centers, so you can vote at any location in the county on Election Day.
City of Italy elections are held in May, run by the county under contract.
Verified September 2026 against the City of Italy, Ellis County Emergency Services District No. 3, South Ellis County Water Supply Corporation, the Ellis County Tax Assessor-Collector, Italy ISD and the S.M. Dunlap Library. Phone numbers, addresses, hours, fees and providers change; confirm anything you intend to rely on. City Hall hours appear as Monday–Thursday 7:30am–5:30pm on the city’s newer pages and Monday–Friday 8am–5pm on older pages; Utility Billing and Public Works list their own hours. The city’s trash hauler and pickup day, the utility deposit amount, the ambulance provider and whether Ellis County Animal Services covers the city were not confirmed. Electric service by address was not confirmed; Navarro County Electric Cooperative and HILCO Electric Cooperative each serve parts of Ellis County, and the Oncor outage number is its published line. Natural gas availability was not confirmed. Hospital names are general references. Tax collection for the City of Italy and Italy ISD through the Ellis County Tax Office is indicated by the Texas Comptroller’s county directory and should be confirmed. South Ellis County WSC rate changes and notices are as posted on its website. Search results relating to the country of Italy and other places named Italy were excluded; every listing was verified as serving Italy, 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.
Answered with verified specifics, from why the town is called Italy to the boil-water notice, the solar farm and the four-day school week.
The name comes from the weather, not the country. In 1880 the Waxahachie postmaster chose “Italy” because the climate reminded him of “sunny Italy.” Residents had also floated Houston Creek and Egypt. The Handbook of Texas credits postmaster Gabriel J. Penn, while other accounts credit a settler who had visited Italy.
As for pronunciation, many locals say it “IT-lee,” and you will hear that at the ball fields and at City Hall.
The town itself took shape after the Aycock brothers built the first house on the site in 1879, which doubled as a grocery and post office. The Katy railroad arrived in December 1890, Italy incorporated in 1891, and today the town calls itself “the Biggest Little Town in Texas,” with 1,926 residents in the 2020 Census.
No. The 76651 ZIP code reaches well into rural Ellis County, and listings may be filed under “Italy” whether or not the property is inside the city. Some of those addresses are also in Waxahachie or Milford ISD rather than Italy ISD.
Inside versus outside city limits changes a lot: the tax bill, the school district, who supplies water and sewer, and who answers a call. Outside the city, the Ellis County Sheriff’s Office handles law enforcement, and acreage usually means septic and rural water.
To check, pull the Ellis Appraisal District record at elliscad.com and look for the City of Italy and the school district among the taxing units. Then confirm with the district, or call City Hall at 972-483-7329 (161 W Main St, Monday through Thursday, 7:30am to 5:30pm). Or send Bobby the address.
A water main break led the City of Italy to issue a citywide boil-water notice in January 2026. It was not the first: an earlier notice followed a main break in May 2023. The city also raised water and sewer rates for the first time since 2011.
For a buyer, that means water deserves the same attention as the roof or foundation. Ask the city about recent notices, current rates and planned repairs, and budget with the new rates in mind. Water, sewer and trash come on one city bill, due by the 15th with a $25 late fee after that.
Utility Billing is at 124 E Main St, 972-483-7329, ext. 107. For after-hours main breaks or sewer stoppages, the city line is 972-483-6212. Rural homes may be on a separate system, so confirm the provider for any address first.
Much of the countryside around Italy is served by South Ellis County Water Supply Corporation, not the city. Its office is at 109 W Main St, 972-483-6885, open Monday through Thursday 8 to 4 and Friday 8 to noon.
It is a separate utility with its own track record. It has posted boil-water notices on multiple dates since 2024, including partial notices in 2025 and 2026. It raised rates 7.5 percent in June 2024, approved a 15 percent increase in September 2025 and announced a capital-improvement base rate adjustment. Reconnection costs $75.
Before you buy acreage, confirm the provider by address, ask for recent bills and notice history, and sign up for its text and email alerts once you close. Acreage usually means a septic system too, so plan to inspect that separately.
Oystercatcher Solar, a utility-scale solar farm of roughly 194 to 220 megawatts (filings report a range) on about 1,400 acres. It sits entirely within Italy ISD, and operation is targeted for late 2026, though that date is a projection.
This matters most to land and acreage buyers. Derrs Chapel is one of the roads where custom and farmhouse-style homes on two to five acres and up have been listed, so a large project nearby can shape views, traffic during construction and how neighboring tracts are used.
If you are shopping near it, ask where the project boundary sits relative to the property, and read the state filings and financing announcement it was described from. Also check water, septic, electric and the FEMA flood map, and ask whether the tract is inside the city or its growth area.
Yes, it adds to the school tax base, though not at full value for every part of the tax. The project has a state Chapter 313 agreement with Italy ISD, which limits its taxable value for school maintenance and operations during the agreement, while debt-service taxes apply to its full value.
The exact revenue effect is published in the state’s Chapter 313 agreement reports, which are the place to look rather than estimates you hear around town. No pending Italy ISD bond election was found.
For your own bill, the district rate still drives the math. Italy ISD’s reported 2025 rate is about $1.07 per $100. On a $250,000 homestead that is about $2,680 before exemptions, and the $140,000 state school homestead exemption brings it to about $1,180. You have to apply for it through the Ellis Appraisal District.
The Italy ISD board approved a four-day instructional week for 2026–27: 151 longer school days, with some off-days set aside for tutoring, attendance recovery and activities. Which weekday is off was not confirmed, so check the posted calendar.
Families on a five-day work schedule should plan childcare ahead and check the calendar each year, since it can change. The district is small, about 600 students on two campuses, Stafford Elementary (Pre-K–6) and a combined junior high and high school (7–12).
Two other details help the budget: meals are free for all students in 2026–27, and Pre-K is free for eligible four-year-olds, with a tuition option the district lists at $400 a month. Questions go to Italy ISD at 300 S College St, 972-483-7411.
Recent new builds along Escovedo Drive, many by Bridge Homes, have listed around $320,000 to $330,000. Bridge Homes shows homes starting in the $300s, with two recent sales at $334,990. These are asking and builder prices, and they change quickly.
Expect one-story, three- and four-bedroom plans of about 1,600 to 1,750 square feet on lots of about a fifth of an acre. Bridge Homes bills Gladiator Estates as the only new-home community in the city, and builders have advertised closing-cost incentives, so ask what is on the table now.
One listing shows a $500 fee; ask what it covers, how often it is due and whether there is a homeowners association, since that was not confirmed. Then compare against resale and in-town infill new builds, which have listed around $300,000 to $320,000.
Inside city limits, livestock is limited to two of each type, in an enclosure, on at least one acre, and each animal must be registered with the city every year. Chickens must be kept in a secure, sanitary pen, and households are limited to four dogs and cats combined.
Those rules come from the City of Italy Code of Ordinances, Chapter 2, Sections 2.01.009 and 2.01.011. Read them before buying a lot for animals, since in-town lots on the original blocks run a fifth to nearly half an acre.
In June 2025 the city posted that its animal control would not pick up animals until further notice, so call City Hall at 972-483-7329 for the current arrangement. If you want room for horses or cattle, acreage homes are usually outside city limits; confirm the rules by address.
Permits are required for new construction and remodels, roofs, water heaters, fences and sprinkler systems. Inspections come before foundation, framing, electrical or plumbing work is covered, and the rules sit in Chapter 3 of the city’s Code of Ordinances.
Building Inspections works out of City Hall at 161 W Main St, 972-483-7329. Call before 4pm to schedule an inspection, and note that the city’s newer pages list Monday through Thursday hours, so call ahead on Fridays.
Bigger plans go further. Zoning, platting and annexation run through a five-member Planning & Zoning Commission, and the official zoning map, revised in November 2020, is posted online. Confirm where manufactured homes are allowed before buying a lot for one, and call 811 before you dig.
The City of Italy grants a $6,000 over-65 exemption and a tax ceiling for owners 65 and older or disabled, under Sections 11.02.001 and 11.02.002 of its code. Those were the city’s figures as of 2023, so confirm they are current.
School taxes carry the bigger savings. The state school homestead exemption is $140,000, plus $60,000 more for owners 65 and over or disabled, along with a freeze on their school tax. Ellis County has also offered a 20 percent general homestead exemption.
Every homestead also gets a 10 percent annual cap on taxable value increases, which resets when a home sells. None of this is automatic: apply through the Ellis Appraisal District at elliscad.com or 302 N Monroe St in Waxahachie. Filing a homestead exemption is free.
An in-city Italy home pays four layers: the city, Italy ISD, Ellis County and the fire district. Italy ISD’s reported 2025 rate is about $1.07 per $100, Ellis County’s about $0.274, and the city’s last confirmed rate, from 2023, about $0.536.
That puts the in-city total near 1.9 percent before exemptions, as an estimate. It excludes the Ellis County ESD No. 3 levy, whose rate was not confirmed. Homes outside city limits skip the city rate, and those in Waxahachie or Milford ISD pay a different school rate.
Rates reset every fall, so pull current figures for the actual parcel. The Ellis County Tax Office is at 302 N Monroe St, Waxahachie, 972-825-5150, weekdays 8am to 4:30pm. Build your mortgage escrow on every taxing unit on the parcel, fire district included.
The city provides residential trash pickup billed on your water bill, so there is no separate hauler to sign up with. Water, sewer and trash arrive on one city bill, mailed at the end of the month and due by the 15th, with a $25 late fee after that.
Recycling is drop-off: use the city bin at 124 E Main St during business hours. Periodic bulk trash days take one item or up to four cubic yards, with brush bundled under 48 inches; watch City Hall announcements for dates.
The hauler and weekly pickup day were not confirmed, so ask Utility Billing at 972-483-7329, ext. 107, when you set up service. You can pay by bank-draft autopay, online through PayClix (a card fee applies) or by phone at 1-866-729-2549.
It is a small city hall on Williams Street, built by the city in 1953, that grew out of a local push for basic services. In the late 1940s, residents of the south side neighborhood known as “The Hill” formed a separate Colored City Council to press for water, sewer and paved streets.
Accounts date the council from about 1948 to around 1950, and Ebony magazine featured it in 1951. It was a separate council, not the government of the City of Italy.
Today the building is preserved as a museum. It carries a state Undertold Marker unveiled on Juneteenth 2021 (one database dates the marker 2017). It pairs naturally with the 1936 Texas Centennial marker on W Main for anyone exploring the town’s history.
Stafford Elementary is named for William Hobart Stafford, whom the school board hired in 1923, with his wife Bessie, to teach at the Italy Colored School. He pushed for better utilities and a harvest-season schedule, and the school was later renamed in his honor.
His recognition is recent. A state Undertold Marker honoring him was unveiled at Stafford Elementary on Juneteenth 2026, five years after a similar marker went up at the town’s preserved Colored City Hall.
Today Stafford Elementary is one of Italy ISD’s two campuses, serving Pre-K through sixth grade for about 315 students, with a gifted and talented program for grades 1–6. Every in-district child attends it before moving to the combined junior high and high school.
There is no full-service supermarket in town, and no pharmacy was confirmed in Italy either. The weekly grocery and prescription run is usually to Waxahachie, about 15 miles north and roughly 17 minutes off-peak.
For basics, Dollar General at 761 Dale Evans Dr is open 8am to 10pm daily, Family Dollar on W Main St carries refrigerated items and household goods, and the travel center on I-35E fills gaps around the clock.
Ennis, about 20 miles northeast on SH 34, and Hillsboro, about 20 miles south on I-35E, are other options for groceries and shopping. If you take regular prescriptions, plan refills around your Waxahachie trips, and check store hours before a special drive.
It is the original Texas Best Smokehouse, as the company describes it, on the I-35E frontage at 1020 Dale Evans Dr (972-483-3138). Expect pit-smoked brisket and ribs, jerky made on site, fudge and Texas gifts.
The store is open around the clock with fuel and Tesla Superchargers, though the BBQ counter keeps shorter hours, so call before a special trip. A Sonic Drive-In shares the site for burgers, tots and shakes.
Its location is a bit of history. When I-35E replaced old US 77 through downtown in the early 1960s, travelers moved to the frontage road, and that is why the smokehouse sits on the interstate today. For Mexican food in town, La Hacienda Mexican Grill is on W Main St.
Off-peak, Downtown Dallas is roughly 45 minutes from Italy and Downtown Fort Worth about 55. Italy sits at I-35E exit 386, about 15 miles south of Waxahachie, and the interstate runs straight north to Dallas.
Other estimated off-peak drives from Main Street: Waxahachie about 17 minutes, Hillsboro 20, Ennis 25, Red Oak 25, Midlothian and Lancaster 30, and Waco 50. For flights, Love Field is about 50 minutes and DFW Airport about an hour.
These are estimates, not live traffic. Rush hour into Dallas or Fort Worth adds more, so test the drive at the time you would actually commute. No fixed-route transit was confirmed, so plan on a car, and homes near I-35E will hear the trucks.
Yes, on its own terms. The city is writing a new comprehensive plan with a resident advisory committee, and it held annexation and zoning hearings for 320 Dale Evans Drive, set for September 14, 2026. The outcome of those hearings was not confirmed.
A Clark Street community development project is also in the works, downtown sidewalks along Main Street were rebuilt, and the Italy Economic Development Corporation meets at City Hall. Nearby, the Oystercatcher Solar farm is being built within Italy ISD.
If you are buying land, ask whether a tract is inside the city or its growth area, and check the zoning map and Planning & Zoning Commission agendas. Council agendas are posted three business days ahead at City Hall, 161 W Main St, which is the easiest way to see what is coming before it affects nearby property.
Ellis County is part of the Dallas–Fort Worth metro, so the 2026 FHA limit is $563,500 and the conforming limit $832,750. Both cover nearly every Italy home, and the FHA limit is higher here than in counties just south. Confirm the FHA figure with HUD.
Some addresses around Italy may qualify for USDA zero-down loans. Eligibility is set by address on USDA’s eligibility map and is subject to household income limits, so check each property rather than the ZIP code.
Ask your lender to build escrow on every taxing unit on the parcel, including the fire district. And remember that the homestead 10 percent appraisal cap resets when a home sells. Bobby works with four lenders, including Jennifer Nelson of Eustis Mortgage and Andrew Bryan of Miramar Mortgage, and receives no referral compensation.
Answers were verified as of September 2026 from the City of Italy and its Code of Ordinances, the Handbook of Texas, Texas Historical Commission markers, Italy ISD, South Ellis County Water Supply Corporation, state Chapter 313 filings, builder listings and regional reporting. Rates, fees, providers and ordinances change; verify anything you intend to rely on. Code references: livestock, fowl and pet limits, Chapter 2, Sections 2.01.009 and 2.01.011; over-65 exemption and tax ceiling, Sections 11.02.001 and 11.02.002; building permits and inspections, Chapter 3. Tax rates: Italy ISD 1.0737 for 2025 (reported from the board’s 25 August 2025 meeting), Ellis County 0.273992 for 2025, and City of Italy 0.536097 from 2023 because the 2025 rate was not confirmed; the combined rate is an estimate and excludes any emergency services district levy. Solar project capacity is reported between 194 and 220 megawatts across filings; its operation date is a projection. The outcome of the 320 Dale Evans hearings was not confirmed. Gladiator Estates prices are asking prices; the $500 fee’s frequency was not confirmed. The FHA limit is as published by mortgage lenders and should be confirmed with HUD. Drive times are estimates. Search results relating to the country of Italy and other places named Italy were excluded; every item was verified as Italy, 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.
Italy is a small town with its own school district, its own water system and a straight shot up I-35E to Waxahachie, about 15 miles from my office. It is growing on its own terms, with one new-home community, a comprehensive plan in the works and plenty of land around town. I sort out the details that matter here, and the awkward parts are named.
Some Italy homes are on city water and others on South Ellis County WSC. The city issued a citywide boil notice in January 2026 after a main break, the rural system has posted several notices since 2024, and both have raised rates. I confirm the provider, rates and recent notices for every property before we write an offer.
An in-city Italy home pays the city, Italy ISD, Ellis County and the fire district. The school rate alone is reported at about $1.07 per $100, and the county adds about $0.27. Rates reset every fall, so I pull the current rates for the actual parcel, not a town-wide average.
Gladiator Estates by Bridge Homes bills itself as the only new-home community in the city, with homes starting in the $300s and recent sales around $335,000. Resale sellers are pricing against what the builder has now, and buyers should ask what incentives are on the table.
Land is a big share of what’s for sale around Italy, and some lots have sat for well over a year. Buyers may find room to negotiate; sellers should price to what actually sold, not the asking prices nearby. Italy is about 15 miles from Waxahachie, and I show land here often.
The city is building a new comprehensive plan with a resident committee, holding annexation and zoning hearings on Dale Evans Drive, and weighing economic development projects. A large solar farm is going up within Italy ISD. I watch the agendas because decisions made now shape nearby land.
Italy rewards honesty. There is no supermarket or pharmacy in town. ERs and specialists are out of town. Water has been the town’s biggest headache lately, and Italy ISD runs a four-day week that doesn’t fit every family. If any of that is a dealbreaker, you will hear it from me first.
Confirm the city and school district on the appraisal district record. Second, find out who supplies the water, the city or South Ellis County WSC. Third, confirm the electric provider for the exact address. Fourth, check the flood map on anything near a creek. And fifth, compare Gladiator Estates against resale before you decide.
Three Italy-specific things to raise with all four. Ellis County is in the Dallas–Fort Worth metro, so the 2026 FHA limit is higher here, $563,500, than in counties just south. Ask about USDA for addresses outside town and check eligibility by address. And build your escrow on every taxing unit on the parcel, including the fire district. 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 is inside city limits, who supplies the water and power, what the tax bill looks like, and which school district it is in.
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. Water information: the City of Italy’s citywide boil-water notice followed a main break in January 2026 as reported by regional news; the city raised water and sewer rates for the first time since 2011; South Ellis County Water Supply Corporation raised rates 7.5 percent in June 2024 and approved a 15 percent increase in September 2025, and posted boil-water notices on multiple dates from July 2024 through July 2026, as listed on its website. Tax rates: Ellis County 0.273992 per $100 for 2025 from the county’s rate notice; Italy ISD 1.0737 for 2025 from a summary of the board’s 25 August 2025 meeting, not confirmed against an official notice. City of Italy, Ellis County lateral road and ESD No. 3 rates were not confirmed as of September 2026. New-construction information is from Bridge Homes’ Gladiator Estates page, which shows homes starting in the $300s and two sales at $334,990; homeowners association status and current incentives were not confirmed. Lot days-on-market figures are from listing aggregators. Annexation and zoning hearings for 320 Dale Evans Drive were set for 14 September 2026; the outcome was not confirmed. The Oystercatcher Solar project is described from its financing announcement and state filings; its commercial operation date is a projection. The four-day instructional week is from Italy ISD’s approved 2026–27 calendar. The FHA limit of $563,500 is as published by mortgage lenders and should be confirmed with HUD. USDA eligibility is determined by address and household income. Flood risk is parcel-specific; order a floodplain determination. School information is not a recommendation regarding any school, district, neighborhood or property. Drive times and distances are estimates. Search results relating to the country of Italy and other places named Italy were excluded; every figure was verified as Italy or Ellis County, Texas. All real estate services are provided through Legacy Realty Group. Equal Housing Opportunity.
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