Itasca is a small Hill County community along I‑35W that blends railroad‑town history with easy drives to both Fort Worth and Waco. It’s known for its restored depot, close‑knit school community, and mix of older homes, small acreages, and in‑town cottages, making it appealing to buyers who want quiet country living, a genuine small‑town atmosphere, and long‑term potential while staying connected to DFW‑area employers and amenities.
Itasca is a small Hill County town on I-35W, about 10 miles north of Hillsboro and roughly 45 miles south of Fort Worth. It has an old railroad-town grid, one new-construction street and a wide ring of acreage, with in-town homes mostly listed under $250,000.
About $115K–$240K
Wood-frame cottages, bungalows and mid-century brick ranches on the grid around Main, Hill, College, Files and Aquilla Streets, laid out when the Katy railroad platted the town in 1881.
Lots typically run about a sixth to a quarter acre. Expect a real range of condition, from fixer-uppers to full remodels.
Similar to the grid
The blocks near Itasca ISD’s campus on N College Street, just north of downtown, with the same older in-town housing.
Some listings are a block or two from school, and everything in town is a short drive from the campus.
About $188K–$242K
Itasca’s newest street of homes: two-story, four-bedroom builder plans of about 1,600 to 1,800 square feet by National HomeCorp, on lots of roughly a quarter acre.
One of the lowest new-construction price points on the I-35W corridor. Ask about HOA status, which was not confirmed.
Around $230K
Scattered new homes on existing in-town lots, such as a three-bedroom of about 1,300 square feet on Henderson Street.
New construction with city utilities, a few blocks from Main Street.
Lots about $60K–$175K
Two- to four-acre build-your-own homesites off FM 934, with paved streets, some cul-de-sacs and underground utilities on some lots.
Advertised with no HOA. A creek runs through some lots, so check the flood map parcel by parcel.
About $240K to $2.5M
Ranch homes, newer metal-roof builds and manufactured homes on a few acres to nearly 200 along FM 934, FM 66, FM 67 and the county roads.
Room for shops, livestock and ag use, outside city limits, usually with septic and a rural water or electric co-op.
From under $100K
In town, HUD-code homes are allowed in the city’s manufactured-home districts, with slab or runner foundations, tie-downs and skirting required.
Out in the county, manufactured homes on acreage are common and often the lowest entry price in the ZIP code.
Swipe or drag sideways to see them all.
Published “typical” values for Itasca range from about $212,000 to over $400,000, because some averages mix ranch and acreage sales in with town homes.
Compare in-town homes with in-town sales and acreage with acreage. Listings have been averaging about three months on the market, so price against true comparables.
Inside city limits you get city water and sewer. Out in the county, water usually comes from a rural water supply corporation such as Files Valley or Rural Bardwell, or a private well, with septic for sewer.
Electricity in town appears to be Oncor with retail choice, while much of the countryside is on HILCO Electric Cooperative, headquartered right on Main Street. Confirm both before you buy.
Itasca has a zoning ordinance. In-town single-family lots need at least 9,000 square feet, and the agricultural district requires two acres per home.
No building permit is issued without a recorded plat, so ask about platting before you buy raw land inside the city.
Itasca ISD serves the town from a single campus on N College Street, Pre-K through 12th grade.
Rural 76055 addresses may fall in a neighboring district, so confirm the district on the appraisal district record for any property outside town.
Area names reflect street clusters, housing types and one named rural subdivision rather than official neighborhoods, drawn from listing portals, builder listings, the City of Itasca and its zoning ordinance, observed in August and September 2026. Prices shown are asking prices and builder list prices, not closed sales, and change quickly; ask for a current comparative market analysis. The Don Lane homes are listed by National HomeCorp; one portal labels the community “Heather Heights,” a name not confirmed on a recorded plat, and homeowners association status was not confirmed. Longview Creek Ranch is described as having no HOA in a 2024 MLS listing. Market figures differ by method: a RealtyTrac median estimated value of about $212,000 (2026) and a HAR.com average home price of about $412,079 for ZIP 76055 (September 2026), which includes ranch and acreage sales; the typical days on market of about 100 to 104 is from Redfin and Movoto. ZIP 76055 includes areas outside city limits. Zoning figures are from City of Itasca Comprehensive Zoning Ordinance No. 11204 as updated May 2023: a 9,000 square foot minimum building site in the SF-1 districts and two acres per dwelling in the Agricultural district, with HUD-code manufactured housing permitted in the MH-1 and MH-2 districts. Electric service territory was not confirmed by either utility: Oncor delivery with retail choice is reported inside the city, and HILCO Electric Cooperative serves much of rural Hill County. Rural water service areas for Files Valley and Rural Bardwell Water Supply Corporations were not mapped. Itasca ISD’s 2026 accountability rating was not confirmed; school information is not a recommendation regarding any school, district, neighborhood or property. The City of Itasca tax rate was not confirmed and is not shown. Flood risk is parcel-specific. Patton’s Mill, sometimes tagged with an Itasca ZIP code on listing portals, is in Hillsboro and is excluded. Search results relating to Itasca, Illinois and Itasca, Minnesota were excluded; every item was verified as Itasca, Texas. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Itasca is small, and its food and shopping fit on a few blocks of Main and Hill Streets, plus the travel stop at I-35W Exit 7. Groceries and prescriptions mean a short drive, and the places just outside town are labeled so you know which town you are in.
102 W Main St · near I-35W Exit 7
An old-town grocery, deli and bakery known for made-to-order sandwiches, fresh bread, fried pies and cookies, including sugar-free options.
Open Monday through Saturday; closed Sundays.
221 S Hill St
Breakfast burritos on homemade tortillas with house red and green sauces, serving Itasca since 2006.
Open early, Monday through Saturday, until 2pm.
1204 E Main St
The town’s drive-in for burgers, tots and drinks, open from early morning until late every night.
1201 S Files St
The I-35W travel center, with fuel, diesel lanes and a Golden Chick inside for fried chicken and tenders.
The station is open around the clock; restaurant hours may differ.
S Hill St & W Main St
Directories list a donut shop and a Chevron with a fried-chicken counter on S Hill Street, and a taquería and a Tex-Mex spot on W Main.
Small-town hours change often, so call or check Facebook before you go.
1191 E Main St
The in-town stop for basic groceries, household goods and a FedEx drop-off, open daily until late evening.
Bank: 201 E Main St · Post office: 100 E Adams St
Citizens State Bank has had an Itasca branch since 1997, open weekdays. The post office is a block off Main.
Nearest: Hillsboro or Grandview
Itasca has no full-line supermarket and no pharmacy. The country store and Dollar General cover the basics.
Most residents do a weekly grocery and pharmacy run to Hillsboro, about 10 miles south, or north to Grandview.
Downtown Itasca
Itasca was platted by the Katy railroad in 1881, and the Itasca Cotton Manufacturing Company ran a mill here from 1901 to the 1960s, with its own mill village.
The downtown blocks along Main Street still carry that railroad-town layout.
Itasca ISD, N College St
The Wampus Cats are one of the best-known mascots in Texas high school sports, and game nights are the town’s biggest gathering.
Hillsboro, not Itasca
The nearest supermarkets and pharmacies, plus the courthouse square and home-style breakfast at R&K Cafe II, 103 N Waco St.
Grandview, not Itasca
The nearest town to the north, with a full-service grocery store for residents on the north side of Itasca.
Everything under Food, Shops and Things To Do is in Itasca. Some sites show restaurants “near Itasca” that are really in Hillsboro, Italy or Venus, and those are left off or labeled.
Two things worth saying plainly. There is no supermarket or pharmacy in town, so plan a weekly run to Hillsboro or Grandview. And small-town hours change, so check before a special trip.
What stands out is the character: a country store and bakery on Main, breakfast burritos made to order, and Friday nights with the Wampus Cats.
Verified September 2026. This is a curated list drawn from business websites and social pages, official store locators, listing directories and the Texas State Historical Association. Olde Towne Country Store, Sonic, the Smart Stop travel center and Dollar General were confirmed through official or recently updated listings; Karen’s was confirmed through reviews dated 2025, and the Citizens State Bank branch through bank directories whose published hours conflict. The “More Local Counters” card refers to businesses listed in directories at 116 and 208 S Hill St and 131 and 140 W Main St whose current operation could not be confirmed; they are described generally for that reason. Golden Chick restaurant hours were not confirmed. No antique store, feed store, hardware store, farmers market, winery or pharmacy was confirmed in Itasca. The Grandview grocery is described from a secondary directory listing. A grocery previously listed at 200 N Hill St is closed and excluded. Businesses under “Just Outside” are located in Hillsboro or Grandview, not in Itasca; La Hacienda Mexican Grill (Italy) and Casa Jacaranda (Venus) were excluded as out of town. Itasca Cotton Manufacturing Company history is from the Handbook of Texas. Search results relating to Itasca, Illinois and Itasca, Minnesota were excluded; every item was verified as Itasca, 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 Katy Railroad Townsite to a Cotton Mill Town to “The Big Little Town” on I-35W
Around 1846, Fort Smith, one of a chain of frontier posts, went up a few miles east of today’s town. In 1849 James Gathings settled near the head of Richland Creek, just south.
Gathings traded with the area’s Native people at his store and later founded nearby Covington. The site of Fort Smith carries a 1936 state marker on FM 934.
The Randle-Turner “dog-run” log house was built east of the future townsite, on what is now FM 934.
Listed on the National Register in 1977 as the Joe E. Turner House, it is the only National Register property near Itasca.
The Missouri, Kansas and Texas (Katy) Railroad bought 100 acres and platted a town. Lots went on sale on October 10, 1881.
It was named for Lake Itasca, Minnesota, the source of the Mississippi, fitting for a town on the divide between the Brazos and Trinity basins. The first building was a general store.
Itasca incorporated in 1885. A newspaper, the Itasca Mail, started in 1884, and a two-story schoolhouse opened in 1887.
The town counted 548 people by 1890. In 1895 the Katy built a Victorian depot that served the town until the late 1960s.
The Itasca Cotton Manufacturing Company organized in 1900 and started up in September 1901, spinning and weaving local Hill County cotton.
It made drill for overalls, sheeting for flour sacks and later dress fabric, bought about 10,000 bales a year and employed about 350 people. The Mail became the Itasca Item in 1900.
The mill built a village of low-rent homes with free water and electricity. Switzer Woman’s College moved to town in 1902, and the population reached about 2,500 by 1906.
In spring 1906, the first 22 children moved into the Presbyterian orphanage in Files Valley, about five miles east, on 360 acres donated by the Files family.
Itasca paved its streets in 1920 and got gas service in 1923. Local tradition places the birth of the Wampus Cat nickname in the 1920s.
As one lifelong resident tells it, a player shouted after a game, “Wow, we were really wampus cats tonight!” Other towns claim the name too, but it stuck here.
The Hill County Electric Cooperative, now HILCO, energized its first line in December 1936 and incorporated in 1937, headquartered in Itasca.
At the time only about one U.S. farm in ten had electricity. HILCO still runs from 115 E Main Street. During both World Wars, the mill made canvas duck for army tents.
Synthetic fibers and larger mills ended the run. The plant shut down in 1959, and the company dissolved in 1967.
One history instead records a sale in 1962. Either way, cotton manufacturing ended, and Itasca settled into life as a small highway and farm town.
The 1895 Katy depot was moved to the Itasca Museum site in 1972 and became a Recorded Texas Historic Landmark in 1982.
The First Presbyterian Church of Itasca received its state marker in 1986.
Itasca counted 1,562 people in the 2020 Census. It is home to HILCO’s headquarters, Itasca ISD and the Wampus Cats, and a travel stop on I-35W.
The Files Valley campus now operates as the Itasca Foster Care Village of Presbyterian Children’s Homes and Services.
Compiled from the Texas State Historical Association Handbook of Texas, Texas Historical Commission markers and National Register records, the Library of Congress Historic American Buildings Survey, HILCO Electric Cooperative, Presbyterian Children’s Homes and Services, Texas Co-op Power and United States Census counts. Where sources conflict both versions are noted rather than resolved. The Handbook of Texas records that the cotton mill shut down in 1959 and the company dissolved on 27 March 1967; a separate Handbook entry records a sale in May 1962 to Harris Electric Manufacturing Company. HILCO dates its first energized line to 21 December 1936 and its incorporation to 4 May 1937. Accounts of the Presbyterian orphanage’s origins differ between 1902, 1903 and 1905; the Files Valley campus received its first children in 1906. The origin of the Wampus Cat nickname is local tradition; other schools, including Conway, Arkansas, also claim early use of the name. The Itasca Item’s start and end dates vary by source. Census counts include 548 (1890), 1,523 (1990), 1,503 (2000), 1,644 (2010) and 1,562 (2020); the 1906 figure is a Handbook estimate. The date of Itasca’s first post office and the year Interstate 35W opened through town were not confirmed and are not stated. No reliable link was found for several people sometimes described as Itasca natives, and they are not listed. Search results relating to Itasca, Illinois and Itasca, Minnesota were excluded; every item was verified as Itasca, Texas. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Homecoming Parades, Friday Nights with the Wampus Cats, and a Co-op Picnic Every Fall
A week of spirit-dress days ends with a parade through town, a pep rally and the homecoming game, the biggest gathering on Itasca’s calendar.
Floats come from across the district, and alumni come home for it. Itasca’s Wampus Cat nickname dates back, by local tradition, to the 1920s.
The date follows the football schedule, so check Itasca ISD each fall.
Small-town Texas football at Itasca High School on N College Street, where much of the town turns out on Friday nights.
The electric co-op founded in Itasca holds its annual members’ meeting and board election, opening with a member picnic at the HILCO Civic & Event Center.
Floats, fire trucks and Santa and Mrs. Claus on a Saturday downtown, with photos and refreshments afterward.
In recent years it has drawn the school, the volunteer fire department and HILCO. Confirm the date locally each year.
Youth livestock, creative arts and ag-mechanics shows, ending with the Sale of Champions. Itasca FFA takes part, and organizers date it to 1913.
A day-long festival on the courthouse square with vendors, family activities and an evening concert.
Artists, handmade goods and music in historic Bond’s Alley, just off the courthouse square.
A hometown parade through Hillsboro’s historic residential district, open to anyone who wants to join.
A regional antique and vintage sale trail on the third-Friday weekends in April and September.
A lighted night parade and the courthouse tree lighting on the square.
Itasca’s year runs on Wampus Cat football, homecoming and the holidays, with HILCO’s member picnic each fall.
What you will not find: a town festival, trade days, rodeo or trunk-or-treat could not be confirmed as a yearly Itasca tradition.
For bigger festivals and the county fair, Hillsboro is about 15 minutes 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 Itasca ISD, HILCO Electric Cooperative, the City of Itasca or the Hillsboro Chamber of Commerce. Event patterns are drawn from Itasca ISD and its student newspaper, HILCO Electric Cooperative, Texas Co-op Power, Explore Hillsboro and regional reporting. The downtown Christmas parade was confirmed as held in 2024; its organizer and whether it is held every year were not confirmed. The HILCO annual meeting format varies; a meal was not served in 2021. Football and homecoming timing follows the Itasca ISD schedule. 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 Hillsboro or the surrounding area, not in Itasca. Search results relating to Itasca, Illinois and Itasca, Minnesota were excluded; every item was verified as Itasca, Texas. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
What to know about Itasca schools:
The rating: Itasca ISD was rated D in 2025, and local reporting shows a C in the 2026 ratings, which can still change on appeal. Review the full results at TXschools.gov.
The perk: Hill College lists Itasca ISD residents as in-district, so graduates pay in-district tuition at the college in Hillsboro, about 15 minutes away.
Want the full breakdown? Read our complete Itasca schools guide →
Inside town, Itasca ISD runs three campuses side by side, from Pre-K through Itasca High, with about ten students per teacher. Hill College is about 15 minutes south, but rural homes with an Itasca address can be in a different district.
123 N College St
Home of the Wampus Cats, in black and gold. Itasca ISD serves the town and nearby countryside with three campuses from Pre-K through 12th grade, so every in-district child attends the same schools.
With about ten students per teacher, it is the kind of district where staff and families tend to know each other.
The campuses sit close together on the north side of town, just off Main Street.
Itasca
The district’s largest campus, serving Pre-K and the elementary grades.
Itasca
The middle grades, on a small campus next to the district’s other schools.
123 N College St
A small high school where students can play football, volleyball and other UIL sports, with Friday nights a town-wide event.
Itasca High’s Wampus Cat nickname dates to the 1920s by local tradition.
Rural 76055 addresses
An Itasca mailing address does not guarantee Itasca ISD. Rural homes in the 76055 ZIP may fall in a neighboring Hill County district.
The district is set by the parcel. Check the school district listed on the Hill County Appraisal District record, then call Itasca ISD at 254-687-2922.
Itasca ISD
The district runs football, volleyball and 7-on-7 camps each summer, and homecoming week is the biggest event on the town calendar.
Hillsboro, not Itasca
The county’s community college, founded in Hillsboro in 1923, with academic, health and workforce programs.
Hill College lists Itasca ISD residents as in-district, so graduates pay the in-district rate. Confirm current tuition with the college.
Inside town, it is simple: one district, three campuses side by side.
Out in the county, homes with an Itasca 76055 address can sit in a neighboring district. That changes the school and the tax rate.
Check the Hill County Appraisal District record for the school district, then confirm with the district.
Itasca ISD’s reported 2025 rate is about $0.845 per $100. On a $250,000 homestead that is about $2,110 before exemptions.
The $140,000 state school homestead exemption brings it to about $930. Owners 65 and over or disabled get more, plus a ceiling on their school tax. You have to apply.
Itasca ISD was rated D in 2025, and local reporting shows a C in the 2026 ratings, which can still change on appeal.
The case for the district rests on small classes, a close-knit campus and in-district Hill College tuition. Review the full results yourself at TXschools.gov.
Voters turned down facility bonds of $34 million in May 2025 and $32 million in November 2025.
A future bond could raise the school tax rate, so check the current rate and any pending election when you buy.
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: Itasca ISD D for 2024–25 as reported by the Texas Tribune, and C for 2025–26 as reported by The Lakelander on 20 August 2026 following the statewide release of 14 August 2026; neither was confirmed directly with the Texas Education Agency, and 2026 ratings remain subject to appeal. Enrollment is approximate: 638 students in federal 2024–25 data and 656 in 2026 state data; campus figures are from the Texas Tribune. The student-teacher ratio is from federal data. Federal data list a fourth school code for the county juvenile justice alternative education program, which is not a neighborhood campus and is not shown. Grade spans for the elementary and middle campuses and their street addresses were not confirmed. School district assignment in rural Hill County is determined by parcel; neighboring districts shown are Hill County school districts and should be confirmed for any address. The 2025 Itasca ISD tax rate of 0.84539 per $100 (0.75520 maintenance and operations, 0.09019 debt service) is from a summary of the board’s 25 August 2025 meeting and was not confirmed against an official rate notice; tax figures are illustrations, not quotes. Bond results are from Itasca ISD and the Hillsboro Reporter: 252 to 262 in May 2025 and 346 to 432 in November 2025. No Itasca ISD bond election was found for November 2026. 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; tuition should be confirmed with the college. Program details come from the district and may change; UIL classification was not confirmed. Search results relating to Itasca, Illinois and Itasca, Minnesota were excluded; every item was verified as Itasca, 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 Itasca 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.
Itasca often closes only about five homes in a month. Recent readings put the median in the mid-$200s, while other sources estimate typical values nearer $212,000. That is sample size and acreage mix, not the market.
Older homes on the town grid, new builds on Don Lane 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 Itasca 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. Recent readings have run over 100 days.
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 slow, sellers who have waited several 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. Itasca closes only a handful of homes in a typical month. 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 fewer competing listings. New construction on Don Lane, listed from about $180,000, is your main competition, so price against it.
Expect thin inventory 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. Itasca records only a handful of 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 $236,371 and 127 median days on market for the three months ending June 2026, with five homes sold in June; Movoto reported 104 median days on market in August 2026; RealtyTrac estimated a median value of about $212,000. These differences reflect sample size, method and the mix of acreage, not genuine movement of that magnitude. ZIP 76055 extends beyond city limits, and listings may be filed under the city name Itasca whether or not the property is inside the city, so these charts may include rural homes and acreage. New-construction pricing refers to builder list prices observed in September 2026. 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 Itasca, Illinois and Itasca, Minnesota were excluded; every figure was verified as Itasca, 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 Hill County index, because a town 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.
Federal house price index growth, indexed to the purchase year, where the purchase year equals 100.
Itasca runs on Hill County’s federal index, since the town sells only a few 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.
The anchor is rounded from an estimated median value of about $212,000 for Itasca in 2026. In-town homes have mostly listed between about $115,000 and $240,000.
New builds on Don Lane and homes on acreage run differently. Own one of those? Type in what you paid; the growth rate still applies.
Published values for the Itasca ZIP range from about $157,000 to over $400,000, because some mix ranches and acreage in with town homes.
Asking prices per square foot are down slightly on the year, and homes average about three months on the market. That is a cooling market, not a collapse, and the right price depends on true comparables.
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 Itasca 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 county series is used because Itasca’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 $210,000, rounded from a RealtyTrac median estimated value of about $212,000 for Itasca in 2026; a Zillow Home Value Index reading for Itasca was not confirmed, and this anchor should be refreshed periodically. Other 2026 readings include an average home value of $157,356 cited in Itasca ISD bond materials and a HAR.com average home price of about $412,079 for ZIP 76055, which includes ranch and acreage sales. Median list price per square foot of about $146 in August 2026, down about 2 percent year on year, is from Movoto. ZIP 76055 includes areas outside city limits. 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. City of Itasca and Hill County exemptions and the City of Itasca tax rate were not confirmed; confirm exemptions and rates with the Hill County Appraisal District. Search results relating to Itasca, Illinois and Itasca, Minnesota were excluded; every figure was verified as Itasca 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.
Itasca sits right on I-35W, about 50 minutes south of downtown Fort Worth and 15 minutes north of Hillsboro. You get a small town with its own police, fire and water, an ambulance stationed in town, and some of the lowest home prices on the corridor.
Typical Off-Peak Drive Time from Downtown Itasca
Around Hill County and Beyond
Estimated minutes off-peak from Main Street at I-35W. Rush hour into Fort Worth or Dallas adds more. Check a live map before relying on any of them.
Itasca runs its own police department, volunteer fire department, water and sewer, and municipal court.
Emergency medical service comes through Hill County ESD #2 and CareFlite, with an ambulance stationed in Itasca. The district’s membership means insured residents are generally not billed for EMS transport.
Friday nights belong to the Wampus Cats, and the HILCO electric co-op has been headquartered on Main Street since the 1930s.
Trash goes out every Thursday, with monthly bulk and brush pickup and free dump days with a pass from City Hall.
I-35W runs straight to Fort Worth, so Itasca works best as a Fort Worth-side commute or for hybrid workers. FM 66, FM 934 and FM 67 fan out into the countryside.
No fixed-route transit was confirmed, so plan on a car. Waxahachie and Dallas are reached by county roads or through Hillsboro.
Downtown Dallas and DFW Airport are about an hour or more away, longer at rush hour. There is no supermarket or pharmacy in town; the weekly run is to Hillsboro or Burleson.
Much of the housing is older, homes near I-35W hear the trucks, and specialists and trauma care are in Fort Worth, Waco or Dallas.
The city issued a boil-water notice in March 2025, lifted three days later. It is fair to ask about the water system as you would anywhere.
Most of the city is on Oncor with retail choice, while some addresses are on HILCO. Check the electric provider and the FEMA flood map by address.
Drive times are estimates measured from Main Street at I-35W along typical routes, 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. Police, fire, water, sewer and trash information is from the City of Itasca. Emergency medical service is provided by Hill County Emergency Services District No. 2 under contract with CareFlite, with a ground ambulance stationed in Itasca; membership and billing terms are as published by the district and may change. Fire service in Hill County is supported by Emergency Services District No. 1. The boil-water notice was issued on 25 March 2025 and rescinded on 28 March 2025; the city also posted drinking water notices in June 2025 whose contents were not confirmed. The source of the city’s water supply was not confirmed. Electric service shares are a third-party estimate (about 94 percent Oncor and 6 percent HILCO Electric Cooperative) and are not confirmed by either utility. Trash service is provided by Republic Services. The nearest hospitals with emergency departments are Hill Regional Hospital in Hillsboro and Texas Health Harris Methodist Hospital Cleburne; trauma designations were not confirmed. The combined property tax rate inside city limits is estimated at about 1.83 percent, combining the 2025 Itasca ISD and Hill County rates with 2024 rates for the City of Itasca, Hill College and both emergency services districts, because 2025 rates for those units were not confirmed. No crime, fire rating or flood zone claims are made; flood risk is parcel-specific. Search results relating to Itasca, Illinois and Itasca, Minnesota were excluded; every item was verified as Itasca, 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.
Itasca runs its own police, volunteer fire department, water and sewer, court and permits out of a few buildings on N Hill Street. Appraisal, taxes and voting come from Hill County, and most owners pay two tax bills. The things buyers most often miss are flagged in red.
134 N Hill St · Weekdays 8am–4pm
254-687-2201
A general-law city with a mayor and five council members, a City Administrator and a City Secretary. Open records requests, agendas and minutes go through the City Secretary.
Follow the city’s official Facebook page for notices, and sign up for CodeRED emergency alerts through cityofitasca.net.
City Hall · drop box outside
254-687-2201
Bills are due on the 15th, a $20 late fee applies after the 20th, and service can be cut off after 4pm on the 25th. The city no longer grants payment extensions.
Apply for service with the online resident water application. For after-hours water leaks or main breaks, call 254-337-0097.
Serves city utility customers
800-860-0123
Trash and recycling every Thursday, and all trash must be in a Republic cart.
Bulk and brush pickup is the second Tuesday of each month, up to six cubic yards, bagged or boxed.
First Friday or Saturday of each month
Landfill 254-221-4444
Pick up one free landfill pass a month at City Hall with an ID or utility bill; it covers one truck bed and one trailer.
Trailer users unload in back and need a hard hat and safety vest. The landfill is open weekdays and Saturday mornings.
Choice market in most of town · co-op in rural areas
HILCO 254-687-2331 or 800-338-6425
Most in-town addresses appear to be on Oncor (outages 888-313-4747), where you pick a retail provider at powertochoose.org.
HILCO Electric Cooperative is headquartered right here at 115 E Main St, serves much of the countryside, and answers its phones around the clock.
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.
126 N Hill St
Non-emergency 254-687-2020
The city runs its own police department, a few doors from City Hall.
Outside city limits, the Hill County Sheriff’s Office handles law enforcement.
Volunteer fire department · ESD #2 ambulance
Emergencies 911
The city’s volunteer fire department takes applications at City Hall, and county fire service is supported by Hill County ESD #1.
Hill County ESD #2 contracts with CareFlite and keeps an ambulance stationed in Itasca. Its membership program means insured residents are generally not billed for transport.
101 Circle Dr, Hillsboro
254-580-8500
The nearest emergency department, a 25-bed critical access hospital in Hillsboro.
Trauma and specialty care are in Fort Worth, Waco and Dallas. Poison Control is 1-800-222-1222.
City Hall · 134 N Hill St
254-687-2201
No building permit is issued without a recorded plat. Permits, zoning, platting and code complaints go through City Hall, and the full zoning ordinance is posted online.
Code Enforcement and Animal Services share one department; call City Hall about loose or stray animals.
About twenty minutes
One, the appraisal district: confirm the property is inside city limits, since 76055 reaches well into the county. Two, the tax bills from both offices, at this year’s rates.
Three, the FEMA flood map at msc.fema.gov. Four, the water, sewer and electric providers by address. Five, USDA eligibility by address if you are considering a zero-down loan.
CAD: 1407 Abbott Ave · Tax office: 126 S Covington St, Hillsboro
CAD 254-582-2508
Hill CAD collects the City of Itasca and Itasca ISD taxes, and handles values, homestead exemptions and protests on its online portal.
The Hill County Tax Office (254-582-4000) collects the county, Hill College and emergency district taxes and handles vehicle registration. Expect two bills.
JP Precinct 4 is based in Itasca
JP 254-687-2424
Justice of the Peace, Precinct 4, handles small claims, evictions and county citations, with online payment.
City citations go to the Itasca Municipal Court, which also takes payments online through cityofitasca.net.
District office: 123 N College St
254-687-2922
Itasca ISD runs three campuses side by side, Pre-K through 12th grade. Rural 76055 addresses may fall in a neighboring district, so confirm by address.
Hill College in Hillsboro is the county’s community college, and Itasca ISD residents are in its taxing district.
Blue Transit 254-292-1873 · Elections 254-582-4072
Blue Transit offers curb-to-curb rides in the region, weekdays, for $1 each way in the county. Call ahead to schedule.
Hill County Elections handles voter registration. Recent Itasca elections have voted at the HILCO Event Center, 1000 S Files St; confirm each election.
Hillsboro Reporter · The Lakelander
The Hillsboro Reporter and The Lakelander cover Itasca ISD, city and county news, including legal notices.
The 1895 Katy depot is preserved at the Itasca Museum site on Hooks Street, a Recorded Texas Historic Landmark.
Verified September 2026 against the City of Itasca, the Hill County Appraisal District, the Hill County Tax Assessor-Collector, Hill County Justice of the Peace Precinct 4, Hill County Emergency Services District No. 2, Itasca ISD, HILCO Electric Cooperative, Blue Transit (Heart of Texas Rural Transit District), Hill Regional Hospital and Hill County election notices. Phone numbers, addresses, hours, fees and providers change; confirm anything you intend to rely on. Utility billing terms are from the City of Itasca water and utilities page; the residential deposit amount was not confirmed. The city’s 2024 Republic Services guide lists 254-687-2456 for special bulk pickups, which differs from the number shown; the landfill street address was not confirmed. Electric service shares were not confirmed by either utility. Oncor, Atmos Energy and Poison Control numbers are their published statewide or national lines. The Itasca Fire Department’s station address and non-emergency number, the Municipal Court telephone number, park names and the Itasca Library’s address and hours were not confirmed and are not shown. ESD No. 2 membership and billing terms are as published by the district and may change. Polling places can change with each election. Hill College in-district status is as published by the college. Search results relating to Itasca, Illinois and Itasca, Minnesota were excluded; every listing was verified as serving Itasca, 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 you get two tax bills to the Don Lane new builds, the bond votes and free dump days.
Itasca is named for Lake Itasca, Minnesota, the source of the Mississippi River. The Missouri, Kansas and Texas Katy railroad bought 100 acres here, platted a town and put lots on sale on October 10, 1881. The name fit a town sitting on the divide between the Brazos and Trinity basins.
The first building was a general store. Itasca incorporated in 1885 and counted 548 people by 1890. In 1895 the Katy built a Victorian depot that served the town until the late 1960s; it now sits at the Itasca Museum site on Hooks Street as a Recorded Texas Historic Landmark.
Today the town counts 1,562 people in the 2020 Census and goes by the slogan “The Big Little Town.”
No. The 76055 ZIP code reaches well into unincorporated Hill County, and listings are often filed under the city name Itasca whether or not the property is inside the city.
That line changes a lot. Inside city limits you get city water and sewer. Out in the county, water usually comes from a rural water supply corporation such as Files Valley or Rural Bardwell, or a private well, with septic for sewer. The electric provider and even the school district can differ, since rural addresses may fall in a neighboring Hill County district.
To check, pull the Hill County Appraisal District record and see whether the City of Itasca is listed as a taxing unit, or call City Hall at 254-687-2201, weekdays 8am to 4pm. Then confirm the school district with the district itself.
Most Itasca owners get two bills because two offices collect. The Hill County Appraisal District collects the City of Itasca and Itasca ISD taxes, while the Hill County Tax Office collects the county, Hill College and emergency district taxes.
Hill CAD is at 1407 Abbott Ave in Hillsboro (254-582-2508) and also handles values, homestead exemptions and protests on its online portal. The Tax Office is at 126 S Covington St in Hillsboro (254-582-4000) and handles vehicle registration too.
Make sure your lender’s escrow covers both offices at the right taxing units. Then file your homestead exemption with the appraisal district: the state school exemption is $140,000, with an additional $60,000 for owners 65 and over or disabled. You have to apply, and the 10 percent cap on a homestead’s taxable value resets when a home sells.
The combined rate inside city limits is estimated at about 1.83 percent before exemptions. Itasca ISD’s reported 2025 rate is about $0.845 per $100, and Hill County’s 2025 rate is $0.4526, up about 11.5 percent from 2024.
The city’s 2024 rate was about $0.396, and Hill College and two emergency districts add roughly $0.13. Their 2025 rates were not confirmed, so 2024 figures fill the gap, and the school rate comes from a board meeting summary rather than an official notice.
For scale, the school tax alone on a $250,000 homestead is about $2,110 before exemptions and about $930 after the $140,000 state school exemption. The combined rate lands well above many Metroplex suburbs, so budget for the rate, not just the price, and pull this year’s adopted rates for your address.
Voters turned down both facility bonds Itasca ISD put forward in 2025. A $34 million bond failed in May 2025 by 10 votes, 252 to 262, and a $32 million bond failed in November 2025, 346 to 432.
The November proposal would have added about $0.28 per $100 to the school tax. No Itasca ISD bond election was found for November 2026, but a future proposal could come back and raise the rate.
If you are buying, check the current school rate and any pending election before you close. The district office is at 123 N College St (254-687-2922), and the Hillsboro Reporter and The Lakelander cover Itasca ISD news, including legal notices. Factor any likely change into your monthly payment, since school taxes are the largest line on the bill.
National HomeCorp’s homes on Don Lane have listed from about $180,000, below the low-$200s pricing when the community launched in late 2024. Recent builder list prices have run from about $188,000 to $242,000, one of the lowest new-construction price points on the I-35W corridor.
Expect two-story, four-bedroom plans of about 1,600 to 1,800 square feet on lots of roughly a quarter acre. One portal labels the community “Heather Heights,” a name not confirmed on a recorded plat, and HOA status was not confirmed, so ask.
The builder has advertised up to 3.5 percent in closing costs when you use its lender and title company. Compare that against an outside lender’s quote, and ask about USDA eligibility by address. If you are selling an older home nearby, these listings are your competition.
Longview Creek Ranch is a rural subdivision east of town off FM 934 with two- to four-acre build-your-own homesites, listed from about $60,000 to $175,000. Those are asking prices, not closed sales.
Lots sit on paved streets, some on cul-de-sacs, and some have underground utilities. A 2024 MLS listing described it as having no HOA, which appeals to buyers who want room for a shop or a custom build.
Do your homework parcel by parcel. A creek runs through some lots, so check the FEMA flood map at msc.fema.gov and order a floodplain determination. Out in the county, water usually comes from a rural water supply corporation or a well, with septic for sewer, so confirm water, electric and school district on the appraisal record before you buy.
In-town single-family lots need at least 9,000 square feet, and homes in the agricultural district need two acres or more. Those minimums come from the City of Itasca Comprehensive Zoning Ordinance No. 11204, as updated in May 2023.
Only one main building is allowed per lot, and single-family lots need two covered, enclosed parking spaces behind the building line. For reference, lots on the original 1881 grid typically run about a sixth to a quarter acre.
If you are buying raw land inside the city, ask about platting first: no building permit is issued without a recorded plat. Permits, zoning and platting all go through City Hall at 134 N Hill St (254-687-2201), and the full zoning ordinance is posted online.
Yes, in the right district. HUD-code manufactured homes are allowed in the MH-1 and MH-2 districts, on a slab or runners, and they must be tied down and skirted before anyone moves in.
Pre-1976 mobile homes need a Specific Use Permit, and other districts allow manufactured homes only in cases of extreme hardship. Before you buy a lot or a home to place on it, confirm the zoning district with City Hall at 254-687-2201, and remember no building permit is issued without a recorded plat.
Out in the county, manufactured homes on acreage are common and are often the lowest entry price in the 76055 ZIP, from under $100,000. Those properties usually run on septic and a rural water or electric co-op, so confirm utilities by address.
Fences are limited to 4 feet in the front yard and 8 feet anywhere, and metal front-yard fences must be wrought iron. Those rules are in Section 17.8 of the city’s zoning ordinance.
Accessory buildings such as sheds can reach 25 feet but not above the house, and must sit 5 feet from side lines and 10 feet from the rear. Carports must be open on three sides. Keep in mind only one main building is allowed per lot.
Before you build, check with City Hall at 134 N Hill St (254-687-2201), where permits, zoning and code complaints are handled. Call 811 before you dig post holes or a slab. On newer streets, also ask whether any HOA or deed restrictions apply, since HOA status on Don Lane was not confirmed.
Yes, with room. A private horse stable must sit at least 100 feet from neighboring property lines, with no more than one horse per acre, under Section 16.2.36 of the zoning ordinance.
That math rules out most lots on the old town grid, which typically run about a sixth to a quarter acre. The agricultural district requires two acres per home, which is where horse property inside the city starts to make sense.
Rules for chickens and other livestock are in the city’s animal ordinance, so confirm with City Hall at 254-687-2201 before you buy; Code Enforcement and Animal Services share one department there. If you want more space, acreage outside city limits along FM 934, FM 66 and FM 67 runs from a few acres to nearly 200, with room for livestock and ag use.
Hill County ESD #2 contracts with CareFlite and keeps a ground ambulance stationed in Itasca. For any emergency, call 911.
The district’s membership program means insured residents are generally not billed for transport, and it also funds air ambulance membership. Terms are as published by the district and may change, so confirm them if they matter to your budget. ESD taxes show up on your county tax bill.
Fire service comes from the city’s volunteer fire department, which takes applications at City Hall, supported by Hill County ESD #1. The nearest emergency department is Hill Regional Hospital, a 25-bed critical access hospital at 101 Circle Dr in Hillsboro (254-580-8500), about 15 minutes south. Trauma and specialty care are in Fort Worth, Waco and Dallas.
The city issued a boil-water notice on March 25, 2025 and rescinded it on March 28 after testing. It also posted drinking water notices in June 2025, whose contents were not confirmed.
Itasca runs its own water and sewer system, and the source of the city’s supply was not confirmed. It’s fair to ask the city about its water system as you would in any small town, at City Hall (254-687-2201).
Once you move in, sign up for CodeRED emergency alerts through cityofitasca.net and follow the city’s official Facebook page for notices. For after-hours water leaks or main breaks, call 254-337-0097. Outside city limits, water usually comes from a rural water supply corporation or a private well, so ask that provider the same questions.
Republic Services picks up trash and recycling every Thursday for city utility customers, and all trash must be in a Republic cart. Republic’s number is 800-860-0123.
Bulk and brush pickup is the second Tuesday of each month, up to six cubic yards, bagged or boxed. The city’s 2024 Republic guide lists 254-687-2456 for special bulk pickups, so try that number if the main line can’t help.
For bigger cleanouts, use the free dump days on the first Friday or Saturday of each month. Pick up one free pass a month at City Hall with an ID or utility bill; it covers one truck bed and one trailer at Republic’s Itasca Landfill (254-221-4444). Trailer users unload in back and need a hard hat and safety vest. The landfill is open weekdays and Saturday mornings.
City water bills are due on the 15th. A $20 late fee applies after the 20th, service can be disconnected after 4pm on the 25th, and reconnection costs $75.
The city no longer grants payment extensions, so autopay is worth setting up from the first bill. You can also pay at the drop box outside City Hall, 134 N Hill St, open weekdays 8am to 4pm (254-687-2201).
To start service, use the city’s online resident water application. The residential deposit amount was not confirmed, so ask when you apply. For after-hours leaks or main breaks, call 254-337-0097. These terms apply to city customers only; outside city limits, billing comes from a rural water supply corporation instead.
Most of the city appears to be in Oncor’s delivery area, where you pick a retail provider at powertochoose.org. A third-party estimate puts about 94 percent of service on Oncor and 6 percent on HILCO, but neither utility confirmed it.
Some addresses, and much of the surrounding countryside, are on HILCO Electric Cooperative, where there is no provider choice. HILCO answers around the clock at 254-687-2331 or 800-338-6425. On Oncor, report outages to 888-313-4747.
Confirm the provider by address before you close. While you are at it, check the other utilities: Atmos Energy handles natural gas (leaks 866-322-8667), and internet options vary block by block, so look up the address on the FCC broadband map, especially outside town.
HILCO is a member-owned electric cooperative that energized its first line on December 21, 1936, incorporated in 1937 as the Hill County Electric Cooperative and has been headquartered in Itasca ever since, at 115 E Main St.
It started when only about one U.S. farm in ten had electricity. Today it serves much of rural Hill County and some in-town addresses. Members don’t pick a retail provider the way Oncor customers do.
Its annual meeting and member picnic is usually a Thursday evening in late September, with a board election at the HILCO Civic & Event Center; the format varies, and no meal was served in 2021. The HILCO Event Center at 1000 S Files St has also served as an Itasca polling place. Reach HILCO at 254-687-2331.
For a full grocery run or a prescription, plan on Hillsboro, about 15 minutes south, because Itasca has no full-line supermarket and no pharmacy. Hillsboro has the nearest supermarkets and pharmacies.
In town, Olde Towne Country Store at 102 W Main St covers the basics with a deli, bakery and pantry, open Monday through Saturday. Dollar General at 1191 E Main St carries basic groceries and household goods, has a FedEx drop-off and is open daily until late evening.
Residents on the north side of town can also head up I-35W to Grandview, which has a full-service grocery store, or to Burleson. A grocery once listed at 200 N Hill St has closed, so don’t count on older directory listings.
Downtown Fort Worth is about 52 minutes off-peak from Main Street, since I-35W runs straight there. Downtown Dallas is about 65 minutes, and DFW Airport and Love Field are each about 70.
Closer in, Hillsboro and Grandview are each about 15 minutes, Alvarado 22, Burleson 32, Cleburne 35, Waxahachie 40 and Waco 45. Waxahachie and Dallas are reached by county roads or through Hillsboro.
These are estimates along typical routes; rush hour adds more, so test your commute on a live map at the time you would drive it. Itasca suits a Fort Worth-side commute or for hybrid workers. No fixed-route transit was confirmed, so plan on a car, though Blue Transit offers weekday curb-to-curb rides for $1 each way in the county (254-292-1873).
Hill County paused new data centers in May 2026, then lifted the pause in June and adopted a review checklist for large projects in unincorporated areas.
No data center has been tied specifically to Itasca. The checklist matters most for rural 76055 buyers, since the ZIP reaches well into unincorporated Hill County, where acreage along FM 934, FM 66 and FM 67 runs from a few acres to nearly 200.
If you are buying acreage, watch county agendas and legal notices. The Hillsboro Reporter and The Lakelander cover county news, including those notices. Ask what is planned on neighboring tracts before you commit, and treat any future development as uncertain either way; nothing here is a prediction about a specific property.
Answers were verified as of September 2026 from the City of Itasca and its Comprehensive Zoning Ordinance No. 11204 as updated May 2023, the Hill County Appraisal District, Hill County Emergency Services District No. 2, HILCO Electric Cooperative, Itasca ISD, the Handbook of Texas, builder listings and regional reporting. Rates, fees, providers and ordinances change; verify anything you intend to rely on. Zoning references: minimum building sites, Sections 3.2, 9.1 and 8.2.1; one main building, Section 7.4; parking, Section 9.5; manufactured homes, Sections 10.6, 16.1.6, 24.7 and 26.2.2.7 and Table 15.2; horse stables, Section 16.2.36; fences, Section 17.8; accessory buildings, Section 20; carports, Section 16.7.2. Tax rates: Itasca ISD 0.84539 for 2025 (reported from the board’s 25 August 2025 meeting), Hill County 0.452647 for 2025, and City of Itasca 0.3961, Hill College and both emergency services districts from 2024 because 2025 rates were not confirmed; the combined rate is an estimate. Bond results are as reported by the district and the Hillsboro Reporter. New-construction prices and incentives are as advertised by the builder in September 2026; homeowners association status was not confirmed. Electric service shares are a third-party estimate. Utility billing and trash terms are from the City of Itasca. Drive times are estimates. Search results relating to Itasca, Illinois and Itasca, Minnesota were excluded; every item was verified as Itasca, 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.
Itasca is a small town with its own schools, its own city services and a straight run up I-35W to Fort Worth. Before you write an offer or set a list price here, you need to know how the taxes stack up, what the builders are charging right now, and how long homes are actually sitting. I check those numbers myself, and the awkward parts are named.
In Itasca, the appraisal district collects the city and school taxes, while the Hill County Tax Office collects the county, Hill College and emergency district taxes. Most owners get two bills. I make sure both are in your escrow and that your homestead exemption is filed with Hill CAD.
Itasca ISD’s reported 2025 rate is about $0.845 per $100, and Hill County’s rose about 11.5 percent to $0.4526. Add the city, college and emergency districts and the combined rate lands well above many Metroplex suburbs. I pull this year’s adopted rates for your address before you commit.
National HomeCorp’s homes on Don Lane are listed from about $180,000, below the low-$200s pricing when the community launched, with builder help on closing costs when you use its lender. If you are selling an older home nearby, those listings are your competition.
Recent readings put Itasca’s median sale price in the mid-$200s and typical time on market at over 100 days. The Hill County federal index is up about 139 percent since 2009 but growing only about 3 percent a year now. Buyers have room to negotiate; sellers need the right price on day one.
From Main Street you are about 50 minutes from downtown Fort Worth, 15 from Hillsboro and 40 from Waxahachie off-peak. You get a small town with its own police, a volunteer fire department and an ambulance stationed in town, at some of the lowest prices on the corridor.
Itasca rewards honesty. There is no supermarket or pharmacy in town. Much of the housing is older. The city issued a boil-water notice in 2025, and school bonds failed twice that year. Water, sewer and electric providers change at the city limit. If any of that is a dealbreaker, you will hear it from me first.
Confirm the property is inside city limits on the appraisal district record. Second, budget for both tax bills at this year’s adopted rates. Third, confirm the water, sewer and electric providers by address. Fourth, check the flood map on anything near a creek. And fifth, compare new-construction incentives against resale before you decide.
Three Itasca-specific things to raise with all four. Make sure your escrow covers both tax offices, the appraisal district and the county tax office, at the right taxing units. Ask about USDA, since many addresses around Itasca may qualify; check eligibility by address. And if you are looking at new construction, compare the builder’s incentive against a quote from an outside lender so you see the full picture. 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 provides the water and power, what both tax bills will look like, 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. Tax collection responsibilities are as published by the Hill County Appraisal District. The Itasca ISD rate of 0.84539 per $100 for 2025 is from a summary of the board’s 25 August 2025 meeting and was not confirmed against an official notice; the Hill County rate was 0.452647 for 2025, up from 0.405867 in 2024. The City of Itasca, Hill College and emergency services district rates for 2025 and all 2026 rates were not confirmed as of September 2026. New-construction prices are builder list prices for National HomeCorp’s Heather Heights community observed in September 2026 (from $179,990); launch pricing in the low $200s is from the builder’s December 2024 announcement. The closing-cost incentive is as advertised by the builder and conditioned on its affiliated lender and title company; homeowners association status was not confirmed. Market figures: Redfin median sale price of $236,371 and 127 median days on market for the three months ending June 2026; Movoto median list price of $210,000 and 104 median days on market in August 2026. Sales volume is small and figures are volatile. Appreciation figures refer to the FHFA All-Transactions House Price Index for Hill County, series ATNHPIUS48217A, which recorded 138.20 in 2009 and 329.65 in 2025. Past appreciation does not predict future appreciation. The boil-water notice was issued on 25 March 2025 and rescinded on 28 March 2025. Itasca ISD bond elections in May and November 2025 failed as reported by the district and the Hillsboro Reporter. Flood risk is parcel-specific; order a floodplain determination. USDA eligibility is determined by address and household income. Itasca 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 Itasca, Illinois and Itasca, Minnesota were excluded; every figure was verified as Itasca or Hill County, Texas. All real estate services are provided through Legacy Realty Group. Equal Housing Opportunity.
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