The data other agents ignore and why that’s your advantage
Last Updated: November 2025 | Your Source: Bobby Franklin, North Texas Market Insider
Listen, every agent has access to MLS. Most agents can pull comps. But how many agents understand the strategic implications of county-level costs and tax structures? That’s where you separate from the pack.
This isn’t just a reference chart, it’s your opportunity detector. Here’s what smart buyers and strategic investors need to know about where their money actually goes in North Texas.
THE ELLIS COUNTY ADVANTAGE (Your Home Territory)
| What You Pay | What It Means |
|---|---|
| Recording Fee: $25 first page / $4 additional | One of the lowest transaction costs in DFW |
| Effective Tax Rate: 0.274% (county only) | But add ISD + city = ~2.1-2.4% total |
| Strategic Edge | Fast-growing corridor with established infrastructure—you’re not paying “pioneer pricing” |
Why This Matters: Ellis County gives you suburban DFW access without bleeding property taxes. That’s real monthly savings, the kind that changes buying power.
DFW METRO CORE (Premium Pricing, Premium Competition)
Dallas County
- Recording: $25/$4
- Tax Rate: 2.155%
- Reality Check: High taxes, high appreciation. You’re paying for established infrastructure and job access. Works if income growth matches.
Tarrant County
- Recording: $21/$4
- Tax Rate: 2.30%
- The Truth: Fort Worth’s sprawl means variance—know your specific city/ISD combo. Some areas tax like Dallas, others feel suburban-light.
Collin County
- Recording: $25/$4
- Tax Rate: 1.49%
- Insider Take: Lowest taxes in metro core, but home prices are STEEP. Your monthly savings get eaten by purchase price. Run the full math.
Denton County
- Recording: $26/$4
- Tax Rate: 1.86%
- Strategic Play: Fast growth + reasonable taxes = sweet spot for appreciation potential. Watch school ratings—they drive demand.
GROWTH CORRIDOR (Where Smart Money is Moving)
Kaufman County
- Recording: $25/$4
- Tax Rate: 3.34%
- Strategy: HIGHEST tax rate on this list, but lowest entry prices. Your trade-off: monthly cost vs. equity-building opportunity. First-time buyers win here if they plan to hold 5+ years.
Rockwall County
- Recording: $25/$4
- Tax Rate: 2.55%
- Opportunity: Smallest county, biggest growth energy. Premium suburban feel, suburban-plus taxes. Great for move-up buyers who want “arrived” without Dallas price tags.
Johnson County
- Recording: $26/$4
- Tax Rate: 3.2-5.1% (varies by city)
- Reality: Rural sprawl meeting suburban demand. Tax variance is WILD, same county, totally different monthly costs. Know your city before you commit.
THE RURAL ADVANTAGE (Lower Prices, Different Trade-Offs)
Wise County
- Recording: $25/$4
- Tax Rate: 6.6-12.1%
- Truth Bomb: These rates look scary, but home values are LOW. Absolute dollar cost might be comparable to suburban counties. Run real numbers, not percentages.
Parker County
- Recording: $25-26/$4
- Tax Rate: ~14% (estimated)
- The Play: Weatherford is exploding. Mineral rights can complicate things. If you’re looking here, have a GOOD title company.
Hunt County
- Recording: $26/$4
- Tax Rate: 3.26%
- Positioning: Greenville is the quiet story nobody’s talking about. Affordable, established, highway access. Watch this space.
NORTHERN EXPANSION (The Counties Most Agents Forget)
Grayson County (Sherman/Denison)
- Recording: $25/$4
- Tax Rate: 3.05%
- Market Move: People are discovering Sherman. Lake Texoma recreational demand + Texas Instruments investment = sleeper market.
Cooke County (Gainesville)
- Recording: $25/$4
- Tax Rate: 13.9%
- Strategic Take: North of Denton, south of Oklahoma. If you’re priced out of Denton proper, look here—but understand you’re trading convenience for cost.
Fannin County
- Recording: $25/$4
- Tax Rate: 13.3%
- Reality: Rural/recreational. This is lake life, ranch life, NOT commuter life. Different buyer entirely.
WESTERN FRONTIER (Mineral Rights & Recreation)
Wichita County (Wichita Falls)
- Recording: $25/$4
- Tax Rate: 17.9%
- Context: Highest rate on the chart, but this is SHEPPARD AIR FORCE BASE country. Military buyers, oil/gas economy, totally different market dynamics.
Archer County
- Recording: $25/$4
- Tax Rate: 5.32%
- Profile: Rural, mineral-rich, agricultural mix. Niche market for land and ranch buyers.
Clay County
- Recording: $25/$4
- Tax Rate: 16.5-17.3%
- Context: Rural western border county. Land and recreational properties dominate.
Palo Pinto County (Mineral Wells)
- Recording: $25/$4
- Tax Rate: 13.6-14.5%
- Opportunity: Recreational real estate, mineral rights, lake properties. Niche market—know your buyer persona.
CENTRAL CORRIDOR (Waco Region)
McLennan County (Waco)
- Recording: $25/$4
- Tax Rate: ~16% (estimated)
- Market Dynamic: Baylor University influence, urban/rural mix, growing tech presence (SpaceX proximity). Different economy than DFW.
Hill County
- Recording: $25/$4
- Tax Rate: ~17% (estimated)
- Profile: Rural rates, small ISDs, agricultural focus. Budget-conscious buyers trading convenience for cost.
Navarro County
- Recording: $25/$4
- Tax Rate: ~17% (estimated)
- Positioning: Lake properties and rural rates. Recreational and agricultural buyers.
Limestone County
- Recording: $25-26/$4
- Tax Rate: ~14% (estimated)
- Reality: Agriculture and rural living. Not commuter-friendly for DFW.
Bosque County
- Recording: $25/$4
- Tax Rate: ~16.5% (estimated)
- Focus: River and lake properties. Recreational real estate market.
SOUTHWEST EXPANSION (Hood County)
Hood County (Granbury)
- Recording: $20/$4
- Tax Rate: ~11.8% (estimated)
- Lake Premium: Granbury is HOT right now. Lake living, established community, retiree destination. Premium pricing for waterfront.
QUICK REFERENCE TABLE
| County | Recording Fee | Effective Tax Rate | Market Character |
|---|---|---|---|
| METRO CORE | |||
| Dallas | $25/$4 | 2.16% | Premium urban, high appreciation |
| Tarrant | $21/$4 | 2.30% | Urban sprawl, variance by city |
| Collin | $25/$4 | 1.49% | Lowest taxes, highest prices |
| Denton | $26/$4 | 1.86% | Fast growth, good value |
| GROWTH CORRIDOR | |||
| Ellis | $25/$4 | 2.1-2.4% | Your territory—strategic position |
| Kaufman | $25/$4 | 3.34% | High taxes, low entry, growth play |
| Rockwall | $25/$4 | 2.55% | Premium suburban, smallest county |
| Johnson | $26/$4 | 3.2-5.1% | Rural sprawl, high variance |
| RURAL ADVANTAGE | |||
| Wise | $25/$4 | 6.6-12.1% | Low prices, percentage misleading |
| Parker | $25-26/$4 | ~14% | Weatherford boom, mineral rights |
| Hunt | $26/$4 | 3.26% | Greenville sleeper market |
| NORTHERN EXPANSION | |||
| Grayson | $25/$4 | 3.05% | Sherman growth, TI investment |
| Cooke | $25/$4 | 13.9% | North Denton alternative |
| Fannin | $25/$4 | 13.3% | Rural recreational |
| WESTERN FRONTIER | |||
| Wichita | $25/$4 | 17.9% | Military/oil economy |
| Archer | $25/$4 | 5.32% | Rural minerals/ag |
| Clay | $25/$4 | 16.5-17.3% | Land/recreational |
| Palo Pinto | $25/$4 | 13.6-14.5% | Lake/mineral properties |
| CENTRAL CORRIDOR | |||
| McLennan | $25/$4 | ~16% | Waco, Baylor influence |
| Hill | $25/$4 | ~17% | Agricultural focus |
| Navarro | $25/$4 | ~17% | Lake/rural |
| Limestone | $25-26/$4 | ~14% | Agriculture/rural |
| Bosque | $25/$4 | ~16.5% | River/lake recreational |
| SOUTHWEST | |||
| Hood | $20/$4 | ~11.8% | Granbury lake premium |
THE STRATEGIC TAKEAWAY
What This Chart Really Tells You:
- Ellis County is positioned perfectly in the growth corridor with reasonable taxes and established infrastructure
- Tax rates don’t tell the full story– absolute dollar amounts matter more than percentages
- Every county has its buyer persona– match clients to counties strategically
- Growth patterns are predictable– follow infrastructure, jobs, and quality of life indicators
- Your knowledge of these nuances IS your competitive advantage
Information provided is compiled from the Texas Comptroller website.
📊 Your North Texas market intel source
🎯 Text 214-228-0003 for insider updates
Bobby Franklin – REALTOR®
Legacy Realty Group – Leslie Majors Team
Serving Ellis County & DFW
