From Silicon Slopes to Texas Sunshine: Is Trading Lehi, Utah for Ellis County the Smartest Financial Move You’ll Make in 2026?

Last Updated: January 22, 2026

Here’s something that’ll wake you up faster than your morning coffee: A typical family moving from Lehi, Utah to Ellis County, Texas will save approximately $3,200 per month in combined housing costs and eliminated state income tax.

Let that sink in. That’s $38,400 annually. Over a decade? We’re talking about $384,000 in savings, and that’s before we factor in appreciation, investment returns, or lifestyle improvements.

I’ve spent the last 18 months helping families navigate this exact transition, and what I’ve learned is this: the Utah-to-Texas migration isn’t just about cheaper housing. It’s about strategic wealth building. It’s about positioning your family five steps ahead while everyone else is still figuring out how to afford their next rent increase.

Let me show you exactly what that looks like.

The Real Numbers: Why Lehi Families Are Doing the Math on Texas

Every month, I get calls from families in Utah who’ve hit the same wall. They’re earning solid six-figure incomes in tech. They’re doing everything “right.” But the math just doesn’t math anymore.

The Lehi Housing Reality Check

Here’s what normal looks like in Lehi right now:

• Median home price: $625,000 (and climbing)
• Monthly payment on that home: $4,200+ (PITI at current rates)
• Percentage of gross income: 40%+ for a $125K household
• Utah state income tax: Another $6,000+ annually
• Cost of living index: 112 (national average = 100)

Now let’s run the Ellis County numbers:

• Median home price: $315,000 in Ennis, $375,000 county-wide
• Monthly payment: $2,100-2,500 (PITI)
• Percentage of gross income: 20-24% for the same household
• Texas state income tax: $0 (you read that right)
• Cost of living index: 95 (below national average)

The delta: $1,700-2,100 saved monthly on housing + $500 monthly on eliminated state tax = $2,200-2,600 in immediate monthly savings.

But here’s where it gets interesting. That’s just the surface-level play.

The Compound Authority of Geographic Arbitrage

What most people miss is this: when you reduce your housing costs by 40-50% AND eliminate state income tax, you’re not just saving money. You’re creating investment capacity.

That $2,500/month? Over 10 years at a conservative 7% return, that’s $435,000 in additional wealth creation. That’s not even accounting for:

• Lower property purchase price freeing up equity
• Reduced interest paid over the life of the loan
• Flexibility to pay down mortgage faster or invest the spread

This is the Insider move: While everyone else sees “cheaper Texas,” you’re seeing “strategic wealth positioning.” While they’re thinking about monthly payments, you’re thinking about generational wealth transfer.

What Nobody Tells You About Ellis County: The Intelligence Report

Let me give you the insider intelligence that real estate agents in Utah aren’t equipped to provide.

The Geography Play: How Far Is Ennis Texas from Dallas (And Why It Matters)

Ennis to downtown Dallas: 35 miles, 35-45 minutes in normal traffic
Ennis to DFW Airport: 50 miles, 45-60 minutes depending on route
Ennis to major employment centers: 25-40 minutes to most DFW submarkets

Here’s what that geography unlocks:

1. Keep your Silicon Slopes remote salary + Texas cost of living = instant arbitrage
2. Access DFW’s $2.1 trillion economy (5th largest in the nation) while living in a $315K house
3. Quality of life balance that doesn’t exist in Lehi, small-town feel, big-city access, zero snow removal

The Development Intelligence: What’s Happening That You Need to Know

This is where we separate market tourists from strategic buyers. Ellis County isn’t just cheap, it’s strategically positioned in a growth corridor.

Major developments tracking:

• 5,200-acre South Creek Ranch in Ferris: Massive mixed-use development SE of Dallas creating 30,000+ jobs
• Loop 9 infrastructure: Connecting Ellis County to I-45, I-35E, and I-20 with reduced commute times
• Corporate relocations: 75+ companies relocated to DFW in 2024-25, with spillover demand into Ellis County

What this means for you:

• Buy before infrastructure completion = capture appreciation upside
• Select neighborhoods in growth corridors = better resale positioning
• Enter market with supply still meeting demand = negotiating power now

The chaos opportunity: Most buyers are chasing Allen, Frisco, McKinney, the “obvious” DFW suburbs. Ellis County is the Insider play, five steps ahead of the market consensus.

The School Question: Let’s Talk Truth About Education

I’m not going to blow smoke. If you’re comparing top-rated Utah County schools to Ellis County averages, you’ll see a difference on ranking sites. But here’s the strategic framework that matters:

District-by-District Reality

Ennis ISD:

• State accountability: Meets Standard
• Strengths: Athletics, extracurriculars, community feel, graduation rates
• Considerations: Test scores below state averages on some campuses
• Best fit: Families prioritizing affordability, community, and well-rounded development

Midlothian ISD:

• State accountability: Meets Standard with strong marks
• Strengths: Newer facilities, active parent involvement, growing district
• Average performance: Generally higher than Ennis, competitive with many Lehi-area schools
• Best fit: Families wanting Ellis County value with suburban amenities

Waxahachie ISD:

• State accountability: Meets Standard
• Strengths: Multiple campus options, career/tech programs, established district
• Balance: Good mix of academics, arts, and athletics
• Best fit: Families wanting historic downtown proximity with solid schools

Red Oak ISD:

• State accountability: Meets Standard
• Strengths: Lower student-teacher ratios, smaller district feel
• Position: Good value proposition with more individual attention
• Best fit: Families preferring smaller school environment

The Strategic School Framework

Here’s how smart relocating families approach this:

1. Start with your budget – What housing payment frees up money for enrichment, tutoring, or private school if needed?
2. Visit actual campuses – Ranking sites don’t capture teacher quality, admin responsiveness, or campus culture
3. Consider the delta – Is the difference between a 7/10 school and an 8/10 school worth $300K in housing costs?
4. Think long-term – College admission offices care about GPA, rigor, and story, not your high school’s ranking site score

The contrarian take: Many families discover their kids thrive MORE in Ellis County schools because smaller class sizes, less competitive pressure, and more leadership opportunities create better outcomes than fighting for the same advantages among 2,000 overachieving peers.

The Climate Reality: Trading Snow Shovels for Air Conditioning

Let’s address the elephant in the room: Texas is hot. But let’s compare apples to apples.

Lehi Climate Profile

• Winter: Cold, snowy, frequent snowstorms, winter driving challenges
• Summer: Hot but dry, comfortable mountain access
• Annual snow: 30-45 inches typical
• Heating costs: Significant in winter months
• Recreation: Four-season activities, skiing, snowboarding within 30 minutes

Ellis County Climate Profile

• Winter: Mild, occasional freezes, rare snow/ice events
• Summer: Hot and humid (mid-90s, feels like low-100s with humidity)
• Annual snow: Maybe 1-2 dustings, rarely accumulates. Most snow turns to thin ice.
• Cooling costs: Significant in summer months
• Recreation: Year-round outdoor activities, lake access, no snow sports

The Trade-Off Analysis

You gain:

• No snow removal or winter driving stress
• Comfortable spring and fall for 6+ months
• Year-round outdoor activities and sports
• Lower home maintenance (no freeze damage)
• Never(almost never) scraping ice off your windshield again

You lose:

• Convenient access to mountain skiing/snowboarding
• Dry summer comfort
• Four distinct seasons
• Mountain hiking and alpine activities
• Lower summer electric bills

Strategic consideration: If your family uses those ski passes 30+ times per year, this is a real loss. If you use them 3-5 times per year, you just freed up an overall $2,500/month to fly anywhere you want for vacations.

The Job Market Intelligence: Beyond Silicon Slopes

This is where most relocation conversations go wrong. Let’s get strategic about employment.

The Remote Work Play (Best Case Scenario)

Ideal situation:

1. Keep Silicon Slopes remote job ($100-150K+ salary)
2. Live in $315K Ellis County house
3. Pay zero Texas state income tax
4. Bank $2,500+ monthly housing/tax savings

How to position this with your employer:

• Frame as “family needs” not “cost arbitrage”
• Emphasize continued productivity and commitment
• Offer trial period if there’s hesitation
• Ensure home office setup matches or exceeds current situation

The DFW Employment Market (If You Need Local Work)

DFW by the numbers:

• 4.3 million jobs (5th largest metro job market)
• 1.5% unemployment (below national average)
• $80K median household income
• 75+ corporate relocations in 2024-25

Major employment sectors:

• Technology: Texas Instruments, AT&T, Ericsson, Microsoft, Google, Meta (all with DFW presence)
• Finance: JPMorgan Chase, Charles Schwab, Fidelity, USAA
• Healthcare: Baylor Scott & White, Texas Health Resources, UT Southwestern
• Logistics: Amazon, UPS, FedEx distribution centers
• Energy: Multiple energy and engineering firms
• Aerospace: Lockheed Martin, Bell Helicopter

The Insider read: DFW’s economy is diversified, you’re not betting on a single sector like Lehi’s tech concentration. That’s strategic risk management.

The Ellis County Local Market

If you work locally:

• Healthcare: Expanding hospital systems and clinics
• Education: Growing districts need teachers and staff
• Logistics: Warehousing and distribution growth
• Services: Construction, retail, hospitality growing with population
• Government: County and municipal employment

Median household income Ellis County: ~$70K
Median household income Lehi: ~$95K

But remember: That $25K difference disappears when you factor in:

• $6K+ state income tax savings
• $20K+ annual housing cost savings
• Lower overall cost of living

Your actual purchasing power often INCREASES even with a local job.

The Property Tax Reality: Let’s Do Honest Math

Every Utah family asks this: “But aren’t Texas property taxes crazy high?”

Short answer: Yes, they’re higher than Utah’s rates. But let’s run the full calculation.

Texas Tax Structure

• No state income tax: $0
• Property tax rate: ~2.0-3% of assessed value (varies by location)
• Example on $315K Ellis County home: $6,300-7,875 annually
• Homestead exemption: Reduces taxable value, caps increases while you own

Utah Tax Structure (For Comparison)

• State income tax: 4.55% flat rate
• Property tax rate: ~0.5-0.6% of fair market value
• Example on $625K Lehi home: $3,125-3,750 annually
• PLUS income tax: $5,688 on $125K income (4.55%)
• Total state+property: $8,813-9,438 annually

The Real Comparison

Utah (Lehi scenario):

• Property tax: ~$3,500
• State income tax: ~$5,700
• Total annual: ~$9,200

Texas (Ellis County scenario):

• Property tax: ~$7,100
• State income tax: $0
• Total annual: ~$7,100

Net advantage Texas: ~$2,200 annually in taxes alone

PLUS housing payment difference: ~$20,400 annually

Combined annual savings: ~$22,600 (and that’s conservative)

What You Can Actually Do in Ellis County: The Lifestyle Intelligence

Utah families worry they’re trading mountain culture for… well, nothing. Let me paint the real picture.

Local Ellis County Recreation

Lake Bardwell (10 minutes from Ennis):

• Boating, fishing, swimming
• Camping and RV sites
• Hiking and biking trails
• Water sports in warmer months

Ennis Bluebonnet Trail:

• 40-mile scenic drive through wildflower fields (March-April)
• Annual Bluebonnet Trails Festival (60+ years running)
• Photography opportunities and outdoor events

Local Sports and Community:

• Youth baseball, softball, soccer leagues
• High school football (big deal in Texas)
• Community events and festivals year-round
• Historic downtown Ennis dining and shopping

DFW Access (30-60 Minutes)

Professional Sports:

• Dallas Cowboys (NFL) — AT&T Stadium, Arlington
• Dallas Mavericks (NBA) — American Airlines Center
• Texas Rangers (MLB) — Globe Life Field, Arlington
• Dallas Stars (NHL) — American Airlines Center
• FC Dallas (MLS) — Frisco

Entertainment and Culture:

• Dallas Arts District (museums, symphony, opera)
• Fort Worth Stockyards (Western heritage)
• Six Flags Over Texas and Hurricane Harbor
• Dallas Zoo and Perot Museum
• Deep Ellum live music district

Weekend Trip Range (2-4 Hours)

• Austin: Live music capital, Hill Country, tech scene (3 hours)
• San Antonio: River Walk, Alamo, SeaWorld (4 hours)
• Houston: Museums, NASA, Galveston beaches (3.5 hours)
• Hill Country: Wineries, Fredericksburg, Enchanted Rock (3 hours)

The strategic lifestyle framework:

• Lehi gives you mountain access (30 min to slopes)
• Ellis County gives you metropolitan diversity (30 min to major metro, 3 hours to multiple markets)

Different playbooks. Neither is “better”, but one costs $300K less in housing.

For a full guide of the most popular events across DFW that happen every year read: DFW’s Best Annual Events That Drive Business and Property Values

The New Construction Intelligence: Where Smart Money Is Building

If you want new construction (and coming from Lehi’s newer inventory, you probably do), Ellis County is in a sweet spot.

Active Builders in Ellis County

National Builders:

• DR Horton
• Lennar
• Bloomfield Homes
• Highland Homes
• and more

Price Ranges:

• Entry level: Low-to-mid $200Ks (smaller homes, growing areas)
• Move-up: $300-400K (larger floor plans, amenities)
• Premium: $400K+ (acreage, custom features)

Communities to Track:

• Midlothian: Multiple master-planned communities with pools, trails, amenities
• Waxahachie: New neighborhoods in growth corridors
• Ennis area: Emerging subdivisions with value positioning
• Red Oak/Ovilla: Smaller-scale developments with community feel

The Comparison Play

In Lehi: $600K+ gets you a newer tract home in a packed subdivision with minimal lot size

In Ellis County: $350-400K gets you:

• Brand new construction
• Larger lot (often 1/4 acre+)
• More square footage
• Community amenities (pool, clubhouse, parks)
• Lower property taxes than equivalent home in Lehi (percentage-wise)

The strategy: Many families use their Lehi home equity to buy up in Texas—going from a starter home in Utah to their “forever home” in Ellis County for the same or lower monthly payment.

For more information on North Texas builders and how to start the new construction process visit our New Construction Process: Building & Buying in DFW

How to Actually Execute This Move: The Strategic Timeline

Thinking about this move and actually doing it are different games. Here’s the playbook:

Phase 1: Financial Foundation (Month 1)

Week 1: Run your numbers

• Calculate your Lehi home equity
• Determine your Texas budget and comfort zone
• Model monthly payments in various price ranges
• Factor in moving costs, time off work, overlap expenses

Week 2: Secure lending relationships

• Connect with Texas-based lenders who understand:
• Out-of-state relocations
• Texas property tax and insurance costs
• Coordination of buy/sell timing
• Get pre-approval for your Texas purchase
• Understand timing strategies (bridge loans, contingent offers, rent-back agreements)

Week 3-4: Market intelligence gathering

• Deep dive into Ellis County submarkets
• Compare school districts and specific campuses
• Map out your commute options if working locally
• Research neighborhoods and property types

Phase 2: Ground Intelligence (Month 2)

Schedule your Texas visit (3-5 days recommended):

Day 1: Market orientation

• Meet with North Texas agent
• Tour multiple Ellis County communities
• Get the lay of the land (highways, shopping, services)
• Drive commute routes during peak hours

Day 2: School research

• Visit campuses in your target districts
• Talk to administrators and tour facilities
• Meet with parent-teacher organizations if possible
• Observe drop-off/pick-up times and neighborhood flow

Day 3-4: Property tours

• See 10-15 homes across your target areas
• Include both new construction and resale
• Tour neighborhoods at different times of day
• Identify your top 3-5 choices
• Leverage or real estate agent to do virtual tours through FaceTime or have them record videos of properties you like before your visit.

Day 5: Decision framework

• Debrief with your agent
• Compare pros/cons of each area
• Finalize your target neighborhood and price range
• Set timeline for next steps

Phase 3: Execution (Months 3-4)

Coordinate buy and sell:

• Ideally: List and sell Lehi home first to know exact equity
• Alternative: Contingent offer in Texas (though less competitive)
• Creative: Bridge financing or rent-back agreements

Make your Texas offer:

• Work with your agent on competitive pricing and offers
• Understand local customs (earnest money, option periods, timeline)
• Negotiate inspection and repair terms, have your agent attend these if you can’t make it. (a good agent will be there whether you can be or not)
• Secure your home

Close and transition:

• Schedule movers and logistics
• Coordinate closing dates
• Plan for temporary housing if there’s a gap
• Handle utilities, mail forwarding, and administrative tasks

Phase 4: Integration (Months 5-6)

Settle in strategically:

• Register kids for school before summer if possible
• Update driver’s licenses and vehicle registration (you have time, but don’t sleep on it long)
• Connect with community groups, churches, gyms, activities
• Build your local network
• Set up your home office if working remotely

Financial optimization:

• Redirect your $2,500+ monthly savings into investments, college funds, or accelerated mortgage payoff
• Adjust your budget for Texas cost of living
• Take advantage of no state income tax for Roth conversions, bonuses, investment strategies
• Build your Texas emergency fund

The Questions Everyone Asks: Direct Answers

“Can I really afford to move if all my equity is tied up in my Lehi house?”

Yes actually, that equity is your ASSET for this move.

If you’ve owned in Lehi for 3-5+ years, you likely have $100-300K+ in equity from appreciation. Selling and moving that equity to Texas allows you to:

• Put 20-50% down on a Texas home (or buy cash if you have enough)
• Eliminate or dramatically reduce your mortgage
• Free up thousands monthly in cashflow

Your equity isn’t “trapped”, it’s fuel for the arbitrage play.

“What if I can’t find a job in Texas that pays as much as my Utah job?”

Run the math differently:

• $125K salary in Lehi with $4,200 housing + $6K state tax = $62K after housing/tax
• $100K salary in Ellis County with $2,100 housing + $0 state tax = $73K after housing/tax

You can take a $25K pay cut and still come out $11K ahead annually. And that’s before accounting for lower cost of living on everything else.

The strategy: Keep your Utah job remotely if possible. If not, the DFW market is deep enough that you’ll find opportunities and your improved financial position gives you runway to be selective.

The DFW reality:

• 20+ Fortune 500 headquarters
• Major tech presence (Microsoft, Google, Meta, Texas Instruments, etc.)
• Growing startup ecosystem in Dallas, Frisco, Plano
• High demand for tech talent without enough local supply

Your Utah experience is an ASSET in DFW, they want people who’ve worked in tech-forward markets.

“Is it safe? What’s the crime like?”

Honest answer: Ellis County overall has lower violent crime rates than the national average, but like anywhere, it varies by specific area. That’s why your agent really comes in handy by helping you find the latest crime maps.

Strategic approach:

• Review actual crime statistics by neighborhood (crimereports.com, local police data)
• Drive neighborhoods at different times (morning, evening, night)
• Talk to residents, not just real estate agents
• Look for engaged communities, neighborhood watch, HOA activity

Generally: Ennis, Waxahachie, Midlothian, and surrounding areas are family-friendly, lower-crime environments compared to many urban areas. But do your own ground-level research, never rely on generalizations.

“How do I know this is the right move for MY family?”

You know it’s right if:

1. Financial stress is impacting quality of life – If housing costs are preventing savings, investment, family experiences, this move removes that constraint
2. You’re open to new experiences – If you can embrace a different climate and culture rather than resisting it
3. Your career is portable or you’re willing to pivot – If you have remote flexibility or can navigate the DFW job market
4. Schools are important but not the ONLY factor – If you can evaluate school quality holistically rather than just ranking sites. Schools often have a lot more to offer than just their GreatSchools rating
5. You value financial freedom over geographic familiarity – If you’re willing to trade known community for strategic financial positioning

You know it’s NOT right if:

1. You’re deeply rooted in mountains/skiing and would resent the loss
2. Your career is uniquely tied to Utah networks that don’t translate remotely
3. You have teenagers who would suffer significantly from relocation
4. You need top-2% school rankings and won’t compromise
5. You’re not willing to embrace heat, humidity, and Texas culture

There’s no “right” answer for everyone—but there IS a right answer for YOUR situation.

The Final Strategic Framework: Think Like An Insider

Here’s what separates tourists from strategists:

Tourists think: “Should I move to Texas because it’s cheaper?”

Strategists think: “How do I deploy my capital, career positioning, and family situation to maximize long-term wealth creation and quality of life?”

The Ellison play is this:

1. See the opportunity others are missing – Ellis County before it fully appreciates
2. Move before the consensus – Get in while supply meets demand
3. Use geographic arbitrage – Remote work + Texas cost of living = strategic advantage
4. Build generational wealth – Use $2,500/month savings to compound wealth over decades
5. Stay five steps ahead – While others figure out if they should move, you’re already optimized in your new market

The chaos IS the opportunity.

• Property taxes changing? Already factored in.
• School questions? Already visited campuses.
• Job uncertainty? Already networked in DFW.
• Climate concerns? Already committed to the trade-off.

You don’t wait for perfect information. You gather intelligence, make the strategic move, and execute while others are still debating.

Ready to Run the Numbers on YOUR Situation?

The families who win this game are the ones who move from analysis to execution.

The opportunity is NOW. Ellis County is still affordable. Remote work is still viable. The DFW economy is still growing. Interest rates are what they are (and waiting won’t necessarily improve them).

Every month you wait in Lehi costs you up to $2,500 or more in opportunity cost.

Every month you execute in Ellis County builds that $2,500 or more into a strategic advantage.

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About This Intelligence:

This analysis is based on:

• Current market data as of January 2026
• Direct experience helping Utah-to-Texas relocating families
• Ground-level intelligence on Ellis County development and growth
• Financial modeling using realistic scenarios and current rates
• Strategic positioning frameworks adapted from corporate leadership and market analysis

This is not generic relocation content. This is strategic market intelligence designed to help you make the highest-leverage decision for your family’s financial future.

Want to discuss your specific situation? Let’s talk. Every family’s circumstances are different, and the right move depends on YOUR priorities, timeline, and goals.

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Bobby Franklin, REALTOR®
Legacy Realty Group – Leslie Majors Team
📲 214-228-0003 | northtexasmarketinsider.com