Venus is a fast-growing small city in Johnson County that blends Blackland Prairie farm roots with an easy-commute location just south of Dallas–Fort Worth. With new neighborhoods, acreage tracts, and a still-rural feel, it appeals to buyers who want space, value, and long-term upside in one package.
Venus went from 4,361 people in 2020 to roughly 8,870 — it doubled in five years, with more than 1,700 further homes planned. But it straddles two counties, and a Venus home on the Johnson County side pays about $1,500 a year more tax than one on the Ellis side. Same city. Same services. Different bill.
$260K–$385K
The biggest thing happening in Venus. Phases 8 and 9 alone add about 668 homes, on roughly 1,322 to 2,963 square feet. Clubhouse, pool, trails and playground, with an HOA around $183 twice yearly — genuinely low. Streets named Jefferson, Liberty and Mount Vernon.
$514K–$734K
The top of the Venus market by a wide margin, running 2,235 to 4,242 square feet. And the detail that matters most: part of Somerset is zoned to Mansfield ISD rather than Venus ISD, which tells you it sits at the far northern edge of the city.
~280 homes
Another substantial LGI community in the city's development pipeline. Between Patriot Estates and Stallion Ranch, one builder accounts for close to a thousand planned Venus homes.
~386 homes
Two phases totalling around 386 homes, one of the larger entries on the city's own development list. Between Braham, Patriot and Stallion, the scale of what is coming is not subtle.
~300 units
Different from the rest: around 300 duplex and fourplex units across two phases. Worth knowing if you are buying nearby, because attached product changes the character and the rental mix of a street.
106 & 54 homes
Two of the smaller named developments — Bankston at about 106 homes, and Ridgeview Addition at 54 by Lillian Custom Homes. Smaller communities often mean fewer identical elevations on your street.
Entry to mid
Two D.R. Horton communities in Venus. Alongside them the city draws Highland Homes from about $383,000, Lillian from $405,000, Cheldan from $336,000 and Bloomfield across a wide range — an unusual builder mix for a town this size.
Wide range
Underneath all the new construction sits the town that was here first: acreage tracts, custom homes on large lots, and manufactured housing from the 1980s and 1990s along the farm-to-market and county roads. Morgan Creek Estates, Lark Meadows and similar older additions.
Swipe or drag sideways to see them all.
This is the most important thing on the page. Venus sits mostly in Johnson County, with a smaller eastern portion in Ellis County — and the two sides do not pay the same.
On the Johnson County side, served by Venus ISD, the combined rate runs about 2.45 percent, rising toward 2.50 where the emergency services district applies: Venus ISD at 1.2484, the city at 0.7665, Johnson County at 0.3393, plus lateral road and Hill College.
On the Ellis County side, served by Midlothian ISD, it runs about 2.11 percent, because Midlothian ISD charges 1.0708 against Venus ISD's 1.2484 and Ellis County's rate is lower.
In money: on a $350,000 home, about $8,563 on the Johnson side against $7,389 on the Ellis side — roughly $1,174 a year. On a $450,000 home the gap is about $1,509. Same city limits, same city services, different county and different school district.
Worth saying plainly rather than leaving you to work it out. At about 2.45 percent, a Johnson County Venus home carries a higher combined rate than anywhere else covered on this site — above Kennedale at 2.32, Lancaster at 2.36, Red Oak at about 2.10 and Midlothian at about 2.07.
The driver is the school rate. Venus ISD at 1.2484 is the highest school district rate in this project, and it reflects a small, fast-growing district building capacity.
That is not a reason to avoid Venus. It is a reason to run the actual tax number before you decide what you can afford, because a payment estimate built on a metro average will be materially low here.
First, which county — that sets your appraisal district, your school district and the bill above. Johnson County records are in Cleburne; Ellis County in Waxahachie.
Second, which school district. Venus ISD covers most of the city, but the Ellis side falls under Midlothian ISD or Maypearl ISD, and part of Somerset is Mansfield ISD. Four districts touch one small city.
Third, ask directly about a Public Improvement District or Municipal Utility District. None was confirmed in a Venus subdivision, but they are common in North Texas growth corridors and a PID can add a percentage point to your effective rate. Get "no PID, no MUD" in writing for your specific phase.
Neighborhood names, lot counts and builder details come from the City of Venus planning and development listings, the Johnson County and Ellis County appraisal districts, and listing portals as observed; price ranges, plan sizes and lot counts move constantly and planned communities may change, so treat them as indicative and ask for a current comparative market analysis. Venus is an incorporated city located primarily in Johnson County with a smaller portion in Ellis County, and the two portions are appraised by different districts and served by different school districts, so county, school district, appraisal district and tax rate must all be verified by address rather than assumed from the city name. Tax figures use 2025 adopted and proposed rates, are shown before exemptions, and are illustrations rather than quotes: the Johnson County side is calculated as Venus ISD 1.2484 plus City of Venus 0.766485 plus Johnson County 0.339276 plus the county lateral road levy of 0.05 plus Hill College at approximately 0.0425, with Johnson County Emergency Services District 1 at 0.056483 applying to some parcels and raising the total toward 2.50 percent; the Ellis County side is calculated as Midlothian ISD 1.0708 plus City of Venus 0.766485 plus Ellis County 0.273992, before any Ellis County emergency services district levy which was not fully quantified. Rates reset annually, exemptions including the state homestead exemption materially reduce actual owner-occupant bills, and published effective rates that account for exemptions read considerably lower than the nominal stacked rates shown here. Comparisons against other cities on this site use their respective published combined rates. No Public Improvement District or Municipal Utility District was confirmed within a Venus subdivision, but this could not be exhaustively ruled out for every phase and should be confirmed in writing for any specific property, since such an assessment can add materially to an effective tax rate. Sources conflict on several fundamentals and both versions are noted rather than resolved: the city's own materials give a founding date of 1893 while other records give incorporation in 1903; land area is reported as 3.10 square miles by the Census and nearer 4.9 square miles in a more recent survey reflecting annexation; and median home value is reported anywhere from about $264,700 to $318,280 depending on source and method, with listing medians considerably higher because of the new-construction mix. Population figures are Census counts and estimates. School district boundaries, floodplain status and utility service must be verified by address. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Venus has no grocery store and no butcher, but it does have a Chicago pizzeria people drive forty-five minutes for, a barbacoa place that draws from an hour away, and its own independent pharmacy. Around thirty genuine local businesses, concentrated on Second Street and along Highway 67.
104 W 2nd St · 972-200-4700
The best story in Venus. Vince and Jennifer Biundo relocated from the Chicago area in 2022 and cook from her father-in-law's 1970s Chicago recipes — proper thin crust and stuffed pizza, lobster ravioli, cannoli.
It works. People drive from Fort Worth and Dallas, up to thirty-five miles and forty-five minutes, to eat in a town of nine thousand. Bring your own bottle.
118 W 2nd St · 817-489-4775
Scratch-made and genuinely good — huaraches, street tacos, fajitas, pozole, plus their own pan dulce and coffee baked in house. Ranked first among Venus restaurants on the main travel review site.
A community cornerstone that has since opened a second location in Mansfield, which tells you something. Opens at half seven for the breakfast crowd.
462 E Hwy 67, Ste 140 · 254-321-1212
Baja-style fish and shrimp tacos, ceviche and menudo, with house-made potato chips brought out with the tacos. Started as a food truck and graduated to a storefront.
3801 FM 157 · 972-815-3582
Weekend barbacoa, tacos de cabeza and consomé, in a rural family setting with a fireplace and beer. People drive up to an hour for it, which is the whole point of a place like this.
100 W 2nd St · 972-366-1744
Elevated comfort food on Second Street — chicken and waffles, smoked brisket, and the signature Hookem Up Fries. Part of what makes the two blocks of downtown Venus worth walking.
Near 700 W US 67 · 817-357-2195
Brisket, ribs and pulled pork from a trailer, with homemade sauce and a signature "Boochy Boat." Established 2019 by a former Marine food service specialist, which is a decent pedigree for a smoker.
Near US 67 & FM 157 · 682-234-4610
Family-run roadside setup — street tacos at $2.50, tortas, elotes and churros, with chips and queso while you wait. Closed Tuesday and Wednesday.
2731 N FM 157 & E Hwy 67
An independent coffee shop on FM 157, plus two locally owned donut shops on Highway 67 — Venus Donuts and Sprinkle Donuts, one of which opens around five in the morning for the commuter run.
1020 S FM 157 · 682-366-5778
Sweet Whisk has a storefront on FM 157. Behind it sits a real cottage-baking scene — Sweet Connections, MamaBear Sweets and several others working from home on custom cakes, cookies and brittle. Order ahead.
203 S Walnut St
The anchor of the local maker scene and effectively the town's gift shop. More than twenty-five local vendors under one roof — crafts, candles, jewellery, vintage and gifts.
Because Venus has no dedicated boutique, florist or antique store, this one shop covers a lot of ground.
200 S Main St · 972-366-3027
Quarter Mile Feed sits in the heart of Venus. Venus Parts & Service Center doubles as the town's de facto hardware store — plumbing, concrete and auto parts, with staff who know what you actually need and overnight restocking.
Garcia Feed Store on FM 157 is the second feed option.
Venus · venusdrugs.com
Genuinely rare and worth noting. An independent pharmacy in a town this size, when most communities under ten thousand lost theirs to the chains years ago. If you have prescriptions, this matters more than another taco shop.
2509 Branch Creek Rd · 817-727-0410
A 27-acre working pecan farm turned wedding and event venue, with a red barn and both indoor and outdoor space for up to around 120 guests.
Packages run roughly $800 to $3,400, and it draws bookings from Mansfield and beyond — one of the few things bringing outside money into Venus.
Chambers St & US 67
More than you would expect for the population: Venus Auto Shop, Garage Candy Auto, Dynamite Offroad Performance, Wrap Daddy's for vehicle wraps, Venus Tire & Wheel and All Star Upholstery. A working town keeps its own vehicles running.
Honestly. Venus has no full-service grocery store, no butcher, no dedicated florist, no antique or thrift shop and no snow cone stand. What it has is convenience stores and the businesses above.
So you drive, and you have good options in every direction. Midlothian is about ten minutes east for full grocery, pharmacy and medical. Mansfield is around fifteen minutes north and is the big retail hub — Walmart, Tom Thumb, Sprouts, Home Depot. Alvarado is ten minutes southwest, Burleson twenty, and Cleburne twenty-five for county services.
That is the trade in a town growing this fast: the houses arrived before the retail did. With population doubling in five years, expect more commercial to follow — but buy on today's drive times, not tomorrow's promises.
Verified September 2026. Around thirty independent businesses were confirmed within Venus, which is an honest count for a city of roughly nine thousand; national and regional chains are deliberately excluded. "Venus" is among the most contaminated possible search terms — the planet, a razor brand, a tennis player, a clothing retailer and other places named Venus in Florida and Pennsylvania all surface — so every entry here was verified against a Venus, Texas address in Johnson or Ellis County. A second hazard compounds it: several well-known restaurants that appear in "near Venus" results are actually in Alvarado or Lillian rather than Venus, and were excluded on that basis. Several details could not be fully confirmed and are flagged rather than guessed: one Mexican restaurant is reported possibly permanently closed; a taqueria's address conflicts between Venus and Alvarado; one Chinese restaurant could not be verified as a genuine Venus business and was excluded; the building at 100 West 2nd Street appears to host overlapping operators, so confirm the current tenant on arrival; and several bakers and caterers operate from home with no public storefront address. Business listings were drawn from official sites, review platforms and chamber listings and reflect existence and category rather than an audited count; operating status changes quickly in a small market, so call ahead. Categories stated as absent mean no reliable Venus source was found rather than that something is impossible. Venus is growing very rapidly, with population roughly doubling since 2020 and more than 1,700 further homes planned, so the commercial base described here is likely to change; buy on current conditions rather than anticipated development. Businesses listed are for general local reference and are not endorsements, and I receive no compensation from any business named. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
A Town Called Gossip, a Four-Storey College in a Cotton Village, One Drugstore Left, and Then Nine Times the People
Johnson County was organised in 1854, named for the Texas Ranger Middleton Tate Johnson. Families settled this area in the late 1850s but no community formed for another thirty years.
Two precursors existed nearby. A settlement called Midway, reportedly founded when Samuel B. Trulove gave ninety acres for a town site, had a grocery, a Baptist church, a post office and a doctor's office. And Wyatt Switch, a rail point established in 1881 when the Santa Fe came through.
When the railroads settled their route, what remained of both moved to the site that became Venus.
The best town-name story in this whole project. Before it was Venus it was Midway, and before that it was Gossip. Both names are recorded in the state's own historical register.
In the late 1880s J. C. Smyth bought about eighty acres of abandoned cornfield and laid out town lots. The dominant account says he named it Venus after the daughter of a local physician, given in one retelling as Venus Housby.
There is a competing version, as there usually is. One county history says Smyth simply named it after the goddess of beauty; a newspaper account credits a Dr. Fontaine looking out over the prairie — though it hedges with "possibly."
The record does not settle it, so both are here. The doctor's-daughter version is the better sourced and the more widely repeated.
Smyth himself is nearly undocumented — his given name, origins and fate do not survive, and even his surname appears variously as Smyth, Smythe and Jabe Smith. A post office opened in 1888. By 1890 the town had ten residents.
This is why Venus lived when so many Texas farm towns died. It sat at the junction of two rail lines — the International-Great Northern and the Gulf, Colorado and Santa Fe.
The scale is hard to picture now. By 1896 six trains a day passed through, and later accounts describe twelve passenger trains a day calling at two depots. The Santa Fe depot opened in 1895 with freight, express and telegraph offices.
A town of a few hundred people had better rail service than most cities have transit today.
The most remarkable thing that ever happened here. Burnetta College opened on 7 September 1896 with 250 students, in a four-storey frame building, in a farming village of a few hundred people.
It was built on $500 raised by the citizens of Venus and a $5,000 gift from A. D. Leach, who became its first president. Run under the Disciples of Christ, and named for Burnetta Barnes.
At its largest it had 350 day students, some boarders, and eight to ten teachers. The building burned, was rebuilt, and the college was eventually abandoned around 1906 — some sources say 1909 or 1910.
The building did not go to waste. It became the property of the Venus public schools around 1910, which is how a cotton town ended up with a college building for a schoolhouse.
By the mid-1890s Venus was among the most prosperous towns in Johnson County, and the list of what it once had is genuinely startling for a place this size.
At its peak: two banks, two hardware stores, two dry goods stores, two newspapers, two telephone systems, two barbershops, a lumberyard, a livery stable, blacksmith shops, a hospital with six doctors, a Chevrolet dealership, a movie theatre and a first-class hotel.
Three banks opened within a decade and a weekly paper, the Venus Express, began. Population passed 800 by the late 1920s. The city still brands its heyday self the Cotton Capital of Texas.
You will see Venus described as founded in 1893 and as founded in 1903, and both are right because they mark different things. 1893 is when the townsite was platted at its present location. 1903 is when the town voted to incorporate.
The confusion is not yours. The city's own website uses both — 1893 on its general pages and 1903 on its history page.
Venus Independent School District followed in 1914.
Venus Cemetery was started in 1896, the same year the college opened, and holds roughly 1,580 recorded burials. It was formally incorporated as Venus Memorial Park in 1962 and is maintained under perpetual care.
Older still is Center League Cemetery near town, reached by a tree-covered gravel drive, with around 148 recorded memorials.
One honest gap worth naming. No Texas historical marker stands in Venus — not for the town, not for Burnetta College, not for any church or cemetery. The nearest relevant marker sits outside Cleburne and merely mentions Venus in passing. A town with this much history has almost nothing marking it.
The Depression and the pull of Dallas and Fort Worth emptied the place. By the early 1940s Venus was mostly empty buildings with a single drugstore left.
When that threatened to close, residents each chipped in money to keep it open — partly to keep the town doctor. A newspaper reported it in 1944.
The town clawed back to about 300 people and twenty businesses by the late forties, then lost everything else. By 1970 the newspapers, the trains, the Chevrolet dealership, the movie theatre, the college, the hospital and the hotel had all gone.
The low point is stark. In the 1980s Venus had about 414 residents and one city employee. Today it has more than fifty.
That emptied Depression-era square turned out to be worth something. Venus was nicknamed the movie capital of Johnson County, and the opening sequence of Bonnie and Clyde was filmed here in 1967.
The town also produced an actress. Judith Barrett, born here in 1909 as Lucille Kelley, worked in film through the late twenties and thirties and appeared in Road to Singapore in 1940 alongside Bing Crosby and Bob Hope.
Then the ending. On 9 December 1999 a fire destroyed much of the historic town square, damaging or destroying many of the businesses in the district — including, effectively, the film set.
Here is the number that defines Venus today. 910 people in 2000. 2,960 in 2010. 4,361 in 2020. Roughly 8,200 by 2024.
It has doubled since 2020 and grown around ninefold since 2000, and it is not finished.
What is still coming: the city lists developments adding roughly 1,800 more homes, and the school district counts 500 vacant lots ready to build on with 3,430 more planned.
The drivers are straightforward — a metro that added nearly 178,000 people in a single year, cheap land, US 67 access and the Midlothian industrial corridor next door.
The strain shows at the school. Venus High School has been running at 132 percent capacity, about 170 students over, and voters passed a $76 million bond in May 2025 to build the first phase of a new high school, expected around late 2028.
Compiled from the Texas State Historical Association Handbook of Texas, the Texas Almanac, the City of Venus, Venus Independent School District and its bond materials, the Johnson County Historical Commission, the Historical Marker Database, Find a Grave and cemetery records, United States Census counts and estimates, and reporting by the Cleburne Times-Review and the Fort Worth Star-Telegram. "Venus" is among the most contaminated possible search terms, colliding with the planet, a razor brand, a tennis player, a clothing retailer and other towns named Venus in Florida and Pennsylvania, so every item here was verified against Venus, Johnson County, Texas. Where sources conflict both versions are given rather than resolved. The naming story is genuinely disputed: the dominant and best-sourced account is that the founder named the town after the daughter of a local physician, given as Venus Housby in one retelling, while a county history says he named it after the goddess of beauty and a newspaper account credits a Dr. Fontaine while hedging with the word "possibly." The founder's given name, origins and fate are not documented and his surname appears variously as Smyth, Smythe and Jabe Smith. The founding date discrepancy is not an error: 1893 refers to the platting of the townsite and 1903 to the vote to incorporate, and the city's own website uses both on different pages. Burnetta College's closing is given as 1906 in some sources and 1909 or 1910 in others. No official Texas historical marker was found within Venus for the town, the college, any church or any cemetery, based on marker database searches; a direct query of the state marker atlas is advisable before treating that as absolute. No record of a segregation-era school for Black students in Venus could be found in accessible sources. Given Texas law before 1965 and the town's cotton-farming setting such a school very likely existed in some form, but nothing in the state handbook, the marker record or county archives online documents it, and an unverified claim appearing in an automatically generated encyclopedia was deliberately excluded rather than repeated. The birthplace of the actress named here is given as Venus by most sources and as Arlington by a few. Population figures are Census counts and estimates and differ slightly between sources, with a recent Census estimate of 8,209 and another published figure of 8,870. Development and enrollment projections reflect current plans and may change. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Three Real Traditions, and the Longest-Running Steampunk Festival in Texas
Nobody expects this in a Johnson County farm town, which is exactly why it is wonderful. The longest-running steampunk music and arts festival in Texas, now around its tenth year, happens in Venus. Two days, outdoors, with on-site camping.
Live music, dancers, poetry and a poetry contest, sideshows and vendors, held at the Amber Inn Academy of the Arts on Cordes Drive. Recent dates ran a Saturday and Sunday in mid-November.
Ticketed rather than free — recent early-bird pricing ran around $40 for the weekend, $30 Saturday, $20 Sunday, with children free.
One note: this is a private festival held in Venus rather than a city event, and some listings tag it under Mansfield, the nearest larger city. It is in Venus.
A full day, and the city does it properly. It opens with a free pancake breakfast and closes with the Christmas Parade of Lights at six and the mayor lighting the tree. Free throughout.
In between: Christmas shopping, letters to Santa, ornament making, a petting zoo, horse-drawn carriage rides, photos with Santa and Mrs Claus, hot cocoa, bounce houses, an obstacle course and food vendors.
What makes it feel like a town rather than an event: the performances come from local groups — Venus Bible Church, the high school colour guard, the Venus Starettes and the Girl Scouts.
Held on the square that burned in 1999 and came back.
The city's summer celebration at Fielder Park, with live music into the evening, food trucks, attractions for children and a fireworks show to close it out. Free to attend.
Note the timing. It runs in late June rather than on the Fourth itself — recent editions fell on the last Saturday of the month — so check the date rather than assuming Independence Day.
The city's Halloween night — an evening of trick-or-treating from decorated car boots, which is how most Texas towns now do it. Family oriented and free.
Be honest about how a small Texas town actually works. Venus ISD football and homecoming are the community calendar from September through November, more reliably than anything the city puts on. Plus Veterans Day programmes at the middle and high schools.
Worth knowing about even if you never attend. Shepherd's Valley Cowboy Church on Highway 67 draws around 700 on a Sunday, founded in 1997, and is the main filming location for a nationally broadcast cowboy church programme. A genuine regional draw.
Midlothian is about thirteen minutes east with a full city events slate. Mansfield, roughly twenty-one minutes north, runs the world's only St Patrick's Pickle Parade each March, plus downtown markets and festivals.
Alvarado is ten minutes southwest. Cleburne, the county seat about twenty miles west, hosts Johnson County's largest events including a Cinco de Mayo celebration, and Cleburne State Park is another half hour on.
An honest calendar for a town growing this fast means naming the gaps. No founders day. No Easter egg hunt. No Juneteenth or Martin Luther King Day observance. No National Night Out. No farmers market, no car show and no rodeo that could be confirmed as a recurring city event.
One absence stands out. Venus ISD reports around seventy percent minority enrollment, yet no city Cinco de Mayo or Hispanic heritage event could be confirmed. For that you drive to Cleburne. That is a real gap in a town where a large share of families would turn out for it.
And the chamber of commerce appears largely inactive. The practical upshot: check the city's social media rather than its website calendar, which frequently shows nothing at all.
Set against that, what does exist is genuine: a December square party with a pancake breakfast and a parade, a June festival with fireworks, and a steampunk festival that has outlasted every other one in Texas. For a town that had 910 people in 2000, that is not bad going.
Dates, times and prices shift annually and the authoritative source is the City of Venus, though its online calendar frequently displays no published events, so its social media is the more reliable place to confirm timing each year. Recent editions are cited for guidance only: the summer festival fell on a late-June Saturday, the steampunk festival on a mid-November weekend, and the Christmas event on a December Saturday. The steampunk festival is a privately run event held in Venus rather than a city event, and some listings tag it under Mansfield as the nearest larger city; its pricing is quoted from recent early-bird rates and will change. Attendance figures are not published for any Venus event and none are estimated here. Statements that something does not exist mean no reliable Venus source was found rather than that it is impossible; in particular no recurring city-run founders day, Easter egg hunt, Juneteenth, Martin Luther King Day, National Night Out, farmers market, car show, rodeo or Cinco de Mayo event could be confirmed, and the local chamber of commerce appears largely inactive. The wedding and event venue in Venus hosts private bookings but no public annual event was found. School and church events are listed because they function as community gatherings, not as an endorsement, and their schedules are set by those organisations. "Venus" is among the most contaminated possible search terms, colliding with the planet, a razor brand, a tennis player, a clothing retailer and other places named Venus in Florida and Pennsylvania, so every event here was verified against Venus, Johnson County, Texas, and events in neighbouring Alvarado, Midlothian, Mansfield and Cleburne were excluded unless explicitly labelled as being outside Venus. Events listed under other cities are included so a buyer understands a realistic local calendar and should be confirmed with the relevant city. Venus is growing very rapidly and its events programme is likely to expand, so this section will date faster than most. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
What to know about Venus schools:
Said plainly, because you are paying for it: Venus ISD’s rate of 1.2484 is the highest school tax in this entire project, and the district is currently rated C after a D the year before. The high school rates a B; the primary, elementary and middle campuses rate D. Venus High is also running at 132 percent of capacity, about 170 students over, and three of four campuses are at or above capacity until the new building opens.
The finding most buyers miss: the Somerset community carries a Venus mailing address but sits in Mansfield ISD — a considerably stronger district at a lower rate. On a $450,000 home that is roughly $457 a year less in school tax for better-rated schools. Midlothian ISD addresses save even more.
Verify by address before you offer. Check the county first, since Venus straddles Johnson and Ellis, then the district — and do not trust the school name on a listing, which is wrong often at these boundaries.
Want the full breakdown? Read our complete Venus schools guide →
Venus ISD runs four campuses for about 2,300 students, and charges the highest school tax rate of any district in this project. Meanwhile one Venus community sits in Mansfield ISD instead — better rated, and cheaper. Which district you get depends entirely on the address.
Bulldog Dr complex
Where every Venus ISD child starts. Pre-kindergarten is offered here under the state guidelines, which matters in a district where roughly three quarters of students are economically disadvantaged and therefore likely to qualify.
20 Bulldog Dr
The district's largest elementary campus. About 30 percent of students are in bilingual or English learner programmes, reflecting a district that is roughly two thirds Hispanic.
Bulldog Dr complex
Grades six through eight. The demographics are worth knowing honestly: about 38 percent are in bilingual or English learner programmes and around two thirds are identified as at risk of dropping out.
12 Bulldog Dr
The strongest part of the district by a clear margin. A 94.5 percent graduation rate against a state figure of 90.3, and the only Venus campus rating above the district average.
The problem is space. Venus High runs at 132 percent of capacity, roughly 170 students over, and three of the district's four campuses are at or above capacity. Expect portable classrooms until 2028.
Other figures for context: average SAT around 966, advanced placement participation about 20 percent. Class 4A for the 2026 to 2028 cycle, in blue and gold.
At the high school
The genuine standout, and the reason to look past the district rating. An early college pathway with Hill College letting students earn college credit, industry certifications and in some cases an associate degree at no cost.
Around 127 students across grades nine to eleven, with programmes of study in welding, teaching, cybersecurity, criminal justice and animal science. A recent update had 13 juniors and 32 sophomores on track for an associate degree.
The district also uses a Tarleton State University dual enrolment route to help students clear the state math benchmark, which is a practical fix most small districts do not bother with.
For a district serving a largely economically disadvantaged community, a free path to college credit is worth more than a letter grade.
District land on US 67
Voters approved a $76 million bond on 3 May 2025 for phase one of a new high school. Roughly 95,000 square feet sized for about 540 students, projected to open around late 2028.
The concept has the new campus serving grades ten to twelve, with existing buildings reconfigured for the lower grades — so expect a district-wide grade realignment when it opens.
On cost: it was funded by about a seven cent change to the debt rate, described by the district as roughly $7.58 a month on a $230,000 home, with the total rate still well below its 2019 level and over-65 homesteads unaffected.
About 200 more students are projected to enrol by 2029, so the relief is needed rather than speculative.
460 acres, far north Venus
The finding most buyers miss entirely. The Somerset community carries a Venus mailing address but sits in Mansfield ISD — a district of 49 campuses rated B, where seven of eight high schools rate A.
And it costs less, not more. Mansfield ISD charges 1.1469 against Venus ISD's 1.2484.
On a $450,000 home that is roughly $457 a year less in school tax, for materially better-rated schools. That combination — stronger and cheaper — is rare enough to be worth planning a home search around.
Mansfield students also reach the Frontier High School STEM programme, ranked 33rd nationally.
US 67 toward Midlothian
The north-eastern Ellis County side of the Venus mailing area falls in Midlothian ISD, which charges the lowest school rate of the three at 1.0708 and is well regarded.
The saving is the largest available here. Roughly $622 a year less than Venus ISD on a $350,000 home and about $799 less on a $450,000 one, before exemptions.
Some developments along the highway with Venus addresses are marketed on their Midlothian ISD feeder rather than a Venus one — which tells you how much that zoning is worth.
South and west
Maypearl ISD serves the rural southern and western Ellis County portion — a small district of about 1,220 students with a much lower economically disadvantaged share than Venus ISD.
Alvarado ISD borders Venus to the south west but was not confirmed to serve any Venus address. Some Venus subdivisions are marketed as "near Alvarado," which is geography rather than zoning — do not assume it.
Alvarado High itself rates B with a 97.7 percent graduation rate, so if a specific address did fall there it would be worth confirming carefully.
You are paying the most here, so you deserve the honest picture. Venus ISD charges 1.2484, the highest school rate of any district covered on this site — and it is currently rated C, improved from a D the year before.
Campus by campus: the high school rates a B. The primary, elementary and middle schools each rate D. Reading and maths results sit below state averages.
What sits against that is real too. A 94.5 percent graduation rate above the state figure, a free early college programme with Hill College, and a brand-new high school arriving around 2028. No state intervention, monitoring or conservatorship was found, and the district rated B as recently as 2019.
This is a small district serving a community where three quarters of students are economically disadvantaged, growing faster than it can build. Judge it on that, but do not let anyone tell you the rating is better than it is.
School tax is the largest single line on a Venus bill, and the three districts do not charge the same: Venus ISD 1.2484, Mansfield ISD 1.1469, Midlothian ISD 1.0708.
On a $350,000 home before exemptions: about $4,369 in Venus ISD, $4,014 in Mansfield ISD and $3,748 in Midlothian ISD. On a $450,000 home: roughly $5,618, $5,161 and $4,819.
So the gap runs $355 to $457 a year against Mansfield and $622 to $799 against Midlothian. With the state homestead exemption applied those narrow but do not disappear.
Put simply: in Venus, the better-rated districts are also the cheaper ones. That is unusual, and it should shape which streets you look at first.
One, find the county. Venus straddles Johnson and Ellis, so look the parcel up on the Johnson County appraisal district or the Ellis appraisal district — whichever holds it tells you the county.
Two, read the school district off that appraisal record, since it lists the taxing district, then confirm on the district's own boundary tool. Three, check the tax stack, remembering the Johnson side runs about 2.45 percent against roughly 2.11 on the Ellis side.
And four, never trust the school name on a listing. Automatic tags are frequently wrong at these boundaries — some Venus listings display Midlothian or Mansfield schools incorrectly, and some genuinely are those schools. Only the parcel record settles it.
No private or parochial school was confirmed inside Venus, and no charter campus either. Families looking outside the public system drive toward Midlothian and Cedar Hill.
Dual credit runs through Hill College, whose nearest campus is in Cleburne, since Johnson County sits in the Hill College district rather than Tarrant County College. Transfers into Midlothian, Mansfield or Alvarado are at the receiving district's discretion and are never guaranteed.
One correction worth making: some directories list Venus ISD as having five campuses. It has four instructional campuses — the fifth count reflects a childcare centre or an alternative programme, not a separate rated school.
Accountability ratings are intentionally not shown on the campus cards. State letter grades change annually and a single year rarely reflects what a campus is like; district and campus results are described above for context, including weak ones, because a buyer paying the highest school tax rate in this project deserves the real picture. For current ratings use TXschools.gov. Venus is an incorporated city located primarily in Johnson County with a portion in Ellis County, and five school districts touch addresses carrying a Venus mailing address, so county, appraisal district, school district and campus must all be verified by address rather than assumed from the city name. Ratings referenced are a district grade of C on the most recent release following a D the previous year, with the high school rated B and the primary, elementary and middle campuses each rated D on the prior release; exact numeric scaled scores are not published on accessible pages and should be confirmed directly on the state portal. No evidence of state intervention, monitoring, conservatorship, a failing overall rating or loss of accreditation was found, and the district was rated B in 2019. Tax figures use 2025-26 adopted school district rates of 1.2484 for Venus ISD, 1.1469 for Mansfield ISD and 1.0708 for Midlothian ISD, are shown before exemptions and are illustrations rather than quotes; the state homestead exemption reduces all three and narrows the gaps, and rates reset annually. The maintenance and operations versus debt split of the Venus ISD rate could not be confirmed, only the total. Several items are flagged rather than guessed: enrollment figures vary between sources and cluster around 2,300; district assignment could not be independently confirmed for several named subdivisions listed by the city and should be verified by parcel; two subdivision names circulating for Venus could not be verified as real developments at all; campus principals and opening years are not published in accessible sources; the football district wording published by the district appears garbled and should be checked against the official state alignment; and no state athletic championship or professional sporting alumni could be confirmed. The new high school timeline, capacity and grade reconfiguration reflect current plans and may change. No private, parochial or charter school was confirmed within Venus. Inter-district transfers are at the receiving district's discretion and are not guaranteed. School information is provided for general reference only and is not a recommendation regarding any school, district, neighbourhood or property. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Median Sales Price
What Venus homes sold for each month. Read the caution beside it first, because builders dominate this market and that breaks the median in a specific, measurable way.
Recently the median sale price rose about 7 percent year over year while median price per square foot fell about 5 percent, to $167. Both cannot mean appreciation.
They mean builder incentives and rate buydowns are propping recorded prices while value per foot softens.
You are competing with builders who can buy down a rate in a way you cannot. Price against genuinely comparable resales, not against the new-build sticker down the road, and expect the incentive question in every negotiation.
Published Venus figures span roughly $265,000 to $499,000 by source. Ignore all of them. Ask what the seller actually netted after incentives — that is the real comparable.
Days on market describes how the market behaved rather than which house happened to sell, so incentives distort it far less than price. Recent readings have run roughly 41 to 68 days.
Plan for a real marketing window rather than a quick flip. Builder inventory sitting nearby lengthens everyone's timeline, because a buyer who can wait will look at both.
Rising days on market is your leverage. A resale well past the median has usually watched buyers choose new construction instead — and that seller knows it.
This chart separates two different markets sharing one ZIP code. Resale homes earn showings the normal way. Builder inventory often sells off a sign, a model and a rate buydown without the same showing count.
Showings without offers usually means price against the new-build alternative. Few showings means buyers are not finding you at all — different problem, different fix.
Read it with days on market. High on both and the seller has been waiting, which is exactly when a resale becomes competitive with a builder's incentive package.
Venus closes roughly 15 to 25 homes a month. That is thin enough that a handful of larger houses closing in one month moves the median more than the market does.
Thicker than Rendon, thinner than anywhere reliable.
Watch the mix rather than the count. When builder closings dominate a month, resale sellers are competing for a small remainder of buyers — and that is the month to be sharpest on price.
Volume is climbing because Venus doubled in five years and roughly 1,800 more homes are planned. More supply ahead generally favours you, so there is rarely a reason to rush.
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. Venus is dominated by new construction, with more than 1,700 planned homes across active subdivisions and national builders holding a large share of inventory, and this materially distorts the median sale price: recently the reported median rose approximately 7 percent year over year while median sold price per square foot fell about 5 percent to $167, a divergence indicating that builder incentives, rate buydowns and closing-cost credits are supporting recorded prices rather than genuine per-foot appreciation, and that larger or higher-specification homes closed rather than the market rising. Transaction volume of roughly 15 to 25 closings a month places Venus in the range this site treats as too thin for a statistically reliable local median, with days on market reported between about 41 and 68. Published value figures for Venus span roughly $264,700 from Census survey data to $499,000 from listing medians, with recent sold medians clustering near $310,000 to $345,000; the spread reflects the new-construction mix rather than genuine disagreement about the market. These charts do not separate new construction from resale, and that breakdown is not published, so a resale seller cannot read this data as describing their own competitive position. Venus is an incorporated city located primarily in Johnson County with a smaller portion in Ellis County, served by four school districts, and carries the highest combined property tax rate covered on this site at approximately 2.31 percent on the Johnson County side against roughly 2.11 percent on the Ellis County side — none of which is reflected in these charts but all of which affects what a buyer can afford. Historical comparison is further complicated because Venus grew roughly ninefold since 2000 and about 57 percent of its housing stock was built after 2000, so the housing stock itself changed rather than simply appreciating. Market statistics describe the area as a whole and are no substitute for a comparative market analysis on a specific property, which matters more in a builder-dominated market than almost anywhere else. Texas is a non-disclosure state, so publicly available sale prices elsewhere are estimates rather than recorded figures. 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. Venus is a builder's market, and that distorts every published price figure — the first note below explains how, and why this calculator ignores them.
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.
Venus has more than 1,700 planned homes and builders dominate its inventory, which breaks the usual numbers in a specific way. Look at what happened recently: the reported median sale price rose about 7 percent year over year while the median price per square foot fell about 5 percent, to $167.
Those two things cannot both mean appreciation. They mean builder incentives, rate buydowns and closing cost credits are propping recorded prices while the actual value per foot softens — and that bigger, higher-spec homes closed rather than the market rising.
Add thin volume — roughly 15 to 25 closings a month — and published figures spread from about $265,000 to $499,000 depending on source. So this calculator uses a smoothed county repeat-sales index instead, which tracks the same properties over time rather than whichever houses happened to sell.
Venus straddles Johnson and Ellis counties, so the obvious worry is that the two sides appreciated differently. They did not.
Since 2009 Johnson County rose 138.6 percent and Ellis County 139.9. Since 2020, 49.8 against 49.5. That is a gap of about one point over sixteen years — immaterial. Whichever side of Venus you are on, the growth has been the same.
Two more things worth knowing. Roughly 98.7 percent of the Venus ZIP is USDA eligible, which is why this calculator offers a nought percent down option. And with a 2026 conforming limit of $832,750, essentially nothing in Venus reaches jumbo territory — even the top end at Somerset stays comfortably below it.
Growth rates are the FHFA All-Transactions House Price Index, annual values 2009 through 2025: Johnson County, Texas (FRED series ATNHPIUS48251A), the State of Texas (TXSTHPI) and the United States (USSTHPI). State and national figures are annual averages of published quarters. Johnson County is used as the engine because Venus lies primarily in Johnson County; the Ellis County series (ATNHPIUS48139A) was checked directly and appreciated within about one percentage point of Johnson County across every horizon measured, rising 139.9 percent since 2009 against Johnson's 138.6 and 49.5 percent since 2020 against Johnson's 49.8, so a buyer on either side of the county line is fairly represented. These are developmental county indices that FHFA revises, and an earlier vintage ended at 2024; the current vintage extends to 2025 and is used here. The prefilled dollar figures are derived, not published: they apply the Johnson County index to an anchor of $325,000, the midpoint of a defensible recent sold-price range of roughly $310,000 to $345,000. Entering your own purchase price replaces the estimate entirely. Published Venus value figures span roughly $264,700 to $499,000 depending on source and method and are not used here, because the market is dominated by new construction: recently the reported median sale price rose about 7 percent year over year while median sold price per square foot fell about 5 percent to $167, a divergence that indicates builder incentives, rate buydowns and closing-cost credits are supporting recorded prices rather than genuine per-foot appreciation. Transaction volume of roughly 15 to 25 closings a month places Venus in the range this site treats as too thin for a statistically reliable local median, with days on market reported between about 41 and 68. Historical medians for Venus are further distorted because the town grew roughly ninefold since 2000 and about 57 percent of its housing stock was built after 2000, so the housing stock itself changed rather than simply appreciating — which is precisely why a repeat-sales index is used. The index is built from conforming loans and excludes jumbo lending and all-cash purchases; with a 2026 conforming limit of $832,750 and essentially no Venus inventory approaching it, that limitation is immaterial here. Equity figures assume a 30-year fixed mortgage at that year's Freddie Mac annual average rate, held to today, with no refinancing, no extra principal and no additional borrowing, and exclude closing costs, property taxes, insurance, maintenance, improvements and selling costs. Venus carries the highest combined property tax rate covered on this site at about 2.45 percent on the Johnson County side, rising toward 2.50 where the emergency services district applies, against roughly 2.11 percent on the Ellis County side, and none of that is reflected in these figures. USDA Rural Development eligibility covers approximately 98.7 percent of ZIP 76084, but eligibility is address-specific and income-limited and could be withdrawn as the population grows, so verify the exact address on the official USDA map and confirm limits with an approved lender. No Public Improvement District or Municipal Utility District was confirmed in a Venus subdivision but this could not be exhaustively ruled out and should be confirmed in writing for a specific phase. 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.
Both are true and both matter. Venus residents average 32.5 minutes to work — longer than any other city covered here, because almost nobody works in town. But Joe Pool Lake is seven minutes away and Midlothian's industrial corridor, the nearest real employment centre, is under fifteen.
Typical Off-Peak Drive Time
Nearby
Minutes off-peak from US 67 at FM 157.
Look at a map and Venus appears to sit on a highway to Dallas. Drive it and you find something different. At Venus, US 67 is a four-lane divided surface road with traffic lights, not a freeway.
It only becomes a true freeway north-east of Midlothian, through Cedar Hill and Duncanville toward Interstate 35E. So the first eight to ten miles of a Dallas commute are the slow part.
The nearest interstate is I-35W at Alvarado, roughly seven to ten miles south west. FM 157 north to Mansfield is a two-lane rural road. Venus has no freeway frontage of its own.
Venus residents average 32.5 minutes to work, against a metro figure of 27.9 and a national 26.4. That edges past Kennedale at 32.4 and Rendon at 31.9 to become the longest average commute of any city covered on this site.
And the supporting numbers are stark. 82.6 percent drive alone. About 9 percent carpool. Only 7.3 percent work from home, which is notably low and means fewer people are escaping the drive than in most suburbs.
The reason is straightforward: Venus is a bedroom community that grew ninefold before its economy did. The houses arrived first.
Here is the part that softens it. The Midlothian industrial corridor is thirteen to fifteen minutes away, and it is a serious employment centre rather than a retail park.
Gerdau's steel mill alone employs around 1,015 people. Add three cement plants — Midlothian calls itself the Cement Capital of Texas — and a 1.35 million square foot Target distribution centre employing about 455.
That matches the resident data: manufacturing is the second largest employment sector among Venus residents, behind health care. For a trades or plant worker, this is a genuine short commute, and it is why some Venus households do far better than the 32.5 minute average.
Venus has no fixed-route public transit. No Trinity Metro, no DART, no scheduled bus or rail of any kind.
There is one option most residents do not know about. Johnson County runs a demand-response service out of Cleburne — curb to curb, booked in advance, covering the county.
The catch matters: trips generally have to start and end within Johnson County, with limited exceptions. So it is useful for county medical appointments and errands, and no help at all for a Dallas commute. Plan on a vehicle per driver.
Being precise about this, because it is often oversold. The Chisholm Trail Parkway is being widened from two lanes to four across thirteen miles at a cost near $250 million, with contracts approved in May 2025 and opening expected around late 2028.
That improves the western approach toward Fort Worth. It does nothing for the Dallas direction, and its southern end sits near Cleburne, eighteen miles from Venus.
And on the road you actually use: no widening of US 67 at Venus itself is currently planned. State projects on 67 are further south west, between Cleburne and Glen Rose. The Dallas commute stays as it is.
The tiles above are off-peak. At eight in the morning they are not. Downtown Dallas runs roughly 50 to 70 minutes inbound and 55 to 70 coming home.
Downtown Fort Worth runs about 50 to 60 minutes either way, with the bottleneck on I-35W north of Alvarado and Burleson rather than near Venus.
If your job is in either downtown, drive the route at your actual commute time before you commit. The off-peak number will flatter it by twenty minutes or more.
Drive times are off-peak estimates consolidated from consumer mapping and distance services rather than a single live traffic source, measured from the US 67 and FM 157 area, and should be treated as accurate to within about five minutes; they vary with traffic, weather, construction and your exact starting point. Verify against a live map before relying on any single figure. Rush hour figures are reasoned estimates extrapolated from off-peak baselines and known corridor congestion rather than individually timed observations, and are presented as ranges for that reason. Distances to interstate access are stated as approximate ranges and should be measured precisely for a specific address. Commuting statistics are Census American Community Survey estimates for Venus city against a national mean travel time of 26.4 minutes and a Dallas Fort Worth Arlington metro figure of 27.9; a precise daytime population figure for Venus could not be determined, so statements about out-commuting reflect travel time, mode share and resident industry data rather than a confirmed commuting balance. Employer headcounts for the Midlothian corridor come from city and press sources and describe employment in Midlothian rather than employment of Venus residents specifically; no figure is published for how many Venus residents work there, and the connection drawn here is inferred from the high manufacturing share among resident industries. Transit status reflects that Venus has no fixed-route service; the Johnson County demand-response service is operated from Cleburne, requires advance booking, and generally requires trips to begin and end within Johnson County with limited exceptions, so it is not a commuting solution. Confirm current eligibility and coverage directly with the operator. Chisholm Trail Parkway widening details reflect approved contracts of approximately $188.9 million within a project cost near $250 million, covering thirteen miles from two lanes to four, with opening expected around late 2028; scope, cost and schedule may change, and the project does not affect the US 67 corridor toward Dallas. No widening of US 67 at Venus was found to be planned; state projects on that highway are located further south west. "Venus" is among the most contaminated possible search terms, colliding with the planet, a razor brand, a tennis player, a clothing retailer and other places named Venus in Florida and Pennsylvania, so every figure here was verified against Venus, Johnson County, Texas, and results for neighbouring Alvarado, Midlothian, Mansfield, Cleburne and Burleson were excluded unless explicitly labelled. This information is provided for general reference and is not a representation about any specific property, commute, employer or future infrastructure outcome. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
The first question decides most of the others. Venus sits in two counties, and which side you buy on changes your appraisal district, your sheriff, your courts, your school district and about a thousand dollars a year in tax.
Most of Venus sits in Johnson County, including downtown. A smaller eastern portion falls in Ellis County.
The city treats you identically either way — same police, same fire, same water, same permits. What changes is everything at county level.
Johnson County side: appraisal through the Central Appraisal District of Johnson County in Cleburne, the Johnson County tax office, Johnson County sheriff and courts, and justice of the peace precinct 4. Ellis County side: the Ellis Appraisal District in Waxahachie, the Ellis County tax office with its nearest branch in Midlothian, and Ellis County courts.
The quickest way to find out: search your address on both appraisal district sites. Only one will have it.
No softening this one. The Johnson County side of Venus carries a combined rate around 2.31 percent, the highest of any city covered on this site, rising toward 2.45 to 2.50 percent for properties outside the city limits where the emergency services district applies.
| Entity | Rate |
|---|---|
| Venus ISD | 1.2484 |
| City of Venus | 0.7665 |
| Johnson County group | 0.2937 |
The driver is the school rate. Venus ISD at 1.2484 is the highest school district rate in this project — a small district building capacity fast.
Before exemptions, roughly $8,080 a year on a $350,000 home and about $10,390 on a $450,000 one.
Yes, and by a meaningful margin. The Ellis County side runs about 2.11 percent, because those addresses fall in Midlothian ISD at 1.0708 rather than Venus ISD at 1.2484, and the Ellis County rate is lower than Johnson's.
In money: roughly $7,385 a year on a $350,000 home against $8,080 on the Johnson side, and about $9,495 against $10,390 on a $450,000 one.
So the same city, the same services, and close to a thousand dollars a year apart depending on which side of an invisible line your lot sits on. Worth checking before you fall for a house.
The big one is new. Texas voters passed Proposition 13 in November 2025 with about 79 percent of the vote, raising the school homestead exemption from $100,000 to $140,000, retroactive to that tax year. For seniors it rises to $200,000.
On a Venus ISD home that $140,000 exemption removes roughly $1,748 a year in school tax.
Locally: the City of Venus grants no general percentage homestead exemption, but gives $10,000 each for over-65 and disabled. Johnson County grants 3 percent general with a $5,000 minimum plus $10,000 each for over-65 and disabled, and Hill College grants 10 percent. Ellis County grants 1 percent general.
One item I could not confirm: whether the City of Venus has adopted an over-65 tax ceiling. The county and Hill College have. Ask the appraisal district.
Johnson County Emergency Services District 1, which funds fire and ambulance service across the county except in Cleburne and Burleson, supporting sixteen fire departments and dispatching from Cleburne.
Voters raised its rate from three cents to six cents per $100, against a statutory maximum of ten.
The important detail for a buyer: it applies to Venus-area properties outside the city limits, not inside them. If you are buying just beyond the line, add it to your maths.
Because Venus voted for it. In 1997 and 1998, residents of the Alvarado, Cleburne, Godley, Grandview, Joshua, Keene, Rio Vista and Venus school districts approved a maintenance and operations tax to support the Hill College campus in Cleburne.
That is why a Johnson County Venus homeowner pays a Hill College line of roughly 0.0425 rather than a Tarrant County College or Navarro College tax.
The upside: Venus High School students use Hill College for the early college programme, so the money comes back.
Yes — and better than you might expect for a town this size. The Venus Fire Department is a paid municipal department staffed 24 hours a day on 48-hour shifts, operating as an advanced life support first responder organisation.
It runs from Firehouse 72 at 101 West 3rd Street and covers the eastern portion of Johnson County and the western side of Ellis County — so it serves beyond the city limits.
Chief Brad Hargrove leads it with Fire Marshal Garrett Spurlock. Non-emergency is 817-357-8800.
One thing to ask about: a current standalone fire insurance rating for the city could not be confirmed. Your insurer will want it, so request it directly.
The Venus Police Department, at City Hall on West US Highway 67. Nineteen officers, with dispatch contracted to the Johnson County Sheriff's Office.
Non-emergency dispatch runs around the clock on 817-556-6045, with the administrative line on 972-366-3332.
Honest note: sources disagree on who currently leads the department. The city site names Chief James Groom while other directories list an interim chief, which usually means recent turnover. Confirm directly if it matters to you.
Venus buys its water wholesale and the city handles billing. The city states it plainly: it contracts with the City of Midlothian for water, and when Midlothian's rates increase, so do Venus rates.
The structure: a minimum of $56.34 for the first 2,000 gallons, then $5.36 per thousand to 5,000 gallons and $9.36 per thousand above that. Start service at City Hall.
That wholesale arrangement is worth understanding before you buy. Your water rate is set partly by another city's decisions, and the city has no control over it.
Mountain Peak Special Utility District, a water district established in 1969 serving around 16,000 people across Maypearl, Midlothian and Venus, mostly on the rural edges rather than in town.
It draws from artesian wells in the Trinity Aquifer plus surface water from Joe Pool Lake purchased through Midlothian.
Something to check if you are on it: a water quality database records three maximum contaminant level violations on file for the district. That is not a reason to avoid it, but it is a reason to read the annual consumer confidence report before you commit.
Wednesday, collected by Frontier Waste Solutions, with recycling on the same day. Bin at the kerb by seven in the morning; trucks run until about six.
The useful one people forget: bulk pickup is the first Wednesday of each month, with a two cubic yard limit. Household hazardous waste runs through a separate Frontier programme.
Service line is 469-444-1555, and you start or stop through city utility billing.
Electricity is deregulated, so you choose a retail provider. United Cooperative Services serves parts of the surrounding area.
Gas is Atmos Energy across the region, though some rural and outlying Venus properties use propane instead — confirm which a specific house uses, because a propane tank and delivery contract is a different arrangement.
Internet is genuinely good here. Frontier fibre is widely available and effectively dominant, with AT&T fibre in parts, Spectrum on cable, plus Nextlink and Centric Fiber. Fibre does reach much of Venus, which is not true of every small town on this site.
A fair question and the honest answer is that it is under real strain. Population went from 4,361 in 2020 to roughly 8,200 by 2024, and the city's own development list adds around 1,800 more homes.
The school district puts it starkly: 500 vacant lots ready to build on today, with 3,430 more planned.
Three pressure points. Water is wholesale-dependent on Midlothian's capacity. Schools are over capacity until about 2028. Roads are limited and there is no transit.
What I could not find: any building moratorium, capacity study or impact fee programme. If that matters to you, ask the planning department directly rather than assuming one exists.
Four districts touch Venus addresses — Venus ISD for most of the city, Midlothian ISD on the Ellis County side, Maypearl ISD in the rural south and west, and Mansfield ISD for the Somerset community.
Venus ISD serves about 2,300 students and passed a $76 million bond in May 2025 for the first phase of a new high school on Highway 67, opening around late 2028.
Why it was needed: Venus High School has been running at 132 percent of capacity, roughly 170 students over.
Verify by address, because the district sets both your schools and a large part of your tax bill.
There is no hospital and no freestanding emergency room in Venus. You drive, but the options are decent and close.
Methodist Midlothian Medical Center is roughly ten to fifteen minutes east. Beyond that: Texas Health Harris Methodist in Cleburne, Methodist Mansfield and Texas Health Hospital Mansfield to the north, and Texas Health Huguley toward Burleson.
A warning about searching this yourself: online results for "hospitals near Venus" heavily surface Arlington, Grand Prairie and Dallas facilities that are much further away. Check the actual address before you plan around one.
Yes, more than in some nearby towns. Venus sits in the Texas Blackland Prairie belt of expansive clay — the Houston Black soil locals call black gumbo, a vertisol with severe shrink and swell potential.
That is the same difficult soil as the Ellis County cities on this site, and the opposite of Kennedale and Rendon, which sit west of it on lighter Cross Timbers ground.
It is manageable but it is not optional. Consistent watering around the slab, proper drainage and grading, and a proper foundation inspection all matter more here than a few miles west.
Flood status is an address question and the city maintains a flood safety page through its emergency management division. Run the specific parcel through the federal flood map before you write an offer, particularly near creeks. Standard homeowners insurance does not cover flood.
On storms, this is North Texas. Hail and severe wind claims are common and shape your premium. The city runs outdoor warning sirens and an emergency notification system.
Rural grass fire risk also exists in dry spells, and Ellis County has issued burn bans in the past.
It is the longest of any city covered here. Venus residents average 32.5 minutes to work, against a national figure of 26.4.
82.6 percent drive alone and only 7.3 percent work from home, which is low — fewer people are escaping the drive than in most suburbs.
The structural reason: US 67 is a divided surface road at Venus, not a freeway, and only becomes one past Midlothian. The nearest interstate is I-35W at Alvarado.
The offset is real though. The Midlothian industrial corridor is thirteen to fifteen minutes away, and manufacturing is the second largest employment sector among Venus residents.
No fixed-route transit. No bus, no rail, no DART, no Trinity Metro.
There is one thing most residents do not know about: Johnson County runs a demand-response service from Cleburne, booked in advance, curb to curb.
The limitation matters. Trips generally must start and end within Johnson County, so it works for county appointments and errands and is no help for a Dallas commute. Plan on a vehicle per driver.
Modest but real. Fielder Park is the main one, with a basketball court, playground, baseball field and picnic pavilion — and it hosts FreedomFest each June, fireworks included.
Shanna Park is a smaller children's play area, and the Griffith Switch outdoor shooting range is in the area, which is not something every town offers.
What there is not: no recreation centre, no public pool and no library of its own.
Almost everywhere in Venus, yes. Roughly 98.7 percent of ZIP 76084 falls in a USDA eligible area, meaning zero down payment financing with no conventional mortgage insurance.
Two caveats. Eligibility is address-specific and income-limited, so verify the exact parcel on the USDA map and confirm limits with a lender who actually writes these loans.
And a timing note: eligibility can be withdrawn as a town grows past rural thresholds. With Venus doubling in five years, this advantage may not last forever.
Six things, stated plainly.
The highest combined tax rate on this site, driven by the highest school rate. The longest commute on this site at 32.5 minutes, with no transit. A thin retail base — no grocery store, so you drive to Midlothian or Mansfield. School overcrowding at 132 percent until about 2028. Blackland clay, which is harder on foundations than the towns just west. And infrastructure under strain from doubling in five years.
Against that: genuine new-build affordability, USDA zero-down on nearly the whole town, fibre internet, its own full-time ALS fire department, a new high school coming, and a Chicago pizzeria people drive forty-five minutes for.
Venus suits a buyer who wants a new house and more square footage for the money, and who has made peace with the drive.
Question not answered here? Send me an address and I will tell you which county it is in, which of the four school districts it feeds, what the tax bill actually looks like, and whether it qualifies for USDA.
Call 214-228-0003Answers observed September 2026. Venus is an incorporated city located primarily in Johnson County with a smaller portion in Ellis County, so appraisal district, county services, courts, school district and tax rate must all be verified by address rather than assumed from the city name. Tax figures are computed from published 2025 rate schedules with standard assumptions and are illustrations rather than quotes; a specific bill varies with appraised value, exemption status and the taxing units on your parcel, and rates reset annually. The Johnson County side figure of approximately 2.31 percent comprises the City of Venus at 0.766485, Venus ISD at 1.2484 and a Johnson County group of 0.293662; properties outside the city limits additionally pay Johnson County Emergency Services District 1, raising the total toward 2.45 to 2.50 percent. The Ellis County side figure of approximately 2.11 percent substitutes Midlothian ISD at 1.0708 and Ellis County at 0.273992. Several items are flagged rather than guessed: whether the City of Venus has adopted an over-65 or disabled tax ceiling could not be confirmed, though Johnson County and Hill College have; sources disagree on the current police chief, with the city website naming one individual while other directories list an interim appointment, which suggests recent turnover; a current standalone fire insurance rating for the City of Venus was not confirmed and should be requested directly since your insurer will use it; and no building moratorium, capacity study or impact fee programme could be confirmed, which is an absence of evidence rather than confirmation that none exists. Sewer and garbage minimum figures derive from earlier published city material and should be confirmed against a current bill. A water quality database records three maximum contaminant level violations on file for Mountain Peak Special Utility District; customers on that system should review its current consumer confidence report. No Venus-specific Municipal Utility District or Public Improvement District was identified in state special district listings for either county, but this should be confirmed per subdivision with the appraisal district. USDA eligibility is parcel-specific and income-limited and may change as the population grows; verify on the official map and with an approved lender. Flood status, soil conditions and internet availability must all be verified by address. Because "Venus" collides with a planet, a razor brand, a tennis player, a clothing retailer and other towns of the same name in Florida and Pennsylvania, and because neighbouring Alvarado, Midlothian, Mansfield, Cleburne and Burleson results surface heavily, every item here was verified against Venus, Johnson County, Texas; searches for services near Venus frequently return facilities much further away. Nothing here is legal, tax, insurance, environmental or lending advice. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Venus has a real city hall, so most things start there. But the city sits in two counties, and your appraisal district, tax office, sheriff and courts all depend on which side you are on. Blue cards are Johnson County. Purple cards are Ellis County. Start with the first card and find out which applies to you.
The question that decides everything else. Search your address on both appraisal district sites — only one will have it. Johnson CAD in Cleburne, or the Ellis Appraisal District in Waxahachie. That answer sets your tax bill, your courts and your school district.
817-648-3000 Johnson CAD · 109 N Main St, Cleburne Do this firstSet up at City Hall. The city bills it but buys the water wholesale from Midlothian, so rates follow Midlothian's. Minimum is $56.34 for the first 2,000 gallons.
972-366-3348 700 W US Hwy 67 · Mon–Thu 7:30–5:30 Do this firstFree, and worth more than ever. Proposition 13 raised the school exemption to $140,000 in November 2025 — on a Venus ISD home that removes roughly $1,748 a year. File with whichever appraisal district holds your parcel.
Deadline generally 30 April Do this firstFrontier Waste, recycling the same day, bin out by 7am. Bulk pickup is the first Wednesday of the month with a two cubic yard limit — useful when you are unpacking.
469-444-1555 Start/stop via city utility billing City of Venus700 West US Highway 67. Open Monday to Thursday, 7:30 to 5:30. Council meets the second and fourth Mondays at the Venus Civic Center, 210 S Walnut Street. Mayor Alejandro Galaviz.
972-366-3348 City of VenusNineteen officers at City Hall, with dispatch contracted to the Johnson County Sheriff, so the non-emergency number is a county line answered around the clock.
817-556-6045 Non-emergency · admin 972-366-3332 · 911 urgent City of VenusBetter than most towns this size. A paid municipal department staffed 24 hours on 48-hour shifts, running advanced life support from Firehouse 72 at 101 W 3rd Street. Covers eastern Johnson and western Ellis counties.
817-357-8800 Non-emergency · station 469-716-4978 · Chief Brad Hargrove City of VenusRequested online through the city's permit portal. Unlike unincorporated areas, Venus does permit and inspect residential construction — a real advantage over buying just outside the city limits.
public.mygov.us/venus_tx City of VenusGenuinely worth reading before you buy. The city publishes every approved subdivision with its home count — around 1,800 more units across Patriot Estates, Braham Ranch, Stallion Ranch, Heritage Hills, Bankston and Ridgeview.
Know what is coming next door City of VenusCouncil agendas and minutes are posted online. Municipal court runs from City Hall at extension 202, and code concerns go through the city's report-a-concern portal. Ordinances are published on Municode.
972-366-3348 ext 202 City of VenusWorth signing up the week you move. The city runs outdoor warning sirens and an emergency notification system, and maintains a flood safety page through emergency management.
Sign up for alerts City of VenusFielder Park has basketball, a playground, a baseball field and a pavilion, and hosts FreedomFest each June. Shanna Park is smaller. No recreation centre, pool or library.
Christmas on the Square in December Johnson CountyCourthouse at 2 North Main Street, Cleburne, about 23 minutes south west. This is your county for most of Venus.
817-556-6300 Sheriff non-emergency 817-556-6060 Johnson CountyProperty tax payment and vehicle registration, with branches in Cleburne and Burleson plus renewals at some grocery stores. 2 North Mill Street, Cleburne.
817-558-0122 Johnson CountyVenus falls in Precinct 4 — Judge Robert Shaw and Constable Troy Fuller, both at the courthouse in Cleburne. Where small claims, evictions and traffic citations outside the city go.
817-556-6388 Constable 817-556-6363 Johnson CountyUse the interactive map rather than guessing. Your commissioner precinct — which determines the road and bridge office for county roads — should be confirmed by address, since it is assigned by voting precinct.
Confirm by address Ellis CountyFor the eastern portion of Venus. 400 Ferris Avenue, Waxahachie. If your parcel is here, you are also likely in Midlothian ISD — which is the cheaper side of the county line.
972-937-3552 Ellis CountyMain office at 302 North Monroe, Waxahachie — but the Midlothian branch at 661 Aspen Parkway Suite 100 is far closer to Venus.
972-825-5150 Midlothian branch 972-825-5600 Ellis County101 West Main Street, Waxahachie. Ellis County grants a 1 percent general homestead exemption against Johnson County's 3 percent — one of the smaller differences between the two sides.
972-825-5000 Sheriff non-emergency 972-937-6060 Special districtFunds fire and ambulance across the county except Cleburne and Burleson, supporting sixteen departments. It appears on your tax bill only if you are outside the city limits — six cents per $100.
817-357-8800 2451 Service Dr, Cleburne Rural waterServes rural edges of Venus, Midlothian and Maypearl — about 16,000 people — from Trinity Aquifer wells plus Joe Pool water. Three maximum contaminant level violations are on record, so read the annual report if you are on it.
972-775-3765 5671 Waterworks Rd, Midlothian UtilitiesElectricity is deregulated, so shop it. Gas is Atmos, though some rural Venus properties run on propane instead — confirm which. Good news on internet: Frontier fibre is widely available, plus AT&T, Spectrum, Nextlink and Centric.
Atmos 1-888-286-6700 Real advantageRoughly 98.7 percent of ZIP 76084 qualifies for USDA zero-down financing. Verify the exact parcel and confirm income limits with a lender — and note this can be withdrawn as the town grows.
eligibility.sc.egov.usda.gov Before you buyAn address-level question, particularly near creeks. Standard homeowners insurance does not cover flood. The city also maintains its own flood safety page.
msc.fema.gov Schools · most of the cityFour campuses, about 2,300 students, rate of 1.2484. A $76 million bond passed in May 2025 for a new high school on Highway 67, opening around late 2028 — the current one runs at 132 percent capacity.
venusisd.net Bond details at venusisdbond.net Schools · the other threeThree more districts touch Venus addresses. Midlothian ISD on the Ellis side at 1.0708, Maypearl ISD in the rural south and west, and Mansfield ISD for the Somerset community — better rated and cheaper than Venus ISD.
Verify by address You pay for thisOn your tax bill because Venus ISD voters approved it back in 1997 and 1998, alongside seven other Johnson County districts. Nearest campus is Cleburne, and Venus High students use it for dual credit.
hillcollege.edu Not in VenusThe nearest hospital, roughly ten to fifteen minutes east. There is no hospital and no freestanding emergency room in Venus itself, so know the route before you need it.
Emergency 911 Poison control 1-800-222-1222 Not in VenusTexas Health Harris Methodist in Cleburne, Methodist Mansfield and Texas Health Mansfield to the north, Texas Health Huguley toward Burleson. Beware searches that surface Arlington and Dallas facilities much further away.
Check the actual address Barely existsNo fixed-route transit at all. Johnson County runs a demand-response service from Cleburne, booked ahead, curb to curb — but trips generally must start and end inside the county, so it is no help for commuting.
Plan on a vehicle per driver Not in VenusNo office here. Nearest driver licence offices are in Cleburne, Waxahachie and Burleson; book an appointment rather than turning up. Register vehicles at your county tax office.
dps.texas.gov Does not existSaid plainly. No grocery store, no public library, no recreation centre or pool, and the chamber of commerce appears largely inactive. You drive to Midlothian at ten minutes or Mansfield at twenty-one for real shopping.
Buy on today's drive times Local newsSplit across two counties, so the coverage is too. The Cleburne Times-Review for Johnson County and the Waxahachie Daily Light for Ellis County, plus the city's own social media, which is more current than its website calendar.
cleburnetimesreview.comLinks, phone numbers and addresses verified September 2026 and subject to change; if something has moved, tell me and I will correct it. Venus is an incorporated city located primarily in Johnson County with a smaller portion in Ellis County, so appraisal district, tax office, sheriff, courts, justice of the peace and school district all depend on which side of the county line a specific address falls, and must be verified by address rather than assumed. City services including police, fire, water, permits and municipal court are provided by the City of Venus regardless of county. Several items are flagged rather than guessed: the commissioner precinct and corresponding road and bridge office serving a specific Venus address should be confirmed on the county's interactive precinct map rather than assumed, since precincts are assigned by voting precinct; sources disagree on the current police chief, with the city website naming one individual while other directories list an interim appointment; a current standalone fire insurance rating for the City of Venus was not confirmed and should be requested directly; and the status of the Venus chamber of commerce could not be confirmed and it appears largely inactive. Tax rates, exemption amounts and utility rates change annually and should be confirmed with the relevant authority before being relied upon; the November 2025 increase in the state school homestead exemption to $140,000 is reflected here but local optional exemptions differ between the City of Venus, Johnson County, Ellis County and Hill College. A water quality database records three maximum contaminant level violations on file for Mountain Peak Special Utility District; customers on that system should review its current consumer confidence report. Water service for in-city addresses is purchased wholesale from the City of Midlothian, so rate changes there flow through to Venus customers. USDA eligibility covers approximately 98.7 percent of ZIP 76084 but is parcel-specific and income-limited and may be withdrawn as the population grows past rural thresholds; verify the exact address on the official map and confirm limits with an approved lender. Whether an emergency services district levy applies depends on whether the property sits inside or outside the city limits. School district, floodplain status, water provider, gas versus propane and internet availability must all be verified by address. Because "Venus" collides with a planet, a razor brand, a tennis player, a clothing retailer and other towns of the same name in Florida and Pennsylvania, and because Alvarado, Midlothian, Mansfield, Cleburne and Burleson results surface heavily, every entry here was verified against Venus, Johnson County, Texas; searches for medical and other services near Venus frequently return facilities in Arlington, Grand Prairie and Dallas that are considerably further away than the listings above. Listings are provided for general reference and are not endorsements; I receive no compensation from any organisation named. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Everything on this page was researched, verified and written here. The county line that costs a thousand dollars a year is explained rather than skipped. The highest tax rate on this site is stated plainly. And where the record could not be confirmed, that is shown instead of quietly filled in.
Venus sits in two counties, and almost nobody mentions it. A Johnson County address pays roughly 2.31 percent against about 2.11 on the Ellis County side — close to a thousand dollars a year apart on the same city services. It also changes your appraisal district, your courts and your schools. I check which side a parcel falls on before we tour it, because that number belongs in your budget from the start, not at closing.
Venus ISD covers most of it, but Midlothian, Maypearl and Mansfield ISD each serve parts of a Venus address. That matters twice over: it sets your child's school, and Venus ISD's 1.2484 is the highest school rate in this entire project. The Somerset community is a genuine outlier — Mansfield ISD, better rated and cheaper. I verify the district by address before you write, not after.
This is a builder's market and the published numbers show it. The median sale price recently rose about 7 percent while price per square foot fell about 5 percent — which is incentives and rate buydowns propping up recorded prices, not appreciation. Whether you are buying new or selling a resale next door to new, I work from what sellers actually netted rather than what the sticker said.
Venus asks for a real trade — the highest tax rate and the longest commute on this site, no grocery store, and schools over capacity until 2028. If the drive will wear you down, if the clay under that particular lot worries me, or if you actually want a town with a library and a rec centre, you will hear it from me before you hear it from an inspector. I would rather lose the commission than sell you the wrong life.
Check USDA eligibility on the parcel — roughly 98.7 percent of the Venus ZIP qualifies for zero-down financing, and that is real money most buyers never ask about. Second, budget for Blackland clay: Venus sits on the black gumbo belt with severe shrink and swell, so drainage, watering and a proper foundation inspection matter more here than a few miles west. Third, get "no PID, no MUD" in writing for your specific phase — none was confirmed in a Venus subdivision, but they are common in growth corridors and can add a point to your effective rate. Fourth, confirm whether the home is on city water or Mountain Peak, and if it is the latter, read the district's annual water quality report. Fifth, confirm gas versus propane, because some outlying properties have no gas main. And sixth, drive your actual commute at your actual commute time — the off-peak numbers flatter Venus by twenty minutes or more.
Two things to raise with all three. Ask about USDA specifically, since not every loan officer writes them and in Venus it can mean zero down. And tell them which county the property is in — at 2.31 against 2.11 percent, using the wrong rate will understate your escrow by a meaningful amount. If you are buying new, have them price the builder's incentive against an outside loan rather than assuming it wins. 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 there is no version of this where you get routed to a call centre or handed to a junior agent. Send me an address and I will tell you which county it is in, which of the four school districts it feeds, what the tax bill actually looks like, and whether it qualifies for USDA.
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. Venus is an incorporated city located primarily in Johnson County with a smaller portion in Ellis County, and four school districts serve addresses carrying a Venus mailing address, so county, appraisal district, school district, tax rate and campus assignment must all be verified by address rather than assumed from the city name. Tax comparisons use published 2025 rate schedules, are shown before exemptions and are illustrations rather than quotes; the Johnson County side figure of approximately 2.31 percent comprises the City of Venus, Venus ISD at 1.2484 and a Johnson County group, with properties outside the city limits additionally paying Johnson County Emergency Services District 1 and reaching toward 2.45 to 2.50 percent, while the Ellis County side of approximately 2.11 percent substitutes Midlothian ISD at 1.0708. Rates reset annually and exemptions, including the state school homestead exemption raised in November 2025, materially reduce actual owner-occupant bills. Venus is dominated by new construction, and the divergence cited — a median sale price rising about 7 percent year over year while median sold price per square foot fell about 5 percent — indicates that builder incentives, rate buydowns and closing-cost credits support recorded prices rather than reflecting genuine per-foot appreciation; combined with roughly 15 to 25 closings a month, this means no published Venus median is a statistically reliable guide to value. USDA Rural Development eligibility covers approximately 98.7 percent of ZIP 76084 but is parcel-specific and income-limited and may be withdrawn as the population grows past rural thresholds; verify the exact address on the official USDA map and confirm limits with an approved lender. No Public Improvement District or Municipal Utility District was confirmed within a Venus subdivision, but this could not be exhaustively ruled out and should be confirmed in writing for a specific phase. Venus sits on Blackland Prairie expansive clay with severe shrink and swell potential, and soil varies by parcel, so no general description substitutes for a foundation inspection on a specific property. A water quality database records three maximum contaminant level violations on file for Mountain Peak Special Utility District; customers on that system should review its current consumer confidence report. Water for in-city addresses is purchased wholesale from the City of Midlothian, so rate changes there flow through. Several items were flagged rather than guessed in the research behind this page, including the current police chief, a standalone city fire insurance rating, whether the City of Venus has adopted an over-65 tax ceiling, and whether any building moratorium or impact fee programme exists. School district, floodplain status, water provider, gas versus propane and internet availability must all be verified by address. School information is not a recommendation regarding any school, district, neighbourhood or property. All real estate services are provided through Legacy Realty Group. Equal Housing Opportunity.
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