Whitney is a relaxed lake town just east of Lake Whitney attracting retirees, remote workers, and young families with its small‑town feel, growing but still “under‑the‑radar” resort communities, like White Bluff, and the ability to boat, fish, or golf on the weekends while staying within a reasonable drive of jobs and big-city amenities in Waco and the DFW area.
Whitney is a small Hill County city about 3 miles from Lake Whitney, and much of the 76692 ZIP sits outside city limits around the lake. Utilities, taxes and HOA dues change by address. Here are six areas, with recent price evidence.
Recent prices about $200K–$500K
The city’s street grid around Washington Avenue, Bosque Street (SH-22) and Brazos Street, with city water, sewer and trash.
Recent sales include three-bedroom homes listed near $200,000 to $223,000; a larger home with a pool listed near $500,000 in 2026.
Pricing varies · verify with builder
A new in-city subdivision on lots of at least 0.4 acre, platted in 2022 by Teamwork Town, with no association fees advertised.
Developer materials disagree on the number of homes and current pricing, so confirm plans and prices with the builder. The city approved an amended agreement in June 2026.
Lots from about $78K · homes to about $1M
A gated community on 3,450 acres with four miles of shoreline, two 18-hole golf courses, a marina, pools and tennis, owned by its property owners’ association.
Dues run about $133 a month per 2026 listings. Water and sewer come from Texas Water Utilities; some lots need approved septic. Outside city limits.
About $250K to $2.85M
Homes near the lake on the east side, around roads like Mohon Drive and the Corps of Engineers’ Cedar Creek Park.
Most shoreline is federal land managed by the Corps, so “lakefront” usually means next to Corps property. Check boundaries, easements and dock rules.
Land from about $45K · homes about $100K–$384K
Unincorporated Hill County tracts on county roads around the lake, with a four-bedroom on HCR 2115 that sold in January 2026 after listing near $384,000.
Expect no zoning, septic and a rural water provider. Confirm everything by parcel.
Priced by home
Homes along Country Club Road near the Lake Whitney Country Club golf course.
Lot sizes, HOA rules, utilities and city-limits status weren’t confirmed, and the course’s 2026 status should be checked.
Swipe or drag sideways to see them all.
Redfin’s three-month median sale price was about $233,000 in August 2026, with homes selling in about 54 days. That rests on only 8 sales that month.
White Bluff and lakefront homes run much higher, so price against true comparables.
Inside the city: City of Whitney water and sewer, with trash by Republic Services. White Bluff uses Texas Water Utilities. Elsewhere, expect a rural water provider and septic.
Electricity may be HILCO or a deregulated utility, depending on location. Check a recent bill.
The Corps of Engineers manages most of Lake Whitney’s 225 miles of shoreline. A lot can border the lake without owning the waterline.
Before you buy, confirm Corps boundaries, flowage easements and dock permits.
Inside the city, 2025 rates added up to about $1.98 per $100 before Hill College and any ESD: city $0.58, Whitney ISD $0.95 and Hill County $0.45. The city lowered its rate to $0.54 for 2026.
Whitney ISD rated a C (78) in 2026, up from 75. The city counted 1,992 residents in 2020.
Whitney is a city in Hill County, permanently incorporated in 1912, about 3 miles east of Lake Whitney and 12 miles west of Hillsboro. Area names follow subdivision and listing usage; boundaries are approximate. In-town Whitney and Trinity Estates are inside city limits; White Bluff, the east shore and county-road acreage are outside. City-limits status for the Country Club area was not confirmed. Price figures are drawn from individual 2024–2026 listings and sales, not neighborhood medians, and are directional only. Market figures are Redfin’s for the three months ending August 2026; a current Zillow value index was not available. White Bluff dues are listed differently by different sources; verify with the property owners’ association. Trinity Estates details are from the Lakelander and the developer, whose materials conflict. Electric providers vary by address. Shoreline figures are from the U.S. Army Corps of Engineers; flowage easements must be checked by parcel. Tax rates are 2025 adopted rates (City of Whitney 0.5764, Whitney ISD 0.9511, Hill County 0.452647 including its lateral road levy); the city adopted 0.5411 for 2026. Hill College and emergency services district rates were not confirmed. The 2026 Whitney ISD rating is from local news coverage of TEA’s release. Population is the 2020 census count. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Whitney’s weekends belong to Lake Whitney, with a state park and Corps of Engineers parks all around the shore. In town, Bosque Street has the cafes, coffee and pizza. Here’s a 2026-checked list.
433 FM 1244 · 254-694-3793
A state park on the lake just outside town, with camping and day use right on Lake Whitney. Gates are open 6 a.m. to 10 p.m.
Entry is $5 per adult, free for 12 and under. Reservations are recommended from March to October.
145 Lofers Bend Park Rd, off SH-22
On the upstream side of Whitney Dam, with 29 picnic sites, two swim beaches, a two-lane ramp, a playground and a 1.5-mile trail.
Off FM 1713
A swim beach and equestrian trail, with a group pavilion for $45 a day.
Off FM 2604
Free camping, picnicking and a double-lane boat ramp on the east side of the lake.
Plowman Creek area
A 12.5-mile equestrian and multi-use trail along the lake. A $40 Corps annual pass covers day use at Corps parks nationwide.
903 S Bosque St
American comfort food and pies on Whitney’s main road.
302 N Bosque St
A local coffee shop on North Bosque.
101 E Washington Ave
Burgers and a pub in downtown Whitney.
1223 N Brazos St
A local pizza spot on North Brazos.
700 S Bosque St
Mexican food on South Bosque.
602 E Jefferson Ave · 254-694-4639
Open Tuesday, Wednesday and Friday 10–5 and Thursday 10–6, with free service to Hill and Bosque county residents in a building opened in 2014.
Whitney area
The local community theater, staging “The Diary of Anne Frank” this fall. Check the group’s site for venue and dates.
White Bluff, outside city limits
Two 18-hole golf courses, a marina, pools and Mulligan’s Grill inside the gated resort. Public access wasn’t confirmed.
On FM 1713
Water and electric campsites at about $28 to $30 a night, usually closed October 1 to March 31.
Food and Shops are in town, mostly on Bosque Street (SH-22) and Washington Avenue. Things To Do are state and Corps parks around Lake Whitney. Gated or seasonal spots are under Just Outside.
Two things worth saying plainly. Small-town restaurants turn over, so call ahead before a special trip. And Corps fees and seasons change, so check before you go.
What stands out is the lake: a state park and a ring of Corps parks, several of them free or $5 a car.
Compiled October 2026. Restaurant listings appeared on 2026-dated directory pages and were not confirmed with owners; call ahead to confirm hours and that a business is still open. Park details and fees are from the Texas Parks and Wildlife Department, the U.S. Army Corps of Engineers and Recreation.gov. Library details are from the Lake Whitney Public Library. White Bluff amenities are from listings and the resort; non-owner access was not confirmed. Several other restaurants, a grocery store and marina restaurants are not listed because they were not confirmed. Walling Bend, Soldier Bluff, Steele Creek and Kimball Bend park details were not confirmed. Businesses listed are for general local reference and are not endorsements; I receive no compensation from any business named. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
From Towash and Fort Graham to a Railroad Town and the Getaway Capital of Texas
Hainai people settled along the Brazos. Their village, called Towash for its chief, became one of Hill County’s first settlements.
After 1850, as Anglo-American settlers arrived and the native village moved upriver, Towash grew into a trade center with a grist mill. In 1854 brothers Simpson Cash Dyer and James Harrison Dyer won permission to build a stone dam on the Brazos to power it.
The Dyers added wool-carding machinery by 1860. A cotton gin and post office followed by 1866, along with stores, wagonyards, blacksmith shops and a ferry. By 1879 Towash had 15 businesses.
The U.S. Army established Fort Graham on March 27, 1849, at the mouth of Bear Creek on the Brazos.
Brevet Maj. Ripley A. Arnold and the Second U.S. Dragoons founded the post on the site of a Waco Indian village. It was named for Lt. Col. William M. Graham, who fell at Molino del Rey in 1847, and served mainly as a frontier “listening post,” escorting supply trains and travelers.
It was abandoned in November 1853 as settlement moved west. Its cemetery, the one historic graveyard left undisturbed by the lake, sits inside White Bluff on FM 933.
After the Houston and Texas Central Railway built through Hill County, town lots were auctioned from a wagon at the future depot site, netting $32,000.
The town was named for Charles A. Whitney, son-in-law of Charles Morgan and a principal railroad stockholder. The railroad had bought the land, part of the Sterling Robertson grant, for fifteen dollars an acre.
The sale drew crowds from across Hill County, and lots sold for $100 to $750 each. Merchants opened tent stores while carpenters worked day and night on frame buildings. Towash merchants soon moved to Whitney.
Whitney got an official post office, its first incorporation and its first bank in 1880.
The postmasters of Towash and Hamilton Springs moved their offices to Whitney, and John Napier became the first official postmaster. The town would incorporate and disincorporate several times before it stuck.
Hill County crops failed in 1880, and the railroad promised that its first train would bring a bushel of corn for each person in the area. Many residents had gone months without bread, and trains carried carloads of corn into town for months.
A strong 1882 crop sent 22,000 bales of cotton out of Whitney, and the population reached about 1,200 by 1883.
Classes met in a store and then a Presbyterian church until donations built a schoolhouse in 1884. The Whitney Messenger began publishing in 1883, and in 1885 Whitney became a school district and levied a school tax.
The town also had a lumber company and four churches. In 1885 a fire destroyed 30 frame buildings, and by the end of the decade most had been rebuilt in brick.
With the population down to 400, residents threw a promotional picnic; excursion trains brought 6,000 visitors.
The town barbecued 3,500 pounds of meat, and special excursion trains ran from as far as Brenham. The day brought political speakers, tournaments, races and dancing.
By 1895 the town was back above 1,000 residents. In 1890 Whitney had two gristmills and cotton gins, grocery stores, millinery shops and shoemakers, and the railroad shipped cotton, grain, livestock and wool.
Whitney incorporated permanently in 1912 and set up city government in 1915.
The city bought the water and electric company founded in 1896, which delivered water at very low pressure and power only at night. After the cotton market declined in 1915, the population fell to about 750 by 1930.
During the Great Depression, Texas relief funds paid for road work and a cannery by 1934. In 1935 the Work Projects Administration funded a concrete bridge, a lighted athletic field and a sewer system.
Congress authorized Whitney Reservoir in 1941, but World War II pulled the funding.
The Flood Control Act of 1944 re-authorized it, with flood control as the main purpose and water conservation and hydropower secondary. The Corps of Engineers’ Fort Worth District oversees the project.
After the 1944 authorization, Whitney voters held a bond election to raise taxes and improve city services ahead of the expected growth. The Handbook of Texas notes that the reservoir project itself began in 1946, before main dam construction started.
The Corps of Engineers built Whitney Dam from May 1947 to April 1951. Relocated Highway 22 opened across the dam.
The new lake covered Towash, the original Fort Graham area and about 15,800 acres of farmland. The Corps put the dam’s cost at $41,880,000.
In 1946 the Blue Chip Ice Company built a 30-ton plant to supply ice for the project, and in summer ice was mixed into the cement. Whitney had 1,379 residents and 50 businesses in 1950, and the Lake Whitney Association formed in 1951 to promote the lake.
The powerhouse was completed in 1953. Texas leased land for a state park in 1954.
The powerhouse was built from April 1951 to June 1953 at a cost of about $2.2 million. In 1956 Lake Whitney hosted the first Texas State Bass Tournament.
A state marker in the park traces that event to a 1955 contest on the lake organized by the Waco Tribune-Herald, which became the state tournament the next year. New reservoirs in the 1950s helped bass fishing grow in popularity across Texas.
The 775-acre Lake Whitney State Park opened in 1965.
The park sits on the eastern shore of the lake, about four miles southwest of town. Its facilities include a landing strip, hiking and biking trails, boat ramps, screened shelters and more than 130 campsites.
In 1967 the last train passed through Whitney, and a Towash historical marker went up in the park. It notes that the town declined after the railroad bypassed it and that its ruins were inundated by Lake Whitney.
Whitney marked its 100th birthday on November 25, 1979, and a state historical marker for the town went up in 1996.
The centennial celebration included a parade, music and fireworks. The town’s 1996 marker calls Whitney the first railroad town in Hill County and recalls its opera house, which offered plays, concerts and, later, movies.
The Legislature named the Lake Whitney area the “Getaway Capital of Texas” in 2005 and again in 2011. By 2010 Whitney had 2,087 residents and almost 200 businesses, many serving lake visitors.
The Lake Whitney Public Library moved into a 6,300-square-foot building on East Jefferson in 2014.
The library traces its roots to the 1960s, when Bess Findley started it to give children free reading material. It reopened in 1986 and became a city department in 1995, and its new building at 602 East Jefferson added an activity room.
In June 2016 the lake crested at 561.35 feet, its highest level since 1991. The record remains 570.25 feet, set in May 1957.
The 2020 census counted 1,992 residents. In January 2025 the city bought the historic Cato Drug building downtown.
A Lake Whitney water reallocation study by the Corps and the Brazos River Authority took public comment through August 20, 2025. It proposed enlarging the conservation pool to store more water supply, while keeping the 533-foot level set in 1973.
Whitney ISD began bond planning in 2026. The Lake Whitney Chamber of Commerce, founded in 1962, presents the 51st Pioneer Days on October 3, 2026. The 50th, in 2025, brought a parade down Main Street, a pie bake-off and a pageant downtown.
Compiled from the Texas State Historical Association Handbook of Texas (Whitney, Towash, Fort Graham, Kimball and Lake Whitney State Recreation Area entries), the U.S. Army Corps of Engineers, the Historical Marker Database, the Texas Parks and Wildlife Department, the NOAA river gauge for Lake Whitney, the Lake Whitney Public Library, the Brazos River Authority, the Lake Whitney Chamber of Commerce and the Lakelander. Where sources conflict, the widget follows the Handbook of Texas and the Corps. The railroad began building through Hill County in 1876; the town was platted in 1879. Work tied to the dam began in 1946, while dam construction began in May 1947. The lake’s record level was 570.25 feet in May 1957; the 2016 crest was the highest since 1991. The nearby community of Kimball was abandoned, not submerged, and its ruins stand at Kimball Bend Park. No building inside Whitney is listed on the National Register of Historic Places; nearby listings are archeological sites. The reallocation study and the school bond were pending as of October 2026. Population figures are total census counts. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Pioneer Days in October, the Grinch Fest Parade and Christmas at the State Park
Whitney’s biggest festival, with a parade, vendors, contests, a pageant and a carnival. The 51st Pioneer Days is Saturday, October 3, 2026, and admission is free.
The 2025 festival was the 50th, held October 4; the 2024 festival was October 5. The carnival opens Thursday along Railroad Avenue.
It’s organized by the Lake Whitney Chamber of Commerce.
A day of vendors and a Grinch Gallop 5K, ending with a parade at dark and the tree lighting. Held December 13 in 2025; the 2026 date is TBA.
A free drive-through of decorated campsites with voting and crafts at the state park, held December 20 in 2025. Date TBA for 2026.
A private, ticketed fireworks celebration at 670 Fort Graham Road, with general admission about $10. The 6th annual is Friday, July 3, 2026.
The county fair and livestock show in Hillsboro, held January 12–17 in 2026.
A neighborhood parade through Hillsboro’s historic residential district, in its 42nd year in 2026.
A lighted parade and tree lighting downtown; the entry fee is one unwrapped toy.
A free fall festival in Clifton, held October 17 in 2026.
Whitney’s year builds to Pioneer Days in October and the Grinch Fest parade in December. Summer belongs to the lake and the July 3 fireworks.
Lake Whitney Arts stages a new community theater season each year, so it’s a venue to watch rather than a single annual event.
For current dates, check the Lake Whitney Chamber of Commerce and the Lake Whitney State Park calendar.
Timing shown is the usual pattern for each event; exact dates, times and prices change from year to year and should be confirmed with organizers. Event patterns are drawn from the Lake Whitney Chamber of Commerce, the Lakelander, the Texas Parks and Wildlife Department calendar, Eventbrite, the Hillsboro Chamber, the Hill County Fair and Visit Clifton; each Whitney event listed was found in at least two years. Grinch Fest numbering differs by source because it builds on an older Christmas parade. The July 3rd celebration is a private, ticketed event at The Place at Lake Whitney, not a city event. 2026 dates for Grinch Fest and Christmas in the Park had not been announced. Events under “Just Outside” are held in Hillsboro and Clifton, not in Whitney. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
What to know about Whitney schools:
The ratings: Whitney ISD earned a C (78) in 2026, up from a C (75) in 2025. Review the full results at TXschools.gov.
Nearby: Hill College has a campus in Hillsboro, and Baylor, MCC and TSTC are in Waco.
Want the full breakdown? Read our complete Whitney schools guide →
Whitney ISD serves the town and much of the lake on four campuses, with a four-day week and free meals for every student. It rated a C (78) in 2026, up from 75. District lines, not ZIP codes, decide the school.
Administration: 305 S San Jacinto · 254-694-2254
The district for Whitney and much of the Lake Whitney area, with campuses in and near town.
District rating: C (78) in 2026, up from C (75) in 2025.
Registration requires living inside district boundaries; pre-K is offered at Whitney Elementary.
Whitney High: 1401 N Brazos
Students move from Whitney Elementary (308 S Bosque) to Whitney Intermediate (301 S San Jacinto), Whitney Middle (185 HCR 1240) and Whitney High.
The intermediate building dates to 1955; the elementary to 1986.
District-wide
In September 2026 the board moved forward with bond planning centered on a new pre-K–5 campus that would combine the elementary and intermediate schools.
No amount or election date had been set. The 2025–26 school rate was $0.9511 per $100, down from $0.9938.
District-wide
Whitney ISD moved to a four-day instructional week in 2025–26, generally Tuesday through Friday. Every student gets free breakfast and lunch in 2026–27.
The district runs bus service; request it through the district’s transportation form. Confirm the 2026–27 calendar with the district.
Whitney High School
The Wildcats field a full athletics program at Wildcat Stadium, and the district runs a band and fine arts department. The Class of 2026 had 86 graduates.
Ask the district about career courses, ag and dual credit options.
For context only
Lake-area 76692 addresses may fall in other districts. These nearby districts earned these 2026 ratings; which ones border Whitney ISD wasn’t confirmed.
Use TEA’s School District Locator for every address.
Hill College: Hillsboro
Hill College has a campus in Hillsboro, about 12 miles east, and Whitney ISD property is in the Hill College district. Baylor, MCC and TSTC are in Waco.
Distances vary by campus; check a live map.
The 76692 ZIP reaches far around the lake, and some addresses may fall in neighboring districts.
Check TEA’s School District Locator and the appraisal district record before you fall for a house.
Whitney ISD’s 2025–26 rate was $0.9511 per $100: $0.7552 for operations and $0.1959 for debt.
On a $233,000 homestead, the school share drops from about $2,215 to $885 after the $140,000 exemption.
Whitney ISD earned a C (78) in 2026, up three points from a C (75) in 2025.
Review the full results at TXschools.gov.
The board is planning a bond for a new pre-K–5 campus. If it goes to voters, it would affect the debt portion of the school rate.
Ask the district for the latest timeline.
Accountability ratings are shown at the district level only; campus ratings are intentionally not shown. Ratings change every year; use TXschools.gov for current ratings. The 2026 C (78) and 2025 C (75) are as reported by the Lakelander from TEA’s August 2026 release; the 2024 rating and the district’s FIRST financial rating were not confirmed. Campus names, grades and addresses are from Whitney ISD; Whitney High is also listed at 1400 N Brazos. Building ages and bond planning are from the Lakelander and facility assessment coverage. The four-day week, meals and transportation details are from Whitney ISD and the Lakelander; enrollment, teacher counts, UIL classification and specific career, ag and dual-credit programs were not confirmed. Neighboring-district ratings are 2026 ratings as reported by the Lakelander and are shown for context; which districts border Whitney ISD was not confirmed. Tax figures use Whitney ISD’s 2025–26 rate of 0.9511 and are illustrations, not quotes; the 2026–27 rate was not confirmed. The state school homestead exemption is $140,000, with an additional $60,000 for owners aged 65 or older or disabled. School district assignment is determined by address and must be confirmed with the district. School information is provided for general reference only and is not a recommendation regarding any school, district, neighborhood or property. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Median Sales Price
What Whitney homes actually sold for each month. With in-town homes, lake-area cabins, White Bluff golf homes and acreage trading side by side, the mix of what sold moves this line more than the market does.
Whitney records a modest number of sales each month, so one waterfront or acreage sale can move the median sharply. Read the trend across several months, not any single point. That is sample size, not the market.
An in-town home, a lake cabin on a small lot and a White Bluff golf home can all land on this one line. The chart is not your comp. Your comps match your size, condition, lot, water access and location.
Texas is a non-disclosure state, so portal prices are models. This is MLS. Ask for the actual comparable sales, including lot size, septic and water, POA dues, Corps shoreline status and whether the home is inside city limits.
Days on market describes how buyers behaved, which holds up better than a median when sales are thin and seasonal. Lake demand tends to pick up in spring.
The first two weeks bring the most traffic a listing will ever get. If they pass without an offer, that is pricing information. Acting in week three beats acting in week ten.
When homes sit longer, there’s usually room to negotiate on price, repairs or closing costs. A listing that has waited a while is usually where the negotiating room is.
Under 10 showings means buyers are deciding quickly. Rising counts mean people are walking through and walking away, which is a different problem from nobody looking at all.
This separates a pricing problem from a presentation problem. Plenty of showings and no offer usually means something specific is putting people off, and that is fixable without dropping the price.
High showings-to-pending means you can be selective without losing homes. Read it against days on market: low on both is a hot market, high on both means the leverage is yours.
When the bars are short, one unusual sale moves every other number on this page. Check how many homes closed before you read anything into the price or days-on-market charts.
Your competition includes homes across the whole 76692 lake area, not just inside the city. Price against true comparables, and have septic records, a survey and any dock permit ready before you list.
Inventory runs from small lake lots to in-town homes and acreage. Confirm city-limits status, water, septic and Corps shoreline rules early, because they affect cost more than the price chart does.
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. Whitney records relatively few closings, so monthly medians can swing sharply. Listings may be filed under a Whitney mailing address whether or not the property is inside city limits, and the 76692 ZIP reaches far around Lake Whitney, so these charts may not match the city boundary. These charts do not separate waterfront, lot size, utilities, new construction or resale. Market statistics describe the area as a whole and are not a substitute for a comparative market analysis on a specific property. Texas is a non-disclosure state, so publicly available sale prices elsewhere are estimates rather than recorded figures. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Pick a purchase year and the price fills in. If you own here, type over it with what you actually paid. This calculator runs on the Hill County index, the federal repeat-sales measure for Whitney’s county. It’s up about 139 percent since 2009, with the biggest jump between 2020 and 2023.
Bought here? Tap the number and enter what you paid.
Federal house price index growth, indexed to the purchase year, where the purchase year equals 100.
The Hill County index rose about 57 percent from 2020 to 2023. Since then it has grown only about 2 to 3 percent a year.
Locally, prices have softened: Redfin’s Whitney median was down about 10 percent year over year in August 2026, on very few sales.
Redfin’s three-month median sale price for Whitney was about $233,000 through August 2026, close to Zillow’s Hill County typical value of about $239,000.
In-town homes often run lower, near $195,000. Lake-view, waterfront and White Bluff homes run higher; value those individually.
The index is county-wide, built from repeat sales of mortgaged homes, and blends Whitney with Hillsboro and every lake community.
Whitney runs from small in-town homes to golf and lake properties, so value any specific property from true comparables, not from this chart.
Inside the city, a $233,000 homestead pays roughly $3,400 a year, about 1.5 percent of value. Owners 65 and older pay about $2,800. Outside city limits there’s no city tax.
The $140,000 school exemption does most of the work; the city lists no homestead exemption. Homesteads are capped at a 10 percent rise in taxable value a year.
Growth rates are the FHFA All-Transactions House Price Index, annual values 2009 through 2025: Hill County, Texas (FRED series ATNHPIUS48217A, base 2000 equals 100, last updated 31 March 2026), the State of Texas (TXSTHPI) and the United States (USSTHPI). State and national figures are annual averages of published quarters. The Hill County series recorded 138.20 in 2009, 143.07 in 2015, 198.54 in 2020, 311.65 in 2023 and 329.65 in 2025: a rise of about 139 percent since 2009 and about 3.3 percent in 2025. FHFA describes county indices as developmental and subject to revision. The prefilled dollar figures are derived and illustrative, not published: they apply the Hill County index to a $233,000 anchor, Redfin’s three-month median sale price for Whitney ($233,346, ending August 2026). Redfin’s May 2026 single-month median was $194,883, and Zillow’s Hill County typical value was $239,428 (May 2026). Monthly Whitney figures rest on very few sales. The index is built from conforming loans and excludes jumbo lending and all-cash purchases. Equity figures assume a 30-year fixed mortgage at that year’s Freddie Mac annual average rate (2025 approximately 6.60 percent), held to today, with no refinancing, no extra principal and no additional borrowing; Freddie Mac’s weekly 30-year average was 7.28 percent on 1 October 2026. They exclude closing costs, property taxes, insurance, maintenance, improvements and selling costs. The tax example uses the City of Whitney’s adopted 2026 rate of 0.5411, Hill County’s proposed 2026 general rate of 0.398576 and a derived farm-to-market lateral road rate of about 0.0693, Hill College’s 2024 rate of 0.078060 and Whitney ISD’s 2025 rate of 0.9511; Whitney ISD’s 2026–27 rate and final county and college rates were not confirmed. It applies the $140,000 school exemption ($200,000 for owners 65 or older), the county’s $10,000 over-65 exemption and its $3,000 lateral road homestead exemption, and is an illustration, not a quote. Owners 65 or older or disabled also receive school and Hill College tax ceilings. The homestead appraisal cap limits increases in a homestead’s taxable appraised value to 10 percent a year and ends on sale. Agricultural valuation generally requires five of the prior seven years in agricultural use; a change of use triggers rollback taxes for three years. Confirm taxing units, exemptions and protest deadlines with the Hill County Appraisal District. 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.
Whitney is a small Hill County city of about 2,000 people beside 23,500-acre Lake Whitney, the “Getaway Capital of Texas.” It has its own grocery store, clinics, urgent care and city-run ambulance, with Waco under an hour south and the Metroplex a bit over an hour north.
Estimated Off-Peak Drive Time from Downtown Whitney
Around Town and Beyond
Estimated minutes off-peak from downtown Whitney. Mapping sites disagree, and lake traffic and I-35 can add time, so check a live map before relying on any of them.
Lake Whitney covers 23,500 acres with depths to 108 feet. Texas Parks and Wildlife says it offers “some of the best striped bass fishing in the state,” best from March through May.
White bass, smallmouth and trophy blue catfish round it out.
Lake Whitney State Park ($5 adults, kids 12 and under free) has campsites, screened shelters, swim beaches and boat ramps. The Corps of Engineers runs more parks, from Lofers Bend to Plowman Creek.
Brookshire’s on North Brazos has a Walgreens pharmacy inside. Two family clinics, an urgent care and a local pharmacy are in town; the nearest hospital is in Hillsboro, about 14 miles away.
The city runs its own water, sewer, ambulance and fire services. For 2026 it adopted a lower city tax rate of $0.5411 per $100.
The 51st Pioneer Days fills downtown on October 3, 2026.
Residents average a commute of about 38 minutes, longer than the county and state, so many work out of town. For a hospital, it’s a drive to Hillsboro.
Lake-area homes can bring POA dues, septic and Corps shoreline rules.
The 76692 ZIP reaches far around the lake, beyond the city’s 1.9 square miles. City water, sewer and taxes apply only inside city limits.
The Hill CAD record shows whether “City of Whitney” is a taxing unit.
Drive times are estimates compiled from mapping sites, which disagree by several minutes; they were not drawn from live traffic and should be checked against a live map before you rely on them. Lake figures are from the Texas Parks and Wildlife Department and the U.S. Army Corps of Engineers; sources give shoreline lengths from about 225 to more than 250 miles. The “Getaway Capital of Texas” designation is from resolutions of the Texas Legislature. State park details are from TPWD. Store, clinic and pharmacy details are from Brookshire’s, Goodall-Witcher Healthcare, Whitney Family Medicine and directory listings. City services and the 2026 tax rate are from the City of Whitney and the Lakelander. Commute is the Census Bureau’s American Community Survey mean travel time (Whitney 37.5 minutes; Hill County 32; Texas 26.7). Population is the 2020 census count (1,992). No crime, fire rating or flood zone claims are made; flood risk is parcel-specific. This information is provided for general reference and is not a representation about any specific property, commute or future development outcome. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Answered with verified specifics, from city limits, Whitney ISD and tax rates to city utilities, Corps shoreline rules, White Bluff and Lake Whitney State Park.
No. Hillsboro, about 12 miles east on SH-22, is the Hill County seat. The county courthouse is at 1 N. Waco St. in Hillsboro, along with the Hill County Appraisal District and the county tax office.
Whitney is a small city of 1,992 residents at the 2020 census, covering about 1.9 square miles beside Lake Whitney. It runs its own water, sewer, trash billing, ambulance and fire services, and City Hall is at 115 W. Jefferson.
Much of the surrounding 76692 ZIP code, including lake communities like White Bluff, lies outside city limits in unincorporated Hill County.
Check the property’s record with the Hill County Appraisal District. If “City of Whitney” appears among the taxing entities, the parcel is inside the city. You can also call Hill CAD at (254) 582-2508.
This matters because the 76692 ZIP reaches far around Lake Whitney, well beyond the city. Inside the city you pay the city tax and get city water, sewer and trash; outside it, you’ll typically have septic, a rural or private water provider and an emergency services district on the tax bill.
Check before you write an offer, since it affects taxes, utilities and permits.
Most Whitney addresses are in Whitney ISD, which runs four campuses: Whitney Elementary (pre-K–2), Whitney Intermediate (3–5), Whitney Middle (6–8) and Whitney High (9–12).
Yes, it’s a four-day week. The board approved it starting in 2025–26, with Mondays off for students; the district cited teacher recruiting and retention, and a staff survey showed 94.7 percent support. For 2026–27, every student gets free breakfast and lunch.
Lake-area addresses may fall in another district, so confirm with TEA’s School District Locator, and review district ratings at TXschools.gov. Ask about bus routes if you’re buying out on the lake.
For 2026 the City of Whitney adopted $0.5411 per $100, its no-new-revenue rate and a decrease from $0.5764. Inside the city you also pay Whitney ISD ($0.9511 for 2025), Hill County and Hill College taxes.
On a $233,000 in-city homestead, that adds up to roughly $3,400 a year after the $140,000 school exemption, or about $2,800 for owners 65 and older. Outside the city there’s no city tax, but an emergency services district may apply.
Exact totals depend on the parcel’s taxing units, so check the Hill CAD record. These figures are illustrations, not quotes.
Whitney ISD applies the state $140,000 homestead exemption, with an extra $60,000 for owners 65 or older or disabled, plus a school tax ceiling. Hill County offers a $10,000 over-65 exemption and a $10,000 disability exemption.
Hill College grants no homestead exemption but freezes the tax ceiling for owners who are 65 or older or disabled. The City of Whitney listed no homestead exemption on Hill CAD’s 2024 exemption list; confirm the current status.
Disabled veterans may qualify for exemptions from $5,000 to $12,000 depending on rating, and 100 percent disabled veterans pay no tax on a homestead. Ask Hill CAD which apply to you.
File with the Hill County Appraisal District, 1407 Abbott Ave., Hillsboro (P.O. Box 416), (254) 582-2508, open weekdays 8 a.m. to 5 p.m. Applications are processed January 1 through April 30 for that tax year.
Include a copy of your Texas driver’s license showing the property address. Filing is free; you don’t need a paid service.
Once approved, the homestead exemption cuts your school taxes sharply and caps increases in taxable value at 10 percent a year. Owners who turn 65 should file again for the over-65 exemptions and tax ceilings, which can lock school and Hill College taxes in place.
Inside city limits, complete the city’s New Service Application, then bring a valid photo ID and a signed lease or proof of ownership. You’ll pay a $165 deposit and a $10 connect fee to the utility billing clerk.
Submit everything at City Hall, 115 W. Jefferson, or by email; call (254) 694-2261, weekdays 8 a.m. to 5 p.m. Public Works is at 105 W. Cleveland St., and after-hours water and sewer emergencies go to (254) 337-0856.
Trash is billed with water and sewer. Ask about bulk pickup and landfill passes when you sign up. Outside the city, water may come from another provider, so check before closing.
Electricity depends on the address. Parts of the area are served by HILCO Electric Cooperative, which has a Whitney office on FM 933; other addresses are in deregulated territory, where you choose a retail electric provider. A recent bill from the seller is the quickest check.
For internet, comparison sites list Kinetic by Windstream (DSL and fiber), Vyve Broadband, fixed wireless from Nextlink and Rise Broadband, and satellite service.
Fiber coverage estimates vary widely, so check the FCC broadband map for the exact address, especially on lake lots and acreage, and test speeds during your option period.
The land around Lake Whitney is federal property managed by the Corps of Engineers, so most “lakefront” homes border Corps land rather than owning the waterline.
Private docks and shoreline changes are governed by the Whitney Lake Shoreline Management Plan, approved in 2020. It sorts shoreline into categories, and private docks are allowed only in Limited Development areas with a Corps shoreline use permit. Permits generally don’t transfer automatically on sale.
Before you buy, ask the Corps’ Lake Whitney office about the shoreline category and any existing permit, and check the survey for flowage easements.
Lake Whitney’s normal conservation pool tops out at 533 feet, but the Corps manages flood storage up to 571 feet. The record high was 570.25 feet in May 1957, and the lake crested at 561.35 feet in June 2016.
Homes near the lake can sit in Corps flowage areas or FEMA flood zones, which affect building, insurance and lending. As of October 1, 2026, the lake was about 89 percent full.
Check the FEMA flood map and the property survey for every lake-area parcel, and ask your insurer about flood coverage early.
White Bluff is a 3,450-acre residential resort community on Lake Whitney, off FM 933 and outside Whitney city limits. It has two 18-hole golf courses, the Old Course and the New Course, both designed by PGA Tour winner Bruce Lietzke, plus a marina, pools and racquet sports.
The property owners’ association has owned the amenities since October 2018. Membership is mandatory, and 2026 listings show dues of about $133 a month.
Building rules require approved plans, and some lots use central sewer while others need approved septic. Confirm dues, utility provider and architectural rules directly with the POA before you buy.
Yes. Hill County Development Services handles on-site sewage facility (OSSF) permits for unincorporated areas, under a process that changed on January 1, 2026.
Payments are taken at the Support Services Building, 218 N. Waco St., Hillsboro, (254) 283-6846, weekdays 8 a.m. to 4:30 p.m. Commercial uses and RV parks also need state approval from TCEQ, which can add time. Confirm current fees with the county.
When buying, ask for the septic permit and maintenance records, order an inspection during your option period, and get the maintenance contract for any aerobic system.
Inside city limits, the City of Whitney’s code of ordinances applies, so contact City Hall at (254) 694-2261 about permits before you build, remodel or add a structure.
Outside the city, in unincorporated Hill County, counties generally don’t issue standard building permits or enforce zoning. Septic permits are still required, and lake-adjacent work may need Corps approval.
Private rules can still apply: White Bluff and other subdivisions have deed restrictions and architectural review. Read them, and the survey, before you plan a shop, barn, pool or dock. A quick call to the right office first can save a costly redo.
The nearest hospital is Hill Regional Hospital, 101 Circle Dr., Hillsboro, (254) 580-8500, about 14 miles east.
In town, Lake Whitney Physicians Clinic is at 202 E. Jefferson, Whitney Family Medicine is at 1314 N. Brazos with on-site X-ray by appointment, and HealthNow Urgent Care is at 200 N. San Jacinto, open seven days.
The City of Whitney runs its own ambulance service; call 911 for emergencies. Outside the city, Hill County ESD #2 contracts with CareFlite, which bases an air ambulance in Whitney. Check your insurer’s network for local clinics.
Yes. Brookshire’s, 1310 N. Brazos Ave., (254) 694-4402, is open daily 6 a.m. to 10 p.m., with a bakery, deli, a Walgreens Pharmacy inside and a 24-hour fuel center.
Prescription Pharmacy, 203 E. Jefferson, has served Whitney since 1986, giving residents a second local pharmacy, and Dollar General and convenience stores fill in for quick trips.
For big-box shopping and more selection, residents head to Hillsboro, about 20 minutes east on SH-22, or to Waco and Cleburne. Lake-area residents often stock up in town before heading out to the water on weekends.
Pioneer Days is Whitney’s annual downtown festival, presented by the Lake Whitney Chamber of Commerce on the first Saturday of October.
The 51st Pioneer Days is Saturday, October 3, 2026, with carnival rides, vendors, food, live entertainment and an afternoon parade. The carnival opens the Thursday before along Railroad Avenue, and booths typically open around 8 a.m.
Admission is free. It’s one of the busiest days of the year downtown, so plan for parking and expect road closures along the parade route. The chamber also hosts the Grinch Fest and Christmas parade in December.
Day entry is $5 per adult, and kids 12 and under are free. The gate is open 6 a.m. to 10 p.m., and the office 8:30 a.m. to 4:30 p.m. The park is at 433 FM 1244, (254) 694-3793.
The 775-acre park opened in 1965 and has more than 130 campsites, screened shelters, swim beaches, boat ramps and even an airstrip.
The busy season runs March through October, and the park often reaches capacity on weekends, so reserve day passes or campsites ahead online. Corps of Engineers parks around the lake offer more day-use options, several for $5 a vehicle.
Texas Parks and Wildlife says Lake Whitney offers “some of the best striped bass fishing in the state”, with March through May the best months. The lake also has white bass, smallmouth bass and trophy blue catfish.
Bank anglers do well below sand and gravel bars where the Brazos and Nolan rivers enter. TPWD continues to stock striped bass.
A Texas fishing license is required, and statewide rules apply, including an 18-inch minimum and five-fish daily limit for striped bass. Check TPWD’s current regulations and lake reports before you go.
Yes, periodically. The Hill County Commissioners Court ordered a 60-day outdoor burn ban on August 4, 2026, which could expire around October 3 unless it’s lifted early or extended.
Violating a burn ban is a Class C misdemeanor with a fine of up to $500. Bans apply to unincorporated areas; inside Whitney, city rules also apply.
Check Hill County Emergency Management’s burn ban page or the county website before any outdoor burning. On lake lots and acreage, keep cleared space around structures, since grass fires can spread quickly in dry, windy weather.
The Lake Whitney Public Library is at 602 E. Jefferson Ave., (254) 694-4639. It’s open Tuesday, Wednesday and Friday 10 a.m. to 5 p.m. and Thursday 10 a.m. to 6 p.m.; it’s closed Saturday through Monday.
The library moved into its 6,300-square-foot building in 2014 and offers free service to residents of both Hill and Bosque counties.
It’s a good stop for new residents setting up library cards, finding local programs or researching Whitney’s history, from Towash to the building of the dam. Check its website for holiday closures and current hours before you visit.
Answers were verified as of October 2026 from the City of Whitney, the Hill County Appraisal District, Hill County, Whitney ISD, KWTX, the Lakelander, the U.S. Army Corps of Engineers, the Texas Parks and Wildlife Department, Water Data for Texas, Brookshire’s, Goodall-Witcher Healthcare, Whitney Family Medicine, Hill Regional Hospital, Hill County ESD #2, the Lake Whitney Public Library, the Lake Whitney Chamber of Commerce and FOX 44. Rates, fees, providers and hours change; verify anything you intend to rely on. Whitney ISD’s 2026–27 rate and final 2026 county and college rates were not confirmed; tax figures are illustrations, not quotes. White Bluff’s water and sewer provider is listed differently by different sources, and its dues should be confirmed with the POA. Electric and internet providers vary by address. Septic fees changed in 2026. Drive times are estimates from mapping sites. This is general information, not legal, tax, lending, insurance, environmental or engineering advice. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Verified numbers and links for Whitney. Two things will catch you out: city services stop at the city limits, which are much smaller than the 76692 ZIP, and the lake shoreline is federal land run by the Corps of Engineers. Most county offices are in Hillsboro. All of it is covered below.
The 76692 ZIP reaches far around the lake. If “City of Whitney” is among a parcel’s taxing units on the Hill CAD record, it’s inside the city. That decides city tax, water, sewer, trash, ambulance and permits.
254-582-2508 Hill County Appraisal District Do this firstInside city limits, the city runs all three on one bill. Bring photo ID and a lease or deed to City Hall, and pay the $165 deposit and $10 connect fee. Residents 70 and older can ask about the senior discount.
254-694-2261 City Hall, 115 W Jefferson · weekdays 8–5 Do this firstMany area addresses are on HILCO Electric Cooperative, where you can’t shop providers. Addresses on Oncor’s lines pick a retailer at PowerToChoose.org. A recent bill from the seller settles it.
254-694-5237 HILCO Whitney office, 4581 FM 933 · propane fill on site Do this firstFree, and worth real money with the school exemption at $140,000. File Form 50-114 with a copy of your driver’s license showing the property address. Generally due by April 30.
254-582-2508 1407 Abbott Ave, Hillsboro · weekdays 8–5 Do this firstMost Whitney addresses are in Whitney ISD, which runs a four-day week with Mondays off. Some lake addresses fall in other districts, so check the state’s locator by address.
254-694-2254 Whitney ISD, 305 S San Jacinto City Hall115 W Jefferson. Permits, inspections, zoning, code compliance and municipal court all run from here. The Code of Ordinances is online through eCode360.
254-694-2261 Weekdays 8–5; closes when Whitney ISD closes for weather Public Works105 W Cleveland St. Runs the city’s water and sewer systems and posts water-quality reports. The city raised base water and sewer rates in late 2024 to fund wastewater improvements.
Via City Hall No separate after-hours line is published; call City Hall or 911 Police102 N Colorado St. The city’s police department, for addresses inside city limits.
254-694-2638 Emergencies 911 Fire & AmbulanceThe city runs its own ambulance service with paramedics and EMTs for city residents. The volunteer-supported fire department also covers nearby county areas under contract.
254-694-2444 Non-emergency · emergencies 911 TrashTrash every Wednesday. Bulk and brush the last Wednesday of the month, up to four cubic yards; call a day ahead. Ask City Hall for a pass to the Itasca Landfill, free on first Saturdays.
Via City Hall Billed on the water bill Library602 E Jefferson Ave. Open Tuesday, Wednesday and Friday 10–5 and Thursday 10–6, with Wednesday story time. City Council meets here the third Thursday at 6 p.m.
254-694-4639 Community101 E Jefferson Ave. Presents Pioneer Days on the first Saturday of October, plus the Christmas parade and other downtown events.
[email protected] Hill CountyProperty tax payments, plus vehicle and boat registration and titles. No Whitney branch office was found, so plan on Hillsboro.
254-582-4000 126 S Covington St, Hillsboro Hill CountyDeeds, subdivision plats and online land records. Bring photo ID to file property documents in person.
254-582-4030 80 N Waco St, Hillsboro Hill CountyMoved to Development Services on January 1, 2026. Older county forms that point to the Sheriff’s office are out of date. Ask for the permit and maintenance records on any septic system.
254-283-6846 218 N Waco St, Hillsboro · weekdays 8–4:30 Hill CountyOutside Whitney city limits, Hill County ESD #2 funds ambulance service through CareFlite, which bases a helicopter in Whitney, and adds an ESD line to the tax bill.
Emergency 911 Sheriff non-emergency 254-582-5313 Hill CountySign up for free Hill County emergency alerts by text, call or email. Check burn ban status before any outdoor burning; bans come and go with the weather.
Free signup PropertyThe state’s plain-language guide to homestead, over-65, disabled and veteran exemptions.
comptroller.texas.gov Veterans Service Officer 254-582-4074 Before you buyLake Whitney can rise well above its normal pool, and flood risk is an address-level question. Standard homeowners insurance does not cover flood.
msc.fema.gov WaterOutside city limits, water may come from Hill County Water Supply Corporation, a subdivision system or a private well. Look up any public system in TCEQ’s Drinking Water Watch.
Hill County WSC 254-694-2561 InternetCoverage varies a lot around the lake, so check the exact address on the FCC map. Many lake homes use propane rather than natural gas.
Check by address Call 811 before you dig LakeMost “lakefront” lots border federal Corps land. Docks and clearing need a Corps permit, and the plan is being revised, so read it before you buy.
swf.usace.army.mil Not in Whitney285 CR 3602, Clifton, on the far side of the lake. Shoreline permits, flood control and recreation questions go here.
254-622-3332 Weekdays 8–4:30 Lake433 FM 1244. Adults $5 a day, kids 12 and under free. It often fills March through October, so reserve ahead.
254-694-3793 Reservations 512-389-8900 LakeDaily lake elevation and storage. The top of the normal pool is 533 feet.
waterdatafortexas.org LakeA Texas fishing license is required. Boats register through TPWD or the Hill County Tax Office.
tpwd.texas.gov Not in Whitney101 Circle Dr, Hillsboro, about 14 miles east. A 25-bed critical access hospital with an emergency room. Larger hospitals are in Waco.
254-580-8500 Poison Control 1-800-222-1222 Not in WhitneyNo DPS office in Whitney. The nearest is in Hillsboro. Book an appointment online. New residents have 90 days for a license and 30 to register a vehicle.
Appointment required Not in WhitneyThe community college district for Hill County, with its main campus in Hillsboro and another in Cleburne.
hillcollege.eduLinks, phone numbers and addresses verified October 2026 against the City of Whitney, the Lake Whitney Public Library, HILCO Electric Cooperative, the Hill County Appraisal District, the Hill County Tax Office, Hill County, Hill County ESD #2, Hill Regional Hospital, the U.S. Army Corps of Engineers, the Texas Parks and Wildlife Department and the Texas Comptroller, and subject to change; if something has moved, tell me and I will correct it. The 76692 ZIP reaches far beyond Whitney city limits, so confirm jurisdiction by parcel rather than by ZIP or street name. Several items could not be fully confirmed and are flagged rather than presented as certain: the city does not publish a separate after-hours water and sewer line; two different Republic Services numbers appear on city pages, so trash questions are routed through City Hall; the Corps also lists 254-694-3189 on a recreation-status page; Hill County Water Supply Corporation’s address is listed differently by different directories; and the Chamber’s phone and hours were not confirmed. HILCO, Oncor, water and internet providers vary by address. Several services are not in Whitney and are listed under where you actually go: the hospital, appraisal district, tax office, county clerk, septic permits and driver license office are in Hillsboro, and the Corps lake office is in Clifton. Listings are provided for general reference and are not endorsements; I receive no compensation from any organization named. Bobby Franklin, REALTOR®, TREC #0805459, Legacy Realty Group – Leslie Majors Team.
Whitney sits beside 23,500-acre Lake Whitney, about 20 minutes west of Hillsboro and I-35, with a small downtown, lake communities, White Bluff and country acreage. Buying here is about city limits, Corps shoreline rules, septic and water, and a market that currently gives buyers room. I sort out the details that matter here, and the awkward parts are named.
Inside the city you get city water, sewer, trash and a city-run ambulance and pay city tax. Around the lake, expect septic, a rural water system, HILCO power and an ESD #2 line on the tax bill. I check the taxing units for every address.
Most waterfront lots border federal land, so you don’t own the shoreline, and docks need a Corps permit under a plan that’s being revised. I pull the survey, flowage easements and any existing permit before you commit.
On a $233,000 in-city homestead, taxes run roughly $3,400 a year, or about $2,800 for owners 65 and older, after the school exemption. The city cut its rate for 2026. I pull the actual tax record for every address.
Lake homes often have aerobic septic systems that need maintenance contracts, and permits moved to Hill County Development Services in 2026. I confirm the water provider, the POA dues and the deed restrictions before the option period ends.
Redfin put the 76692 median sale price near $319,000 with homes taking about 74 days to sell, and Homes.com showed about 9 months of supply, against 5.5 statewide. For buyers that can mean room to negotiate; for sellers, pricing right from day one.
Whitney has real strengths and real trade-offs: a hospital 20 minutes away, a long average commute, Corps shoreline rules, septic and dues on many lake lots, and a four-day school week. If any of that is a dealbreaker, you will hear it from me first.
Confirm city limits on the Hill CAD record. Second, confirm water and sewer: city service, or a rural system and septic. Third, confirm HILCO or Oncor. Fourth, pull the flood map. Fifth, for a lake lot, check Corps shoreline rules and any dock permit. And sixth, file your homestead exemption with the Hill County Appraisal District.
Whitney-specific things to raise with all four. Freddie Mac’s 30-year average was 7.28 percent on October 1, 2026, up from 7.03 percent a week earlier, so ask about rate locks and buydowns. Whitney’s size and setting suggest many addresses may be USDA-eligible; confirm each one on USDA’s map. Ask about TSAHC and TDHCA down payment programs, second-home financing, and how septic, a private well or a manufactured home affects the loan. I recommend these lenders based on their expertise and service. I do not receive compensation for referrals.
Either is fine. I answer my own phone, and you will never be routed to a call center or handed to a junior agent. Send me an address and I will tell you whether it’s inside Whitney city limits, who supplies the water and power, whether it borders Corps land, whether it’s near a floodplain, and what the tax bill looks like.
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. The tax example uses the City of Whitney’s adopted 2026 rate of 0.5411, Whitney ISD’s 2025 rate of 0.9511 and 2025 Hill County and Hill College rates, with the $140,000 school exemption ($200,000 for owners 65 or older); Whitney ISD’s 2026–27 rate and final 2026 county and college rates were not confirmed, so it is an illustration, not a quote. Market figures are Redfin’s three-month median for 76692 ending August 2026 and Homes.com’s trailing twelve months; with only 50 to 80 sales a month, sources disagree widely. Shoreline rules are from the U.S. Army Corps of Engineers’ Whitney Lake Shoreline Management Plan, which is under revision. The mortgage rate is Freddie Mac’s Primary Mortgage Market Survey for 1 October 2026. USDA eligibility is determined by address and household income and was not confirmed for any address. All real estate services are provided through Legacy Realty Group. Equal Housing Opportunity.
Realtor®
Serving DFW | Ellis County
16 Northgate Dr. Ste 100
Waxahachie, TX 75165
Market Insights | Strategic Planning
Compare listings
CompareWaxahachie | North Texas
We track the North Texas housing market every day. If it's moving values right now, we're already on it.
What can I help you with?
Automated assistant. Not legal, tax, lending, or appraisal advice. Verify anything you plan to act on.
