Can a family from Germany really buy a home in Texas without U.S. citizenship? What do international buyers actually need to know before relocating to North Texas in 2026?
Let me tell you something that most real estate agents in this market aren’t tracking closely enough: the international buyer is back, and they’re not just browsing, they’re buying. Right now, I’m actively working with two families relocating from Germany to Ellis County. Not Frisco. Not Southlake. Ellis County. And once you see the numbers driving that decision, you’ll understand exactly why.
International homebuying activity in Texas surged nearly 9% over the past year, with approximately 7,500 foreign buyers purchasing $4.8 billion in Texas residential properties between April 2024 and March 2025, according to the 2025 Texas International Residential Transactions Report from Texas REALTORS®. Nationally, foreign buyers purchased $56 billion worth of U.S. homes during that same period, a 44% increase year-over-year and the first annual increase since 2017, per the National Association of REALTORS®.
That’s not a blip. That’s a trend. And North Texas is sitting right at the center of it.
If you’re reading this from Frankfurt, Munich, or Berlin, or if you’re a domestic buyer trying to understand what’s driving demand in our market, this article is going to give you the full picture. We’re covering why Germans are drawn specifically to North Texas, how international buyers actually finance a Texas home, what Ellis County’s growth trajectory looks like through 2026 and beyond, and every practical step a family needs to take before they make the move.
This is the intelligence you need to make a decision. Not hope. Not hype. Data, context, and the kind of insider perspective that comes from being in this market every single day.
The Economic Case Is Overwhelming And Germans Already Know It
Here’s the first question every German client asks me: “How much money will I actually save by moving to Texas?”
The answer is significant enough to change your life.
Germany’s total tax burden is among the highest in the developed world. According to OECD data and comparative tax analysis, the overall tax wedge for a single average-wage earner in Germany sits around 47–48%. That includes progressive income tax rates from 0% to 45%, a solidarity surcharge of up to 5.5%, and mandatory social security contributions of roughly 20–21% for the employee’s share covering pension, health insurance, unemployment, and long-term care.
Texas has no state income tax. Zero. That single fact reshapes the entire financial picture.
Here’s what it looks like in practice:
| Income Level | Germany Take-Home | Texas Take-Home | Your Advantage |
|---|---|---|---|
| $50,000 / ~€46,000 | ~€28,750 (63%) | ~$41,500 (83%) | +20% more take-home |
| $100,000 / ~€92,000 | ~€50,000 (50%) | ~$75,000 (75%) | +25% more take-home |
| $200,000+ | ~45–50% take-home | ~58–65% take-home | Significantly more |
Germany’s value-added tax (VAT) of 19% on most goods also dwarfs Texas’s 6.25% state sales tax. Yes, Texas property taxes are higher, typically 2.0% to 2.8% in Ellis County when combining all taxing jurisdictions, compared to Germany’s 0.3–0.5%. But the overall savings from zero state income tax and lower consumption taxes more than compensate for the vast majority of families I work with.
The Texas Governor’s Office doesn’t bury the lead: Texas’s economy is now the 8th largest in the world, larger than entire nations like Canada or South Korea, powered by more than 50 Fortune 500 companies and over 3.3 million small businesses. This isn’t a state that stumbled into prosperity. It built it deliberately, and the tax environment was the foundation.
German families are sharp economic actors. When they run these numbers, the conversation stops being “should we go to Texas?” and starts being “which part of Texas?”
That’s where I come in.
Why North Texas Specifically? DFW Is America’s Relocation Capital And The Data Proves It
There are a lot of compelling markets in Texas. Houston, Austin, San Antonio, they all have their arguments for and against. But if you’re relocating from Germany with a family, a career, and a long-term investment mindset, Dallas–Fort Worth is the move. Here’s why the numbers support that position.
According to CBRE’s 2025 corporate relocation analysis, DFW is the #1 destination in the United States for corporate headquarters relocations. Between 2018 and 2024, 100 companies announced moves to North Texas. More than any other metropolitan area in the country. In 2024 alone, with 96 companies announcing HQ moves nationwide, Texas captured the lion’s share.
The German connection here is specific and worth noting. Düsseldorf-based Cognigy, a global AI leader, relocated its U.S. headquarters from San Francisco to Plano in 2025, explicitly citing DFW’s “perfect mix of innovation, energy, and opportunity.” Cognigy partners with over 1,000 global brands, including German firms like DHL and Mercedes-Benz. German American Realty, based in Cologne, has been actively investing in DFW real estate for years, recently selling a 222-unit apartment complex in north Dallas for $40.2 million after a seven-year hold.
The German business community already has deep roots here. Your family would be joining an established network, not starting from scratch.
The structural advantages that are pulling corporations and their employees to North Texas are the same ones that make it compelling for international families:
- Zero state income tax for both individuals and corporations
- Lower operating costs compared to California, New York, and Illinois
- Central U.S. location with DFW Airport serving as a genuine global hub
- Growing skilled workforce of more than 15.5 million across Texas
- A business-friendly regulatory environment – Texas has won the Governor’s Cup for corporate relocations 13 consecutive years
Direct Flights to Germany: You’re Never More Than a Day From Home
One of the biggest anxieties for international families is the feeling of isolation from home. DFW Airport eliminates that concern. Daily nonstop flights to Frankfurt are operated by both American Airlines and Lufthansa, with a flight time of approximately 10 hours and round-trip fares regularly starting around $666–$700.
American Airlines, headquartered right here in Fort Worth, is also expanding its European route network for 2026, adding seasonal service to Athens and Zurich. Frankfurt is Germany’s largest airport and the primary Lufthansa hub. The direct connectivity between DFW and Frankfurt means that for a German family in Waxahachie or Midlothian, home is never more than a half-day flight away.
That matters more than people give it credit for when they’re making a relocation decision.
Why Ellis County? This Is Where the Value Story Actually Lives
Let’s get specific, because specific is where authority lives.
Ellis County sits directly south of Dallas along the I-35E corridor, and it has emerged as one of the most compelling markets in the entire DFW metroplex, not in spite of being “further out,” but because of it. More land. More value. More new construction. More room to grow. Here’s the market snapshot as of early 2026, according to data from Redfin and Realtor.com:
| Metric | Ellis County (2026) |
|---|---|
| Median Sale Price | $423,000–$475,000 |
| Year-Over-Year Price Change | +4.0% to +8.7% |
| Price Per Square Foot | $181–$211 |
| Average Days on Market | 84–111 days |
| Active Listings | ~1,179–3,059 |
| Current Mortgage Rates | 5.99%–6.31% (30-year fixed) |
For context, the median price of homes purchased by international buyers statewide was $420,800, which lines up almost exactly with Ellis County’s median. That alignment is not a coincidence. International buyers are value-conscious, and Ellis County delivers more home per dollar than Collin County (median $500,000+), Dallas County proper, or Tarrant County’s premium suburbs.
Here’s how the major Ellis County cities stack up:
| City | Median Home Price | Price/Sq Ft | Median Rent |
|---|---|---|---|
| Midlothian | $525,000 | $198 | $2,297/mo |
| Waxahachie | $450,000 | $194 | $2,020/mo |
| Red Oak | $393,000 | $173 | $2,349/mo |
| Ennis | $284,116 | $169 | $1,834/mo |
| Ovilla | $550,000 | $198 | — |
Source: Realtor.com Ellis County Market Data
The value equation is clear. But value alone doesn’t build a long-term investment thesis. Growth trajectory does and that’s where Ellis County’s story gets genuinely exciting.
The Development That Changes Everything: 13,270 Homes Coming to Waxahachie
If there is a single data point that captures the direction Ellis County is heading, it’s this: on January 28, 2026, the Waxahachie City Council approved the largest residential development in the area’s history.
Florida-based Minto Communities USA received zoning approval for a 3,170-acre master-planned community west of I-35E featuring:
- 13,270 homes – 11,880 single-family + 1,390 multifamily/mixed-use
- 1.2 million square feet of commercial space
- A town center, adventure park, multiple schools, and 400 acres of open space
- A projected 33,902 new residents and 7,500+ permanent jobs
- An estimated $4.8 billion property tax base generating $56 million annually for Waxahachie ISD
- Projected $42.2 million in annual city revenue
Construction is expected to begin mid-2026.
As I reported on North Texas Market Insider: “This is not a subdivision. This is a self-contained city being built inside a city.”
For international buyers evaluating Ellis County as a long-term investment, this is exactly the kind of infrastructure signal you want to see. Infrastructure investment of this scale attracts retail, healthcare, employers, and amenities that compound property values over time. The families who move here before the commercial corridor fully develops are the ones who benefit most from what comes next.
A Heritage That Runs Nearly 200 Years Deep: Germans Have Always Known Texas
Here’s something most real estate agents won’t tell you, because most real estate agents haven’t done this research.
The relationship between Germany and Texas isn’t new. It dates back to the 1830s. According to the Texas State Historical Association, German settlers were “solid middle-class peasants, land-owning families, artisans, and in a few cases, university-educated professional people and intellectuals.” By 1850, nearly 5% of all Texans were German immigrants. By 1990, an estimated 17% of Texas’s total population was of German descent, making German ancestry the third-most common cultural heritage in the state.
The German immigration left a permanent mark through what became known as the “German Belt” a stretch from the Coastal Plains through the Hill Country that includes towns founded by German settlers, most famously Fredericksburg (founded 1846) and New Braunfels (founded 1845). Both were established by the Adelsverein, the Society for the Protection of German Immigrants in Texas, and both continue to celebrate German heritage through Wurstfest, Oktoberfest, and active German-language cultural programs.
Today’s German buyers are following a path their ancestors carved nearly two centuries ago. Only now the destination is the booming suburbs south of Dallas rather than the Hill Country. The motivations are remarkably similar: economic opportunity, space, and a better quality of life.
When I share this history with German clients, the conversation shifts. This isn’t a foreign country choosing you. This is a state with nearly 200 years history of welcoming your people. That’s not marketing. That’s historical fact.
How Does a German Family Actually Buy a Home in Texas? The Real Process, Step by Step
This is where I earn my keep, because this is where most agents fumble.
Can You Buy Without U.S. Citizenship?
Yes. Foreign nationals can purchase residential property in Texas without restrictions based on citizenship or residency status. There are no additional taxes or legal barriers compared to U.S. citizens with one important caveat: Texas Senate Bill 17, effective September 1, 2025, restricts property purchases by individuals and entities associated with China, Iran, North Korea, and Russia due to national security concerns. Germany is not on this restricted list. German citizens face zero restrictions on purchasing Texas real estate.
Financing: Your Real Options
This is where it gets nuanced, and where having the right lender relationships makes all the difference. I work with three preferred lender partners – Denise Donoghue at The Mortgage Nerd (yourmortgagenerd.com), Andrew Bryan at Miramar Mortgage (miramarmortgage.com), and Ethan Hester at Midtex Mortgage (mid-texmortgage.com), and I encourage every international buyer to speak with all three. Different lenders have different international buyer programs, and comparing options is always in your best interest.
Here’s the landscape of what’s available:
Foreign National Loans
Designed specifically for non-U.S. citizens living abroad or recently relocated. According to Foundation Mortgage and HomeRate Finder:
- No U.S. Social Security Number required
- Down payment typically 25–30%
- Qualification based on foreign income documentation, bank statements, and foreign credit references
- Available for primary residences, investment properties, or vacation homes
- Borrowers must clear OFAC screening
ITIN Loans
If you obtain an Individual Taxpayer Identification Number (ITIN) from the IRS, which foreign nationals doing business in the U.S. can apply for, you may qualify for down payments as low as 10–20% fixed and adjustable-rate options, and the ability to build U.S. credit history while owning property.
All-Cash Purchases
Nationally, 47% of foreign buyers paid all-cash in 2025, compared to just 28% of all U.S. buyers. In Texas, 43% of international transactions were cash purchases. For buyers with the liquidity, this eliminates lending complications entirely and makes your offer significantly more competitive, particularly important in a market with multiple buyers on desirable new construction.
The FIRPTA Factor: What Happens When You Eventually Sell
The Foreign Investment in Real Property Tax Act (FIRPTA) is a federal law that requires withholding when a foreign person sells U.S. real property. According to IRS guidance and qualified tax professionals:
- Default withholding rate: 15% of the gross sale price
- Reduced to 10% if the property is used as a residence and sells for between $300,001 and $1,000,000
- No withholding if the residential property sells for $300,000 or less
- The withholding is not a final tax, it’s a prepayment. If your actual capital gains tax is less than the amount withheld, you receive a refund by filing Form 1040-NR
This is exactly the kind of detail that can cost you real money without the right guidance upfront. A qualified cross-border tax advisor, combined with an agent who’s actually worked through these transactions before, makes a measurable difference in your outcome.
School Districts: What Ellis County Offers International Families
School quality consistently ranks among the top three priorities for relocating international families. Ellis County delivers. According to Niche’s 2026 Best School Districts rankings:
Midlothian ISD – Ranked #1 in Ellis County, Niche grade A-. The Texas Education Agency awarded Midlothian ISD a B rating (87 overall) for 2024–2025, with 85% of campuses earning A or B ratings. Longbranch Elementary is ranked in the top 10% of all Texas public schools.
Waxahachie ISD – Ranked #3 in Ellis County, Niche grade A-. Waxahachie Global High School is rated 5 stars and ranked 103 out of 1,974 Texas high schools. The name “Global” is not incidental, it reflects a curriculum that prepares students for the exact kind of international and cross-cultural careers that bring families from Germany to Texas in the first place.
For German families accustomed to the rigorous Gymnasium and Realschule system, Midlothian and Waxahachie ISDs offer Pre-AP and Advanced Placement tracks, gifted and talented programs, dual-credit college courses, and strong STEM programs that will feel familiar in structure if not identical in execution.
The FIFA World Cup 2026 Factor: A Once-in-a-Generation Economic Catalyst
This one is particularly relevant for German families considering North Texas in 2026.
The 2026 FIFA World Cup, the largest in history with 104 matches across 16 host cities, is coming to North Texas this summer. AT&T Stadium in Arlington will host nine matches, including a semifinal, making DFW one of the tournament’s premier venues.
The economic projections are significant:
- $400–$415 million in direct economic impact for the DFW region from matches alone
- $2 billion+ in total projected economic impact for North Texas, according to Partners Real Estate analysis and Community Impact reporting
- $295 million in AT&T Stadium renovations already completed
- 5 billion+ global television audience providing unmatched exposure for North Texas
Germany’s national football team consistently ranks among the world’s elite. The World Cup brings a familiar cultural touchstone to your new home, in a city that is simultaneously investing billions in infrastructure that creates lasting value for every homeowner in the region.
This isn’t a marketing angle. It’s a capital flows argument. When cities invest at this scale ahead of a global event, the surrounding property markets typically reflect that investment for years afterward.
Daily Life in Ellis County: What German Families Should Actually Expect
Culture shock is real. But it’s manageable when you’re prepared for it. Here’s the honest picture:
Space. Homes in Ellis County are significantly larger than typical German residences. A $450,000 home in Waxahachie might include 2,500+ square feet, a two-car garage, a full backyard, and modern amenities. In many German cities, that budget would purchase a modest apartment. The adjustment from urban density to Texas suburban space is disorienting at first and then it becomes the thing people love most.
Community. Ellis County retains a small-town Texas feel even as it grows. Downtown Waxahachie, centered around the stunning 1895 Ellis County Courthouse, has a vibrant mix of local restaurants, shops, and community events. Midlothian offers a family-oriented atmosphere with festivals, farmers’ markets, and access to Cedar Hill State Park and Joe Pool Lake.
Climate. Summers are hot, averaging 95°F+ (35°C+) in July and August. That’s a significant adjustment from Germany’s milder climate. Winters are mild, with occasional freezes. The trade-off is over 230 sunny days per year, which northern Germany simply cannot match.
Getting Around. Unlike Germany’s extensive public transit and rail networks, Ellis County is car-dependent. The I-35E corridor provides direct highway access to downtown Dallas in approximately 30–40 minutes from Waxahachie or Midlothian. Expect to drive, but not far, for most daily errands, though the rapid commercial development underway in both cities is reducing the need to travel to Dallas for shopping, dining, and healthcare.
Healthcare. Texas operates on a private insurance model, fundamentally different from Germany’s universal Krankenversicherung system. Budget for private health insurance, typically ranging from $500–$1,500/month per family depending on plan and coverage level. Baylor Scott & White Medical Center in Waxahachie and Methodist Midlothian Medical Center serve Ellis County with comprehensive care.
The adjustment is real. I’m not going to tell you it isn’t. But the families I’ve worked with who made the transition describe the first six months as the hardest and the years after as some of the best of their lives.
Your Pre-Move Checklist: What to Do Before You Buy
Based on direct experience working with international buyers through this process, here is the preparation roadmap:
1. Secure a valid passport and visa documentation. Work visas (H-1B, L-1), investor visas (E-2), or even tourist visas do not prevent you from purchasing property. No visa is technically required to buy.
2. Apply for an ITIN. Even if not required for the purchase itself, an Individual Taxpayer Identification Number from the IRS is essential for tax filing and may qualify you for better financing terms.
3. Open a U.S. bank account. Many international buyers open accounts at banks with global operations like HSBC, Citibank and Deutsche Bank. Having U.S.-based funds simplifies the transaction significantly.
4. Gather foreign credit documentation. If you don’t have U.S. credit history, lenders may accept foreign credit reports with at least three open tradelines in good standing from your home country.
5. Engage a REALTOR® with actual international buyer experience. The Texas buying process differs fundamentally from Germany’s Notar system. In Germany, a notary handles the transaction as a neutral intermediary. In Texas, your buyer’s agent is your advocate, negotiator, and guide through every step; contracts, inspections, appraisals and closing. As one German expatriate described it, understanding this role difference is one of the biggest cultural adjustments in the process.
6. Consult a cross-border tax advisor. FIRPTA obligations, potential treaty benefits under the U.S.–Germany Tax Treaty, and the interplay between U.S. and German tax obligations all require professional guidance. Don’t skip this step.
7. Understand the Texas Option Period. Texas contracts include an option period, typically 7–10 days, during which buyers can terminate the contract for any reason. This concept doesn’t exist in the German system. It’s a meaningful safety net that protects your earnest money while you complete due diligence.
Your Most Common Questions Answered Directly
Do I need U.S. citizenship to buy property in Texas?
No. Foreign nationals can buy property in Texas without citizenship, residency, or even a visa. German citizens face no restrictions whatsoever under current law.
How much do I need for a down payment?
Foreign National loans typically require 25–30% down. ITIN loans may accept 10–20% down. All-cash purchases eliminate the question and 43% of international buyers in Texas paid all-cash in the most recent reporting period.
What are property taxes in Ellis County?
Ellis County’s base county tax rate is 0.273992, but that’s only the county portion. When combined with school district, city, and special district taxes, total effective rates typically range from 2.0% to 2.8% depending on your specific location. On a $450,000 home, that’s approximately $9,000–$12,600 per year. Higher than Germany’s property tax rates, but you’re paying zero state income tax on every dollar you earn.
Is the Texas market overpriced right now?
Ellis County in early 2026 reflects a balanced environment at steady 4% annual appreciation, with increasing inventory, and mortgage rates near three-year lows in the low 6% range. Compared to the frenzied pandemic market of 2020–2021 or the stagnation of 2024, this is a normalized, sustainable market offering good conditions for buyers who are prepared to move strategically.
Will my home value appreciate?
No agent should guarantee future appreciation and I won’t. What I can tell you is that Ellis County’s fundamentals are unusually strong: the Minto Communities development, continued DFW population growth (Texas captured 25% of all U.S. population growth over the past five years), expanding commercial corridors, and infrastructure improvement along I-35E and Highway 287 all support sustained demand. The families who move here before the infrastructure cycle completes are the ones who benefit most from it.
Why Representation Matters More for International Buyers
I want to be direct about this, because it’s the most important section of this article for someone who’s actually making this move.
The NAR 2025 International Report found that 74% of international buyer leads originated from personal and business contacts not search engines, not social media, not listing portals. Trust drives international transactions more than any other factor.
That’s not a coincidence. It’s because the stakes are higher. You’re navigating a foreign legal system, a foreign financial system, and a foreign cultural context often from thousands of miles away, sometimes in a second language. The difference between a REALTOR® who has done this before and one who hasn’t is measured in real money and real stress.
Here’s what great international buyer representation looks like in practice:
Language and cultural nuance in contracts. Texas purchase agreements are not complicated by European standards, but the terminology and process are different enough to require clear communication at every step.
Financing coordination. Foreign income documentation, ITIN considerations, and lender selection require someone who has made these calls before on behalf of international clients.
Timeline awareness. Texas transactions move significantly faster than German real estate, with closings often occurring within 30–45 days of an accepted offer. This pace can catch international buyers off guard without proper preparation.
Hyperlocal market knowledge. Understanding which Ellis County neighborhoods match your family’s priorities; school districts, commute times, lot size, new construction vs. resale, builder reputation, all requires someone who is in this market every single day. Not someone who pulled a Zillow report.
The Bottom Line: Why This Market, This County, This Moment
The case for German families choosing Ellis County in 2026 is not one argument. It’s a convergence of six of them and together they create a window that doesn’t stay open forever.
Massive tax savings. Germany’s 47%+ total tax burden versus Texas’s zero state income tax means more take-home pay at every income level. That differential funds your mortgage, your lifestyle, and your long-term savings simultaneously.
Affordable homes in a growing market. Median prices of $393,000–$525,000 across Ellis County cities, well within the range where international buyers are actively purchasing statewide, with 4–8% annual appreciation and strong new construction inventory from builders including Bloomfield, Highland Homes, John Houston, Perry Homes, and others.
World-class connectivity. Daily nonstop flights from DFW to Frankfurt on American Airlines and Lufthansa. You are never more than a half-day flight from home.
Explosive growth trajectory. The 13,270-home Minto Communities development, expanding commercial corridors, new schools, and new healthcare facilities signal sustained long-term demand. The time to buy ahead of infrastructure is before it’s built, not after.
A-rated school districts. Midlothian ISD and Waxahachie ISD offer strong academic programs, structured tracks, and extracurricular depth that international families consistently cite as a primary draw.
A 200-year German heritage. Texas has welcomed German families since the 1830s. The cultural affinity between German values; hard work, community, quality craftsmanship and the Texas ethos is not just a marketing line. It’s documented history.
International relocation is one of the most significant decisions a family makes. It deserves more than a property search. It deserves a trusted advisor who understands the legal landscape, the financing options, the neighborhoods, the cultural transition, and the long-term investment thesis and who has actually helped other families make this exact move.
If you’re considering relocating from Germany to North Texas, I’m ready to walk through every step of this process with you. The intelligence is here. The market is ready. The question is whether you’re positioned to take advantage of it before everyone else catches up.
Ready to explore what a move to Ellis County looks like for your family? Contact me directly.
Bobby Franklin, REALTOR® | Legacy Realty Group – Leslie Majors Team
📲 214-228-0003 | northtexasmarketinsider.com
For financing questions, I work with three trusted lender partners. Speak with all three and compare your options:
- Denise Donoghue — The Mortgage Nerd | yourmortgagenerd.com
- Andrew Bryan — Miramar Mortgage | miramarmortgage.com
- Ethan Hester — Midtex Mortgage | mid-texmortgage.com
This article reflects current market conditions as of March 2026. All content is original and compliant with the Fair Housing Act, RESPA, and NAR Code of Ethics. This does not constitute legal, tax, or financial advice. Buyers are encouraged to consult qualified professionals for guidance specific to their situation. Real estate outcomes vary, and past market performance does not guarantee future results. Equal Housing Opportunity.
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