Your Waxahachie TX Home Buying Guide
Waxahachie is where you buy for character, not conformity. Five National Register Historic Districts, Victorian architecture, and a downtown square straight out of a movie set. Median home price is $378K with homes averaging 77 days on market. You'll get more home and more personality than closer DFW suburbs.
Rating
Endless Character
Is Waxahachie Right for You?
Not every suburb fits every buyer. Here's the honest breakdown.
Great if you...
- Want character over cookie-cutter (Victorian porches, historic downtown)
- Value small-town feel (farmers market, festivals, neighbors who wave)
- Accept a longer commute for more house per dollar
- Appreciate good schools with diversity (WISD ranks #2 in Ellis County)
Might not be ideal if you...
- Need a short commute to Dallas (35-45 min good traffic, 1 hour rush hour)
- Want resort-style amenities (Waxahachie trades pools for character)
- Historic home maintenance scares you (older homes need more upkeep)
- Nightlife and dining variety are priorities (charm over culinary scene)
The bottom line: Waxahachie offers historic character and small-town charm at prices below closer-in suburbs. You trade commute time for personality. It's not for everyone, but the people who move here tend to stay.
The Commute Reality
Waxahachie is farther out than Mansfield or Midlothian. Here's what that actually means.
| Destination | Off-Peak | Rush Hour |
|---|---|---|
| Downtown Dallas | 35 min | 55-70 min |
| Downtown Fort Worth | 50 min | 70-85 min |
| DFW Airport | 45 min | 60-80 min |
| Midlothian | 15 min | 20-25 min |
| Mansfield | 25 min | 35-45 min |
The Trade-Off
Waxahachie buyers typically make $50K-$100K less in housing costs work against a longer commute. Remote workers and those with flexible schedules get the best of both worlds.
I-35E is your lifeline to Dallas. US-287 connects to Fort Worth and points west. If your office is south of downtown Dallas, the commute is very manageable.
The Ellis County Courthouse is your marker. Everything downtown is walkable from there.
Where to Buy in Waxahachie
From preserved Victorians to modern master-planned, Waxahachie offers variety other suburbs can't match.
Walking distance to the courthouse square. Victorian homes with wraparound porches, original woodwork, and genuine character. This is the Waxahachie you saw in the movies.
Caveat: Historic homes need buyers who love maintenance. Foundation, electrical, and plumbing systems may need updates.
National Register of Historic Places designation. Queen Anne and Folk Victorian architecture. Added to the registry in 1986, these homes have been preserved for decades.
Caveat: Historic designation means renovation restrictions. Can't just add whatever you want.
Modern master-planned community for buyers who want Waxahachie's value without historic home maintenance. Community pool, playground, walking trails.
Caveat: Less character than historic areas. Feels more like standard DFW suburban development.
On-site elementary school is the big draw for families. Strong community feel, parks, and trails. Newer homes with lower maintenance than historic properties.
Caveat: School assignment is the selling point. Verify current boundaries before buying.
New construction with Victorian-inspired architecture. Get the wraparound porch aesthetic without the 100-year-old plumbing. Best of both worlds for some buyers.
Caveat: "Victorian-inspired" isn't the same as authentic Victorian. Charm is styled, not earned.
Waxahachie's largest new community with 7 builders: Impression, Perry, Coventry, UnionMain, Risewell, David Weekley, Highland. Something for every budget and taste.
Caveat: Massive development = construction traffic and phased amenities. The community is still being built out.
Added to the National Register in 1977, this was the first historic district in Waxahachie. Classical Revival homes with stately columns and formal proportions.
Caveat: Oldest historic designation means strictest preservation requirements.
Waxahachie ISD Schools
The numbers, the standouts, and what parents actually say.
What Parents Should Know
Simpson & Felty Elementary
The elementary schools parents specifically target. Strong academics with engaged teachers. If these zones matter to you, verify boundaries before buying.
WISD ranks #2 among Ellis County districts and #35 in Texas for diversity. The graduation rate jumped from 89% to 94% in recent years. The district is investing in improvement.
The Honest Take
WISD is solid but not elite. You're not buying Waxahachie primarily for schools. You're buying for value, character, and community. The schools are a bonus, not the main attraction.
Waxahachie Property Taxes
What you'll actually pay as a Waxahachie homeowner in Ellis County.
| Taxing Entity | Rate |
|---|---|
| Waxahachie ISD | 1.1681% |
| City of Waxahachie | 0.6100% |
| Ellis County | 0.2740% |
| Navarro College | 0.0968% |
| Total | 2.1489% |
2026 Tax Relief Update
Texas voters approved a $140,000 homestead exemption in November 2025, effective January 1, 2026. On a $378,000 home (Waxahachie's median), you'll pay taxes on $238,000 after the exemption. Seniors and disabled homeowners get a total exemption of $200,000.
Example: Median-Priced Home
On Waxahachie's median home ($378,000), annual property taxes come to approximately $5,117/year or $426/month in escrow after the homestead exemption.
Buying a Historic Home
What you're actually getting into with Victorian and historic properties.
Character Has a Price
Waxahachie's Victorian homes offer architecture you won't find in any master-planned community. Wraparound porches, detailed millwork, 12-foot ceilings, and history in every room. The Ellis County Courthouse wasn't the only thing Hollywood noticed. These homes have been in movies for a reason.
But character comes with requirements. Knob-and-tube wiring may need replacement. Pier-and-beam foundations require maintenance. Insurance costs more. And if you're in a National Register district, you can't just renovate however you want.
5 National Register Historic Districts
- West End Historic District (1986)
- North Rogers Street Historic District (1986)
- Oldham Avenue Historic District (1977)
- Wyatt Street Shotgun Houses (2003)
- Ellis County Courthouse District
We help you understand: Which homes are worth the renovation cost. Which have been updated properly. Which preservation requirements apply to your specific property.
The Waxahachie Advantage
Buying here isn't like buying in a standard suburb. You need an agent who gets that.
Historic Home Expertise
We know which Victorian "charmers" are money pits and which are solid investments. Foundation issues, outdated systems, preservation requirements. We help you see past the curb appeal.
True Cost Analysis
That $350K Victorian might need $80K in updates. We help you calculate the real investment (purchase price plus renovation) so you're not surprised after closing.
Off-Market Access
Historic homes often sell before hitting the MLS. Through BK Real Estate's investor network, we hear about properties that never get listed publicly.
Buying New Construction in Waxahachie?
Waxahachie is one of DFW's fastest-growing new construction markets with 137 active communities. The model home sales agent works for the builder. We work for you.
- Negotiate builder incentives and closing cost credits
- Get upgrades at builder cost, not marked-up design center prices
- Review contract terms that protect you, not just the builder
- Get independent inspections before closing
Waxahachie Buyer FAQs
Answers to the questions we hear most from buyers considering Waxahachie.
What is the housing market like in Waxahachie TX?
Prices range from $280K for smaller historic homes needing work to $600K+ for fully restored Victorians. New construction in communities like Garden Valley typically runs $380K-$480K.
Source: Redfin, December 2025
What are the best neighborhoods in Waxahachie TX?
The West End and Oldham Avenue Historic Districts are National Register-designated, meaning homes have protected architectural character but also renovation restrictions.
How are the schools in Waxahachie TX?
WISD is solid but not elite like some Tarrant County districts. You're not buying Waxahachie primarily for schools. The value and character are the main draws.
Source: TEA, 2024-25
What should I know about buying a historic home in Waxahachie?
Budget for inspections that go beyond standard. You'll want specialists who understand pier-and-beam foundations, older electrical systems, and what preservation requirements apply to your specific property.
Is Waxahachie TX a good place to live?
The Ellis County Courthouse has been in major films for good reason. This place has charm you cannot manufacture. If walkable downtown and community feel matter more than resort pools and chain restaurants, Waxahachie is worth the 35-45 minute Dallas commute.
Who is the best realtor in Waxahachie TX?
Key questions to ask any realtor: How many Waxahachie transactions have you closed? Do you know the neighborhoods? Will you represent only me? Learn more about Silvia or call her at (972) 827-7334.
How is the commute from Waxahachie to Dallas?
If your office is south of downtown Dallas or you work from home most days, the commute is very manageable. Daily rush hour trips to north Dallas or Fort Worth will test your patience.
What county is Waxahachie TX in?
Ellis County is one of the fastest-growing counties in Texas, offering lower property costs than Dallas and Tarrant Counties while maintaining good access to the DFW metroplex via I-35E.
What are property taxes in Waxahachie TX?
Texas voters approved a $140,000 homestead exemption effective January 2026. On a $378,000 home, you'll pay taxes on $238,000 after the exemption. Seniors and disabled homeowners get a $200,000 total exemption, dramatically reducing their tax burden.
Source: Ellis County Tax Office, 2025
What if I need to sell my current home first?
Still have questions? Talk to Silvia. No pressure, just answers.
Silvia Poulin
Licensed Texas REALTOR® · BK Real Estate
Find Your Waxahachie Home
Whether you want a restored Victorian or a modern community, we'll help you find the right fit in Waxahachie. Also serving Mansfield and Midlothian. View all South DFW areas →
Schedule My Waxahachie Consultation