Land for sale in Ellis County, TX — the southern release valve for DFW
Ellis County is the southern release valve for DFW growth — Waxahachie at the county seat, Midlothian anchoring the western I-287 corridor, and Ennis at the I-45 / I-35E interchange. The county is the largest manufacturing employment base south of Dallas County, with a working agricultural economy that still supports genuine working ranches in the southern and eastern reaches. Land trades at meaningfully lower per-acre prices than Collin or Rockwall while sitting directly on the I-35E spine 30 miles south of Dallas.
Overview
Ellis County sits directly south of Dallas County along the I-35E and I-45 corridors. The county spans 952 square miles with a population of approximately 192,000 — a meaningfully growing county that ranks among the more active North Texas land markets despite its lower profile compared to the northern counties.
The county is anchored by three primary cities: Waxahachie (county seat) on I-35E, Midlothian on US-287 / SH-360 with a major manufacturing employment base, and Ennis at the I-35E / I-45 junction known for the Bluebonnet Trails Festival. Red Oak, Ovilla, and Glenn Heights serve as the northern tier closest to Dallas. Italy, Maypearl, Forreston, and Palmer anchor the southern and rural ag tier.
Land prices reflect Ellis County's structure: Midlothian and Waxahachie corridors face active development pressure with builder absorption, while southern and eastern Ellis remain working agriculture and recreational country. Roughly 100,000 acres are listed across the county at any time per Land.com — making Ellis one of the top 15 counties in Texas for active land inventory.
Price Corridors
Ellis County has four distinct sub-markets defined by I-35E proximity, the Dallas County border, and the southern ag belt.
Market Snapshot
Ellis County combines DFW spillover pressure in the north with genuine working agriculture in the south — one of the most diversified land markets in North Texas.
Aggregate land listing data from Land.com. Ellis County has unusually deep inventory due to the combination of north-end development pressure, central commercial activity, and south-end working agriculture. Reflects parcels 5+ acres.
Land Types
Development / North Ellis Corridor
Tracts along I-35E and the Dallas County border through Red Oak, Ovilla, Glenn Heights, and northern Waxahachie. National builders in active absorption. 3–7 year horizon.
Manufacturing / Commercial
Midlothian's manufacturing base (cement, steel, distribution) drives industrial land demand. SH-287 and SH-360 frontage is at structural premium.
Lifestyle Ranch / Estate
10–50 acre ranchettes and small ranches throughout central Ellis. Custom homes, hobby cattle, and Dallas executive relocation demand.
Working Ranch / Ag
Larger 100+ acre cattle, hay, and row crop operations primarily in south and east Ellis. Genuine working agricultural economy with deep ag exemption history.
Bardwell Lake / Recreational
Lake Bardwell is a 3,500-acre USACE reservoir southeast of Ennis offering recreational and lakefront opportunities distinct from the development markets.
Zoning & ETJ
Ellis County has no county-wide zoning in unincorporated areas. City ETJs are aggressive in the north and central county, more limited in the south.
Water & Utilities
Ellis County water is uneven — strong municipal service in the north and central corridors, well-dependent in the southern ag belt.
Ag Exemptions
Ellis County has a deep ag exemption base, particularly in the southern half — cattle, hay, and row crops support broad qualification.
Investment
Ellis County is a diversified land market — north county is DFW spillover, central is manufacturing-driven, south is working agriculture. Different sub-markets reward different buyer types.
Ellis is the under-discussed DFW spillover trade. The north county tier (Red Oak, Ovilla, Midlothian) is in active builder absorption at meaningfully lower entry prices than Collin or Rockwall. Central Ellis (Waxahachie, Ennis) offers I-35E and I-45 corridor commercial and residential growth. South Ellis remains genuine working agriculture with the deepest value for patient capital.
Growth Outlook
Ellis County's growth is being driven by three independent forces. First, Dallas spillover from the south-Dallas corridor is now reaching Red Oak, Ovilla, and Glenn Heights. The Inland Port complex south of Dallas and the broader logistics corridor along I-35E continue to attract industrial and residential demand into north Ellis.
Second, Midlothian's manufacturing base — anchored by cement (Holcim, Ash Grove, Martin Marietta), steel, and distribution operations — generates structural employment demand that supports the residential land market independent of pure Dallas commuter dynamics. Midlothian ISD has built one of the stronger reputations in south DFW.
Third, Waxahachie and Ennis serve as I-35E and I-45 corridor anchors with their own historic identity (Waxahachie's Gingerbread architecture, Ennis's Bluebonnet Trails) that supports lifestyle and family-driven residential growth.
Southern Ellis (Italy, Maypearl, Forreston) remains genuine working agriculture and recreational country with long hold timelines.
Buying Here
Order a Category 1A survey — $1,500–$4,000 — non-negotiable in Ellis County.
Pull the Ellis CAD record and confirm current ag exemption status.
Calculate rollback tax exposure before closing on any ag-exempt tract near Midlothian, Waxahachie, or Red Oak.
Verify ETJ status carefully — Waxahachie's ETJ in particular covers significant unincorporated areas.
Confirm water provider and well capacity — southern Ellis is heavily well-dependent.
Verify mineral rights ownership and any existing surface use agreements before closing.
For Bardwell Lake tracts — verify USACE boundary, setbacks, and allowable uses.
County Facts
Land Buyer Index
FAQ
Ellis is roughly 30–50% of Collin or Rockwall pricing for similar DFW access. Collin averages $161K/acre; Ellis ranges from $22K (south) to $82K (north) per segment. The trade-off is operating on the south side of DFW rather than the north — different commercial corridors, different builder concentrations, but the underlying growth thesis (DFW spillover) is equivalent.
Midlothian has the largest manufacturing employment base in DFW south — cement, steel, distribution. That creates a residential demand floor independent of Dallas commuting. Waxahachie is the county seat with deeper historic character (Gingerbread architecture, historic downtown) and I-35E corridor commercial. Both are growth markets with different drivers.
South Ellis (Italy, Maypearl, Forreston, Palmer) remains genuine working agriculture and recreational country. Entry prices are $15K–$40K/acre. Hold timelines are long (7–15 years for development thesis) but the underlying land is real working ranch and ag land with deep ag exemption history. Good for ranch, hunting, or patient capital.
Red Oak is approximately 20 miles south of downtown Dallas via I-35E. Waxahachie is 30 miles. Midlothian is 30 miles via US-287. Ennis is 35 miles. South Ellis (Italy) is 50 miles.
Bardwell Lake is a 3,500-acre USACE reservoir southeast of Ennis. Recreational asset with fishing, boating, and waterfront access. Smaller than Lake Ray Hubbard or Lake Texoma but a meaningful local recreational driver. Lakefront tracts trade at premium relative to surrounding ag land.
Frequently in the southern half of the county. Ellis is at the northern edge of the Barnett Shale's eastern extension. Always verify mineral ownership and any existing surface use agreements before closing.