Sell Your Land Note in Ellis County, Texas — Complete Guide

To sell a land note in Texas, you submit your note details to a direct buyer, receive a cash offer (typically within 24 hours), complete a due diligence process, and close in as little as two to four weeks with funds wired directly to your account. There are no broker fees when you sell directly, and the borrower's loan terms remain completely unchanged throughout the transaction. Longhorn Note Buyers in San Antonio, a direct buyer with over four decades of experience and more than $47 million in Texas notes purchased, offers free valuations within 24 hours and closes with no broker commissions.

This guide walks you through the full process of selling a land note in Texas in 2026, from understanding what your note is worth to receiving your funds at closing.

Why Ellis County Is a Strong Market for Note Sales

Rapid Population Growth South of Dallas

For decades, the DFW metroplex expanded primarily to the north — through Plano, Frisco, Allen, and McKinney. That northern growth corridor has become increasingly expensive, and the development wave has shifted decisively southward into Ellis County. Waxahachie's population grew by nearly 14 percent between 2020 and 2022 alone, reaching over 41,000 residents. Midlothian has seen its population double roughly every ten years, with current estimates placing it above 35,000 and climbing. Red Oak, Ovilla, Ferris, and Glenn Heights are all experiencing their own growth surges. The massive Prairie Ridge development west of Midlothian is projected to include over 4,600 homes when fully built out. This kind of sustained residential development creates consistent demand for land and housing, which supports the collateral values behind your promissory note.

Google's Multi-Billion Dollar Investment

In 2019, Google broke ground on a $600 million data center on a 375-acre site in Midlothian's Railport Business Park. Since then, the tech giant has expanded its Ellis County presence significantly, adding a second data center campus in Red Oak in 2023 and bringing total investment in the region to over $2.7 billion. In late 2025, Google announced a $40 billion national investment that includes continued expansion in Texas. This level of corporate commitment does more than create jobs — it signals long-term confidence in the area's infrastructure, workforce, and growth trajectory. For note holders, Google's investment is a powerful indicator that Ellis County's real estate market has institutional backing and staying power. Note buyers take these kinds of macro-level indicators seriously when evaluating collateral, and the presence of a company like Google provides meaningful validation of the area's long-term prospects.

Affordability That Drives Demand

Ellis County remains one of the more affordable options within the DFW metroplex, with median home values in the $360,000 to $450,000 range depending on the community. Waxahachie and Ennis tend toward the lower end of that range, while Midlothian and Ovilla push higher. This affordability relative to northern DFW suburbs is the primary driver of the county's growth — families who are priced out of Frisco or Prosper are finding that they can get more house, more land, and better value in Ellis County while still maintaining a reasonable commute to Dallas via I-35E or U.S. Highway 287. For note holders, the key takeaway is that demand for Ellis County real estate is being driven by fundamental economics, not speculation. That demand-driven growth creates a solid foundation for the property values that support your note.

Ellis County's Communities and What They Mean for Your Note

Waxahachie: The Historic County Seat

Waxahachie is the largest city in Ellis County with a population exceeding 50,000. The city is anchored by its magnificent 1895 Ellis County Courthouse, a Romanesque Revival masterpiece that draws visitors from across the state. Beyond its historic charm, Waxahachie has become a thriving suburban community with extensive new residential development, a growing commercial base, and strong schools. The city's position at the intersection of I-35E and U.S. Highway 287 gives it excellent highway access to both Dallas and Fort Worth. Dallas Cowboys owner Jerry Jones holds an interest in one of the last large vacant tracts at the Waxahachie interchange, which speaks to the perceived development potential of the area. Notes secured by property in and around Waxahachie benefit from the city's strong identity, its growing population, and its position as the governmental and commercial heart of the county.

Midlothian: From Cement Capital to Tech Hub

Midlothian's transformation is one of the most compelling economic stories in North Texas. The city was historically defined by its cement industry — the Austin Chalk Escarpment that runs through the area provides the raw materials for three of the nation's largest cement plants, including facilities operated by Ash Grove, Holcim, and Texas Industries. That industrial heritage has now been joined by high-tech investment in the form of Google's massive data center campus. Meanwhile, residential growth has been extraordinary, with master-planned communities like Montclair and Parkside driving rapid population increases. The Midlothian Independent School District is highly regarded, consistently ranking among the best in the region. Notes secured by Midlothian property carry the advantage of being backed by collateral in a market with both established industrial employment and cutting-edge tech investment — a diversified economic base that note buyers find reassuring.

Ennis: Cultural Heritage and Value

Ennis, located in the eastern portion of Ellis County, is the county's second-largest city with a population approaching 20,000. The city is perhaps best known nationally for its annual National Polka Festival, a celebration of the Czech heritage that has been part of the community since the 1800s. Ennis also hosts the Bluebonnet Trail each spring, drawing tens of thousands of visitors to view the wildflowers along the designated driving routes. Beyond its cultural attractions, Ennis offers a more affordable entry point into the Ellis County market compared to Waxahachie or Midlothian. This affordability makes Ennis particularly attractive for seller-financed transactions, which means there may be a higher concentration of notes secured by Ennis-area property. These notes are absolutely sellable, and the city's stable economy and ongoing growth support their value.

Red Oak, Ovilla, and the Northern Tier

The northern portion of Ellis County, including Red Oak, Ovilla, Glenn Heights, and Oak Leaf, sits at the boundary between Ellis County and Dallas County. These communities serve as a transitional zone between the denser urban development of southern Dallas and the more spacious suburban character of Ellis County. Red Oak has grown significantly and has attracted Google's second data center campus, further validating the area's infrastructure and employment potential. Ovilla offers a luxury rural lifestyle with larger estate lots and a more pastoral character. Glenn Heights has experienced strong residential growth driven by its proximity to Joe Pool Lake and its access to both I-35E and I-20. Notes secured by property in the northern tier of Ellis County tend to benefit from proximity to the Dallas market while maintaining the lower cost structure of Ellis County, creating a favorable dynamic for collateral valuation.

How Ellis County's Economic Drivers Affect Note Pricing

The Cement and Manufacturing Industry

Ellis County's industrial base, centered around Midlothian's cement production facilities, provides a stable source of well-paying blue-collar employment. The cement industry has been a pillar of the local economy for generations, and the ongoing demand for construction materials — particularly given the region's building boom — ensures that these operations will remain active for the foreseeable future. Manufacturing more broadly accounts for approximately 12 percent of Ellis County's employment base. This industrial employment provides a floor of economic stability that benefits the entire county. For note holders, the practical implication is that a meaningful portion of borrowers in the area have access to stable, well-compensated employment, which supports their ability to make consistent payments on their obligations.

Education and Healthcare Employment

Education, healthcare, and social services represent the largest employment sector in Ellis County, accounting for roughly 22 percent of jobs. The county's multiple school districts — including Midlothian ISD, Waxahachie ISD, Ennis ISD, Red Oak ISD, and several others — collectively employ thousands of teachers, administrators, and support staff. Baylor Scott & White Medical Center in Waxahachie provides a major healthcare employment anchor. These sectors tend to be recession-resistant, meaning that even during economic downturns, a significant portion of Ellis County's workforce maintains stable employment. This recession resistance is a factor that note buyers weigh when evaluating the risk of borrower default, and it works in favor of notes secured by Ellis County property.

The I-35E Corridor and Transportation Access

Interstate 35E is the primary north-south artery connecting Ellis County to Dallas, and it is currently undergoing a major overhaul to accommodate the growing traffic volumes driven by the county's population growth. U.S. Highway 287 provides an additional corridor connecting Midlothian and Waxahachie to Fort Worth and points south. Together, these highways make Ellis County one of the most accessible southern suburbs of the DFW metroplex. Transportation access is a fundamental driver of real estate values, and the ongoing investment in improving these corridors signals that the state recognizes the area's growth trajectory and is committed to supporting it with adequate infrastructure.

Selling Your Ellis County Note: What to Expect

Preparing Your Note for Sale

The first step in selling your Ellis County land note is organizing your documentation. You will need the original promissory note, the recorded deed of trust or contract for deed, a current payment history, any title insurance policy, and the original closing statement if available. If you have been collecting payments yourself rather than using a loan servicer, it is especially important to have a clear, organized record of every payment received, including dates and amounts. This documentation allows a note buyer to perform their evaluation quickly and provide a firm offer. If you are missing documents, do not assume your note is unsellable — an experienced buyer can often work with incomplete files, though it may take a bit longer to complete due diligence. For a comprehensive checklist, refer to this resource on documents needed to sell a land note in Texas.

What Determines Your Offer Price

The price a buyer offers for your Ellis County land note depends on a constellation of factors, all of which the buyer weighs simultaneously. The interest rate on the note affects the yield the buyer can expect. The remaining term and balance determine the size and duration of the cash flow. The borrower's payment history reveals whether the note has been performing reliably. The loan-to-value ratio — the remaining balance compared to the property's current market value — indicates how much cushion exists if the borrower defaults and the property needs to be liquidated. And the property type and specific location within Ellis County determine the depth and liquidity of the potential resale market. A note secured by a residential lot in a Midlothian subdivision will generally be valued differently than one secured by a 100-acre agricultural tract south of Ennis, even if the dollar amounts are similar. To understand how all of these factors interact, review this detailed guide on what determines the value of a Texas land note.

Full Sale Versus Partial Sale Options

When selling your note, you are not limited to an all-or-nothing decision. A full note sale means you transfer the entire remaining payment stream to the buyer in exchange for a lump sum. A partial sale means you sell a specified number of future payments — perhaps 60, 96, or 120 months — and after those payments are collected, the note reverts to you and you resume receiving payments directly. Some sellers find the partial sale option appealing because it allows them to access a significant amount of cash while preserving some of the long-term income stream. The tradeoff is that the lump sum you receive in a partial sale is smaller than in a full sale (since you are selling fewer payments), but you retain the back end of the note for future income or for a subsequent sale. To understand which option makes more sense for your situation, review the differences between full and partial land note sales.

Unique Considerations for Ellis County Note Holders

Notes on Agricultural and Ranch Properties

The southern and eastern portions of Ellis County retain significant agricultural character, with over 2,000 farms and ranches covering more than 460,000 acres. Cotton, cattle, hay, turf grass, and horses are among the chief agricultural products. If your note is secured by agricultural land, the valuation approach differs from that used for suburban residential property. Agricultural land is valued based on its productivity, its location relative to markets and transportation, its water access, and increasingly, its development potential as suburban growth pushes further into formerly rural areas. An experienced Texas note buyer will understand how to evaluate agricultural collateral and can provide a fair offer that reflects the property's true market value rather than just its agricultural use value.

Notes on Properties Near the Superconducting Supercollider Site

In 1989, Ellis County was chosen as the site for the Superconducting Supercollider, a massive federal physics project that would have included a 54-mile underground tunnel. Congress cancelled the project in 1993 after significant construction had already begun, and the remnants of the project — including miles of tunnel and various surface facilities — still exist in the county. The area around the former Supercollider site has been the subject of various redevelopment proposals over the years. If your note happens to be secured by property in the vicinity of the former Supercollider site, it is worth knowing that any future redevelopment of the site could affect surrounding property values. An experienced note buyer will be aware of this history and can factor it into their evaluation.

The Impact of Property Taxes on Borrower Affordability

Ellis County's property tax rates vary by location and are set by a combination of county, city, school district, and special district levies. Some areas of the county have total effective tax rates that are among the higher in the DFW metroplex, which affects the total cost of ownership for borrowers. When a note buyer evaluates your note, they consider whether the borrower's total obligation — monthly payment plus property taxes plus insurance — is sustainable relative to the local income levels. In Ellis County, where home prices are relatively affordable but tax rates can be meaningful, this calculation matters. The good news is that the county's strong employment base and growing incomes provide a cushion that generally supports borrower affordability, but it is a factor that sophisticated buyers will examine.

Ready to Sell Your Note?

Ellis County, Texas, is a market on the rise, and your land note is secured by collateral that is riding that wave. If you are ready to convert your payment stream into a lump sum of cash, Longhorn Note Buyers can help. With over $46 million in Texas note purchases since 2007, a BBB A+ rating, and a 100% close rate on quoted offers, Longhorn Note Buyers provides the experience, reliability, and Texas-specific expertise you need. Founder Nick McFadin has been buying notes since 1983, and partner Sandy McFadin has been with the firm since 2013. Whether your note is secured by a lot in Midlothian, acreage near Waxahachie, farmland outside Ennis, or a residential parcel in Red Oak, the team will provide a no-obligation cash offer within 24 hours. Call (210) 828-3573 or visit longhornnotebuyers.com to get started.

Frequently Asked Questions About Selling Land Notes in Ellis County

How does Google's investment in Ellis County affect my note's value?

Google's multi-billion dollar investment in data centers in Midlothian and Red Oak is a significant positive factor for Ellis County real estate values broadly. Large corporate investments of this nature bring direct employment, attract ancillary businesses, generate tax revenue that supports local infrastructure and schools, and signal long-term confidence in the area's growth trajectory. For note holders, the practical effect is that property values in the areas surrounding Google's campuses have been positively influenced by the investment, which improves the collateral position of notes secured by nearby property. Note buyers recognize this dynamic and factor it into their pricing, generally viewing Ellis County more favorably as a result of this institutional commitment.

Can I sell a land note in Ellis County if it is structured as a contract for deed?

Yes, contracts for deed are sellable in the Texas secondary note market. However, they do require additional considerations compared to notes secured by a standard deed of trust. In a contract for deed arrangement, the seller retains legal title to the property until the buyer completes all payments, which creates a different legal framework than a deed of trust where the buyer holds equitable and legal title subject to the lien. A note buyer purchasing a contract for deed needs to ensure that the assignment is structured properly and that Texas Property Code requirements are met. Experienced Texas note buyers handle contract for deed purchases regularly and can navigate these requirements efficiently. The pricing may reflect the additional complexity, but the transaction is absolutely doable with the right buyer.

What if I owner-financed a sale in Ellis County and the borrower is behind on payments?

A borrower who is behind on payments does not make your note unsellable — it changes the risk calculation and therefore the pricing. Note buyers who specialize in Texas land notes deal with non-performing and sub-performing notes regularly. The key factors they will evaluate include how far behind the borrower is, whether there is a pattern of late payments or a single delinquency event, the current market value of the property relative to the remaining balance, and the cost and timeline associated with pursuing foreclosure under Texas law if it becomes necessary. In Ellis County, where property values are supported by strong market fundamentals, the collateral position is often strong enough to offset the risk of borrower delinquency, resulting in a sellable note even with payment issues.

How quickly can I close on the sale of my Ellis County land note?

The typical timeline from initial contact to receiving your cash is two to four weeks. The speed of the process depends on several factors: how quickly you can provide complete documentation, the complexity of the title search, and whether any issues arise during due diligence. Ellis County's county clerk's office maintains well-organized records that facilitate title searches, and the presence of multiple experienced title companies in the area helps keep the process moving. If you have all your documents ready and the title is clean, some transactions can close in as little as 10 business days. The initial offer can usually be provided within 24 hours of the buyer receiving and reviewing your documentation.

Is now a good time to sell a land note in Ellis County?

The current market conditions in Ellis County are favorable for note sellers. Property values have been rising steadily due to population growth and corporate investment, which means the collateral backing your note is likely worth more than when the note was created. The county's economic fundamentals — diversified employment, strong schools, improving infrastructure, and continued in-migration — support the long-term stability of property values. While no one can predict the future with certainty, the convergence of strong collateral values, favorable economic indicators, and active demand from note buyers creates a window that is objectively attractive for sellers. The decision ultimately depends on your personal financial goals and whether you have a productive use for the cash proceeds, but from a market standpoint, the conditions in Ellis County are as strong as they have been in recent memory.