Ferris
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- Prosperity56
- Schools64
- Safety73
- Lifestyle50
- Market75
- Affordability88
- Commute65
- Growth83
Ferris
Snapshot
✓ Pros
- Low cost of living – Homes and property taxes are affordable for first-time buyers and families
- Spacious properties – Larger yards and more open land than most inner suburbs
- Close enough to Dallas for commuting – Easy access to I-45 for work or city amenities
✗ Cons
- Most errands require driving to Ennis, Lancaster, or Dallas
- School options are more limited
- Major hospitals are in nearby cities rather than Ferris itself
Demographics
Population
Mobility & Migration
Age Distribution
Households
Education Level
Connectivity & Remote Work
Racial & Ethnic Composition
Real Estate
💡 Market Insights
Home Prices
Market Trends ⚠️
Market Health
Market Insights
Typical Home
Property Mix
Common Features
Costs & Ownership
Investment Indicators
Lifestyle
Explore Ferris on Google Maps
Nearby Amenities (within 5 miles)
Getting Around
Averaged across Ferris, weighted by where people live. #6 of 84 cities. Its most walkable areas reach 57, and 47% of residents live somewhere walkable (50+).
Local life in Ferris
Ferris is an I-45 town in northern Ellis County, about 20 road miles south of Dallas City Hall. Its downtown runs along S.
Day-to-day Ferris6,8,9,16,18,24,30,32
- 1City offices (Parks & Rec, court, utility billing)
- 2Ferris Public Library
- 3Ferris Department of Public Safety
- 4Brookshire Brothers
- 5Old Brickyard Golf Course
- 6Hazel Ingram Elementary (PK-K)
- 7Lucy Mae McDonald Elementary (1-3)
- 8Lee Longino Elementary (4-5)
- 9Ferris Junior High (6-8)
- 10Ferris High School (9-12)
- 11Ferris ISD Administration
Only places with a full street address from a 2025-26 or live source are mapped. City parks are left off because the city publishes no street addresses for them (Earline Jackson Park is given only as a corner). The Chick-fil-A pop-up is not mapped because we could not confirm it was still running in late 2026. Off the map (farther out): Baylor Scott & White Medical Center - Waxahachie.
Ferris's year, month by month (2025-26 dates)18,19,20,21,22,23,29
| When | Event | Where |
|---|---|---|
| Wednesdays | Preschool story time, 10:30 a.m. | Ferris Public Library |
| Tue & Fri since Aug 26, 2025 | Chick-fil-A pop-up, 11 a.m.-2 p.m. | 100 Town Plaza |
| June 5, 2026 | First Fridays Vendor Market, 4-8 p.m. | Downtown, Main St. |
| June 15-16, 2026 | Teen Time; Country Critters at the Library | Ferris Public Library |
| July 9-14, 2026 | Shark Craft, Teen Time Party, Bubble Bash | Ferris Public Library |
| Oct 13-28, 2026 | Halloween crafts, movie matinee, story time | Ferris Public Library |
| Oct 29-30 & Nov 3, 2026 | Early voting and Election Day voting | Ferris Public Library |
Only events with 2025 or 2026 dates. Feliz Navidad in Ferris (dated listings only for 2023 and 2024) and the Brick Festival (no dated listing found) are left out.
Drive times from downtown Ferris26
- Dallas City Hall20.3 mi26 min
- Ellis County Courthouse, Waxahachie18.0 mi31 min
- Dallas Love Field26.5 mi38 min
- DFW Airport41.1 mi53 min
Realust calculation with the OSRM open routing engine, Oct 28, 2026. Free-flow times; weekday rush hour on I-45 adds time.
What's in town vs. nearby8,16,18,24,30,32
| Need | In Ferris | Nearest outside town |
|---|---|---|
| Grocery | Brookshire Brothers, 610 S. Central St. (daily 7:30 a.m.-9 p.m.) | - |
| Pharmacy | Not confirmed (Brookshire Brothers store page lists no pharmacy) | Not confirmed |
| Emergency room / hospital | None | Baylor Scott & White - Waxahachie, 2400 N. I-35E (24/7 ER) |
| Ambulance / fire / police | Ferris DPS, 415 Ewing Blvd. (city-run EMS) | - |
| Library | 301 E. 10th St. (Mon-Thu) | - |
| Golf | Old Brickyard Golf Course, 605 N. I-45 | - |
| Schools | Five Ferris ISD campuses, PK-12 | - |
In-town items confirmed from city, district or live business pages reviewed Oct 2026.
Read the full local life guide
Downtown: a small core along Central and Main
Ferris is an I-45 town in northern Ellis County, about 20 road miles south of Dallas City Hall. Its downtown runs along S. Central St. and Main St. City offices are at 114 S. Central St., and the Ellis County Press newspaper is two blocks down at 208 S. Central St. The city offers free public Wi-Fi downtown and at the downtown pavilion.
Downtown is quiet on most days. The city calls revitalizing its historic downtown a goal. In August 2025 it brought in a Chick-fil-A pop-up at 100 Town Plaza, open Tuesdays and Fridays from 11 a.m. to 2 p.m. with walk-up and drive-through service. A First Fridays vendor market was listed downtown on Main St. for June 5, 2026, from 4 to 8 p.m.
Two private projects are on file with the state. One is a 7,059 sq ft retail center with a gas station at FM 983, FM 664 and W. 6th St., which was scheduled to finish in July 2026. The other is a Domino's at 435 W. 6th St., with a filed start date of January 2027. We did not confirm that either one is open.
What's on the calendar
We found few dated city festivals for 2025-26. Most of what's on the calendar is library programming. The library runs preschool story time on Wednesdays at 10:30 a.m. In summer 2026 it held teen afternoons, a Country Critters animal visit (June 16), and craft and bubble parties in July. In October 2026 it ran Halloween crafts, a movie matinee and a themed story time.
The library also serves as a polling place. Early voting there ran Oct. 29-30, 2026, and Election Day voting is Nov. 3, from 7 a.m. to 7 p.m.
The city has held a December tree lighting called Feliz Navidad in Ferris, and a homebuilder's guide mentions a Brick Festival tied to the town's brickmaking past. We found no 2025 or 2026 dates for either, so they are not in the events table.
Parks and golf
The city lists three parks. Mutz Memorial Park has a playground, a sand volleyball court, a walking trail and a rentable pavilion. The Mutz baseball and softball fields are across from the library, and field rentals go through the city permit office. Earline Jackson Park, at Ferris Road and Ewing Boulevard, has inclusive play structures, a zip line, harness swings and a basketball court. The city has said a splash pad is planned there in a later phase. Jerry Watson Memorial Park is a small park in the Shaw Creek community with a climbing structure and a splash pad that runs from Memorial Day to Labor Day.
The city does not publish acreage for these parks. Old Brickyard Golf Course, at 605 N. I-45, is a public course built in old brick-quarry pits. It was taking tee times for late October 2026.
Errands and health care
Brookshire Brothers, at 610 S. Central St., is the grocery store we confirmed in town. It is open daily from 7:30 a.m. to 9 p.m. and has a bakery and deli. Its store page does not list a pharmacy, so check before you count on one there.
Ferris has no hospital. The nearest one we confirmed is Baylor Scott & White Medical Center – Waxahachie, at 2400 N. I-35E, which has a 24/7 emergency department.
The Ferris Public Library is at 301 E. 10th St., across from Mutz Ballpark. It has public computers, faxing and copying, and a genealogy collection. City offices are open Monday through Thursday and closed Friday through Sunday. Public safety runs around the clock.
Schools
Ferris ISD has five campuses, and grades are split across them. Hazel Ingram Elementary (600 S. Central St.) serves PK-K. Lucy Mae McDonald Elementary (500 FM 983) serves grades 1-3, and Lee Longino Elementary (601 W. FM 664) serves grades 4-5. Ferris Junior High (1002 E. 8th St.) covers grades 6-8, and Ferris High School (1025 E. 8th St.) covers 9-12. Enrollment was 3,044 in 2026.
In TEA's 2024-25 ratings, the district earned a B. Ferris High and Hazel Ingram also earned B's. Ferris Junior High, Lee Longino and Lucy Mae McDonald earned C's. We did not find 2026 ratings for Ferris ISD in TEA or district sources. Some addresses at the edge of town may fall in a different district, so check with the district before you buy.
Getting around and public safety
I-45 runs through Ferris. FM 660, FM 664 and FM 983 are the main local roads. Off-peak, from downtown Ferris it is about 26 minutes to Dallas City Hall, 31 minutes to the Ellis County Courthouse in Waxahachie, 38 minutes to Love Field and 53 minutes to DFW Airport. These are Realust routing estimates, and rush hour on I-45 adds time.
Ferris folded its police and fire departments into one Department of Public Safety at 415 Ewing Blvd., and its officers are cross-trained as police officers, firefighters and EMTs. After CareFlite ended its ambulance contract, the city began running its own EMS, which the city says is staffed by six full-time paramedics. The city bills insurance, Medicaid or Medicare, and residents with that coverage are not sent an ambulance bill. The non-emergency line is 972-928-5592.
Not confirmed yet
- Ferris ISD 2026 TEA accountability ratings (TEA released 2026 ratings in Aug 2026; Ferris grades not found).
- Street addresses and acreage for Mutz Memorial Park, Mutz ballfields, Earline Jackson Park and Jerry Watson Memorial Park.
- 2025 and 2026 dates for Feliz Navidad in Ferris and the Brick Festival, and whether either still runs.
- Whether there is a pharmacy in Ferris (US Drug Mart, 103 S. Main St., appears in pharmacy registries, but we found no 2025-26 evidence it is open).
- Whether the Chick-fil-A pop-up at 100 Town Plaza is still running.
- Whether the FM 983 / FM 664 retail center and gas station (scheduled July 2026) has opened, and what tenants it has.
- Nearest urgent care and full-size chain grocery outside town, with addresses.
- DPS headcount, fire station count and ISO rating.
- Whether all addresses inside city limits are zoned to Ferris ISD.
Questions people ask
Is there a grocery store in Ferris, TX?
Yes. Brookshire Brothers is at 610 S. Central St. and is open daily from 7:30 a.m. to 9 p.m., with a bakery and deli.
Where is the nearest hospital to Ferris?
Ferris has no hospital. Baylor Scott & White Medical Center - Waxahachie, at 2400 N. I-35E, has a 24/7 emergency department. Ferris DPS runs the city's own ambulance service.
How long is the drive from Ferris to Dallas?
About 26 minutes to Dallas City Hall off-peak, roughly 20 miles via I-45, by Realust's routing estimate. Love Field is about 38 minutes and DFW Airport about 53. Rush hour adds time.
What schools serve Ferris?
Ferris ISD has five campuses: Hazel Ingram (PK-K), Lucy Mae McDonald (1-3), Lee Longino (4-5), Ferris Junior High (6-8) and Ferris High School (9-12). Enrollment was 3,044 in 2026.
What is Ferris ISD's TEA rating?
The district earned a B in TEA's 2024-25 ratings. Ferris High and Hazel Ingram earned B's, and the junior high, Lee Longino and Lucy Mae McDonald earned C's. We did not find the district's 2026 grades.
What parks are in Ferris?
The city lists Mutz Memorial Park (playground, sand volleyball, walking trail, pavilion) with its ballfields, Earline Jackson Park (inclusive playground, zip line, basketball court) and Jerry Watson Memorial Park (seasonal splash pad). Old Brickyard Golf Course is on I-45.
Does Ferris have its own police and fire department?
Ferris merged police and fire into one Department of Public Safety at 415 Ewing Blvd. Its staff are cross-trained as police, firefighters and EMTs, and the city runs its own EMS with six full-time paramedics.
Sources (33) · checked Oct 28, 2026
- City of Ferris, Parks & Recreation
- City of Ferris, Earline Jackson Park
- Focus Daily News, City of Ferris begins expansion of Earline Jackson Park (Nov 1, 2023)
- City of Ferris, Mutz Memorial Park
- City of Ferris, Jerry Watson Memorial Park
- City of Ferris FAQ (public Wi-Fi locations, office address and hours)
- Century Communities, Why more homebuyers are moving to Ferris, TX (Aug 3, 2026)
- Ferris ISD, Schools (campuses and grades)
- Ferris ISD, Contact information
- Texas Tribune Public Schools Explorer, Ferris ISD accountability rating 2024-25
- Texas Tribune Public Schools Explorer, Ferris ISD (2026 enrollment)
- Texas Tribune, Ferris High School
- Texas Tribune, Ferris Junior High
- Texas Tribune, Lee Longino Elementary
- Texas Tribune, Hazel Ingram Elementary
- Brookshire Brothers, Ferris Store #93
- City of Ferris, Library Services
- Ellis County Press, Ferris Public Library: More than Books (Oct 22, 2026)
- Ellis County Press, Ferris Public Library: More than Books (Oct 8, 2026)
- City of Ferris calendar, Country Critters at the Library (June 16, 2026)
- City of Ferris calendar, Teen Time - Silent Library (June 15, 2026)
- FairsAndFestivals.net, 2026 Ferris First Fridays Vendor Market
- Ellis County Press, Chick-fil-A comes to the heart of Ferris (Aug 2025)
- City of Ferris, Department of Public Safety
- Ellis County Press, Ferris provides own EMS after CareFlite cancels contract
- OSRM open routing engine (Realust drive-time calculation, Oct 28, 2026)
- TDLR TABS2024023503, Retail Center and Gas Station at Ferris (via Zabalist)
- TDLR TABS2026012122, Domino's interior, 435 W. 6th St.
- City of Ferris homepage (upcoming events, July 2026)
- GolfNow, Old Brickyard Golf Course (tee times Oct 2026)
- Texas Tribune, Lucy Mae McDonald Elementary
- Baylor Scott & White Medical Center - Waxahachie
- City of Ferris, Library (address, hours)
Seasonal Temperatures
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Safety Overview
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Job Market
Income
Employment
Income Distribution
Education
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Academic Info
Transportation
Mobility Scores
Commute
Distance To
⚡ EV Charging
Drive to major employers from Ferris
Rush-hour drive times from the center of Ferris, weekday at 8:00 AM.
| Workplace | 8 AM rush | No traffic | Distance |
|---|---|---|---|
| Downtown DallasDallas | 39 min | 28 min | 21.2 mi |
| Baylor University Medical CenterDallas | 41 min | 28 min | 21.9 mi |
| AT&TDowntown Dallas | 42 min | 30 min | 21.5 mi |
| Uptown DallasDallas | 44 min | 29 min | 22.6 mi |
| Arlington Entertainment DistrictArlington | 54 min | 46 min | 38.8 mi |
| SMUUniversity Park | 54 min | 34 min | 25.7 mi |
| UT Southwestern / Medical DistrictDallas | 54 min | 34 min | 26.8 mi |
| American AirlinesFort Worth | 59 min | 46 min | 42.1 mi |
Show all 36 workplaces
| Workplace | 8 AM rush | No traffic | Distance |
|---|---|---|---|
| Southwest AirlinesLove Field | 59 min | 40 min | 30.1 mi |
| Las Colinas Urban CenterIrving | 60 min | 39 min | 33.1 mi |
| Dallas Love FieldDallas | 60 min | 40 min | 29 mi |
| Texas InstrumentsDallas | 61 min | 37 min | 30.7 mi |
| Kimberly-ClarkIrving | 62 min | 41 min | 33.7 mi |
| McKessonLas Colinas | 63 min | 42 min | 35.7 mi |
| Telecom CorridorRichardson | 65 min | 41 min | 36.2 mi |
| State Farm CityLineRichardson | 67 min | 43 min | 37.6 mi |
| Downtown Fort WorthFort Worth | 68 min | 55 min | 51 mi |
| Galleria / LBJDallas | 69 min | 41 min | 34.2 mi |
| DFW AirportDFW | 71 min | 50 min | 42.9 mi |
| UT DallasRichardson | 71 min | 46 min | 37.3 mi |
| Legacy WestPlano | 73 min | 49 min | 43.8 mi |
| Medical City PlanoPlano | 73 min | 49 min | 42.4 mi |
| Capital OnePlano | 76 min | 52 min | 46.4 mi |
| Fidelity InvestmentsWestlake | 76 min | 56 min | 51.8 mi |
| JPMorgan Chase Legacy WestPlano | 76 min | 51 min | 44.5 mi |
| Tyler TechnologiesPlano | 76 min | 52 min | 44.6 mi |
| Keurig Dr PepperFrisco | 77 min | 53 min | 46.5 mi |
| Lockheed MartinFort Worth | 77 min | 64 min | 60 mi |
| Frito-Lay / PepsiCoPlano | 77 min | 53 min | 45.1 mi |
| Charles SchwabWestlake | 77 min | 56 min | 52.8 mi |
| The StarFrisco | 77 min | 53 min | 46.9 mi |
| Toyota North America HQPlano | 77 min | 53 min | 45.5 mi |
| RaytheonMcKinney | 84 min | 59 min | 53.9 mi |
| AllianceTexasFort Worth | 86 min | 66 min | 60.6 mi |
| University of North TexasDenton | 90 min | 68 min | 61.4 mi |
| Texas Woman's UniversityDenton | 91 min | 69 min | 61.3 mi |
Source: Google Routes forecast, updated October 2026. Find where to live near your work →
Cost of Living
Cost Index (100 = National Average)
Monthly Utilities
Everyday Costs
Taxes
Hidden costs in Ferris
Most Ferris homes are in Ellis County and pay three taxing units: Ferris ISD at 1.2308, the city at 0.5648 and Ellis County at 0.2740, all per $100 of value. That is about 2.07% before exemptions.
Estimated 2025 tax bill on a typical Ferris homestead (Ellis County part)1,2,3,14
- Ferris ISD$1,499/yr
- City of Ferris$1,419/yr
- Ellis County$704/yr
Estimate. Homestead at $261,800 (ACS 2024 median value), owner under 65, Ferris ISD, no PID assessment, 2025 rates; city 4% and Ellis County $5,000 exemptions from the 2024 Ellis sheet. In the Dallas County part the same home owes about $4,037 (Dallas County $451, Parkland $444, Dallas College $223 replace Ellis County).
2025 city property tax rate: Ferris vs. nearby cities1
- DeSoto$0.68
- Hutchins$0.66
- Ovilla$0.62
- Lancaster$0.60
- Ferris$0.56
- Glenn Heights$0.56
- Wilmer$0.47
City rates only, all from the Dallas CAD 2025 sheet. School, county and other units are left out because they differ by county and district.
Estimated monthly costs beyond the mortgage (sourced parts only)1,2,3,14,16,17,19,20,21
- Property tax (homestead, Ellis part, no PID)$302/mo
- Electric (median fixed plan, 1,000 kWh)$154/mo
- Water + sewer (5,000 gal)$123/mo
- Internet (lowest advertised fiber, Frontier)$30/mo
Estimate built from published rates. Leaves out homeowners insurance, gas, HOA dues (Bluff Springs: $550 a year) and any PID installment. Trash is $0 only for homes covered by the WM agreement.
Utility providers in Ferris16,17,19,20,21,24
| Service | Provider | Notes |
|---|---|---|
| Electric | Oncor lines; choose a retail provider | Median 12-month fixed plan 15.4¢/kWh at 1,000 kWh (Oct. 28, 2026) |
| Water & sewer | City of Ferris | Water $32.55 base incl. 2,000 gal; sewer $45.81 base incl. 2,000 gal; $200 activation |
| Trash | WM, under city agreement | Free for up to 3,500 homes; twice-weekly pickup |
| Natural gas | Available in some areas; provider not confirmed | Shaw Creek Ranch listing shows gas heat |
| Internet | AT&T, Frontier, Cito Fiber, Spectrum, fixed wireless, satellite | Fiber from $29.99/mo (Frontier) |
Read the full hidden costs guide
The tax bill
Most Ferris homes are in Ellis County and pay three taxing units: Ferris ISD at 1.2308, the city at 0.5648 and Ellis County at 0.2740, all per $100 of value. That is about 2.07% before exemptions. Ellis County ESD #5 (Ferris) and the county lateral road fund levy nothing, and the Ellis County side has no college or hospital district.
Both main rates rose for 2025. Ferris ISD went from 1.1408 to 1.2308, and the city went from 0.5348 to 0.5648.
Exemptions cut the bill. Ferris ISD takes $140,000 off a homestead's value. The city exempts 4%, and Ellis County 1% with a $5,000 minimum. At the ACS median value of $261,800, a homestead owes about $3,622 a year, or $302 a month. That is about 1.38% of value. The same house as a rental with no exemptions would owe about $5,418.
The Dallas County part
A small part of Ferris lies in Dallas County. There, Dallas County (0.2155), Parkland Hospital (0.212) and Dallas College (0.1066) replace Ellis County. Each of the three exempts 20% of a homestead's value, and $100,000 for owners 65 and older. The same $261,800 homestead would owe about $4,037 a year there, assuming it is in Ferris ISD. Confirm the school district by address.
Check for a PID before you buy
Ferris uses public improvement districts for new development. Ferris PID No. 1 covers about 68 acres around Shaw Creek, south of FM 664 and west of Rolling Hills Drive. It charges owners each year for parks, trails, landscaping, lighting and other upkeep. The 2022 plan proposed assessing $90,750 across the whole district.
Woodstone PID No. 2, created in 2021, covers about 64 acres east of I-45 and north of Wolf Springs Road. Its improvements are capped at $11 million, repaid by assessments on lots inside it. Neither PID shows up on the appraisal rate sheets, because PIDs bill a set amount per lot, not a rate. Ask the seller for the PID disclosure, and read the tax statement for the yearly installment.
No MUD was found in Ferris.
Electric, water and trash
Oncor owns the power lines in Ferris, so you pick a retail plan. On Oct. 28, 2026, the median 12-month fixed plan cost 15.4¢ per kWh at 1,000 kWh, or about $154 a month.
The city sells water and sewer. Water costs $32.55 a month for the first 2,000 gallons, then $6.51 per 1,000 gallons up to 12,000. Sewer costs $45.81 for the first 2,000 gallons, then $8.26 per 1,000, based on winter use. At 5,000 gallons a month, the combined bill comes to about $123. New accounts pay a $200 activation fee.
Trash pickup is free for most homes. Under an agreement with the city, WM collects residential trash twice a week at no charge. In 2025, the agreement was expanded from 1,600 to 3,500 homes. Without it, the city expected a fee of about $17 to $21 a month.
Internet, HOA and commute
AT&T fiber reaches about 80% of Ferris, and Frontier, Cito Fiber, Spectrum and several fixed-wireless companies also serve the city. Advertised prices start at $29.99 a month.
HOA dues in Bluff Springs, a D.R. Horton community priced from $320,990, run $550 a year. Dues for other subdivisions were not found.
Ferris workers average about 32 minutes to work. With no traffic, downtown Dallas is about 26 minutes up I-45, Waxahachie about 31 minutes and DFW Airport about 53. The ACS median gross rent was $1,145.
Not confirmed yet
- What is the yearly PID installment for a typical lot in Shaw Creek Ranch, Bluff Springs and Woodstone?
- What do homeowners typically pay for insurance in Ferris?
- What share of Ferris parcels sits in a FEMA flood zone?
- What are HOA dues in Shaw Creek Ranch, Woodstone and Sperling Farms?
- Will the free WM trash agreement cover new homes beyond the 3,500 cap?
- Did the city or Ferris ISD change tax rates for 2026?
Questions people ask
What is the property tax rate in Ferris, TX?
In the Ellis County part of the city, the 2025 base rate is about 2.07%: Ferris ISD 1.2308, the city 0.5648 and Ellis County 0.2740 per $100. In the Dallas County part, Dallas County, Parkland and Dallas College (0.5341 combined) replace Ellis County.
How much are property taxes on a typical Ferris home?
About $3,622 a year ($302 a month) on a $261,800 homestead in the Ellis County part, using 2025 rates and no PID. About $4,037 in the Dallas County part.
Does Ferris have PIDs or MUDs?
Ferris has public improvement districts, including Ferris PID No. 1 (Shaw Creek) and Woodstone PID No. 2. No MUD was found. Ask for the PID disclosure on any newer home.
Who provides electricity in Ferris?
Oncor delivers power, and residents choose a retail provider. The median 12-month fixed plan was 15.4¢ per kWh at 1,000 kWh on Oct. 28, 2026.
How much is water in Ferris?
Water is $32.55 a month for the first 2,000 gallons, then $6.51 per 1,000 gallons. Sewer is $45.81 for the first 2,000 gallons plus $8.26 per 1,000. A 5,000-gallon month costs about $123 for both.
Do Ferris residents pay for trash pickup?
Not most homes. WM collects residential trash twice a week at no charge under an agreement with the city, expanded in 2025 to cover 3,500 homes.
Does Ferris have a homestead exemption?
Yes. The city exempts 4% of a homestead's value, plus $10,000 for owners 65 and older or disabled. Ferris ISD exempts $140,000, and Ellis County 1% with a $5,000 minimum.
Sources (27) · checked Oct 28, 2026
- Dallas Central Appraisal District, 2025 Tax Rates and Exemptions (revised Nov. 5, 2025)
- Independence Title, Ellis County Tax Rates 2025
- Old Republic Title, Ellis County Homestead Exemptions 2024 (July 2024)
- The Ellis County Press, City of Ferris notice of hearing on Woodstone Public Improvement District No. 2 (published Apr. 8, 2021)
- The Ellis County Press, City of Ferris Resolution R-21-307 creating Woodstone PID No. 2 (published Sept. 9, 2021)
- The Ellis County Press, City of Ferris notice of hearing on Woodstone PID No. 2 Improvement Area #1 assessments (published Sept. 16, 2021)
- The Ellis County Press, City of Ferris notice of hearing on dissolving the Woodstone PID (published Sept. 16, 2021)
- The Ellis County Press, City of Ferris notice of hearing on Ferris PID No. 1 (Shaw Creek) O&M assessments (published Aug. 5, 2021)
- The Ellis County Press, Ferris PID No. 1 (Shaw Creek) 2021 Supplemental O&M Annual Service Plan Update hearing (published Nov. 18, 2021)
- The Ellis County Press, Ferris PID No. 1 (Shaw Creek) 2022 O&M Annual Service Plan Update hearing (published June 30, 2022)
- The Ellis County Press, Ferris council acts on certificates of obligation, water/wastewater study and Woodstone PID (undated)
- City of Ferris, Budgets (Transparency; includes PID Annual Service & Assessment Plan Updates link)
- The Ellis County Press, City of Ferris notice of public hearing on FY 2025-2026 budget (published Aug. 7, 2025)
- Census Reporter, Ferris, TX profile (ACS 2024 5-year)
- CensusDepth, Ferris, TX rent trends (ACS 5-year, 2023)
- City of Ferris Code of Ordinances, Sec. 50.005 water rate schedule (effective 10/1/2023, with 2024 rates)
- City of Ferris Code of Ordinances, wastewater rate chart (effective 10/1/2023, with 2024 rates)
- City of Ferris, Master Fee Schedule (August 2025)
- Rambler Newspapers, Ferris expands free waste collection with WM (Feb. 21, 2025)
- ElectricRates.org, Ferris, TX electricity (plan prices as of Oct. 28, 2026)
- BroadbandNow, Internet Providers in Ferris, TX (data valid as of Oct. 28, 2026)
- D.R. Horton, Bluff Springs, Ferris (rate disclosure rev. Aug. 17, 2026)
- Home listing, Bluff Springs (NTREIS via Real Geeks)
- Home listing, Shaw Creek Ranch (Realty Texas, sold Dec. 10, 2024)
- Home listing, Shaw Crk Ranch Ph 2 (Coldwell Banker, listed July 22, 2026)
- Century Communities, Sperling Farms, Ferris (Rosenberg plan)
- OSRM routing table (router.project-osrm.org), free-flow driving from Ferris City Hall area, queried Oct. 28, 2026
What’s coming
Public projects that will change daily life in Ferris: new jobs, roads, schools and places to go. Every project links to its source.
Ferris ISD $134.7M bond projects
Voters backed a $134.7M bond in May 2025 for a new 5th–6th grade campus, an 8-classroom Longino Elementary addition (now under construction) and districtwide upgrades.
Why it matters: More classroom space and a new campus for a growing district.
Citywide
South Creek Ranch (5,200 acres)
Cawley Partners is buying about 5,200 acres in Ferris for roughly 5,000 homes, a commercial park and data centers. Work starts on the north end along future Loop 9 near I-45.
Why it matters: Up to ~5,000 new homes, plus data centers along future Loop 9 near I-45.
FM 664 & I-45 interchange near Ferris
TxDOT is designing a wider FM 664 from I-35E in Red Oak east toward Ferris, a new four-lane link west of Ferris Road to I-45, and a new I-45 interchange (about $262M combined). Timing TBD.
Why it matters: New east-west link between Ferris and I-35E via Red Oak.
We track publicly announced projects from official and local news sources. Plans and dates change; dates are targets, not promises. Map locations are approximate. Projects don't affect the Realust Score. Know of a project we're missing? Tell us.
Growth story in Ferris
Ferris dates to 1874, when a local family deeded about 100 acres for a townsite and rail station. It was named for Judge Justus Wesley Ferris of Waxahachie and incorporated in 1882.
Ferris population, decennial Census counts1
April 1 Census counts.
Ferris population, Census Bureau estimates2
Estimates, July 1 of each year (Vintage 2025). Not Census counts.
New housing units permitted by the City of Ferris4
Census Building Permits Survey, full-year totals reported by the city. 2018 is omitted because it includes Census imputation. All units are single-family.
Ferris ISD enrollment19
Fall enrollment by school year, NCES data via Ballotpedia. No district projection was found.
New-home communities in and around Ferris6,7,8,9,10,11,12,15
| Community | Developer | Builders | Planned size | Status | Location |
|---|---|---|---|---|---|
| Bluff Springs | Walton / D.R. Horton | D.R. Horton | 215 acres, 830+ lots; ~260 more sites on 59 acres bought 2026 | Selling | FM 664 / FM 983 |
| Sperling Farms | n/p | Century Communities | 158 homes | Selling | 405 Sperling Ln (sales center) |
| Ferris Springs | n/p | Lennar | n/p | Sold out (2024) | Corsair Way |
| Woodstone | n/p | Lillian Custom Homes, John Houston Homes | n/p | Sold out | n/p |
| South Creek Ranch | Cawley Partners | None named | 5,200 acres; up to 5,000 homes plus commerce parks | Planned (ETJ) | Loop 9 corridor, north of Ferris |
| 59-acre PD request | Justin Christ (applicant) | None named | n/p | Proposed | Ferris Rd / FM 664 |
n/p = not published. Lots built to date are not published for any community.
Where Ferris is growing6,8,9,10,12,15,16
- 1Sperling Farms sales center (Century Communities)
- 2City of Ferris development office
South Creek Ranch has no published address; place it on the Loop 9 corridor north of town or leave it off. Woodstone's location is not published.
Read the full growth story guide
A brick town on the rail line
Ferris dates to 1874, when a local family deeded about 100 acres for a townsite and rail station. It was named for Judge Justus Wesley Ferris of Waxahachie and incorporated in 1882.
Clay soil made it a brick town. In 1914 it had about 50 businesses, six of them brick plants. The population then held steady for most of a century: 2,212 in 1990, 2,175 in 2000 and 2,436 in 2010.
Population: steady, then a jump
The 2020 Census counted 2,788 people. Census Bureau estimates barely moved through 2022 (2,901), then rose to 3,375 in 2023, 4,187 in 2024 and 4,291 in July 2025. That is about 53% growth from July 2020.
NCTCOG estimated 4,431 residents on January 1, 2026. No city, NCTCOG or state forecast for Ferris was found. The city manager has said the planned South Creek Ranch alone would roughly triple the city's size, but no date is attached to that.
Housing: two big years and a long runway
Census permit data show Ferris issued fewer than 30 home permits in most years before 2022, with a peak of 72 in 2017. Then came 166 in 2022, a record 302 in 2023, 43 in 2024 and 208 in 2025. Through September 2026 the city had permitted 28. Every permit since 2011 has been for a single-family home.
D.R. Horton's Bluff Springs, on FM 664 and FM 983, is the largest active community: 215 acres and more than 830 lots, built in phases under a development agreement that included plans for a MUD. Walton bought about 59 more acres for roughly 260 more homesites in June 2026. Century Communities is selling Sperling Farms, a 158-home community. Lennar's Ferris Springs and Woodstone are sold out.
The long-range story is South Creek Ranch. Cawley Partners bought the 5,200-acre ranch in the Ferris ETJ in 2025 and says it could hold up to 5,000 homes over time, after commerce parks on the north end. A 75125 address does not mean a home is inside city limits, and districts like a MUD vary by subdivision, so check each address.
What is driving it
Ferris sits on I-45 about 20 miles south of downtown Dallas. TxDOT finished a $78 million Loop 9 project in early 2025 on the segment that ends at I-45 near Ferris, including an elevated intersection at Malloy Bridge Rd and Business 45. More Loop 9 work has no set date.
Cawley plans to lead South Creek Ranch with digital commerce parks on about 2,000 acres along the Loop 9 corridor. In town, voters in November 2025 favored a $14 million streets and drainage bond, by unofficial results.
Schools: steady growth, new bond
Ferris ISD had 2,438 students in 2010-11 and 3,010 in 2024-25, by federal data. State data for 2026 show 3,044. Ferris High School had 916 students.
Voters rejected three bond propositions totaling $23.5 million in November 2022. In May 2025 they approved a $134.7 million bond, including about $73 million for a new 5th-6th grade campus and new classrooms at Longino Elementary. Some Ferris-addressed homes in Dallas County are zoned to Dallas ISD.
Values and incomes
Census survey data show the median owner-estimated home value at $84,400 in 2011-2015, $91,500 in 2015-2019 and $261,800 in 2020-2024. Median household income rose from $46,548 to $89,722 over the same periods.
These are five-year averages for a small city, with very wide margins of error. Owners occupied about 69% of homes in 2020-2024.
Not confirmed yet
- When will South Creek Ranch's first commerce park or homes start, and will the land be annexed?
- How many Bluff Springs lots are built, and how many remain?
- Where will the new Ferris ISD 5th-6th grade campus be built and when will it open?
- Does Ferris ISD have a demographer's enrollment projection?
- Is any grocery store or large retail planned along I-45 or FM 664?
- What water and wastewater capacity is planned for South Creek Ranch and Bluff Springs?
Questions people ask
What is the population of Ferris, Texas?
The Census Bureau estimated 4,291 residents on July 1, 2025. NCTCOG estimated 4,431 on January 1, 2026. The 2020 Census counted 2,788.
How fast is Ferris growing?
About 53% from July 2020 to July 2025 by Census estimates, with most of the gain in 2023 and 2024.
How many new homes are being built in Ferris?
The city permitted 762 housing units from 2020 to 2025, including 302 in 2023 and 208 in 2025, and 28 more from January to September 2026, per the Census Building Permits Survey.
What are the main new-home communities in Ferris?
Bluff Springs by D.R. Horton (830+ lots on 215 acres, plus about 260 more planned) and Sperling Farms by Century Communities (158 homes). Lennar's Ferris Springs and Woodstone are sold out.
What is South Creek Ranch in Ferris?
A 5,200-acre ranch in the Ferris ETJ that Cawley Partners bought in 2025. It plans commerce parks first and up to 5,000 homes over time; no schedule is published.
Did the Ferris ISD bond pass?
Yes. Voters approved a $134.7 million bond on May 3, 2025, after rejecting three smaller propositions in November 2022.
Is Ferris in Ellis or Dallas County?
Almost entirely Ellis County. A sliver of city limits is in Dallas County, and some Ferris-addressed areas outside the city are in Dallas ISD.
Sources (29) · checked Oct 28, 2026
- Ferris, Texas (Wikipedia; historical census table and history)
- U.S. Census Bureau, Vintage 2025 city and town population estimates, Texas (sub-est2025_48.csv)
- NCTCOG, 2026 Population Estimates Publication (Jan 1, 2026)
- U.S. Census Bureau, Building Permits Survey, annual place files, South Region (soYYYYa.txt, 2011-2025)
- U.S. Census Bureau, Building Permits Survey, South Region place file, year-to-date through Sept 2026 (so2609y.txt)
- Ellis County Press, D.R. Horton to build 830 residential lots on 215-acre Walton tract in Ferris (c. 2021)
- Dallas Morning News, More than 800 new homes planned in community south of Dallas (Nov 10, 2021)
- Hoodline, Ferris farmland faces makeover as Walton Global snaps up 59 acres (June 6, 2026; citing Dallas Business Journal)
- Homes.com, Sperling Farms by Century Communities (accessed Oct 28, 2026)
- Jome, Ferris Springs by Lennar (accessed Oct 28, 2026)
- Jome, new construction homes in Ferris, TX (accessed Oct 28, 2026)
- Cawley Partners, press release: Cawley Partners acquires South Creek Ranch (Apr 29, 2025)
- FOX 4, Massive new land development for the City of Ferris (May 5, 2025)
- Dallas Express, South Creek Ranch mega-project near Ferris (undated, c. 2025)
- Ellis County Press, City of Ferris notice of public hearing: annexation and PD zoning, 59.092 acres (published July 31, 2025)
- TxDOT Dallas District, Loop 9 fact sheet (Spring/Q2 2025)
- TxDOT, Loop 9 Segment B (I-35E to I-45)
- Ellis County Press, Nov 4, 2025 unofficial election results (Ferris special bond election)
- Ballotpedia, Ferris Independent School District, Texas (enrollment by year, NCES data)
- Texas Tribune Public Schools Explorer, Ferris ISD (state enrollment data, 2026)
- Ellis County Press, Ferris ISD lost all three of its bond propositions (Nov 2022)
- NBC DFW, Decision 2025: North Texas May 3 school bond propositions (May 3, 2025)
- SPF Municipal for Ferris ISD, Financing Plan for Unlimited Tax School Building Bonds, Series 2025 (May 14, 2025)
- Ferris ISD, Bond 2025 updates
- U.S. Census Bureau, ACS 5-year table-based summary files 2017-2021 to 2020-2024 (B25077, B19013, B25001, B25003), place 4825752
- U.S. Census Bureau, ACS 2015-2019 5-year summary file, Texas
- U.S. Census Bureau, ACS 2011-2015 5-year summary file, Texas
- City of Ferris, Economic Development
- Dallas Morning News, New plant in Ferris south of Dallas will bring 50 jobs (June 5, 2023)