Hill County Land & Ranch Market Report
Q3 2026 — Hill County
What We're Seeing in Hill County
We regularly monitor the 100+ acre land and ranch market conditions in Hill County. Within Hill County there are 22 properties listed for sale (18 land only, 4 residential properties with land), 3 properties under contract or pending, and 14 properties that have sold (10 land only, 4 residential properties with land). The average price per acre is $10,178 per acre and average days on market is 139 days.
About Hill County
Hill County sits in north-central Texas on the Blackland Prairie, Grand Prairie, and Eastern Cross Timbers, about halfway between the DFW metroplex and Waco. It was carved out of Navarro County in 1853 and named for Dr. George Washington Hill, who had served as Sam Houston’s secretary of war. Hillsboro became the county seat that same year and grew as a cotton-and-rail town; the Chisholm Trail also cut through the northwest corner in the early 1870s. Today the county still has a strong ag backbone — cattle, hay, grain, and remaining cotton — alongside lakes (Whitney, Aquilla) and a mix of prairie and Cross Timbers country. Rainfall typically runs in the mid-30s inches a year (more as you get closer to Navarro County).
Why I-35 matters
Hillsboro sits at the split of I-35 East and West — roughly 55 miles south of Fort Worth and about 35 miles north of Waco. That corridor is the spine connecting DFW to Central Texas (and one of the most important highways in the United States), so Hill County acreage is an easy day-drive for metro buyers and a natural stop for commercial traffic. Frontage and nearby tracts tend to draw more interest (and often stronger pricing) than comparable land farther off the interstate. Recent I-35 commercial activity around Hillsboro — including Buc-ee’s and redevelopment at the old outlet mall site — is a visible reminder of how the highway keeps pulling investment through the county
Recent headlines: data centers and solar
Data centers. In May 2026, Hill County became the first Texas county to approve a temporary pause on new data centers (and related large power/battery projects) in unincorporated areas, after residents raised concerns about water, power, noise, and rural quality of life around a proposed large campus near Hillsboro. About two weeks later — after a developer sued seeking over $100 million in damages over a planned 800+ acre project — commissioners rescinded the moratorium and replaced it with a developer review checklist covering water use, traffic, noise, infrastructure, and economic impacts. The episode put Hill County in the middle of a statewide fight over how (and whether) rural counties can manage AI-era industrial demand on unzoned land.
Solar. Utility-scale solar is already reshaping parts of the county’s landscape and tax base. Primergy’s Ash Creek Solar (~408 MW) is operating in Hill County, with other facilities online or in the pipeline — including Sun Valley Solar (~250 MW, operational) and a ~200 MW Hillsboro-area project under construction targeting commercial operation around late 2027, plus additional planned capacity. For landowners, that means lease income and local tax contributions; for buyers and sellers of ranchland, it means more competition for suitable acreage and a market that now prices both traditional ag use and energy/industrial demand. We've found that solar facilities will pay very good money for properties that fit all of their requirements.
Standout Properties
If you're looking to buy in Hill County, here are some properties that you should look at and why we like these properties.
173 Hill County Road 1341, Hillsboro, TX
This 208± acre property is anchored by a ~25-acre soil conservation lake with grassy, walkable shoreline—suited for fishing along the bank or with a small boat, kayak, or jet ski—along with a connected pond system that adds water access across multiple pastures. The land supports an active hay and cattle operation, with roughly 65 acres in cultivation and interior fencing for the pastured areas. Interior roads connect the barn, home, and lake, and the property carries an agricultural exemption. The cultivated ground is under a simple annual crop lease that does not affect use of the home, barn, or pastures. Mature shade trees surround a 1,814 sq ft home with 3 bedrooms and 2 baths, and the 60×40 barn adds drive-through bays, stalls, and equipment storage— well suited for a few personal horses alongside the cattle operation. Twenty-plus years in the same family, this is a working property with a rare private lake close to I-35.
104 Private Road 216, Whitney, Texas
This ranch overlooks the Brazos River Valley and used to be home to two camps - Buffalo Ridge and Prairie Valley Presbyterian Church Camp. Nearly 400 acres in size with approximately 80' of elevation change, this property has a lot to offer. There is a lodge for entertaining multiple indoor and outdoor dining areas that offer extensive views of the ranch. There is a bunkhouse with 8 bedrooms, four cabins, a manager's house, and two cottages. The property is high fenced for game, has trails throughout the property, and offers lots of opportunities as a retreat, wedding venue, or family gathering place.
Guidance for Buyers
The majority of sales in Hill County over the last year have been clustered within 5 miles of the I-35 corridor as Hill County is one of the few remaining areas between Austin and Oklahoma where land along I-35 is available at reasonable pricing. There is an ~20 mile stretch from Itasca to Hillsboro where there are no service roads along I-35, and it's one of the last remaining stretches of I-35 without service roads. Outside of the I-35 corridor there are more properties available and fewer buyers competing for these properties. Look for properties that have access to water from a rural water district because the service providers in the area are having trouble adding new meters to their system. If you're looking for farm land, we recommend looking east of Hillsboro towards Brandon and Bynum. If you're looking for hunting/recreation land, we recommend looking west of Hillsboro to get closer to the Brazos River and Lake Whitney.
Guidance for Sellers
Pricing in Hill County varies considerably from east to west because the reason people buy is different. Central Hill County pricing is defined by access to I-35 - the closer you are, the higher the price for your land will be. Properties along I-35 with service road frontage can bring several dollars per square foot ($80K per acre or more) where properties on the eastern or western sides of Hill County will typically bring less than $10K per acre. Investing in a water meter or an additional water meter is a smart decision. Monthly minimums on water meters are typically less than $50/month and may include some usage depending on the water company. Additional meters provide buyers with extra pressure or the opportunity to subdivide the property at a future date. It also allows you to separate out the tenant farmer/rancher's (if you have one) usage from your personal usage.
About Story Group Land & Ranches
Story Group Land & Ranches has more than 25 years of experience helping buyers and sellers navigate Texas land and ranch markets through every type of market condition. We focus on clear representation, local market knowledge, and a straightforward process from first conversation through closing. As landowners, we understand that your property is more than just an investment - it's where your grandson took his first deer, late night campfire stories were told, your granddaughter learned to drive the tractor, where you sat back and watched the sunset over the pond, and all the moments that mattered in between. Our goal is to capture these memories and facilitate a smooth transition to the next owner.
As realtors, we understand and specialize in the business aspect of real estate. We understand how various factors like flood plain, road frontage, size and shape of a property, minerals, water availability, and many others affect the value of your property. When we represent you, we take the time to carefully research, document, and explain our recommendations to you as well as potential buyers.
Above all, you can expect honesty and integrity in all that we do. We put our family name on our business, which means everything to our legacy.
Service areas:
Bosque County
Denton County
Erath County
Hill County
Hood County
Johnson County
Limestone County
McLennan County
Navarro County
Somervell County
Tarrant County
Wise County
Questions about land in your county? Visit storygroupland.com or reach out to us today.
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