Ellis County, Texas · Wholesaling

Wholesaling Real Estate in Ellis County, Texas

If you want to break into real estate in Ellis County without a large bankroll, wholesaling is one of the most practical ways to start. Your job is to find a discounted property, put it under contract, and connect it with a cash buyer who wants the deal.

Assign contractsCash buyersProbate leadsPre-foreclosureAbsentee owners

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Ellis County, Texas areas and ZIP codes map for real estate investors
$479,998
Median listing price (up 4%)
3,234
Active listings in Ellis County
60 days
Average time on market
$2,000
Median rent (down 2.2%)

Market data: Realtor.com Ellis County housing market, October 2026. Zillow Home Value Index for Ellis County: $371,935 (down 0.9% from a year earlier), August 2026. View homes on Zillow.

Carolynn Castillo, ForeclosuresDaily.com customer

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Listed and sold 25 properties and personally bought and sold four fix-and-flip properties, all generated from probate leads.

Carolynn Castillo
Realtor & Broker · eXp Realty

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Local market snapshot

Why wholesale real estate in Ellis County?

Wholesaling needs little capital because you control a property with a contract and an earnest money deposit, not a mortgage. In addition, your buyer handles the repairs, so you never manage contractors, and many assignments close in weeks rather than months.

Ellis County’s county seat is Waxahachie. Its ZIP codes span communities such as Bardwell, Ennis, Ferris, and Palmer, and motivated-seller situations such as inherited homes, tired rentals, and pre-foreclosures show up across all of them.

Local investors who track probate filings, divorces, and foreclosure notices in Ellis County and reach owners early tend to find the best off-market deals.

Ellis County wholesale real estate investors finding off-market deals
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Step-by-step

How does wholesaling real estate work in Ellis County?

Every wholesale deal follows the same path, from the first lead to the assignment fee:

Find a distressed property

Initially, use targeted lead generation to find owners with a reason to sell, such as heirs, tired landlords, or owners facing foreclosure.

Run the numbers

Next, estimate the after-repair value (ARV) from nearby sales, because your offer depends on it.

Sign a purchase contract

Then agree on a price that leaves room for your buyer’s profit as well as your assignment fee.

Find a cash buyer

After that, match the deal with a flipper, landlord, or other cash buyer from your list.

Assign the contract

In addition, transfer your rights under the contract to the buyer in exchange for your fee.

Collect your fee

Finally, the title company or closing attorney usually pays your assignment fee at closing.

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Targeted real estate lead generation

Motivated sellers who want to liquidate fast

For this reason, ForeclosuresDaily.com’s off-market real estate platform covers every major distress signal in Ellis County, cross-referenced with tax rolls and property appraiser records.

Probate LeadsExecutors who must sell before the estate can close.Get probate leads →Pre-Probate LeadsFamilies who may sell before a probate case is filed.See pre-probate leads →Inheritance LeadsHeirs who want to sell because they will not keep the home.View inheritance leads →Foreclosure LeadsOwners behind on payments who want to sell before auction.Explore foreclosure leads →Divorce LeadsCouples who must sell when they divide shared assets.Find divorce leads →Eviction LeadsTired landlords who want out because of problem tenants.Browse eviction leads →Code Violation LeadsOwners facing fines because of open violations and costly repairs.Check code violation leads →Tax DelinquencyOwners behind on property taxes who need cash soon.Target tax-delinquent owners →Absentee Owner LeadsOut-of-area owners, especially those far from the property.Reach absentee owners →Life Leads & FSBOOwners selling on their own rather than with an agent.Shop all lead products →
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Find a deal

How do you calculate a wholesale offer in Ellis County?

Every offer starts with the ARV, which is what the home will be worth once it is fixed. For example, the 70% Rule says your buyer should pay no more than 70% of ARV minus repairs. Because your assignment fee comes out of that number, your contract price must be even lower.

For instance, here is the math using the Ellis County median listing price as the ARV, an 8% repair budget, and a typical assignment fee.

Wholesale offer example

ARV$479,998
70% of ARV − repairs ($38,000)$297,999
Your assignment fee− $14,000
Your contract price$283,999
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Zip codes

Ellis County ZIP codes to watch

Start your search in these Ellis County ZIP codes, and then expand as you learn which areas your buyers want. Next, choose a ZIP code from the menu to open its investing data.

BardwellZIP 75101Wholesale

Bardwell (75101) market snapshot

Bardwell is a city in Ellis County, Texas. Population: 625 (2020 census).

Investor note: Has its own local government, so check its code-violation, vacant-property, and rental-registration lists. Small market: few sales each year, so verify every comp and keep a local buyers list. Pull probate, pre-foreclosure, and absentee-owner leads for 75101 to find motivated sellers here.

EnnisZIP 75119$284,995Negotiate

Ennis (75119) market snapshot

$284,995 ▼ 3.6%Median listing price
$175Price per sq ft
59 days ▼ 16.2%Days on market
$1,750 ▼ 7.9%Median rent
315 ▲ 14.2%Active listings
7.4%Gross rent yield

In addition, the Zillow Home Value Index is $264,944 (down 2% from a year earlier) as of August 2026.

Ennis is a city in eastern Ellis County, Texas. Ennis is home to the annual National Polka Festival. It is part of the Dallas-Fort Worth metroplex. Population: 20,159.

Investor note: Historic properties: check historic-district rules before planning exterior renovations.

Max offer when the ARV equals the median price$284,995 × 70% − $23,000 repairs = $176,497 max offer

Also see the full 75119 market report on Realtor.com →Then view 75119 homes on Zillow →

FerrisZIP 75125$321,250Buy & hold

Ferris (75125) market snapshot

$321,250 ▲ 2.3%Median listing price
$182Price per sq ft
77 days ▲ 71.1%Days on market
$2,350 ▲ 8.8%Median rent
93 ▼ 17.1%Active listings
8.8%Gross rent yield

In addition, the Zillow Home Value Index is $291,047 (down 0.7% from a year earlier) as of August 2026.

Ferris is a city in Dallas and Ellis counties in the U.S. state of Texas. It is 20 miles south of downtown Dallas.

Max offer when the ARV equals the median price$321,250 × 70% − $26,000 repairs = $198,875 max offer

Also see the full 75125 market report on Realtor.com →Then view 75125 homes on Zillow →

PalmerZIP 75152$375,000Flip & wholesale

Palmer (75152) market snapshot

$375,000 ▲ 4.2%Median listing price
$208Price per sq ft
88 days ▲ 72.5%Days on market
$1,612 ▼ 2.3%Median rent
38 ▲ 5.4%Active listings
5.2%Gross rent yield

In addition, the Zillow Home Value Index is $321,319 (down 0.1% from a year earlier) as of August 2026.

Palmer is a town in Ellis County, Texas. It is part of the Dallas–Fort Worth metroplex. Population: 2,393.

Max offer when the ARV equals the median price$375,000 × 70% − $30,000 repairs = $232,500 max offer

Also see the full 75152 market report on Realtor.com →Then view 75152 homes on Zillow →

OvillaZIP 75154$409,450Wholesale

Ovilla (75154) market snapshot

$409,450 ▲ 2.7%Median listing price
$181Price per sq ft
58 days ▼ 5.7%Days on market
$2,300 ▲ 3.6%Median rent
292 ▲ 12.1%Active listings
6.7%Gross rent yield

In addition, the Zillow Home Value Index is $348,717 (down 1.9% from a year earlier) as of August 2026.

Ovilla is a city in Dallas and Ellis Counties in the U.S. state of Texas. Population: 4,304 (2020 census).

Max offer when the ARV equals the median price$409,450 × 70% − $33,000 repairs = $253,615 max offer

Also see the full 75154 market report on Realtor.com →Then view 75154 homes on Zillow →

WaxahachieZIP 75165$455,000Wholesale

Waxahachie (75165) market snapshot

$455,000 ▲ 9%Median listing price
$188Price per sq ft
56 days ▼ 14.5%Days on market
$1,949 ▼ 1.9%Median rent
815 ▲ 1.4%Active listings
5.1%Gross rent yield

In addition, the Zillow Home Value Index is $349,003 (down 1.7% from a year earlier) as of August 2026.

Waxahachie an exurb south of Dallas, is a city in and the county seat of Ellis County, Texas. The city was founded in 1850, and incorporated in 1871. Much of the employment is provided by a number of industries and by educational institutions, including primary and secondary schools, a community college and a private university. Population: 41,140.

Investor note: Nearby college: steady rental demand for buy-and-hold buyers.

Max offer when the ARV equals the median price$455,000 × 70% − $36,000 repairs = $282,500 max offer

Also see the full 75165 market report on Realtor.com →Then view 75165 homes on Zillow →

ForrestonZIP 76041Wholesale

Forreston (76041) market snapshot

Forreston is an unincorporated community in Ellis County, Texas. It lies on U.S. Route 77, 8 miles south of the county seat of Waxahachie.

Investor note: Unincorporated area: permits, liens, and code enforcement are handled by the township or county, so pull records there.

MaypearlZIP 76064$396,900Flip & wholesale

Maypearl (76064) market snapshot

$396,900 ▲ 5.8%Median listing price
$185Price per sq ft
83 days ▲ 15.3%Days on market
n/aMedian rent
19 ▼ 40.7%Active listings
n/aGross rent yield

In addition, the Zillow Home Value Index is $375,093 (up 2.3% from a year earlier) as of August 2026.

Maypearl is a city in Ellis County, Texas. Population: 939.

Max offer when the ARV equals the median price$396,900 × 70% − $32,000 repairs = $245,830 max offer

Also see the full 76064 market report on Realtor.com →Then view 76064 homes on Zillow →

MidlothianZIP 76065$549,900Wholesale

Midlothian (76065) market snapshot

$549,900 ▲ 2.7%Median listing price
$205Price per sq ft
58 days ▼ 3.7%Days on market
$2,184 ▲ 4%Median rent
917 ▲ 10.7%Active listings
4.8%Gross rent yield

In addition, the Zillow Home Value Index is $456,191 (down 0.4% from a year earlier) as of August 2026.

Midlothian is a city in northwest Ellis County, Texas. The city is 25 miles southwest of Dallas. It is the hub for the cement industry in North Texas, as it is the home to three separate cement production facilities, as well as a steel mill. Population: 35,125.

Investor note: Industrial history: older housing stock often needs updates, which suits fix-and-flip buyers.

Max offer when the ARV equals the median price$549,900 × 70% − $44,000 repairs = $340,930 max offer

Also see the full 76065 market report on Realtor.com →Then view 76065 homes on Zillow →

ItalyZIP 76651$319,990Negotiate

Italy (76651) market snapshot

$319,990 ▼ 7.8%Median listing price
$183Price per sq ft
101 days ▲ 34.7%Days on market
n/aMedian rent
27 ▼ 22.5%Active listings
n/aGross rent yield

In addition, the Zillow Home Value Index is $260,249 (up 1.7% from a year earlier) as of August 2026.

Italy is a town in Ellis County, Texas. The community was named after Italy by a settler who had visited the European country. Population: 1,926.

Max offer when the ARV equals the median price$319,990 × 70% − $26,000 repairs = $197,993 max offer

Also see the full 76651 market report on Realtor.com →Then view 76651 homes on Zillow →

Choose a ZIP code from the menu to see its investing data, then compare markets. Market data: Realtor.com, October 2026, and Zillow Home Value Index, August 2026. Also, gross rent yield is 12 months of median rent divided by the median listing price; the max offer assumes repairs of 8% of the median price.

Antonio Stringfield, ForeclosuresDaily.com customer

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Antonio Stringfield
Probate investor · Los Angeles

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Cash buyers

How do you build your buyers list in Ellis County?

Build your buyers list before you sign your first contract. Your best buyers are cash buyers who can close quickly, such as flippers, landlords, and small builders.

  • First of all, attend local real estate investor meetups.
  • Also, review recent cash sales in county records to find active buyers.
  • Then connect with title companies, hard money lenders, and property managers.
  • Finally, ask every buyer for their buy box: areas, price range, and rehab level.
Contracts

What does assigning contracts mean in Texas?

Assigning contracts means transferring your rights as the buyer under a purchase agreement to another investor. Your contract should allow assignment, and your buyer typically pays your assignment fee at closing.

Wholesaling is legal in most states, but the rules differ. Some states require disclosures or a real estate license for certain activities, so review your contracts with a Texas real estate attorney before you start.

Nancy Wallace-Laab, ForeclosuresDaily.com customer

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Nancy Wallace-Laab
Investor · nearly 20 years

Nancy focuses on the best outcome for both the seller and the investor, drawing on nearly 20 years of real estate investing experience.

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In fact, since 2004, ForeclosuresDaily.com has helped investors, wholesalers, flippers, and agents reach motivated sellers first.

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More guides

More wholesaling guides in Texas

Compare nearby markets before you choose where to farm. For example, these local guides cover other Texas cities and counties:

Bell County · Bexar County · Brazoria County · Cameron County · Dallas County · Denton County · Fort Bend County · Harris County · Hidalgo County · McLennan County

Also, see Wholesaling Real Estate for Profit for the profit math and guides in every state.

FAQ

Wholesaling questions for Ellis County

How do you wholesale real estate in Ellis County?

First of all, find a motivated seller through probate, pre-foreclosure, or absentee-owner leads. Then sign a contract at a discount, and finally assign it to a cash buyer for a fee.

Is wholesaling legal in Texas?

Wholesaling is legal in most states, but the rules vary. For example, some states require disclosures or a license for certain activities, so have a Texas real estate attorney review your contracts.

How much can you make wholesaling in Ellis County?

Assignment fees vary by deal. For instance, a fee of about 3% on a home priced near the Ellis County median of $479,998 would be roughly $14,000.

Which Ellis County ZIP codes have the lowest entry prices?

Among the ZIP codes in this guide, the lowest median listing prices are in 75119 (Ennis) at $284,995, 76651 (Italy) at $319,990, and 75125 (Ferris) at $321,250, based on Realtor.com data from October 2026.

Where do Ellis County foreclosures come from?

Most start with missed mortgage payments, so pre-foreclosure filings appear months before an auction. As a result, investors who reach owners early can buy before the home is listed.

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