Question 1

How solid is the exit price on an Abilene flip right now?

Accepted Answer

Less solid than the headline list prices suggest. The median list price was $325,000 in September 2026, up 20.4% from $270,000 a year earlier, but listings with a price cut climbed from 60 in February to 194 in September, about 42% of the 465 active listings (194 / 465). Inventory is rising off a May 2026 low of 306, and median days on market were 45 against 58 a year earlier. Size your ARV on closed comps, not on June's $340,000 list-price peak.

Question 2

What does an Abilene flip cost to carry in property tax?

Accepted Answer

No homestead exemption applies to a flip, so you carry the full investor stack. The city publishes 2.2664 per $100 of value in Abilene ISD and 2.4583 in Wylie ISD for city parcels in Taylor County (county 0.5578, city 0.7506, plus the school district). Wylie ISD runs 0.1919 per $100 higher, about $426 a year on a $222,000 house (0.1919 / 100 x 222,000), so a south Abilene address costs more to hold than its neighbor. Texas sets a May 15 protest deadline, or 30 days after the notice, so a long hold can be protested. Confirm the parcel's county and ISD, and talk to your CPA.

Question 3

What do Abilene permits and fees look like for a rehab?

Accepted Answer

Fees went up for fiscal 2026, and the review timeline is not published where we could find it. The city raised its minimum building permit fee from $60 to $75, and residential alteration plan review starts at $250. Electrical, plumbing, mechanical and roofing contractors must register with the city before work starts, and the city charges no registration fee. A 3-7 day permit review that shows up in search results belongs to Abilene, Kansas, not Abilene, Texas, so do not plan a schedule around it. Ask the city for the current turnaround on your scope.

Question 4

What should an Abilene flip budget for insurance?

Accepted Answer

Hail and wind, inland, with no coastal wind pool to price in. Taylor, Jones and Callahan counties sit outside TWIA's coastal eligibility, and hail is the leading Texas loss peril. We did not find a Taylor County average homeowners premium or local hail-loss data, so we will not quote one. Get a bound quote on the specific property before you close, and add flood only where a lender requires it, as a separate policy.

Question 5

When does distressed supply reach an Abilene flipper?

Accepted Answer

On the first Tuesday of each month, at the county courthouse. Texas Property Code section 51.002 puts non-judicial sales between 10 a.m. and 4 p.m. on the first Tuesday, on at least 21 days of notice, and the extra 20-day cure notice applies only to a debtor's residence, so on investment property the 21 days is the whole clock. In Taylor County the clerk says sales are held in the southeast foyer and the adjacent upper porch of the courthouse at 300 Oak St. Sales are for cash on one fixed day, so have funds committed before that Tuesday, not after.

Question 6

How do I comp an Abilene flip when Texas does not publish sale prices?

Accepted Answer

You lean on listing data and your own closed deals. Texas is a non-disclosure state: no statute makes a residential sale price a public record, so off-market comps are harder to find than in a disclosure state. In Abilene that matters, because the mid-tier home value was $221,910 in September 2026, up 9.7% in a year, while median list price rose 20.4%. Those two numbers moving apart is the warning sign. Support your ARV with sold comps from your agent or title company, and expect an appraisal or BPO to do more of the work.

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