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Bailey, Texas
Inside Bailey's city limits, shrink-swell clay limits houses without basements on 92% of mapped land, the highest of 11 cities in Fannin County. A shallow water table limits basements on 0%.
That clay share is above Fannin County's 66%. FEMA's flood data list 15 flood losses since 2016 in the 3 ZIP codes overlapping the city.
Data as of October 13, 2026 · sources · in Fannin County
expansive clay: shrink-swell limits slab homes
high water table: limits basements
flood losses since 2016 in 3 overlapping ZIPs
Foundation repair in Bailey
Foundation repair in Bailey: shrink-swell clay limits slab homes on 92% of Bailey's mapped land, more than in 98% of Texas cities.
| Who designs the repair | The ASCE Texas Section's repair guidelines say a Texas-licensed engineer should evaluate the foundation and design the repair (2022 guidelines) |
| Prices | Cost guide ranges compared |
Soil under Bailey city limits
| Expansive clay (limits slab homes) | 91.8% |
| High water table (limits basements) | 0.0% |
| Septic fields very limited | 91.8% |
| Clay swell (LEP, by area) | 7.5% |
| High-swell land (LEP 6%+) | 91.8% |
| Mapped soil | 250 acres |
What the numbers mean here
Clay swell averages a linear extensibility of 7.5% by land area here, and 92% of the land reaches USDA's high class (6% or more). Clay like that swells when wet and shrinks when dry, under 92% of the mapped land.
Clay shrinks as it dries: 100% of Fannin County is in drought on the latest map, and 92% of Bailey's mapped land has shrink-swell clay.
USDA rates 92% of the land very limited for septic absorption fields.
Drought in Fannin County
100% of Fannin County is in drought (D1 or worse) on the October 13, 2026 map. County detail.
Flood losses by ZIP code
FEMA flood records since 2016 in the ZIP codes that overlap Bailey. ZIP areas reach past city limits.
| ZIP | Share of city land | Flood losses | Paid |
|---|---|---|---|
| 75413 | 64% | 0 | $0 |
| 75496 | 26% | 2 | $80,820 |
| 75452 | 11% | 13 | $132,676 |
Homes
Bailey has fewer than 100 housing units in the ACS 2020-2024 estimates, too few for reliable shares.
Nearby cities
Sources: USDA SSURGO (August 5, 2026) · US Drought Monitor (October 13, 2026) · FEMA NFIP v3 (September 9, 2026). Methods · Data status