Fort Worth Market Report
Fort Worth Real Estate Market: Current Trends
A clear read on the Fort Worth real estate market this month, so you know whether to buy, sell, or wait.
Overview
Where the Fort Worth Market Stands Right Now
Prices have leveled off after the 2024 peak. Days on market are creeping up from last spring's lows. Sellers are still in a slim majority on supply, but pricing discipline is no longer optional.
M&D Real Estate, May 2026
M&D Real Estate, May 2026
M&D Real Estate, May 2026
Trend
Median Sale Price Over Time
Last 12 months · NTREIS Tarrant County
How to read the overview chart
The Fort Worth median peaked at roughly $334,900 in mid-2024, dipped to about $305,000 through 2025, and has settled at $319,999 for May 2026. Year-over-year movement is flat. That is not a crash signal. It is a plateau after three years of double-digit appreciation.
Zillow's broader Home Value Index, which captures all homes (not just recent sales), reads $299,655 as of April 2026, down −2.5% year over year, with a 12-month forecast of $292,000. The MLS sale median and the index tell the same story from different angles: prices are not falling fast, they are simply finished climbing for now.
The sale-to-list ratio dropping below 96% says sellers are negotiating. Days on market drifting toward a month says buyers have time to think. I pull this data from NTREIS and the local MLS each week.
Want the data for your zip code, not the metro?
I'll pull the same NTREIS read at the neighborhood level (comp prices, recent closings, current active and pending) in a free 10-minute consultation.
Supply
Inventory, New Listings, Months of Supply
Active inventory has loosened back toward pre-2021 norms. Months of supply at 2.5 still leans seller (anything under 4.0 does), but the gap with a true balanced market (5.0 to 6.0) is closing. What that means for buyer leverage breaks down differently in each price band.
NTREIS, Tarrant County week of 2026-05-19
NTREIS, Tarrant County month-to-date May 2026
M&D Real Estate, May 2026
M&D Real Estate, May 2026
Trend
Active Inventory Over Time
Last 12 months · NTREIS Tarrant County
How to read the supply chart
Months of supply at 2.5 means: at the current pace of closings, the active inventory would clear in two and a half months. The textbook ranges (under 4.0 favors sellers, 4.0 to 6.0 is balanced, over 6.0 favors buyers) say Fort Worth is still seller-leaning, but only just.
Active inventory is up +18.4% year over year. New listings are running +6.1% above last May. The pipeline is rebuilding, slowly. Spring 2026 added inventory faster than spring 2025 cleared it, which is why DOM is creeping up.
The broader DFW market (per the M&D May 2026 report) sits at 4.5 months supply, already balanced. Fort Worth proper is tighter than Dallas, Mansfield, or the northern suburbs. See the seller playbook for the pricing implications.
Thinking about listing this spring?
Prep, photography, staging, and the price strategy: I cover the work and the math in the free consultation. If you list, the prep is paid by me up front.
Demand
Buyer Pressure, Negotiation Room, and Price Discipline
One in five Fort Worth homes still closes above asking. About one in eight has had at least one price drop. The two numbers, side by side, paint the real demand picture better than any single headline.
M&D Real Estate, May 2026
M&D Real Estate, May 2026
M&D Real Estate, May 2026
Trend
Sale-to-List Ratio vs % Sold Above List
Last 12 months · NTREIS Tarrant County
How to read the demand chart
Sale-to-list at 95.0% means a $300,000 list price is closing around $285,000 on average. That is real negotiating room, but only on the right homes. Listings priced at the median or below still get full ask or close to it.
20% sold above list and 12% with at least one price drop tell two halves of the same story. Twenty percent of homes still trigger a bidding war, usually move-in ready product under $325K with strong photos. The other twelve percent are sellers who overshot on price and are walking it back.
Zillow's read on the same period: $299,655 typical home value, 15% of homes sold above list, 30 days to pending. Different cut, same conclusion. The deals are not in the headline number. They are in the negotiation. See the buyer playbook.
Which homes are actually negotiating, and how much?
I track price drops weekly across Tarrant County. In the free consultation I show you the addresses that just cut and the math on the offer that would land.
Submarkets
The Six Tarrant County Submarkets I Work
The metro median masks real spreads. Here is where each of the major submarkets sits this month, with the one-line read from working the area personally.
Submarket
Fort Worth
- $280K–$340K median band
- 29 days on market
Anchor of the metro. Move-in-ready inventory under $325K still draws competing offers in 2 to 3 weeks.
Submarket
Arlington
- $300K–$360K median band
- ~30 days on market
Tracks Fort Worth on price but DOM creeps higher on dated mid-2000s product. Strong rental demand near UTA.
Submarket
Mansfield
- $400K–$480K median band
- ~35 days on market
School district premium intact. Newer construction adds inventory; sellers above $500K are negotiating.
Submarket
Keller
- $550K–$650K median band
- ~40 days on market
Move-up buyer pool from Fort Worth and Southlake. Days on market doubled YoY above $700K.
Submarket
Southlake
- $900K–$1.1M median band
- ~45 days on market
Luxury band sitting longer. Sale-to-list ratio drops below 92% above $1.5M. Spring traffic concentrated on Carroll ISD-zoned homes.
Submarket
North Richland Hills
- $340K–$400K median band
- ~30 days on market
Value play between Fort Worth and Keller. Renovated 80s ranches under $380K close fastest.
Move Now, or Wait?
Free 10-Minute Consultation
Real Numbers, No Pitch
I read the current Fort Worth NTREIS data against your specific situation, whether buyer, seller, or relocator. No pitch, just the numbers. If the call wastes your time, $100 hits your Venmo before you hang up.
Serving Dallas, Tarrant, Ellis, Parker, Johnson, Collin, Wise, and Denton Counties · TX License NTREIS-0704632