What Is My Home Worth in Fort Worth? Here Is the Honest Answer
You will not find an instant estimate box on this page. A number pulled from county records without anyone looking at your house is a guess. 10 minutes on the call, $0, and you keep the analysis whether you list with me or not.
Figures from the May 2026 refresh of my monthly market report, sourced from M&D Real Estate and an NTREIS pull for Tarrant County. Active inventory is up 18.4% year over year at roughly 2.5 months of supply.
How Value Gets Set
What Actually Sets Your Price
Five inputs decide what a buyer will pay for your house, and none of them is an automated estimate.
Your home is worth what a ready buyer will pay for it this month, in this condition, on this street. Every other figure is an approximation of it. Getting close before you commit to a list price matters because day-one pricing is the biggest lever on what you walk away with.
The Fort Worth median sale price sits at $319,999 and has held flat year over year. Homes are taking 29 days to sell and closing at 95.0% of list. Together those describe a market with room to negotiate, so an over-optimistic list price costs you more time now than it did two years ago.
Recent Comparable Sales
Homes near yours that closed in the last three to six months, filtered to your submarket. Not pending sales and not asking prices, but what money actually changed hands for.
Condition and Updates
A 2019 kitchen and a 1994 kitchen behind the same brick facade are two different houses. Roof age, HVAC, foundation history, and flooring all move the number, and no public record captures any of it.
Variance Inside One Block
Fort Worth blocks rarely run uniform. A 1920s bungalow, a 1970s ranch, and a 2015 infill build can share a street. My neighborhood guide maps where that variance is widest.
Days on Market
Tarrant County is running a 29-day median, up four days from last year. How long comparable homes sat tells you how much patience the market has for your asking price.
Sale to List and Price Cuts
Sellers are getting 95.0% of list, and 12% of listings take a price cut first. Price above the band and you are budgeting for that cut whether you plan to or not.
Four of the Five Need a Visit
Only the market-wide statistics can be pulled without visiting your house. Condition, updates, and how your home compares with the one across the street require someone walking through it.
Automated Estimates
Why the Estimate on Your Phone Is Probably Wrong
Zillow publishes most of these caveats itself, and they are worth reading before you anchor on the number.
Portal estimates are not worthless. They are a reasonable free starting point, and Zillow describes the Zestimate that way in its own documentation. The problem is that the way these models are built lines up badly with the way Fort Worth is built.
The model reads an area far bigger than your street
Zillow states that it uses data from an area much larger than your neighborhood, in some cases up to the size of a county, to extrapolate local trends. DFW is not one market at that scale. In the ZIP-level trend I track, Aledo is up 37.9% year over year while Denton is down 7.4% on the same measure, and those two sit in different counties from each other and from you. Smoothing across that spread produces a number that fits no single submarket, and inside Fort Worth the same problem repeats street by street.
Mixed-age stock and non-uniform architecture break the comp logic
These models perform best where houses are interchangeable: same builder, same decade, same floor plan, three streets of them. Large parts of Fort Worth are the opposite. Fairmount, Ryan Place, and most of the older Tarrant County core mix eras and styles on one block, and square footage stops being a reliable proxy for value.
Unpermitted and unreported work is invisible to it
Zillow says directly that unreported additions, updates, and remodels are not reflected in the Zestimate. That cuts both ways. A converted garage nobody permitted can hurt you at appraisal, and a $40,000 kitchen the assessor never saw earns you nothing in the model. Both show up the moment a person walks the house.
School boundaries move price and do not follow city limits
Two comparable homes a mile apart can sit in different attendance zones and price differently because of it. Boundaries also shift as districts add capacity. County-scale smoothing cannot see a boundary that families pay real money to be on the right side of.
Texas is a non-disclosure state
Closed sale prices are not part of the public record in Texas the way they are in most states, so any model leaning on county assessor data is working with thinner inputs here. Licensed agents see verified sold prices through the MLS, which is a genuine data advantage here. Zillow also excludes foreclosure resales entirely, which matters if any traded near you.
Where automated estimates are useful
An automated estimate is a decent gut check on direction and a bad basis for a list price. Zillow agrees, and says so: the Zestimate is not an appraisal, it cannot be used in place of one, and its method differs from a comparative market analysis completed by a real estate agent. Zillow's own guidance is to supplement the estimate with a CMA, which is the analysis I provide free.
The Real Alternative
What Goes Into a Comparative Market Analysis
Five steps, no fee, and you keep the file whether you list with me or not.
I write Broker's Price Opinions for DFW-area banks, so I am inside MLS pricing data most weeks whether or not I have a client under contract. Valuation is part of my weekly work rather than something I prepare only when a listing appears. For the mechanics from a buyer's side of the table, my CMA walkthrough covers the same method.
Walk the house
In person or on video, about 20 minutes. Roof and HVAC age, foundation history, kitchen and bath vintage, flooring, layout quirks, and the two or three things a buyer notices in the first 30 seconds. Without this step a valuation is built from public data rather than from the house.
Pull and filter the comps
Verified sold prices from the MLS, filtered to your submarket and the last three to six months. Then the actives and pendings, because those are the houses a buyer tours on the same Saturday as yours. Competition sets price as much as history does.
Adjust line by line
Square footage, lot size, garage, year built, condition, and updates each get a dollar adjustment against your house. You see every adjustment, not just the conclusion. Disagree with one and we rerun it.
Set a band, not a number
You get a range with a recommended entry point, tested against the 29-day median and the 95.0% sale-to-list ratio. I will tell you what each end of the band costs you in time. Of the 12% of listings that take a price cut, the ones I see up close are usually priced above what the comparable sales supported.
Write the net sheet
The part most sellers never see until closing week. Sale price, minus commission, minus the owner's title policy, minus prorated taxes and concessions, equals what lands in your account.
Price Versus Net
The Number That Actually Matters Is Your Net
What your home sells for and what you keep after costs are two different figures. The second one is what funds your next house.
What Comes Out of the Sale Price
8% to 12%
- Commission Varies
- Owner's title policy About 0.58% of sale price
- Title service and recording fees Varies
- Prorated property taxes Varies
- Buyer concessions Varies
- Texas transfer tax None
Before Any of That
$5,000 to $10,000
Getting a Fort Worth home listing-ready normally costs a seller that much out of pocket for deep cleaning, minor repairs, yard work, staging, and a pre-listing inspection at around $600, all of it due weeks before a buyer is on the hook for anything.
The full breakdown of seller closing costs walks each line individually.
I pay for that prep and the inspection, funded before your sign goes up and reimbursed only out of proceeds at closing, plus a $500 moving credit at the table and no lock-in clause in the listing agreement. That is why two agents can quote you the same pricing band and leave you with net proceeds that differ by five figures. Ask for the net sheet rather than the price. My listing agent service spells out what I cover, and the seller cost calculator lets you run your own numbers first.
Total Seller Costs
Typical Texas range, commission included. All commissions are negotiable and not set by law.
Typical Prep Spend
What a traditional Fort Worth listing costs before day one.
What You Front
I pay the prep and the inspection, reimbursed from proceeds.
Every Guarantee. Every Dollar. In Writing.
What Backs the Number I Give You
A valuation is only worth something if the person behind it is accountable for what happens next. These six matter most to sellers; the full thirteen are on the guarantees page.
Paid Home Inspection
Buyer or seller, I pay for the home inspection out of my own pocket. You see every issue before signing anything.
Seller Prep Covered
Cleaning, repairs, yard work, and staging. I pay for the prep before your listing goes live, so you write zero checks before the sign goes up.
Performance Guarantee
A written savings target for buyers and a written timeline target for sellers. Miss it and I pay the gap out of my commission at closing.
Cancel Anytime
No 6-month buyer agreements and no exclusive listings with lock-in clauses. Send me a text and the representation ends that day.
Moving Credit at Closing
A $500 closing credit for buyers and sellers, applied toward movers, boxes, or the first night's takeout. Yours when you close.
Accountability Penalty
If I'm late, dishonest, or drop a ball on any commitment, I Venmo or Zelle you $100 on the spot. Real-money standards, not slogans.
Don't Take My Word For It
What Sellers Say About the Price They Got
Past sellers, with phone numbers published on the client references page so you can call and ask.
"The best in the business! Sold our home for more money than we expected."
"Working with Conner to sell our home was a wonderful experience! He was very knowledgeable about the entire process and made it as painless as possible. We appreciated his professional, yet personal approach!"
"I recently had the pleasure of working with Conner during the sale of our house, and I couldn't be happier with the experience. From start to finish, Conner demonstrated exceptional professionalism, communication, and dedication."
Common Questions
Fort Worth Homeowners Ask Me These
How accurate is a Zestimate on a Fort Worth home?
Treat it as a starting point, not a price. Zillow states in its own documentation that the Zestimate is not an appraisal, that unreported additions and remodels are not reflected in it, and that the model pulls from an area much larger than your neighborhood, up to the size of a county. Fort Worth is a poor fit for county-scale smoothing because the housing stock changes character block to block. Zillow itself recommends supplementing the estimate with a comparative market analysis from an agent, which is what Conner produces inside the free Initial Consultation.
Does Conner charge for a home valuation?
No. The comparative market analysis is free, and there is no obligation attached to it. Conner delivers it inside the 10-minute Initial Consultation. If the call wastes your time, he Venmos or Zelles you $100 before it ends. Homeowners who are two years out from listing are welcome to book it, and plenty do.
Why is there no instant home value tool on this site?
Because an instant tool would return the same county-level guess every portal already gives you, and it would trade your email address for it. Conner would rather spend 10 minutes reading your actual block and hand you a real number. There are no forms anywhere on this site for the same reason.
What does a comparative market analysis actually include?
Recent sold comparables filtered to your submarket, not the metro. Line-by-line adjustments for square footage, lot, age, condition, updates, and layout. Current actives and pendings, since those are the homes a buyer tours on the same Saturday as yours. A pricing band rather than a single number. And a net sheet showing what lands in your account after commission, the owner's title policy, prorated taxes, and concessions.
Do Texas non-disclosure rules affect my home value estimate?
They affect the inputs. Texas is a non-disclosure state, so closed sale prices are not part of the public record the way they are in most states, and any model leaning on county records works from a thinner data set here. Licensed agents see verified sold prices through the MLS, which is one concrete reason an agent-built analysis beats a public-records model in Texas.
What does Conner cover for a seller before the listing goes live?
The full pre-listing prep: cleaning, repairs, yard work, and staging, paid before the sign goes up so the seller writes zero checks. He also pays for the pre-listing inspection, which runs about $600, credits $500 toward moving at closing, and signs a cancel-anytime listing agreement with no lock-in clause. In a traditional listing that prep runs a Fort Worth seller $5,000 to $10,000 out of pocket.
Related Guides
Next Steps for Fort Worth Sellers
Selling
Selling a House in Fort Worth: 2026 Guide
The full seven-step process, the Texas legal checklist, and a working seller-cost calculator you can run against your own price.
Market Data
The DFW Real Estate Market Report
Median price, days on market, inventory, and sale-to-list, refreshed monthly with the source named against every figure.
Listing Agent
What I Cover as Your Listing Agent
Prep paid up front, a cancel-anytime agreement, and the seller-side guarantees written into the paperwork before you sign.
Ready to Stop Guessing?
10 Minutes on the Call. A Real Number. $100 If It Wastes Your Time.
Tell me the address, the condition, and roughly when you want to move. I build the comparative market analysis and the net sheet, and you keep both either way. The call takes about ten minutes. If the numbers need a walkthrough, we book that separately (about twenty minutes) in person or on video.
Prefer to see the calendar first? The booking page has the full agenda.
Serving Dallas, Tarrant, Ellis, Parker, Johnson, Collin, Wise, and Denton Counties · TX License NTREIS-0704632
Every completed Initial Consultation is entered in the $2,000 monthly drawing.