75022 Home Values

The housing stock in 75022 splits into two distinct worlds. East of FM 2499, Wellington dominates with Highland Homes and Toll Brothers builds from the early 2000s on third-acre lots, mostly four and five bedrooms with game rooms and stone fireplaces. West toward Grapevine Lake, the lots blow out to full acres and beyond -- River Oaks Estates, Chateau Du Lac, and scattered unplatted parcels with detached guest houses and private lake access. You'll find a handful of 1960s ranch houses on the lake side that longtime owners have held for decades, plus occasional raw acreage listings that rarely last.

This is a zip code cooling from the top. Sellers are giving back nearly half a percent in concessions on a median north of eight hundred thousand, which tells you buyers at this price point have leverage they did not have two years ago. Almost five months of supply means inventory is stacking, and the year-over-year median has slipped. The Wellington resales are feeling it most -- cookie-cutter five-bedrooms are competing against each other while the lake estates still trade on scarcity.

If you are listing a Wellington resale, your competition is other Wellington resales -- not the lake properties. Price to the cluster, not the zip median. Concessions are already standard here, so bake them into your net and stop treating them as a surprise at the closing table. Sellers on acreage near the lake still hold cards; just make sure your listing highlights the lot, not the house.