76164 Home Values

While Tarrant County closings this quarter averaged roughly 26 days to close, transactions in 76164 took nearly twice as long — about 51 days — even as per-square-foot values in the zip code, near $198, edged slightly past the county's roughly $186 benchmark. Median sale price told a different story: at roughly $311K, homes in 76164 closed for more than a tenth less than the county's roughly $356K median, pointing to smaller or more modestly priced homes carrying the comparable per-foot value. Sellers gave back about seven cents on the dollar, more than the county's roughly two cents, based on MLS data for August 2026 closings in 76164, across a limited pool of 15 transactions this quarter.

Months of supply in 76164 pushed to roughly six this quarter, moving further above both the four-month threshold that typically favors buyers and Tarrant County's own reading near five. Pending contracts held at just two against 30 active listings, while new listings slowed to 15 for the quarter — well off the zip code's trailing-year pace of roughly 25 per quarter. The widening absorption gap with the county suggests 76164's slower path to closing owes more to soft local demand than to a surge of fresh supply.

Price per square foot in 76164 climbed to roughly $197 this quarter, the third consecutive monthly gain, up from about $188 in June and $163 in May, even as the broader trailing-year figure still shows prices down nearly six percent year-over-year, based on MLS data for July 2026 closings in 76164. Median sale price near $280K ran well above the trailing annual benchmark. With roughly 20 transactions closing this quarter, the sample remains modest, but sellers gave back only about a nickel on the dollar, and under-list sales fell to under a third of closings, down from the trailing year's pace of nearly half — directional evidence that pricing leverage is tilting back toward sellers.

Pipeline activity in 76164 pulled back on both sides of the ledger this quarter: pending contracts fell to just 2, down from roughly 9 in June, while new listings eased to about 20 from around 25. Active inventory held near 30, keeping months of supply near four and a half — a shift below Tarrant County's own reading near five, reversing a gap that had run the other direction for months. The thinner pending count tempers how much confirmation the pipeline offers for the quarter's price gains, even as supply continues to favor sellers relative to the county.

The pace of closings in 76164 shifted noticeably this quarter — days on market for closed transactions compressed to roughly 32, nearly half the rate recorded over the prior trailing window, a directional signal that the limited sample of transactions moved faster to contract. Based on MLS data for June 2026 closings in 76164, price per square foot climbed to around $188, a meaningful step up from the $163 range that characterized the prior period. Seller concessions appeared in nearly half of transactions this quarter, with sellers giving back an average of about $6,200 at the table. With roughly 15 closings in the quarter, trends are directional rather than definitive, but the data suggests a more active negotiating environment alongside faster deal timelines.

The pipeline in 76164 tells a more cautious story than the velocity of recent closings might imply. With only about 9 pending contracts against 31 active listings, the absorption ratio remains stretched — roughly 6 months of supply, above both the balanced-market threshold and Tarrant County's countywide figure near 5 months. New listings over the trailing three months numbered about 25, keeping supply replenishment steady. The gap between active and pending counts suggests buyer demand has not yet caught up with available inventory, a condition that directionally points toward continued buyer negotiating room.