Aledo

Aledo sits west of Fort Worth on I-20, between Fort Worth and Weatherford, and the name means two things. There's the small city of Aledo, and there's Aledo ISD, a school district whose boundaries reach well beyond it, including Willow Park, Annetta and the Walsh development inside Fort Worth. For most buyers, the district is the reason they're looking here. This page covers Aledo and Willow Park, and measures what that district is actually worth.

Over the three years ending September 2026, Aledo and Willow Park produced 1,720 closed sales at a median of $530,000. I'm a Texas broker and a Certified Residential Appraiser. Here is what those sales show.

What Aledo ISD is worth

I compared 4,165 house sales across Aledo ISD and Weatherford ISD, controlling for house size, lot size, build year and date of sale. Aledo ISD came out higher every way I measured it:

All significant at p < 0.001. The honest range for a house is about 7–14%, and I'd use about 9% for a typical house.

On the land, the premium is far larger. Across about 1,080 Parker County land sales, controlling for acreage, Aledo ISD land sold about 67% above Weatherford ISD land. A two-acre homesite in Aledo ISD had a median of $231,250, against $115,000 in Weatherford ISD.

Those two numbers fit together. Buyers pay a school premium for location, and location is land. On a vacant lot, the land is the whole price, so the premium shows at full size. On a finished house, the land is only part of the price, so the same premium is diluted by the house on top of it. That's also why the premium on houses is largest on acreage (+13.7%), where land is a bigger share of what's being bought. Part of it may also be Aledo ISD's position closer to Fort Worth, which I can't separate from the district.

Against the other district premiums I've measured, Aledo ISD sits near the top:

New construction on small lots is falling fast

Controlling for size, lot and build year, Aledo-area values overall have moved −0.58% a year (p = 0.28), which is flat. Houses built before 2020 are flat (+0.08%), and resales are flat (−0.27%).

But brand-new houses are down 7.2% a year (p < 0.001), the steepest new-construction decline I've measured anywhere. Split by lot size, it's the same pattern I've found across the region, and here it's sharper than anywhere:

In the same school district, new houses on small lots are falling about 4.5% a year while new houses on acreage are rising about 4%. The district premium is real, but it doesn't protect small-lot new construction from builders competing with each other. The median brand-new house fell from about $567,500 in 2025 to about $505,000 in 2026, and new-house price per foot from $224 to $209.

Morningstar and Walsh

The two largest developments show that the lot isn't the whole story.

Both are Aledo ISD, both are on lots of about 6,500 square feet, and both are mostly new construction. Morningstar is falling about 3% a year and Walsh is rising about 4%. Walsh is the more expensive product, at about $232 a foot, and it's being sold as a premium master-planned community rather than competing on price. It's the clearest exception I've found to the small-lot pattern, and it's a reminder that what the builder is selling, and to whom, matters as much as the lot.

Walsh addresses are inside Fort Worth city limits even though they carry Aledo ISD, so confirm the city tax rate for the specific property.

Willow Park

Willow Park is the established part of the market, on I-20 at the Clear Fork of the Trinity.

Willow Park houses are older, on much larger lots, and far less exposed to builder competition. A handful of Annetta and Annetta South sales, all on acreage and around $900,000, are in the data too, but too few to measure.

Willow Park also has the commercial land. Along the I-20 frontage road, commercial pads of about an acre sold for roughly $958,000 to $1.2 million, about $22–25 a square foot, against about $130,000–190,000 for an acre of residential land nearby.

What the land is worth

Aledo had 118 closed land sales over the same three years, almost all in Aledo ISD, at a median of $249,250 on 2.1 acres.

Most of those are homesites in subdivisions like Bear Creek Ranch, Aledo Bluffs, La Madera and Summit Ranch. Land prices have been flat over the window (+3.7% a year, not significant). Land is slow: the median sale took about 120 days, 45% of land parcels that came to market never sold, and 65% of buyers paid cash.

On houses, price per foot rises with the land in the usual way: from about $200 on subdivision lots to about $265 on two to five acres and $356 on five acres or more.

What it costs

• Median close $530,000 on 2,716 square feet, about $208 per foot
• Median lot 9,148 square feet; 27% of sales on an acre or more
• Closed prices ran $60,000 to $6,255,200
• Median 57 days on market at 95.8% of original list
• 46% of sales carried seller concessions; for new houses the median was $15,000
• Effective property tax rate on resales about 1.80%
• 72% carry HOA dues, at a $325 median
• 29% of resales had a pool
• Only 10% of buyers used FHA, the lowest of any market I've measured west of Fort Worth
• Parcel-level failure rate 17.7%

Nearly all of the area, 1,667 of 1,720 sales, is Aledo ISD, with small pieces of Weatherford ISD and Fort Worth ISD. Manufactured homes are negligible, about ten sales.

How Aledo compares

Aledo is the Parker County version of what I found in Keller and Southlake: a school district premium that's real, measurable and largest on the land. What's different is how much small-lot new construction has gone in here, and that part of the market is falling fast even inside a premium district.

This isn't just a local quirk. I tested it across 19 markets and 40,703 closed sales: the size of the lot predicts which houses are losing value better than the town does, with subdivision lots down about 1% a year and acreage up about 1%.

What I look at in an Aledo house

• The school district, confirmed. Aledo ISD reaches well past the city of Aledo, and not every Aledo mailing address is in it.
• Lot size. On acreage, values are rising. On small new-construction lots, they're falling.
• If new or nearly new: what the builder is selling the same plan for today, net of incentives.
• Which development, since Morningstar and Walsh are moving in opposite directions on similar lots.
• The city, since Walsh is inside Fort Worth city limits and the tax rate follows the city.
• On acreage: the land valued separately, plus septic, well and deed restrictions.

If you're selling in Aledo

If you're on acreage or in an established part of Willow Park, the district premium is working for you and values are holding or rising. Price from recent sales on similar land, in the same district.

If you bought new on a small lot in the last few years, your competition is the builder, and builders here have been cutting prices fast. Price from what's selling new today, net of incentives, not from what you paid. The district premium doesn't protect you from that.

On pre-listing work, the order matters more than the budget. What to fix before you list, and in what order tests fourteen improvements against 33,000 closings. If the work needs doing and the cash is tied up, Compass Concierge covers it up front and is repaid at closing.

Buying or selling in Aledo

Seventeen hundred sales, a school district worth about 9% on a house and about two-thirds on the land, acreage rising, small-lot new construction falling faster than anywhere I've measured, and two big developments moving in opposite directions.

What I can tell you is what the closed sales on houses on your kind of lot, in your district and your development actually support.

Browse active listings in this price range, or call or text (682) 207-4310, or send me a note.

Figures are medians and model results from NTREIS listings and closed sales with an Aledo, Willow Park or Annetta address, and Parker County land sales, for the three years ending September 2026, reported in aggregate. The school district comparison pools these sales with Weatherford and Hudson Oaks sales. "New construction" means a house sold in or within a year after its build year. School attendance boundaries, tax rates, HOA dues and market conditions change. Confirm current figures for a specific address before relying on them. Nothing here is an appraisal or a valuation of any particular property.