Burleson sits on I-35W just south of Fort Worth, split between Johnson and Tarrant counties. It's the largest and most established market on the south side, with houses from every decade since the 1960s and much less new construction than the cities around it. That turns out to matter a great deal.
Over the three years ending September 2026, Burleson produced 2,822 closed sales at a median of $358,000. I'm a Texas broker and a Certified Residential Appraiser. Here is what those sales show.
Holding, next to a market that isn't
Controlling for house size, lot size and build year, Burleson values have moved −0.65% a year, at p = 0.13, which is not distinguishable from flat. It stays there on site-built houses only (−0.57%), with build-decade controls (−0.62%), and excluding the largest subdivision, Summercrest (−0.51%).
Houses built before 2020 come out at −0.92% (p = 0.045), a small decline at the edge of significance. Resale price per foot drifted from $180 in 2024 to $173 in 2026. So the fair description is flat to slightly soft.
That's worth putting next to Crowley, which borders Burleson to the west:
| Burleson | Crowley |
Closed sales | 2,822 | 1,704 |
Median close | $358,000 | $320,000 |
Built in the 2020s | 18% | 53% |
Sold brand-new | 12% | 48% |
Annual trend | flat | −3.60% |
Two neighbouring cities, the same freeway access, a similar price range, and one is falling nearly four times faster than the other. The biggest visible difference is how much new construction each one has. I can't prove that's the cause from sales data alone, but the pattern shows up across most of the markets I've measured south of Fort Worth: where builders dominate, new construction is falling, and it pulls hardest on the houses closest to it in age and price. Joshua, where new-construction prices have held, is the exception.
Burleson's new-construction share is also shrinking, from 17% of sales in late 2023 to 8% in 2026.
What it costs
- Median close $358,000 on 2,049 square feet, about $179 per foot
- Median lot 8,902 square feet; 15% of sales on an acre or more
- Median build year 2004
- Closed prices ran $82,000 to $3,184,000
- Median 38 days on market at 96.8% of original list; 17.4% under contract within a week, the fastest of the south-side markets
- 55% of sales carried seller concessions, at a $7,500 median
- Effective property tax rate on resales about 2.07%, in both the Johnson and Tarrant County parts of the city
- 41% carry HOA dues, at a $400 median
- 15.7% had a pool
- Parcel-level failure rate 15.8%
The stock is spread across decades in a way the newer south-side markets aren't: about 1,060 sales built from the 1960s through the 1990s, 727 from the 2000s, 475 from the 2010s and 515 from the 2020s. That spread is part of why a Burleson comparable set needs to be built by age as well as size. Vintage is worth about 0.4–0.8% a year in the model, so a 1985 house and a 2005 house of the same size are roughly 10–17% apart.
Land
Burleson had 148 closed land sales over the same three years, at a median of $165,000 on 1.32 acres.
Parcel size | Sales | Median price | Per acre |
Half an acre to 1.5 acres | 78 | $157,000 | about $141,000 |
1.5 to 3 acres | 27 | $192,000 | about $92,000 |
3 to 6 acres | 14 | $255,000 | about $62,000 |
6 to 15 acres | 18 | $370,000 | about $43,000 |
Controlling for acreage, Burleson land prices have risen about 11% a year (p = 0.01), while house prices have been flat. The houses are holding; the ground under them is getting more expensive.
About 48% of land parcels that came to market never sold, and 61% of the ones that did were bought with cash. Price acreage from closed land sales, not from what's listed.
Across the south side, the price of an acre lines up with which markets are holding:
The three most expensive, Mansfield, Burleson and Midlothian, are all flat or rising on resale. The two cheapest, Godley and Cleburne, are both falling overall. It isn't a perfect line, since Granbury sits in the middle and is falling, but it fits the pattern in new construction: where land is expensive, builders have a harder time undercutting the resale market.
Two counties, one small difference
Burleson is mostly Johnson County (2,169 site-built sales), with 594 in Tarrant County on the north end. The tax rate is essentially the same on both sides.
Within Burleson ISD, controlling for size, lot and build decade, the Tarrant County side sells about 4.3% lower (p < 0.001). That's a location difference inside one city and one school district, not a county effect as such, but it's big enough to keep comparable sets on the same side of the county line where possible.
Three school districts
A Burleson address can be in Burleson ISD (2,147 site-built sales), Joshua ISD (457) or Mansfield ISD (146).
Joshua ISD shows no measurable difference from Burleson ISD. With build-decade controls it's −0.2% (p = 0.86), and the same on like-sized houses.
Mansfield ISD first comes out about 8% higher, but I don't think that's a school premium. The Mansfield ISD side of Burleson is mostly acreage: a $599,944 median on lots of about 1.2 acres, in estate subdivisions like Rose Creek, Shadow Run and Southwood. Restricted to houses built before 2005, the difference disappears (−1.5%, p = 0.49). What looks like a district premium is mostly the product. Confirm the district for any specific address, but don't price a Mansfield ISD house off a school premium.
Manufactured homes
Manufactured homes are 58 of Burleson's sales, about 2%. About eighteen of those were entered in the MLS as "single family" and identified as manufactured only in the description. Controlling for size, lot and age, they sell for about 32% less than comparable site-built houses, the same gap I found in Joshua, Godley and Cleburne. Compare them only with each other, and settle the financing questions first: foundation, HUD labels, whether the home has been moved, and its real-property status.
New construction here is priced above resale
Unlike Crowley and Cleburne, Burleson's new construction sits clearly above its resale market:
- New: $435,000 median, 2,370 square feet, $186 a foot, 74 days on market
- Resale: $345,000 median, 2,000 square feet, $178 a foot, 34 days on market
Three-quarters of new-home sales carried concessions at a $12,076 median, so the effective gap is a little smaller than the sticker. But a Burleson resale isn't competing head-to-head with a cheaper new house the way it is in Crowley. That's a better position for a resale seller.
I sold 1412 Glade Meadows in Bluebird Meadows in 2024, a 2020 house of 2,261 square feet in the Joshua ISD part of the city.
How Burleson compares
City | Sales | Median | $/ft | Built 2020+ | Tax | Never sold | Annual trend |
Burleson | 2,822 | $358,000 | $179 | 18% | 2.07% | 15.8% | flat |
Crowley | 1,704 | $320,000 | $168 | 53% | 2.08% | 12.7% | −3.60% |
Joshua | 902 | $360,000 | $169 | 46% | 1.61% | 16.1% | flat (site-built) |
Godley | 1,000 | $415,000 | $186 | 78% | 1.73% | 18.0% | −1.92% |
Cleburne | 2,227 | $287,990 | $164 | 46% | 1.81% | 20.2% | −1.48% |
Read down the "Built 2020+" column and the trend column together. Burleson has the least new construction and one of the best trends. Crowley and Godley have the most and are falling. Joshua is the exception.
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 a Burleson house
- The build decade, since the stock spans sixty years and age is a real adjustment here.
- Which side of the county line, and which school district, confirmed for the address.
- On 1960s–1980s houses: foundation, electrical, plumbing, sewer line, and whether the roof and HVAC are on their second or third round.
- On 2000s houses: roof, HVAC and water heater are at or past their first replacement.
- Site-built or manufactured, whatever the MLS property type says.
- The tax figure. At about 2.07% it's a large part of the monthly cost, and a listing's figure may carry the seller's exemptions.
If you're selling in Burleson
Burleson is the healthiest resale market south of Fort Worth: flat values, a month to contract, one sale in six spoken for within a week, and new construction priced above you rather than below. Price it from recent sales of houses your age and size, on your side of the city, and it will sell.
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 Burleson
Twenty-eight hundred sales, sixty years of housing, two counties, three school districts, and a resale market that's holding while the new-construction towns around it fall.
What I can tell you is what the closed sales on houses your age, your size and your side of the city actually support, and how wide the range around that is.
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 a Burleson address for the three years ending September 2026, reported in aggregate. "New construction" means a house sold in or within a year after its build year. Manufactured-home figures include homes identified in the listing description as well as by property type. School attendance boundaries, tax rates, HOA dues, financing rules 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.
