Crowley

Crowley sits on Fort Worth's southern edge, where Tarrant County meets Johnson County, along the Chisholm Trail Parkway. It's one of the closest places to Fort Worth where you can still buy a new house for well under $400,000. Builders have noticed: more than half the houses sold here in the last three years were built since 2020.

Over the three years ending September 2026, Crowley produced 1,704 closed sales at a median of $320,000. I'm a Texas broker and a Certified Residential Appraiser. What those sales show is the steepest decline I've measured in any market south of Fort Worth, and unlike its neighbours, it isn't confined to new construction.

Values are falling across the board

Controlling for house size, lot size and build year, Crowley values are down 3.60% a year, at p < 0.0001.

I tried to break that result and couldn't:

Every one of those is significant at p < 0.002. The four largest developments are Tesoro at Chisholm Trail Ranch, Hunters Ridge, Karis and Deer Creek.

That's what sets Crowley apart. In Cleburne, Joshua and Godley, the decline is in new construction and older houses are holding. In Crowley, houses built in the 1970s and 1980s are falling about as fast as the market as a whole.

Builders are moving down-market

The medians on brand-new houses show what the builders are doing:

In 2025 the typical new house got about 340 square feet smaller and $65,000 cheaper. That's the opposite of Godley, where builders held price and added space. In Crowley they cut the size to hit a lower price, and cut the price per foot as well.

That puts brand-new houses at around $325,000 to $340,000, a short distance above the $287,500 resale median. 87% of new-home sales included seller concessions, at a median of $10,000. A resale house at $300,000 is competing with a new one a few thousand dollars more expensive, with a warranty and closing costs paid.

I can't tell you from this data why older houses are falling here when they're holding in Johnson County. Crowley has more new supply close to its resale stock than any of those cities, and a higher tax rate, so that's where I'd look first. What I can tell you is that the decline is there, it's broad, and it shows up in every cut.

The tax rate is high

The effective property tax rate on Crowley resales is about 2.08%, one of the highest I've measured. On a $320,000 house, that's about $6,650 a year.

A buyer comparing Crowley with Joshua at the same price will pay about $1,500 a year, or $125 a month, more in property tax in Crowley. Most of Crowley is in Tarrant County, and the rate reflects that.

On new construction, the tax figure in the listing usually reflects the lot before the house was built. It averages 0.37% here, which isn't what you'll pay. Budget from the resale rate, and add the HOA: every new-construction sale in the data carried one, at a $500 median.

What it costs

• Median close $320,000 on 1,939 square feet, about $168 per foot
• Median lot 7,187 square feet; only 7% of sales on an acre or more
• Closed prices ran $90,000 to $3,000,000
• Median 43 days on market at 96.2% of original list; 13.6% under contract within a week
• 72% of sales carried seller concessions, at a $10,000 median
• 75% carry HOA dues. In new subdivisions it's 100%, at a $500 median
• 41% of buyers used FHA financing; 11% paid cash
• Parcel-level failure rate 12.7%, lower than anywhere else south of Fort Worth

That last figure is worth noticing. Crowley is falling, but it's transacting. About seven in eight properties that came to market sold. Prices are adjusting down rather than listings sitting unsold. For a seller, that means the market will clear at the right price. The right price is lower than last year's.

899 of 1,704 sales were built in the 2020s, and another 494 in the 2000s and 2010s. Only about 250 sales were built before 1990. Manufactured homes are negligible here, just seven sales in three years.

Land

Crowley had 23 closed land sales over the same three years, at a median of $465,000 on 8.64 acres.

That's too few, and too varied, to measure a trend or a reliable price per acre. Most of Crowley is subdivision product, and bare land here mostly trades as larger tracts, at a median of 8.6 acres.

About 46% of land parcels that came to market never sold.

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.

School districts

Almost all of Crowley, 1,625 site-built sales, is Crowley ISD. The 48 sales in Joshua ISD are a different product entirely: older houses on rural acreage in the Johnson County part of the address, such as Country Hill Estates and Bent Creek Farms. The district and the product are the same houses, so I'm not reporting a school effect.

How Crowley compares

Across Fort Worth, seventeen of thirty-six measurable ZIP codes are losing value, concentrated in the cheaper half of the city and the new-construction ring. Crowley is part of the same pattern, and on these numbers it's one of the clearest examples of it.

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 Crowley house

• What the builders are asking right now within a couple of miles, since new houses at $325,000 to $340,000 set the ceiling for most resales.
• The date of the comparable sales. In a market falling 3.6% a year, a sale from eighteen months ago overstates value by about 5%.
• The full monthly cost: a 2.08% tax rate plus HOA dues on most houses.
• Roof, HVAC and water heater on the 2000s houses, which are at or past their first replacement.
• FHA and VA condition items, since four in ten buyers use FHA.

If you're selling in Crowley

The market will clear, but at a lower number than a year ago, and the most common mistake is pricing from older sales. In a market falling this fast, the date of the comparable matters as much as its size.

Your competition is new construction a few thousand dollars above your price, with concessions. What you have that it doesn't: a finished yard, window coverings, an established street, and no wait. Make those visible, and price close enough that a buyer sees the difference as real.

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 Crowley

Seventeen hundred sales, more than half of them built this decade, values down 3.6% a year across every segment I tested, a high tax rate, and a market that still sells seven in eight of its listings.

What I can tell you is what the most recent closed sales on houses your size and age actually support, what the builders nearby are offering right now, and what the house will cost each month once the tax and dues are in.

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 Crowley 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. 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.