Eagle Mountain & Marine Creek

Eagle Mountain Lake has two shores and they are not the same market. The east side is Fort Worth — Boat Club Road, Marine Creek, Northpointe, and Eagle Mountain-Saginaw schools. The west side is Azle, Pelican Bay and Lakeside: different city, different school district, different tax jurisdictions. This page is the Fort Worth side, because that is the side the data covers and the two do not trade alike.

It is a big piece of ground — roughly nine miles north to south, running from the Bonds Ranch area down to Loop 820, with Eagle Mountain Lake on the west edge and Marine Creek Lake in the middle of it. Nearly everything inside it feeds Eagle Mountain-Saginaw ISD, which is the single most useful thing to know about the area if you have children.

I'm a Fort Worth broker and a Certified Residential Appraiser. Over the three years ending September 2026 this area produced 3,658 closed sales — more than every neighborhood on the rest of this site combined. Here is what is actually in it.

What it costs

• Median close $344,500 on 2,071 square feet — about $173 per foot
• Median lot 6,107 square feet; median build year 2019
• Median 35 days on market at 96.9% of original list
• Closed prices ran $114,243 to $3,450,000
• Almost half of what sold here was built in 2020 or later

That last line is the one that shapes everything else. This is not an established neighborhood with some new houses in it. It is a construction zone with an established neighborhood inside it.

The lake is worth twice as much and almost nobody is on it

Dozens of subdivisions here put a lake in the name. Very few of them put a house on the water.

Of 3,658 sales, 87 were waterfront. That is 2.4%. The other 97.6% are buying proximity, a view if they are lucky, and a boat ramp they share with the rest of the county.

What the frontage is worth, though, is not subtle. Controlling for house size, lot size, age and when it sold, waterfront carries a premium of about 105% — the confidence interval runs from 99% to 112%, and it is as statistically solid as anything I have measured in Fort Worth. Median waterfront sale was $1,299,000 against $341,000 for everything else.

Lake frontage on Eagle Mountain roughly doubles the price of an otherwise comparable house.

Which cuts both ways. If you are buying on the water, that premium is real and it is defensible and you should expect to pay it. If you are buying a house in a subdivision with "Lake" in its name and no water behind it, you should not be paying any part of that premium, and a comparable set that mixes the two will tell you that you should. This is the single easiest way to get a number wrong in this part of town.

It isn't one neighborhood. It's a hundred and forty-six.

The MLS records 146 distinct subdivisions here. Twenty of them account for most of the volume, and they are not interchangeable.

$144 a foot to $244 a foot. A single average for this area describes nothing, and a comparable set drawn from "76179" rather than from your actual subdivision will miss by a wide margin in one direction or the other.

Look at Bailey Park against Lake Vista Ranch. Bailey Park is $192 a foot on 1,820 square feet. Lake Vista Ranch is $146 on 2,552. Both are recent, both are a few minutes apart, and the per-foot gap between them is 32%. Smaller houses carry higher per-foot figures nearly everywhere, and if nobody adjusts for it the arithmetic quietly punishes whichever side of the trade forgot.

And look at the days column, because it is telling you where the competition is. Northpointe closes in 21 days. Talon Hill takes 90 and La Frontera takes 111. The fast end is entry-priced resale and builder product that is moving. The slow end is the $500,000-plus new construction, where builders are holding finished inventory and no other buyer is forcing your hand.

What the market is doing, and why it favors buyers right now

Values here are down about 1.36% a year off the water, controlling for house size, lot size and vintage. That is a genuine decline rather than a mix effect, and I would rather say so than dress it up.

Waterfront is the reason that figure needs a qualifier. Include waterfront sales and the decline reads 1.03% instead — the lakefront market looks like it is holding up better. But when I test that difference directly it comes back at p = 0.55, nowhere near significant, because there are only 87 waterfront sales in three years to test it on. So: waterfront may be holding better, and I can't demonstrate it. Anyone who tells you the lake is immune is telling you something the data doesn't support yet.

Median price per foot by year: $176, $177, $170, $170. Median price $350,000, $349,900, $340,000, $334,000.

The cause is not mysterious. Nearly half of everything that sells here was built in the last five years, builders are still delivering, and supply at that pace outruns the buyers in front of it. That is what a soft market looks like, and it is a normal stage for an area adding this much housing this fast.

For a buyer it is the best news on this page. 64% of sales here closed with seller-paid concessions — nearly two in three. Sellers are closing at about 97% of original list on top of that. In a market where builders are competing with each other for the same buyer, you should not be writing a full-price offer with no concessions and no rate buydown unless something unusual is happening on that specific house.

The tax figure on the listing is not your tax bill

This matters more here than almost anywhere in Fort Worth, because so much of the inventory is new.

A house sold in its first year is often assessed on the land alone — the appraisal district has not caught up to the finished building. Across Fort Worth the figure on a first-year sale runs around 0.4% of the price. By the second year it is about 2.3%. On a $345,000 house that is a tax bill going from roughly $1,500 to roughly $8,000, arriving in year two, inside an escrow payment the buyer thought they understood.

The reverse trap is on the older houses. Texas caps how fast a homesteaded property's assessed value can rise. A house held fifteen years can be assessed far below what it sells for — and the cap comes off when it changes hands. I pulled a tax card on one lakefront sale here where the MLS figure, the current bill and the prior year's bill were three different numbers, none of which was what a new owner would pay.

In both directions the number on the listing is the seller's tax bill, not yours. Ask for the current assessed value, ask what it becomes without the seller's exemptions, and if it is new construction ask what the improvement will be assessed at once it is on the roll. Nobody volunteers this.

What I look at here

• Whether the water is actually yours. Frontage is worth about double. A lake view, lake access and a lake in the subdivision name are three different things and only one of them is worth a premium.
• Comparables from your subdivision, not your ZIP. With 146 of them spanning $144 to $244 a foot, the boundary you draw is most of the answer.
• What the builder down the street is asking this month. On new construction that is your real competition, not what closed in the spring.
• The full assessed value, not the listed tax. See above. It is the most commonly wrong number in any listing here.
• MUD, PID and special district assessments. Several of the newer developments sit inside districts that fund their own infrastructure, and those charges do not always appear where a buyer expects to find them. Get the specific parcel's breakdown before you budget.
• Days on market by subdivision. A 21-day market and a 111-day market call for completely different offers, and they are two miles apart.

If you're selling here

Price to the subdivision, not the area. Marine Creek Ranch sales do not price a Northpointe house and the gap is thousands of dollars in either direction.

Expect to contribute. Two in three sales here close with seller-paid money in them, and a listing strategy that assumes otherwise is going to spend its first sixty days learning that lesson at full carrying cost.

And if you are selling a resale against new construction, your advantages are a finished yard, established trees, no builder timeline and a tax assessment the buyer can actually verify. Those are worth real money in a market this new, and almost nobody markets them.

The clock most buyers here haven't started

Median build year in this ZIP is 2019, which means most of it is seven years old and nothing has come due yet. That is genuinely an advantage — and it is also the part of the purchase people forget to budget for.

At roughly ten years a house starts giving components back, beginning with HVAC and roof. In North Texas the roof clock is shorter than the shingle rating implies, because hail decides it. So a 2019 house is about three years from its first expensive conversation, and a 2015 house in the same subdivision is already having it.

Worth asking on any resale here: has the roof been through a claim, and how old is the air conditioning? Neither adds value — across 33,000 Fort Worth closings a new roof measured at essentially zero — but their absence takes value away, which is the asymmetry nobody explains. What to fix before you list has the full sequence.

Buying or selling on the Fort Worth side of the lake

Three thousand six hundred sales, 146 subdivisions, a hundred-dollar-a-foot spread between them, a waterfront premium of about double, and a tax figure on every listing that is not the one you will pay.

What I can tell you is what the closed sales in your subdivision actually support, how wide the range around that is and what drives it, and what the house will cost to hold once the assessment catches up.

For how this side of the lake compares to the rest of the city, the Fort Worth market report runs the same analysis across all thirty-one ZIP codes.

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 in Fort Worth 76179 for the three years ending September 2026, reported in aggregate. Tax rates, exemptions, special district assessments and market conditions change — confirm current figures for a specific property before relying on them.