Euless

Euless sits at the eastern edge of the Mid-Cities, pressed up against DFW International Airport, split between Hurst-Euless-Bedford ISD across most of the city and Grapevine-Colleyville ISD in the northern half. It has the smallest lots and the highest price per square foot of the four Mid-Cities, and it is the only one of them losing value.

Over the three years ending September 2026, Euless produced 1,219 closed sales across 187 subdivisions. I'm a Texas broker and a Certified Residential Appraiser. What follows is what those sales show, including a decline that is real but smaller than the word makes it sound.

Values here are falling, and the result holds up

Controlling for house size, lot size and build year, values in Euless are down 1.06% a year, significant at p = 0.019.

When I find a result like that I try to break it, because citywide trends are often one subdivision in disguise — that is exactly what happened in Hurst, where an apparent 1% annual rise turned out to be forty houses in a single Toll Brothers development. So I cut Euless four ways:

It survives every cut, and removing the townhomes makes it stronger. This is a real decline in the detached housing market, not an artefact of what happened to sell.

How much is it actually worth?

Statistically solid and practically large are two different things, and it would be misleading to leave the first without the second.

On a $367,000 house, 1.06% a year is about $3,900 — roughly $11,500 over three years. That is real money. It is also considerably less than a mispriced first weekend costs, and it is mild by regional standards:

So: Euless is the only one of the four Mid-Cities declining, and it is declining gently. If you own here, this is a reason to price to the present rather than a reason to panic. If you're buying, it is not a market falling away underneath you — it is one that has stopped rising and drifted slightly.

Median price per foot by year: $215, $219, $210, $214. Flat on the surface — which is exactly why the model matters, because what sold in 2026 was not the same mix that sold in 2023.

Why, honestly, I don't know

I can tell you the decline is real. I can't tell you what's causing it, and I'd rather say so than invent a reason.

What I can say is what makes Euless distinctive among its neighbours:

• The smallest lots of the four. Median 7,667 square feet, against 8,625 in Bedford, 9,322 in North Richland Hills and 9,365 in Hurst.
• The highest price per foot. $214, against $207, $201 and $198.
• The most HOAs after North Richland Hills — 35% of sales carry dues, median $405 a month where they exist.

So a Euless buyer pays the most per square foot, gets the least land, and is most likely to pay dues on top. Whether those facts are connected to the price trend I have not tested and will not assert. Across the region I have found that land is what holds value — in Ridglea it carries the number outright — and Euless has the least of it per dollar. That's a hypothesis, not a finding.

The school district is worth 8.4%

Roughly a quarter of Euless — 294 sales, all in the 76039 ZIP — falls into Grapevine-Colleyville ISD rather than HEB ISD.

Controlling for house size, lot size, build year and date, Grapevine-Colleyville carries a premium of 8.4%, at p < 0.0001.

That is the second-largest school effect I have measured in Tarrant County, behind Keller ISD's 12.1% inside North Richland Hills and comfortably ahead of the 3–5% figures I find in most Fort Worth ZIP codes.

Practically: two similar houses on opposite sides of that boundary are not worth the same money, the boundary does not follow subdivision names, and it is the first thing to verify on any Euless address. Confirm the attendance zone with the district for a specific property.

Two ZIP codes, two different cities

Seventeen years of build date apart, and the Grapevine-Colleyville zoning sits entirely on the 76039 side. The northern half is newer, denser, dearer and better-zoned; the southern half is older, more spacious and cheaper. Neither is described by a citywide average.

A declining market that moves fast

Here is the part that surprises people, and it matters if you're selling.

• Median 18 days on market — the fastest of the four Mid-Cities
• 32.2% of sales go under contract within a week
• Only 9.9% take more than three months — the lowest share of the four
• Closings at 97.9% of original list
• Parcel-level failure rate 13.1% — about one house in eight — against a listing-count figure of 22.3% that double-counts relists

Falling values and fast sales are not a contradiction. They are what a market looks like when sellers are pricing to current conditions rather than to 2022. The houses that move in eighteen days are the ones listed at today's number. The decline shows up in where that number is, not in how long it takes to get there.

What it costs

• Median close $367,000 on 1,747 square feet — about $214 per foot
• Median lot 7,667 square feet; median build year 1983
• Closed prices ran $98,000 to $1,175,000
• Effective property tax rate about 1.62% — the lowest of the four Mid-Cities
• 11.0% had a pool, the lowest of the four; 35% carry HOA dues, median $405

The build record is unusually bimodal — 276 sales from the 1960s and 340 from the 1980s, with only 84 from the 1970s in between. Two waves of development with a gap, and they behave like different products. Vintage is worth about 0.78% a year here at p < 0.0001, so that gap is worth roughly fifteen percent.

How Euless compares

If you're choosing between them: Euless buys you Grapevine-Colleyville schools in the northern half, the lowest tax rate of the four, and airport access measured in minutes. It costs you the most per square foot, the least land, and a market that is currently moving down while its neighbours aren't.

That comparison still favours the Mid-Cities as a whole. Across Fort Worth, seventeen of thirty-six measurable ZIP codes are losing value. Here it is one of four.

If you're selling in Euless

I'm not going to tell you this is a seller's market on price, because it isn't — values have drifted down for three years and the result holds up under every test I can put to it. But the drift is about $3,900 a year on a median house, which is smaller than the gap between a good list price and a hopeful one.

What the data also says is that a correctly priced Euless house sells in eighteen days at 98% of asking, and a third go under contract inside a week. The market is functioning. It is functioning at a level slightly below where it was, and the sellers who accept that get out cleanly.

Three things decide your number: which school district you're in, which of the two build waves your house belongs to, and whether your list price reflects the last six months rather than the last three years. The first weekend matters more here than almost anywhere, because a third of this market is spoken for within it.

On whether to fix anything first — the order matters more than the budget, and I tested fourteen common improvements against 33,000 closings in what to fix before you list, and in what order. Three of them measured at zero. If the work needs doing and the cash isn't available, Compass Concierge covers it up front and is repaid at closing.

What I look at in a Euless house

• The school district, first. Worth 8.4%, and the boundary sits inside the city rather than at its edge.
• Which build wave. A 1963 house and a 1985 house are roughly fifteen percent apart on vintage alone, and Euless has plenty of both and little in between.
• Lot size against the comparable set. At a 7,667-foot median these are small lots, and the ones that aren't stand out.
• HOA dues and what they cover, on the 35% of properties that carry them at a $405 median.
• Roof and HVAC age, on a median 1983 house that is likely on its second round of both.
• Aircraft noise, honestly. Proximity to DFW is a genuine convenience and a genuine consideration depending on where in the city you are. Worth a conversation rather than a surprise.

Buying or selling in Euless

Twelve hundred sales, a hundred and eighty-seven subdivisions, two school districts worth 8.4% between them, the smallest lots and highest per-foot prices in the Mid-Cities, and a three-year decline that holds up under every test I can run.

What I can tell you is what the closed sales on houses your size, your vintage and your district actually support, how wide the range around that is, and what the property will cost every month once the assessment resets.

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 Euless for the three years ending September 2026, reported in aggregate. 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.