Heritage & Alliance

Most people call this part of town Alliance, or just north Fort Worth. It is the 76244 ZIP code, east of I-35W and running up to the Keller city line, and it is where the Alliance name actually lives — Alliance Town Center, H-E-B Alliance and Texas Health Harris Methodist Hospital Alliance all sit on or just off Heritage Trace Parkway, which runs through the middle of it.

The two largest neighborhoods inside it are Heritage and the Villages of Woodland Springs. Between them they account for about 993 of the 2,355 home sales here over the last three years — a little over 40% — with another 114 subdivisions making up the rest.

The first thing to understand about this part of town is what it isn't. Only 2.7% of what sold here was built in 2020 or later. The median home went up in 2005. Compared to the construction frontier further west — Eagle Mountain, Beltmill, Crowley — this is a finished place. The trees are grown, the amenity centers are twenty years old and well used, and there is no builder down the street undercutting your resale.

That shows up in how it trades. Median 24 days on market, and cumulative days of 27 — meaning almost nothing here goes off the market and comes back. That is one of the healthiest listing records in Fort Worth.

I'm a Fort Worth broker and a Certified Residential Appraiser. Here is what the sales actually show.

What you get for the dues, which is a great deal

The amenity package here is the best value I have measured in Fort Worth, and it is worth being specific about.

Heritage runs a clubhouse on Courtright Drive with a fitness centre and a coffee bar, and a resort pool complex with six water features — a resort pool, lap pool, baby lap pool, lagoon pool, tot pool, twin water slides and a splash park. Outside that: Barksdale Park with trails, a playscape and a fishing pond; Ninnie Baird Park with an aerated pond; four playgrounds; sand volleyball; tennis courts at two locations; and a multipurpose basketball and hockey court.

The Villages of Woodland Springs runs six separate pools — Timberland, Old Denton, Angel Food, Wild Pear, Bray Birch and Slide Pool — along with miles of greenbelt trails, volleyball at three locations, two basketball half courts, a tennis and pickleball court, an outdoor hockey rink, a baseball diamond, cornhole and tetherball, plus a rentable amenity centre.

Across the whole ZIP the MLS bears it out: 999 sales report a community pool, 902 a playground, 744 jogging and bike paths, 621 a park, 499 greenbelt, 484 a clubhouse and 410 tennis courts.

Median HOA dues across the ZIP are $38 a month. The Villages of Woodland Springs runs $71.

But the dues are not the whole number

Heritage sits inside Public Improvement District 7, established in 2000, with no expiration date. The assessment is $0.145 per $100 of assessed value — on a $450,000 Heritage home, about $652 a year, or $54 a month, on top of the HOA and on top of ordinary property tax.

Worth knowing exactly what it does and doesn't cover. PID 7 funds landscaping and irrigation, tree and median care, lighting and signage, pond and fountain upkeep, and off-duty police patrols on district property. It does not fund the clubhouse, the pools, the tennis or the basketball courts — those come out of HOA dues. And it does not cover street repairs or utility maintenance.

So the real monthly figure in Heritage is closer to $91 than $37.

Which, for context, is still remarkable. Walsh charges $219 a month in dues and carries a PID at $0.35 per $100 — roughly $394 a month combined on its median home. Heritage delivers a comparable or better amenity package for about a quarter of that. If you are weighing a master-planned community against this area, that is the comparison to run, and almost nobody runs it.

What else is nearby

This area has the strongest everyday infrastructure in north Fort Worth. H-E-B Alliance sits at 3451 Heritage Trace Parkway, essentially in the middle of it. Alliance Town Center is on the same road with the cinema, restaurants and larger retail, and Presidio Junction and Presidio Towne Crossing are a few minutes west across I-35W with TJ Maxx, HomeGoods, Ross, Aldi, Costco and Sam's Club in the same arc.

Texas Health Harris Methodist Hospital Alliance at 10864 Texas Health Trail is a full hospital minutes away.

Schools are overwhelmingly Keller ISD, which is a large part of why people shop here at all — and which leads directly into the most surprising thing in the data.

The Keller ISD portion is not the expensive part

Everyone shopping north Fort Worth knows Keller ISD is the draw. 87% of sales here are in it — 2,045 of 2,355 — with the remaining 310 in Northwest ISD.

I put district into a model of sale price alongside house size, lot size, build year and sale date. Holding all of that equal, the result runs the other way from the assumption:

The Northwest ISD portion of this ZIP sells about 3.3% higher than the Keller ISD portion, and the result is statistically solid at p under 0.0001.

The raw medians point the same direction once you look properly. Keller ISD homes here have a median of $395,000 at 2,380 square feet — $173 a foot. Northwest ISD homes are smaller at 2,219 square feet and $385,000 — $180 a foot. Less house, more money per foot, and they sell two days faster.

Two of the strongest subdivisions here sit on the Northwest side: Saratoga, at a $485,000 median and 21 days, and McPherson Ranch, which posts the highest price per foot in the entire ZIP at $191 and sells in 19 days.

I would not stretch this into a claim that Northwest ISD is a better district than Keller. Districts contain many campuses, and this measures a specific slice of two of them in one corner of one ZIP code. What it does mean, concretely, is that paying a premium for the Keller ISD line here is not supported by the sales — and if you're selling on the Northwest side, comparable sales drawn from across the ZIP are pricing you low.

What it costs

• Median close $394,000 on 2,352 square feet — about $174 per foot
• Median lot 6,272 square feet; median build year 2005
• Median 24 days on market at 97.7% of original list
• Closed prices ran $62,000 to $1,700,000 across 2,355 sales in 100 subdivisions
• 53% of sales carried seller concessions — lower than the outer-ring new-construction areas, where it runs 68 to 85%

The neighborhoods inside it

$141 a foot to $191 a foot, and the pattern is the usual one working in reverse of what people expect. The Vineyards at Heritage has larger homes at 2,527 square feet and the lowest per-foot figure in the ZIP. McPherson Ranch has the smallest homes at 1,878 feet and the highest at $191. Smaller houses carry higher per-foot numbers nearly everywhere, and a comparable set that ignores it will misprice in whichever direction nobody checked.

The Vineyards is also the one subdivision here reporting no HOA dues and the slowest market at 36 days. Those two facts are probably related and worth asking about.

What the market is doing

Values are down about 1.33% a year, controlling for size, lot and vintage — statistically real, and in line with most of Fort Worth. Sixteen of the thirty-one ZIP codes with enough volume to measure are declining and only one is rising.

Median price per foot by year: $179, $177, $174, $169. Median price has held between $377,000 and $399,000 across the same stretch.

What is genuinely strong here is liquidity. Twenty-four days, cumulative days of twenty-seven, 97.7% of original list, and only about half of sales needing concessions. In a market where the outer-ring new-construction areas run 55 to 85 days with concessions on four sales in five, this is a materially easier place to sell a house.

What I look at here

• The PID, on the specific parcel. Heritage is in PID 7 at $0.145 per $100 with no end date. Ask whether the address you're looking at is inside it before you budget.
• Dues versus amenities, by subdivision. They run $0 to $71 across this ZIP and they buy very different things. The Villages of Woodland Springs' $71 covers six pools.
• Comparables from your subdivision, not the ZIP. $141 to $191 a foot across a hundred subdivisions is too wide for an area average to mean anything.
• Which side of the district line. It's worth about 3%, and not in the direction most people assume.
• Roofs, fences and HVAC. Median build year is 2005, which puts a great deal of this housing stock at the age where the first major systems come due at once.
• Lot backing. With greenbelt on 499 sales here, what's behind the fence is a real and measurable part of the price.

If you're selling here

You are in one of the better positions in Fort Worth. Twenty-four days at 97.7% of list, no builder competing against you, and an amenity package that markets itself.

The work is picking the right comparables. A hundred subdivisions, a fifty-dollar-a-foot spread and a district line worth 3% means the set you choose decides the number. If you are in Saratoga or McPherson Ranch, make sure whoever prices your house knows which side of the district line you are on.

And lead with the amenities in the marketing. Six pools, a fitness centre, tennis, trails and a fishing pond for $37 to $71 a month is a genuinely strong story against the master-planned communities buyers are usually comparing you to — and those communities charge four times as much.

Twenty-one years in, the second round arrives

Median build year here is 2005, and that is a more expensive age than it sounds.

Around ten years a house gives back its roof and its air conditioning. Around twenty it gives back the roof and HVAC again — often a second time for both — and adds the components that only surface once: windows, which run roughly two decades before seals fail, plus water heaters, fireplaces, appliances and exterior upkeep. In North Texas the roof clock runs shorter than the shingle rating suggests, because hail sets it rather than age.

A 2005 house that has had none of that done is carrying a real deferred liability, and a buyer's inspector will find all of it in one afternoon. A 2005 house that has had most of it done is worth meaningfully more than the comparable that hasn't — and almost nobody markets it, because a replaced water heater isn't a granite countertop.

None of these items earns a premium on its own. Across 33,000 Fort Worth closings a new roof measured at essentially zero. What they do is keep a house eligible for a mortgage and keep it out of the price-reduction cycle. What to fix before you list, and in what order has the sequence, and the three improvements that turned out to be worth nothing.

Buying or selling in Heritage, Alliance and north Fort Worth

Two thousand three hundred sales, a hundred subdivisions, a fifty-dollar-a-foot spread, a school district line that works backwards from the assumption, and a PID that doesn't appear in the dues figure.

What I can tell you is what the closed sales in your subdivision and on your side of the district line actually support, how wide the range around that is, and what the house costs every month once the PID and the assessment are in the number.

North Fort Worth is holding up better than most of the city. The citywide market report shows by how much, and against what.

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 closed sales in Fort Worth 76244 for the three years ending September 2026, reported in aggregate. HOA dues, PID assessments, school attendance boundaries and market conditions change — confirm current figures for a specific address before relying on them.