Joshua sits in north-central Johnson County, between Burleson and Cleburne along the Chisholm Trail Parkway. It is three housing markets under one address: newer builder subdivisions, older site-built houses on country lots, and one of the largest manufactured-home markets anywhere around Fort Worth.
Over the three years ending September 2026, Joshua produced 902 closed sales at a median of $360,000. I'm a Texas broker and a Certified Residential Appraiser. Here is what those sales show, starting with the reason a Joshua average is easy to misread.
The "rising market" that isn't
Controlling for house size, lot size and build year, Joshua values look like they're up 2.02% a year, at p = 0.043. That would put Joshua next to Keller and Colleyville as one of the few rising markets I've measured.
It isn't one. Take out the manufactured homes and the trend disappears: +0.31% a year, p = 0.71. Flat.
What changed was the mix. Manufactured homes were about 31% of Joshua's closed sales in late 2023 and about 14% in 2026, as builder subdivisions added more site-built product. When the cheaper segment shrinks, the whole market appears to rise even if no individual house is worth more. The model's controls for size, lot and age don't remove that, because a manufactured home is a different product, not just a smaller or older house.
This is the same trap I found in Hurst, where one development created an appreciation rate the rest of the city didn't share. In Joshua it's a product type.
Manufactured homes: 162 sales, and a separate market
Over three years, 162 of Joshua's 902 closed sales, 18%, were manufactured homes. Fourteen of those were entered in the MLS as "single family" and identified as manufactured only in the description.
| Manufactured | Site-built resale | New construction |
Closed sales | 162 | 403 | 336 |
Median close | $230,000 | $350,000 | $422,565 |
Median size | 1,574 sq ft | 1,935 sq ft | 2,404 sq ft |
Median $/ft | $140 | $182 | $170 |
Median lot | 45,150 sq ft | 33,977 sq ft | 8,276 sq ft |
On an acre or more | 85% | 43% | 17% |
Median build year | 2001 | 2001 | 2024 |
Median days on market | 32 | 32 | 99 |
Parcels that never sold | 22.3% | 15.3% (site-built combined) |
Controlling for size, lot and age, a manufactured home in Joshua and Godley sells for about 34% less than a comparable site-built house, and about 30% less when both sit on an acre or more. That gap is too large to adjust across. A manufactured home should be compared with other manufactured homes, and a site-built house on acreage shouldn't be pulled down by one.
Three things decide a manufactured-home sale here more than price does.
Financing. About half of Joshua's manufactured-home buyers used FHA and 23% paid cash, against 29% FHA among site-built resales. Whether a loan is possible at all depends on the foundation meeting lender requirements, the HUD labels and data plate being in place, whether the home has ever been moved, and whether it's been converted to real property on its Texas Statement of Ownership. Listings here say "has not been moved" and "FHA eligible" because those facts decide who can buy.
What's actually being sold. Several closed sales described the home as having "no value," meaning the buyer was paying for the land. On an acre in Joshua, the land is a large share of the price. In neighbouring Godley and Cleburne, an acre of bare land sold for about $80,000 to $100,000 over the same period, so on a $230,000 manufactured home on an acre, the land can be 35–45% of the price. That's why a manufactured home's price per foot says very little.
Liquidity. More than one in five manufactured-home properties that came to market didn't sell, against about one in seven site-built. The ones that sell, sell quickly. The ones with financing problems often don't sell at all.
Site-built Joshua is flat
With manufactured homes removed, Joshua's site-built market is steady:
- Houses built before 2020: +0.95% a year, p = 0.56, flat
- Houses built 2020 or later: −0.31% a year, p = 0.64, flat
- Resale median price per foot: $182, $183 and $177 in 2024, 2025 and 2026
- New-construction median price per foot: $168, $174 and $166
That's steadier than Godley, where new-home prices per foot fell 14% in three years, and steadier than Cleburne. Resale houses in Joshua also sell fast: median 32 days, and 22% under contract within a week.
Two school districts, and a small difference
A Joshua address can be in Joshua ISD (485 site-built sales) or Godley ISD (229). The Godley ISD side is dominated by one development: 135 of those 229 sales are in Silo Mills.
That makes a clean comparison hard. Across all site-built sales, Joshua ISD comes out about 7.7% higher, but that mostly compares older Joshua ISD houses with new Silo Mills product. Comparing new construction with new construction, the fairest test available, the Joshua ISD side sells about 2.5% higher (p = 0.009). It's real, but small, and I wouldn't treat it as a major pricing factor. For a specific address, confirm the district directly.
What it costs
- Median close $360,000 on 2,088 square feet, about $169 per foot
- Median lot 26,136 square feet; 41% of sales on an acre or more
- Closed prices ran $60,000 to about $2.3 million
- Median 50 days on market at 96.7% of original list
- 65% of sales carried seller concessions, at a $9,000 median
- Effective property tax rate on site-built resales about 1.61%
- 34% carry HOA dues. In new subdivisions it's 70%, at a median of about $1,020
- Parcel-level failure rate 16.1%
On a new house, the listing's tax figure usually reflects the unfinished lot, so it will look far lower than what you'll pay. On a manufactured home, confirm with the Johnson County appraisal district exactly what the tax figure covers.
How Joshua compares
City | Sales | Median | $/ft | Manufactured | Days | Never sold | Annual trend |
Joshua | 902 | $360,000 | $169 | 18% | 50 | 16.1% | flat (site-built) |
Godley | 1,000 | $415,000 | $186 | 3% | 86 | 18.0% | −1.92% |
Cleburne | 2,227 | $287,990 | $164 | 3% | 50 | 20.2% | −1.48% |
What I look at in a Joshua house
- Site-built or manufactured, whatever the MLS property type says.
- For a manufactured home: foundation, HUD labels, whether it's been moved, and its real-property status. Those decide the buyer pool before price does.
- The land. Four in ten sales sit on an acre or more, and on those the lot is a large part of the value.
- Septic, well and utilities on rural parcels.
- Deed restrictions. Some Joshua acreage prohibits manufactured homes and some doesn't, and that affects both value and who can buy next door.
- The school district, confirmed for the address.
If you're selling in Joshua
If you're selling a site-built resale, the market is steady and fast when the price is right: a month to contract, one in five sold inside a week. Your competition is the builder subdivisions, so if you have land, sell the land.
If you're selling a manufactured home, get the paperwork in order before you list. Know the foundation type, confirm the HUD labels are there, know whether the home has ever been moved, and check the real-property status. A buyer who can't get a loan can't buy it, and that's how a listing ends up in the 22%.
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 Joshua
Nine hundred sales, three distinct markets, a manufactured-home segment big enough to distort the citywide numbers, acre lots on four sales in ten, and a site-built market that is flat and fast.
What I can tell you is what the closed sales on houses of your type, on land like yours actually support, and, for a manufactured home, what has to be true before a buyer can finance it.
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 Joshua 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.
