Krum

Krum sits in western Denton County on FM 1173, west of Denton. It's a small town with two kinds of building going on around it: subdivision lots on one side and houses on acreage on the other. Those two products are doing very different things, and a citywide average hides it completely.

Over the three years ending September 2026, Krum produced 489 closed sales at a median of $370,000. I'm a Texas broker and a Certified Residential Appraiser. Here is what those sales show.

Flat overall, but not underneath

Controlling for house size, lot size and build year, Krum's site-built values have moved −0.10% a year (p = 0.89), which is flat. Resales are flat (+1.06%), and so are houses built before 2020 (+1.68%).

But houses built since 2020 are down 3.71% a year (p < 0.001), and splitting those by lot size shows why:

The small-lot new construction is falling about 3% a year. The acreage new construction isn't measurably moving. It's the same split I found in Ponder a few miles south, and across the region: builders can add subdivision lots quickly, and where they do, prices fall.

Krum's builders shifted toward acreage in 2025. The median brand-new house went from about $380,000 on 2,120 square feet in 2024 to about $580,000 on 2,857 square feet in 2026. That's why a simple median of new-home prices looks like it rose, while the like-for-like picture on small lots is a decline.

What the land is worth

36% of Krum's sales were on an acre or more. On those, price per foot runs $90 higher than on subdivision lots, and that difference is the ground rather than the house.

Krum also had 51 closed land sales, at a median of $230,000 on 3.7 acres. Land runs about $158,000 an acre on the smallest parcels and about $85,000 on two-acre tracts, more per acre than in Decatur or Springtown. It's slow to sell: 60% of land parcels that came to market never sold.

What it costs

• Median close $370,000 on 2,037 square feet, about $191 per foot
• Median lot 10,193 square feet; 36% of sales on an acre or more
• Median build year 2013; 202 of 489 sales were built in the 2020s
• Median 46 days on market at 96.7% of original list
• 62% of sales carried seller concessions, at a $7,500 median
• Effective property tax rate on resales about 1.88%, well above Decatur's 1.25%
• 57% carry HOA dues, at a $400 median
• Parcel-level failure rate 22.2%

On a brand-new house, the listing's tax figure usually reflects the lot before the house was finished, so budget from the resale rate.

Krum is almost entirely Krum ISD (468 of 476 site-built sales), so there's no boundary to measure. The largest subdivisions are Rocky Top, Aspen Park and Fowler Farms, none with more than about 60 sales. Manufactured homes are negligible, 13 sales in three years.

How Krum compares

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 Krum house

• Lot size first. A subdivision house and an acreage house here are in different markets moving in different directions.
• On a small lot: what the builder nearby is selling today, and for how much net of incentives.
• On acreage: the land valued separately, plus septic, well, fencing and deed restrictions.
• The date of the comparable sales, since recent small-lot houses are falling about 3% a year.
• The full monthly cost, at about 1.9% tax plus HOA dues in most subdivisions.

If you're selling in Krum

If your house is on a subdivision lot and was built in the last few years, your competition is the builder, and the price to beat has been coming down. Price from what's selling new today, net of incentives, not from what you paid.

If you're on acreage, the market is steady, but the buyer pool is smaller and slower. Price from recent sales on similar land.

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 Krum

Five hundred sales, a flat headline that hides small-lot houses falling 3% a year, acreage holding, a high tax rate, and one property in five that doesn't sell.

What I can tell you is what the closed sales on houses on your kind of lot actually support, and what the builder down the road is really getting.

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, closed sales and land sales with a Krum 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.