Linwood

Linwood is the pocket of Fort Worth between West 7th and the Trinity, with Montgomery Plaza's Super Target at one corner and the river at the bottom of the hill. It is about a mile across. You can walk to the Kimbell, the Modern and the Amon Carter from most of it, and to a restaurant on West 7th from all of it. The Foundry District is next door, the Trinity Trails run below it, and Jesse D. Sandoval Park sits on the rise with a downtown view.

What makes it interesting is not the location. It is that almost the entire neighborhood has been rebuilt in the last fifteen years or so. Linwood used to be small cottages and duplexes on narrow lots — the kind of block that had survived two floods and the tornado in 2000. Starting in the late 2000s the lots began trading to builders, and the cottages came down. Of the 65 parcels outside Montgomery Plaza that came to market here in the last three years, 63 were built in 2014 or later. Two predate 2008. One is from 1943 and one from 1950.

So Linwood today is two things standing next to each other: a 1928 warehouse full of condominiums, and a field of new three-story townhomes on the streets around it.

I'm a Fort Worth broker and a Certified Residential Appraiser. This page is about the two ways the MLS record of this neighborhood misleads people, and both of them are counting problems rather than pricing problems.

What Linwood costs

Over the three years ending September 2026, the Linwood boundary produced 252 listings and 97 closed sales — about 32 a year.

• Median close $495,000; median size 1,773 square feet; median $271 per foot
• Median 56 days on market at 93.9% of original list price
• Closed prices ran $225,000 to $1,584,000; units from 807 to 3,956 square feet
• 33 units are active right now — a little over twelve months of supply at the current pace

Linwood sells better than its record makes it look

Run the numbers on Linwood listings and you get an alarming result: 55% came off the market over the last three years without selling. That would make this a neighborhood where nothing moves.

It isn't, and the reason is simple. A listing is not a property. When a unit is withdrawn and put back on a few months later, the record shows two listings and one failure — but nothing failed. There is a lot of that here, because the builders hold finished townhomes and refresh the listings periodically. At one development, 24 listings over three years represent 8 actual units.

Count each unit once, however many times it was listed, and the real figure is 22%. About one in five units that came to market never found a buyer. Four in five did.

Price per foot tells you almost nothing here. The monthly cost tells you everything.

This is the finding I would want in front of anyone shopping Linwood.

The products in this neighborhood could hardly be more different — a 1,263-foot two-bedroom on the fifth floor of a converted warehouse, and a 2,200-foot three-bedroom townhome with a two-car garage built last year. They sell for nearly the same price per square foot.

Carry is dues plus property tax on each group's median closed unit, before any mortgage payment. Where closed records did not carry a tax figure, tax is estimated at the 2.1891% combined rate.

Look at the two columns that matter. Price per foot spans $254 to $279 — a spread of 10%. Monthly dues span $108 to $973 — a spread of nine times.

Expressed per square foot per month, the cost of simply holding the property runs $0.52 in the new townhomes and $1.36 at Montgomery Plaza. Two and a half times, for the same money per foot going in.

That is the whole neighborhood in one line. In Linwood the purchase price barely distinguishes the products. The carrying cost separates them by a factor of two and a half, and it never appears in a price-per-foot comparison.

None of which makes the warehouse a bad buy. It buys a pool, a fitness centre, an elevator, a concierge, a guarded entrance and covered parking, and your dues cover insurance on the structure, management and security. The townhomes buy a garage, a yard you maintain and $125 a month. Those are different lives, fairly priced for what they are. The mistake is comparing them on price per foot and stopping there.

What the market is doing, building by building

Run a size-controlled trend across all of Linwood and per-foot values come out at −4.3% a year, and that is statistically real. Published on its own it would be a fair-sounding headline and a misleading one, because it is an average of two markets moving differently.

The new townhomes are flat. Controlling for size, the trend is +1.4% a year and nowhere near significant — which in a small sample is the statistical way of saying values have held. Median per foot ran $258, $254, $276 across 2024, 2025 and 2026.

Montgomery Plaza is down, and that one is real: −7.3% a year, controlling for size. It is also not a mix effect, which is the usual explanation and is not available here. The median closed unit in that building was 1,263 square feet and two bedrooms in every single year — 2023, 2024, 2025 and 2026. Same unit, four years running.

Per foot down about 13% since 2024. Dues up about 14% since 2023, from $884 to $1,011.

Those two columns are worth sitting with. An extra $127 a month of dues is roughly $20,000 of mortgage a buyer at the same monthly budget can no longer carry. The median unit gave up something like $50,000 of per-foot value over the same stretch. I am not going to tell you the dues caused the decline — rates moved too, and a single building is a small sample. But the arithmetic of a fixed monthly cost rising in a market where buyers shop by payment is not complicated, and it accounts for a meaningful share of it.

Two other things about that building. Roughly 98 of its 240 units came to market in three years, and 21 are listed right now — close to nine percent of the building at once. And the days-on-market field understates the wait badly: median DOM reads 58, but median cumulative days reads 103, and 202 on what is currently standing.

What I look at in Linwood

• Carrying cost before price. Work out dues plus tax per month per square foot on every unit you are comparing. In this neighborhood that number separates the options and the asking price does not.
• The dues trend, not the dues. At Montgomery Plaza the figure has moved every year. Ask for three years of budgets and the reserve study, not just the current statement.
• Cumulative days, not days on market. Relisting resets the visible clock. The real number is usually double.
• Which builder, and whether they are still holding inventory nearby. A townhome competing with four unsold units from the same builder two doors down is in a different position than one that is not.
• Floor and exposure in the warehouse. The spread within Montgomery Plaza is wide. My data hints that height is worth something per foot, but not at a sample size I would price off.
• Owner-occupancy and the building's financials. Same as any condominium — a thin reserve is a special assessment nobody has told you about yet. I wrote out the questions in the five things to ask before you write an offer on a condo.

If you're selling in Linwood

Comparables come from your product, not from the boundary. A townhome priced off Montgomery Plaza's per-foot figures is asking roughly 8% over its market. A Montgomery Plaza unit priced off townhome sales is leaving money behind. Both look like the same neighborhood in a spreadsheet.

Sellers here are closing at about 94% of original list, and in the warehouse closer to 92%. Pricing at last year's comps is what produces the long cumulative-days figures, not any shortage of buyers — one in five units genuinely does not sell, which means four in five do.

And if you are selling a townhome, know what the builder down the street is asking this month. That is your competition far more than anything that closed in the spring.

Buying or selling in Linwood

A neighborhood rebuilt from the ground up in fifteen years, where the MLS overstates the failure rate by a factor of two and a half, where the purchase price barely distinguishes a warehouse condo from a new townhome and the monthly cost separates them completely. All of it filed under one name.

Sorting that out is the work. What I can tell you is what the closed sales in your building or your block actually support, how wide the range around that is and what drives it, and what the unit will cost you every month to hold — which in Linwood is the number that decides the deal.

Call or text (682) 207-4310, or send me a note.

Figures are medians from NTREIS listings and closed sales inside the Linwood boundary for the three years ending September 2026, reported in aggregate. HOA dues, tax rates and market conditions change — confirm current figures for a specific property before relying on them.