Mansfield

Mansfield sits southeast of Fort Worth where Tarrant, Johnson and Ellis counties meet, along US-287. It's tied with Midlothian as the most expensive large market on the south side, its resale houses sell as fast as any of them, and it's the clearest example of what happens when new construction is priced well above the resale stock around it: the resale market holds.

Over the three years ending September 2026, Mansfield produced 3,350 closed sales at a median of $489,990. I'm a Texas broker and a Certified Residential Appraiser. Here is what those sales show.

A note on the data: an MLS search for "Mansfield" also returns Mansfield, Louisiana. I removed 132 Louisiana listings before any of this analysis. If you ever see a Mansfield average that looks strange, that's the first thing to check.

Flat to slightly soft

Controlling for house size, lot size and build year, Mansfield values have moved −0.53% a year, at p = 0.08. That's not quite distinguishable from flat, and it stays in that range in every cut:

The one measurable decline is in the Johnson County part of Mansfield, which is newer and mostly builder product: 65% of its sales were brand-new houses, in developments like M3 Ranch and Somerset. The established Tarrant County side is flat.

The widest new-to-resale gap on the south side

• New: $561,819 median on 2,994 square feet, $197 a foot, 92 days on market
• Resale: $435,000 median on 2,496 square feet, $181 a foot, 29 days on market

That's a gap of about $127,000, the widest of any market I've measured south of Fort Worth. Mansfield's builders are selling a different, more expensive product from the resale stock, not competing with it.

Across the south side, that gap lines up closely with what's happening to prices:

Where builders sell well above the resale market, new construction is holding. Where they've come down close to it, new construction is falling, and in Crowley the older houses are falling with it. That's a pattern across seven cities, not proof of cause, but it's consistent.

Mansfield's builders aren't standing still, though. Median concessions on new houses rose from about $1,000 in 2023 to $13,000 in 2026, and new houses now close at about 89% of their original list price, down from 92%. The sticker has held near $565,000, but the negotiation is getting deeper. That's the same thing I found in Midlothian, and it's worth watching.

One of the fastest resale markets on the south side

Mansfield resales go under contract in a median of 29 days, and 22% sell within a week, matching the best resale figures on the south side. They close at 97.5% of original list, and only 47% carry concessions. Parcel-level, only 14.4% of properties that came to market never sold.

Resale price per foot has held at $179–183 every year of the window. For an established Mansfield house priced from recent sales, this is about as dependable a market as the south side offers.

What it costs

• Median close $489,990 on 2,641 square feet, about $186 per foot
• Median lot 8,712 square feet; only 4% of sales on an acre or more
• Median build year 2009
• Closed prices ran $97,500 to $2,331,150
• Median 42 days on market at 95.9% of original list
• Effective property tax rate on resales about 2.08%, among the highest I've measured
• 71% carry HOA dues, at a $625 median. In new subdivisions it's 99%, at $725
• 24% of resales had a pool
• Only 15% of buyers used FHA

The tax rate is the cost to weigh. At 2.08%, a $490,000 house carries about $10,190 a year. The same house in Midlothian at 1.79% would carry about $8,770, roughly $120 a month less. On a brand-new house, the listing's tax figure usually reflects the unfinished lot, so budget from the resale rate.

Land

Mansfield had 53 closed land sales over the same three years, at a median of $184,000 on 1.00 acres.

The sample is small and the land trend isn't measurable. What stands out is the level: a one-acre homesite in Mansfield costs more than anywhere else I've measured south of Fort Worth.

About 56% of land parcels that came to market never sold, and 74% of the ones that did were bought with cash. Price acreage from closed land sales, not from what's listed.

Across the south side, the price of an acre lines up with which markets are holding:

The three most expensive, Mansfield, Burleson and Midlothian, are all flat or rising on resale. The two cheapest, Godley and Cleburne, are both falling overall. It isn't a perfect line, since Granbury sits in the middle and is falling, but it fits the pattern in new construction: where land is expensive, builders have a harder time undercutting the resale market.

Three counties, one district

Mansfield is mostly Tarrant County (2,393 site-built sales), with 884 in Johnson County and 54 in Ellis County. The two main sections are different markets:

• Tarrant County side: $445,000 median, built 2003, 18% brand-new, flat
• Johnson County side: $553,920 median, built 2023, 65% brand-new, falling 1.3% a year

Controlling for size, lot and build decade, the Tarrant side sells about 3% lower, which mostly reflects the newer master-planned product on the Johnson side. The tax rate is essentially the same on both.

Nearly all of Mansfield is Mansfield ISD (3,272 site-built sales). The 54 sales in Midlothian ISD, in South Pointe and Mill Valley, show no reliable difference.

Manufactured homes are negligible here, about 19 sales in three years.

How Mansfield 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 Mansfield house

• Which county, since the Johnson County side is newer, more builder-driven and softer.
• If new: the net price after concessions and negotiation, which is now about 11% below original list.
• The full monthly cost: a 2.08% tax rate plus HOA dues on most houses.
• On 1990s and 2000s houses: roof, HVAC, water heater and windows are at or past their first replacement.
• Pools, since a quarter of resales have one and it shows in the comparable set.

If you're selling in Mansfield

If you're selling an established house, you're in one of the fastest resale markets on the south side, with new construction priced more than $100,000 above you. Price it from recent sales of houses your age and size, on your side of the county line, and expect it to go quickly.

If you bought new in the last few years, especially on the Johnson County side, check what the builder is getting for the same plan today, net of concessions. That's the number a buyer will compare you with, and it has been moving down.

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 Mansfield

Thirty-three hundred sales, three counties, one school district, the widest gap between new and resale on the south side, and a resale market that sells in a month and holds its price.

What I can tell you is what the closed sales on houses your age, your size and your side of the city actually support, and what a new house nearby really costs once the incentives are counted.

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 Mansfield, Texas 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.