North Richland Hills

North Richland Hills sits in the northeast corner of Tarrant County, between Fort Worth and the airport, split between Birdville ISD across most of the city and Keller ISD in the northern subdivisions. It is a genuinely mixed-vintage city — there are 1950s ranch houses and 2024 new construction inside the same municipal boundary — and that turns out to matter more here than in almost any neighborhood I cover.

Over the three years ending September 2026 the city produced 2,413 closed sales across 313 subdivisions. I'm a Texas broker and a Certified Residential Appraiser, and I've sold here. What follows is what those sales show.

The headline: it's holding

Controlling for house size, lot size and build year, values in North Richland Hills have moved −0.04% a year — p = 0.91. That is as close to no change as a measurement gets, on a sample large enough that a real decline would be obvious.

Median price per foot by year: $201, $202, $198, $201. Median close: $375,000, $385,000, $379,530, $384,860.

That is worth putting next to what's happening a few miles west. Across Fort Worth, seventeen of thirty-six measurable ZIP codes are losing value at a statistically significant rate, and the declines concentrate in exactly the price band North Richland Hills sits in. Here, the same analysis on 2,413 sales finds nothing.

The market is also functioning well. Median 24 days on market at 98.0% of original list. 26% of sales close within a week. Both are better than Fort Worth's citywide figures.

What it costs

• Median close $382,000 on 1,950 square feet — about $201 per foot
• Median lot 9,321 square feet; median build year 1987
• Closed prices ran $70,000 to $2,400,000
• Effective property tax rate about 1.88%
• 19.4% of sales had a pool — more than double the Fort Worth rate
• 49.2% closed with seller concessions, below Fort Worth's 58.7%

The two ZIP codes behave differently enough to name. 76182, the northern and eastern half, is newer and dearer — 1,197 sales, median $424,000, built 1990, moving in 18 days. 76180, to the south and west, runs 1,131 sales at a $355,000 median, built 1983, 29 days. Same city, two markets, and a $69,000 gap in the middle.

The school district line is worth 12%

This is the largest school-district effect I have measured anywhere in Tarrant County, and it is not close.

Most of North Richland Hills is Birdville ISD. A cluster of subdivisions in the north — Brandonwood Estates, Forest Glenn, Steeple Ridge, Shady Oaks, Thornbridge — falls into Keller ISD instead. Comparing those 167 sales against the rest of the city, controlling for house size, lot size, build year and date:

Keller ISD carries a premium of 12.1%, at p < 0.0001.

For scale, I've measured Keller ISD at +4.2% inside one Fort Worth ZIP code and Northwest ISD at +3.3% in another. Here it's three times either figure, and it is the single most valuable thing to know about a North Richland Hills address.

The raw medians overstate it — Keller-zoned sales run a $650,050 median against Birdville's $371,549 — but that gap is mostly house size and vintage, since the Keller subdivisions are newer and larger. The 12.1% is what survives once those are stripped out, and that is the part that belongs in a valuation.

Practical consequence: two houses of the same size and age, a few streets apart, are not worth the same money, and no per-foot average across the city will tell you which side of the line you're on. Verify the attendance zone for a specific address with the district rather than assuming from the neighborhood name.

Age is doing more work here than anywhere else I measure

North Richland Hills was built continuously for seventy years, and the sales are unusually clear about what that's worth.

In the model, each year of build date is worth about 0.89%, significant at p < 0.0001. That is four times the vintage effect I measure in Wedgwood, and across the seventy-year span of this city it is a very large number.

Which means the most common comparable-set mistake in North Richland Hills is treating a 1965 house and a 1995 house as the same product because they're the same size in the same city. They are roughly 25% apart before anyone looks at condition.

The top of the market is a land market

Across the city as a whole, lot size barely moves price per foot — the correlation is 0.128, and house size is near zero at 0.026. For most of North Richland Hills, the lot is not what you're buying.

At the very top, that reverses completely.

Look at the six highest price-per-foot sales in the city over three years. Four of them sit on lots of 46,000 to 130,000 square feet — roughly one to three acres — and three of those four were built between 1964 and 1979. Old, modest houses on unusual amounts of land, outperforming everything else per foot.

North Richland Hills has a small number of legacy acreage parcels scattered through it, and they do not behave like the rest of the city. A per-foot comparison built from the surrounding subdivision will undervalue one of these badly.

What that looked like on a house I sold

The clearest example I can give you is one of my own listings, because I have the numbers rather than an impression.

A 1,720-square-foot house built in 1965 — below the city's median size and two decades older than its median vintage — on a 79,976 square foot lot. Nearly two acres, against a city median of 9,321.

It closed at $550,000, which is $320 per square foot — the highest price per square foot of any sale in North Richland Hills over three years.

It also took 198 days. That is the honest other half. Pricing a property off its land rather than its square footage means waiting for the buyer who wants the land, and there aren't many of them. The alternative was pricing it like a 1,720-foot 1965 house, which would have sold quickly and left a great deal of money on the table.

Three other North Richland Hills closings, for what the range looks like: $1,232,643 in Cherokee Estates in seven days, $857,500 in Forest Glenn West in nine, and $258,000 in North Hills.

New construction is the slow part

City Point is the largest single subdivision in the data — 129 sales, median $380,000, built 2024. It is also the slowest thing in the city by a wide margin: 78 days on market against the city's 24, closing at 96.7% of original list, with HOA dues around $550 where the city norm is $350.

That is the ordinary shape of builder inventory rather than a problem with the development. When you're buying from a builder holding finished stock, you're not competing against other buyers, and the negotiating room is real. When you're reselling into that market a few years later, you are competing against it.

Across the city, 37% of sales report an HOA fee, median $350 where one exists. That's considerably higher than the Fort Worth neighborhoods I cover, and it concentrates in the newer developments — City Point, HomeTown, Thornbridge, Forest Glenn.

One in eight houses doesn't sell

Count listings and the failure rate here looks like 27% — 892 of 3,305 resolved listings cancelled or expired without closing.

That figure is wrong, and it's wrong in a predictable way. A house that lists, expires, relists and sells counts as two failures and one success in a listing count, when in fact it is one house that sold. Collapse the record by parcel number instead of by listing, and the real figure is 13.9%.

Roughly one house in seven that comes to market here doesn't find a buyer. That's a real number and worth knowing — but it is half what the listing count implies, and the difference is how an automated statistic gets built versus how a market actually works.

What I look at in a North Richland Hills house

• The school district, first. It is worth 12% and the boundary does not follow the neighborhood names. Confirm the specific address.
• Build year against the comparable set. Worth about 0.89% a year here. A 1965 house and a 1995 house of the same size are roughly 25% apart before condition enters the picture.
• The lot, if it's unusual. Most lots here don't move the number. A one-acre parcel moves it a great deal, and a subdivision-based comparison will miss that entirely.
• Roof and HVAC age. Median build year 1987 means most of this stock is on its second round of both, and in North Texas hail sets the roof clock rather than the shingle rating.
• What the HOA actually covers, in the newer developments where dues run $300 to $550 against a city norm of $350.
• The tax figure on the listing, which is the seller's. Effective rates here run about 1.88%, but a long-held homestead has a capped assessment that resets when the house sells.

If you're selling in North Richland Hills

This is a better market than the one immediately west of it, and the numbers say so: flat values over three years, 24 days to contract, 98% of original list, and a quarter of sales under contract within a week.

What decides your outcome is the comparable set, and here that means three specific things — which school district you're in, what decade the house was built, and whether your lot is ordinary or unusual. Get those three right and the pricing follows. Get the school district wrong and you're off by 12% before you start.

Buying or selling in North Richland Hills

Two thousand four hundred sales, three hundred subdivisions, seventy years of construction, a school district line worth more than any renovation, and a handful of acreage parcels that don't obey any of the city's other rules.

What I can tell you is what the closed sales on houses your size, your vintage and your side of the district line actually support, how wide the range around that is, and what the property will cost every month once the assessment resets.

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 in North Richland Hills for the three years ending September 2026, reported in aggregate. 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.