A mid-century neighborhood in southwest Fort Worth, built between 1956 and the late 1960s on lots running from a quarter acre to well over an acre, under seventy years of canopy. No HOA, no PID -- and the oldest houses command the highest price per foot.
Overton Park is a mid-century neighborhood in southwest Fort Worth — built almost entirely between 1956 and the late 1960s, on lots that run from a quarter acre to well over an acre, under a canopy that has had seventy years to fill in. Ranch and traditional homes, quiet curving streets, and almost no through traffic.
It sits minutes from Hulen, Clearfork and TCU, with Fort Worth Country Day at its western edge and Overton Park Elementary serving the neighborhood. Homes here trade at a median around $1.27 million.
Immediately northwest sits Overton Woods — a generation newer, on roughly half the land, at almost exactly the same price. Buyers shop the two together and should.
I'm a Fort Worth broker and a Certified Residential Appraiser. Three things in the sales data are worth your time.
Over the three years ending September 2026: 45 listings, 30 closed sales — about ten a year.
Seventeen days is quick. This is a neighborhood where correctly priced homes go in under three weeks.
The lot range is the thing to notice: from 10,846 square feet to 60,984 — a quarter acre to an acre and four-tenths, inside one small neighborhood. Lot size correlates with total price at 0.56, which is strong. The ground is a large share of what you're buying, and it varies enormously from street to street.
This is the most actionable finding here, and it's specific to Overton Park.
Eleven of the 45 listings — 24% — were cancelled or expired. Their median asking price was $1,280,000, essentially identical to the $1,272,500 median closing price. So these weren't expensive houses.
They were smaller houses asking the same money. The listings that came off were asking a median of $433 per square foot against the $358 that sales actually cleared — about twenty-one percent above.
Put plainly: in Overton Park, roughly $1.27 million has been buying about 3,600 square feet. Homes asking that figure on 2,900 square feet have mostly not traded. The market here holds a fairly firm view of what a dollar buys.
What happened to those houses is worth noting: they came off, not down. Owners in Overton Park have held a long time, carry low assessed values and substantial equity, and face no deadline. When the number doesn't come, they'd rather stay than chase it.
This one ran opposite to what I expected.
A sixty-dollar spread, and it isn't explained by land — lot sizes across the three groups are within about two thousand square feet of each other.
The likeliest reading is that the earliest streets got the best of the original plat, and that buyers coming to Overton Park are coming for the mid-century character rather than in spite of it. The late-sixties and seventies homes are less distinctive, and the market prices them accordingly.
If you're buying, that's worth knowing before you dismiss a 1957 house as the older option. If you're selling one, it's an argument you should be making.
On the market itself, and on what ten sales a year can honestly support. Overton Park runs about ten sales a year, and 30 closed sales is too thin to confirm a price trend — measured, it comes out at +5.7% a year, but at p = 0.40 that's a direction, not a finding, and I won't sell it as more.
The wider picture is firmer. Eighteen Fort Worth neighborhoods measured the same way, and none shows a statistically significant decline in price per square foot. Values have held; what changed since 2022 is that homes take longer and more listings come off the market rather than being negotiated down. In a neighborhood of long-tenured owners sitting on low tax basis and large lots, withdrawing costs very little — which is why the number you open at matters more than what happens after.
Worth stating plainly because it's unusual at this price point: not one of the 45 listings I reviewed carries an HOA fee, and there's no PID assessment on the neighborhood.
Across closed sales, annual taxes ran about 1.48% of purchase price — low relative to the roughly 2.19% combined rate, which tells you assessed values here sit well below market. That's what happens where people hold for a long time and the homestead cap compounds in their favour.
Two consequences. Your carrying cost is simpler here than in most comparable neighborhoods — what you see in the tax rate is what there is. But the assessment resets when a house sells, and on a $1.27 million purchase the increase can be substantial. Ask your lender to escrow on expected assessed value rather than the seller's current figure, and confirm the numbers for the specific parcel with the appraisal district.
About 43% of homes that sold have a pool.
The market here is fast and quite specific. A correctly positioned home goes in about two and a half weeks at 95% of asking, and that is still the ordinary outcome.
A quarter of listings over three years came off the market instead, most of them smaller houses carrying the neighborhood's median price. Owners here can afford to wait, and many do — which is a real choice, and worth making deliberately rather than after ninety days.
So the work is in the number, not the marketing. Comparables from your actual size band and lot class, an honest accounting of what the land contributes, and a per-foot figure that reflects what the neighborhood is actually paying. If your house is on the smaller side, the per-foot figure is the first thing the market will read, and knowing that before you list is worth more than any amount of staging.
Ten sales a year, a price range from $550,000 to $2,250,000, lots varying nearly six-fold, and a per-foot premium that favours the oldest houses. For any particular home, the number of genuinely comparable sales is small, and the neighborhood average won't get you there.
That's valuation work, and holding a Texas broker's license alongside a Certified Residential Appraiser certification is why I can do it from evidence rather than impression.
Call or text (682) 207-4310, or send me a note.
Sales figures are medians from NTREIS listings and closed sales for the three years ending September 2026, reported in aggregate. Tax rates, school assignments and market conditions change — confirm current figures for a specific property before relying on them.
Whether buying or selling, get property-specific guidance from a Fort Worth broker and Certified Residential Appraiser.
