Overton Woods

Overton Woods sits immediately northwest of Overton Park in southwest Fort Worth, and although the two names sound like versions of the same place, they're a generation apart and behave very differently.

Where Overton Park was built in the late 1950s and early 1960s, Overton Woods went up mostly in the 1980s and early 1990s — larger, more vertical houses on tighter lots, on winding streets named Shady Ridge, Trail Bend, Lantern Hollow and Overton Hollow. Fort Worth Country Day is next door, Clearfork and Hulen are minutes away, and the whole neighborhood is Fort Worth ISD.

I'm a Fort Worth broker and a Certified Residential Appraiser. The most useful thing I can tell you about Overton Woods is what it looks like next to its neighbor.

Same money, half the land

Over the four years ending September 2026: 44 listings, 25 closed sales — roughly six a year.

Nearly identical money. Overton Woods gives you a house that's twenty-two years newer, and roughly half the land.

That's the trade, stated plainly, and which side of it you want is a genuine preference rather than a right answer. Newer construction means fewer sixty-year-old systems and floor plans closer to how people live now. Four-tenths of an acre under mature canopy is something you cannot build.

Lots here run from about 5,300 to 20,900 square feet, so there is real variation — the Briarhaven, Ranch View and Lantern Hollow side sits on land closer to Overton Park's scale, while Shady Ridge and Trail Bend are considerably tighter. That difference is not small and it isn't visible in a neighborhood average.

Nine days — and where the market thins

Overton Woods is one of the fastest markets I've measured. A median of nine days at 98% of original list price is exceptional; sellers here are barely conceding anything.

At the same time, 17 of 44 listings — 39% — came off the market without selling. That's a larger share than Overton Park's 24%.

Those two facts aren't contradictory, they're the same fact from both ends. There is essentially no middle in this market. A house positioned where the neighborhood is trading has a contract inside two weeks at nearly full asking. Above that, it sits — the withdrawn listings here sat a median of 95 days before coming off.

What separated them wasn't the per-foot number. The listings that came off asked a median of $320 per foot, which is slightly below the $330 that sales cleared. They were bigger, more expensive houses: a median asking price of $1,500,000 against a $1,250,000 median close.

So what Overton Woods has is a depth question, and it's useful information rather than a warning. The buyer pool is deep around $1.25 million and thins out above $1.5 million. If you own at the top of this neighborhood, that's the number to have in hand before you choose one — your competition isn't next door, it's every comparable home in southwest Fort Worth, and a lot of those come with more land.

Owners here hold for a long time and carry substantial equity. When the number doesn't come, most would rather stay than chase it, and the withdrawn listings largely reflect that choice.

What the market is actually doing

A note on market conditions, and on the limits of a six-sale-a-year record. Overton Woods is 25 closed sales over three years — too few to confirm a price trend, and the measured figure of −1.6% a year sits at p = 0.69, which means flat rather than falling. With six sales a year, that is about as much as the data honestly supports.

The broader picture fills in the rest. Set against the eighteen Fort Worth neighborhoods I measure, not a single one shows a statistically significant decline in price per square foot. Values have held; what changed is time on market. That fits what this neighborhood looks like from the inside — correctly positioned homes still go in nine days at 98% of asking, and the listings that sit are the ones testing the top of the range rather than the ones priced to the market.

Dues, taxes and the practical stuff

Unlike Overton Park, most of Overton Woods carries an HOA — 29 of the 44 listings I reviewed, at a median of about $2,040 a year. There is no PID.

Across closed sales, annual taxes ran about 1.56% of purchase price against a combined rate near 2.19%, which means assessed values sit meaningfully below market. That's normal where owners hold for a long time and the homestead cap compounds — but it resets when the house sells. On a $1.25 million purchase the increase is real money. Ask your lender to escrow on expected assessed value rather than the seller's current figure.

About 48% of homes that sold have a pool.

What I look at in an Overton Woods house

• Which side of the neighborhood. Lots range nearly four-fold. The larger-lot streets are a different product from the tighter ones, and a neighborhood per-foot figure blends them.
• Systems age. A 1985 house is now forty years old. Roof, HVAC, water heaters and often windows are at or past their second replacement. That's a real number and it's frequently deferred.
• Whether the plan has been updated. Late-eighties layouts — formal living and dining, compartmentalized kitchens, heavy trim — read dated to buyers unless they've been opened up. It's the single most common renovation here and the homes that haven't been done compete against the ones that have.
• Grade and drainage. These are winding, contoured streets on North Texas clay. Walk it in the rain if you can.
• Where the price sits against $1.5 million. Above that line the buyer pool thins considerably. Knowing the depth of your own market is part of choosing a number, and it's knowable in advance.

If you're deciding between the two

Buyers shop Overton Woods and Overton Park together, and they should — they're adjacent, the same schools, the same price bracket. The difference is land against age, and the data prices them as roughly equivalent trades.

Where it stops being equivalent is at the top. Overton Park has closed sales up to $2,250,000; Overton Woods tops out around $1,850,000, and the buyer pool above $1.5 million there is noticeably thinner. If you're shopping the upper end of this price range, that's worth knowing before you fall for a floor plan.

Buying or selling in Overton Woods

Six sales a year, a four-fold lot range, a buyer pool that runs deep to about $1.5 million and thins above it, and a market that takes a correctly positioned house in nine days at 98% of asking. The list price carries nearly the whole decision here.

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.

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

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