Presidio & Tehama Ridge

Presidio and Tehama Ridge sit in the 76177 ZIP code, the strip of far north Fort Worth that runs along I-35W between the Beltmill side to the west and Heritage and Alliance to the east. It is the smallest of the north Fort Worth areas I cover and the most uniform — 95% of it is Northwest ISD, which is unusual in a part of the city where school district lines cut through ZIP codes.

It is also where Texas Motor Speedway is, at 3545 Lone Star Circle. Worth knowing in both directions: a major venue minutes from your house, and a handful of weekends a year when the traffic on 35W is what it is.

I'm a Fort Worth broker and a Certified Residential Appraiser. Over the three years ending September 2026 this area produced 663 closed sales across 44 subdivisions.

What's around you

The retail here carries the neighborhood's own name. Presidio Junction at I-35W and North Tarrant Parkway holds TJ Maxx, HomeGoods, Ross, Aldi, Old Navy, Sephora, Petco and Five Below, with Whataburger, Chick-fil-A, Uncle Julio's and Chuck E. Cheese for food. Presidio Towne Crossing sits alongside it and anchors a Costco on Tehama Ridge Parkway.

A few minutes east, Alliance Town Center adds the cinema and a wider restaurant selection, and H-E-B Alliance is on Heritage Trace Parkway. Texas Health Harris Methodist Hospital Alliance at 10864 Texas Health Trail is the nearest full hospital.

Between Costco, H-E-B, Aldi and the Kroger Marketplace to the west, this is one of the better-supplied corners of Fort Worth for everyday life, and almost all of it is reachable without a long drive.

Inside the neighborhoods, the amenities are ordinary and honestly priced. Across sales here, 291 report a community pool, 246 a playground, 165 jogging and bike paths, 130 a park and 129 a clubhouse. A handful report a fitness centre. Median dues are $38 a month, ranging from $17 in Presidio Village South to $67 in Wildflower Ranch.

What it costs

• Median close $385,000 on 2,237 square feet — about $174 per foot
• Median lot 6,141 square feet; median build year 2014
• Median 30 days on market at 97.4% of original list
• Closed prices ran $264,900 to $757,400
• Only 4.8% was built in 2020 or later — this is an established area, not a construction site

That price range is worth pausing on. Everything here sold between $265,000 and $757,000 — the narrowest band of any area I cover. Eagle Mountain, a few miles west, runs from $114,000 to $3.45 million. This is a remarkably consistent housing stock, and that consistency is what makes the next finding so clean.

Why price per square foot is the wrong shortcut here

This area is the best demonstration in Fort Worth of something appraisers know and most people pricing a house do not.

Look at two neighborhoods a few minutes apart:

• Presidio West — median 3,226 square feet, selling at $154 a foot
• Hawthorne Meadows — median 1,723 square feet, selling at $196 a foot

The bigger house sells for less per foot. Not slightly — 21% less, and it is 87% larger.

That is not a quirk of two subdivisions. Run it across all 663 sales, controlling for lot size, vintage and date, and a 1% increase in house size adds only about 0.49% to the price. Square footage is worth roughly half of what a per-foot multiplication implies, because a kitchen, a roof, a foundation and a set of mechanicals do not scale with the size of the house. Spread those fixed costs over more feet and the per-foot figure falls.

The practical consequence is money, in both directions:

If you own a large house — Presidio West, Presidio Village South, Wildflower Ranch — and someone prices it off per-foot comparables drawn from Hawthorne Meadows or Valley Ridge, the number will come back far too high, the house will sit, and you will chase it down over five months. That is the single most common expensive mistake in this ZIP.

If you own a smaller house and someone prices it off Presidio West's $154, you are leaving real money behind.

An automated valuation has no idea about any of this. It multiplies.

The neighborhoods

$144 a foot to $196 a foot across ten neighborhoods in one small ZIP code, and almost all of that spread is explained by house size rather than by quality or location.

The days column tells a second story. Valley Ridge and Quail Grove close in 12 days. Wildflower Ranch takes 83. The fast end is established resale in the $325,000 to $395,000 range, where buyers are competing. The slow end is 2024 construction at $619,000, where the builder is holding finished inventory and nobody is bidding against you.

What the market is doing

Values are down about 0.93% a year, controlling for size, lot and vintage. Statistically real but modest — and among the mildest declines in Fort Worth, where sixteen of thirty-one measurable ZIP codes are falling and several are dropping two to five times faster.

Median price per foot by year: $185, $176, $170, $175.

Just over half of sales — 53.5% — closed with seller-paid concessions. That is well below the 68 to 85% you see in the heavy new-construction areas further out, and it reflects an established market where most sellers are individuals rather than builders.

The tax figure on the listing is not yours

Effective tax rates here run about 2.11% on settled assessments, which is on the lower end for north Fort Worth.

But the number shown on a listing is the seller's tax bill, not yours. On new construction the appraisal district often has only the land on the roll — across Fort Worth a first-year sale shows an effective rate near 0.4%, resetting to roughly 2.3% by the second year. On an older home, Texas caps how fast a homesteaded assessment can rise, and that cap comes off when the house sells.

Ask for the current assessed value and what it becomes without the seller's exemptions. And ask whether the specific parcel sits in a MUD or PID, because those charges don't always appear where a buyer looks for them.

What I look at here

• House size against the comparable set. It is the dominant variable in this ZIP and the one a per-foot shortcut gets wrong. Comparables should be within a few hundred square feet, not within a few streets.
• Dues versus amenities. $17 to $67 a month across these neighborhoods, buying meaningfully different things.
• The assessed value, not the listed tax. See above.
• What the builder in Wildflower Ranch is offering. At 83 days on market, that is where the negotiating room in this ZIP currently is.
• Proximity to the Speedway, honestly. Most of the year it is a non-issue. A few weekends it isn't. Worth a conversation rather than a surprise.
• Roofs and mechanicals. Median build year 2014 puts a lot of this housing stock at the age where the first round of major systems starts coming due.

Twelve years in, the first round comes due

Median build year here is 2014. That puts most of this housing stock right at the age where the first genuinely expensive components reach the end of their service life, and it is worth naming them before a buyer's inspector does.

At roughly ten to twelve years: HVAC and roof. In North Texas a composition roof rarely reaches its rated life — hail decides that, not the shingle warranty — so a 2014 roof is frequently on borrowed time or has already been replaced through a claim. Air conditioning worked hard in this climate runs a similar clock.

Neither of these is an upgrade. Buyers treat a working roof and functioning air conditioning as the assumed condition of a house, not as a feature, and the sales bear that out — across 33,000 Fort Worth closings, a new roof mentioned in the listing measured at essentially zero. What they do is keep the house financeable and keep the buyer pool intact, which is a different and more important job.

If you're buying here, ask the age of both and whether the roof went through an insurance claim. If you're selling, know the answers before the inspection does. What to fix before you list, and in what order has the full sequence and what the sales say about each tier.

If you're selling here

Thirty days at 97.4% of original list is a functioning market, and unlike the areas further out you are not competing with a builder on your own street.

The single thing that decides your outcome is the comparable set, and specifically whether whoever builds it understands the size effect. If your house is over 3,000 square feet, a per-foot average drawn from this ZIP will overprice it by a wide margin. If it's under 2,000, that same average will underprice it. Both mistakes are common and both are avoidable.

Buying or selling in Presidio and Tehama Ridge

Six hundred and sixty sales, forty-four subdivisions, one school district, a fifty-dollar-a-foot spread that is mostly a size effect in disguise, and a market that closes in a month when the number is right.

What I can tell you is what the closed sales on houses the size of yours actually support, how wide the range around that is, and what the property will cost each month once the assessment settles.

A 0.93% annual decline is among the mildest in the city. The full Fort Worth market report has the comparison — every ZIP code, measured the same way.

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 closed sales in Fort Worth 76177 for the three years ending September 2026, reported in aggregate. HOA dues, tax rates, special district assessments and market conditions change — confirm current figures for a specific address before relying on them.