Weatherford

Weatherford is the Parker County seat, about 25 miles west of downtown Fort Worth on I-20. It's the acreage market of the west side: more than half the houses sold here in the last three years sat on an acre or more. It's also one of the very few markets I've measured anywhere around Fort Worth where values are going up.

Over the three years ending September 2026, Weatherford and Hudson Oaks produced 3,538 closed sales at a median of $439,000. I'm a Texas broker and a Certified Residential Appraiser. Here is what those sales show.

Rising, and the land is why

Controlling for house size, lot size and build year, values are up 1.52% a year, at p = 0.004. Site-built only, it's +1.34% (p = 0.005). With build-decade controls, +1.30%.

The raw figures agree. The median resale went from $385,000 in late 2023 to $439,000 in 2026, and resale price per foot from about $200 to $211.

I want to be precise about where it's coming from:

The clearest rise is on acreage. Split into new and resale, neither shows a significant trend on its own, which tells me part of the headline figure comes from the mix of what sold. The acreage result stands up by itself, though. Put plainly: Weatherford is holding to modestly rising, and the land is doing most of the work.

That's the opposite of almost everything else I've measured. Granbury, the next county seat to the south, is falling 2.3% a year. Crowley is falling 3.6%. Only Southlake, Colleyville and Keller have shown clearer rises.

What the land is worth

Lot size matters more here than almost anywhere I've measured. Price per foot of house rises steadily with the land under it:

A house on five acres sells for about $140 a foot more than the same house on a subdivision lot. That extra isn't the house; it's the ground. It's the same finding as Keller, where I first measured it, and it's why a Weatherford acreage property can't be priced from a per-foot figure. The land has to be valued separately.

New construction on land, priced above resale

714 sales were brand-new houses, about 20%, and most of them aren't subdivision product. Three-quarters sit on an acre or more, at a median lot of about 1.3 acres.

• New: $545,050 median on 2,514 square feet, $223 a foot
• Resale: $410,000 median on 2,083 square feet, $205 a foot

That's a gap of about $135,000, among the widest I've measured, and it fits the pattern from the south side: where builders are selling a different, more expensive product from the resale stock, resale holds. Weatherford's builders aren't discounting the way they are elsewhere either. New houses closed at 98% of original list, and the typical new-home sale carried no concession at all, against a $10,000–15,000 median in Midlothian and Mansfield.

School districts: Aledo and the rest

A Weatherford address can be in any of eight school districts. Most sales, 2,385 site-built, are Weatherford ISD. Measured against it, controlling for size, lot, build decade and date:

Aledo ISD is the one premium I'd take seriously. It's consistent across every way I measured it, and when I pooled these sales with 1,700 sales from the Aledo and Willow Park page, it held at about 7–14% across 4,165 houses, around 9% for a typical house. Brock ISD looks higher at first, but it's mostly larger, newer houses on acreage. On like-sized houses the difference nearly disappears. Peaster ISD comes out consistently lower. The rural districts, Azle, Millsap and Springtown, move around too much to rely on.

The Aledo premium shows up most clearly in the land

Land sales give a cleaner read on the school district than house sales do, because a vacant lot has no house to adjust for. Across about 1,080 closed land sales in Parker County, controlling for acreage and date:

A two-acre homesite in Aledo ISD sells for about twice what the same two acres sell for in Weatherford ISD. That's a far bigger gap than the 5–13% I measured on houses, and it makes sense: a school premium is paid for the location, and the location is the land. On a finished house, the land is only part of the price, so the premium gets diluted by everything else. On a vacant lot, it's the whole price. Part of the gap may also reflect Aledo ISD's position closer to Fort Worth, which I can't separate from the district.

Brock ISD land prices match Weatherford ISD's, which confirms what the house sales suggested: Brock's higher house prices are the product, not the district. Peaster's discount shows up in the land too, as it did in the houses.

These districts don't follow the city's boundaries or its ZIP codes. Confirm the district for the specific address before relying on any of this.

Hudson Oaks

Hudson Oaks is a small city just east of Weatherford on I-20, and with 63 site-built sales in three years it's too small for its own page. It's a higher-priced pocket: a $548,000 median on 2,499 square feet, about $219 a foot, on lots near an acre, with a median build year of 1995. It sells in about 46 days, and its resale tax rate, about 1.40%, is a little lower than Weatherford's. Most of it is Weatherford ISD, with about a quarter in Aledo ISD.

Silverado on the Brazos

Silverado on the Brazos is a gated equestrian community southwest of Weatherford, in Weatherford ISD, with the Brazos River running along part of it. It's one of the most distinctive markets in Parker County, and the numbers show it.

• 26 closed sales in three years, at a median of $1,250,000
• Median 3,094 square feet on about 4.5 acres, at about $358 a foot, against about $238 a foot for Weatherford houses on two to five acres
• Prices ran from $475,000 to $7,000,000
• Median 92 days on market, closing at about 88% of original list
• HOA dues around $600 a year; resale tax rate about 1.1%

The per-foot premium over other Weatherford acreage is roughly $120 a foot, and it's paying for things the MLS doesn't measure well: the gated setting, the equestrian amenities, the river, the terrain and the lot sizes. Only a handful of sales are flagged as river frontage, too few to price the river separately.

The other number to know is that about 42% of the properties that came to market here never sold. The listings that failed had a median original asking price of about $2.15 million. The ones that sold started at about $1.4 million and closed at about 88% of that. The buyers are there, but at a much narrower price range than the asking prices suggest. In a market this small and this varied, a comparable set has to be built by hand from the few sales that actually resemble the property, and the asking prices of listings that never closed shouldn't be in it.

Brock

Brock is the small community southwest of Weatherford that gives Brock ISD its name. With 78 closed sales in three years it's too small for its own page, but it's a distinct market.

• Median $557,450 on 2,480 square feet, about $232 a foot
• Every sale was on an acre or more, at a median of about two acres
• Half were brand-new houses, closing at essentially full list price with few concessions
• Resale tax rate about 1.43%
• Values: +1.9% a year, not significant on this few sales

The number that stands out is the failure rate: about 39% of properties that came to market never sold, and about half of all listings expired or were cancelled. That's among the highest I've measured.

A reasonable guess is that Brock is simply too far out for many buyers. I tested that across about 15,000 listings in Parker and Hood counties. Raw failure rates do rise with distance from downtown Fort Worth, from about 18% within 20 miles to about 26% at 35–40 miles. But once I controlled for price, lot size and manufactured homes, distance on its own didn't predict whether a listing sold. The farther-out listings fail more because they're more often cheaper, manufactured or otherwise harder to finance, not because of the drive itself. The strongest predictor was the asking price.

So Brock's problem looks less like the distance and more like the product: new acreage houses around $570,000, in a market where the buyer pool at that price is small. And as the land table above shows, Brock ISD land sells at about the same price as Weatherford ISD land, so the district isn't adding value the way Aledo ISD does.

Manufactured homes

Manufactured homes are 150 sales, about 4%, and 28 of them were entered in the MLS as "single family" and identified as manufactured only in the description. Controlling for size, lot and age, they sell for about 42% less than a comparable site-built house, one of the widest gaps I've measured. 85% sit on an acre or more, a third of the properties that came to market never sold, and they closed at 94% of original list. Compare them only with each other, and settle the financing questions first: foundation, HUD labels, whether the home has been moved, and its real-property status.

Land sales

Weatherford had 618 closed land sales over the same three years, at a median of $132,250 on 2.03 acres.

Controlling for acreage, Weatherford land prices have risen about 14% a year (p < 0.001), among the strongest land appreciation I've measured. It lines up with the house sales: the rise in Weatherford is concentrated on acreage, and the land is where it's coming from.

About 51% of land parcels that came to market never sold, and 60% of the ones that did were bought with cash. The median land sale took 92 days. Price acreage from closed land sales, not from what's listed.

What it costs

• Median close $439,000 on 2,162 square feet, about $208 per foot
• Median lot one acre; 56% of sales on an acre or more
• Closed prices ran $48,000 to $9,000,000
• Median 52 days on market at 96.7% of original list
• Only 41% of sales carried seller concessions
• Effective property tax rate on resales about 1.54%, among the lowest I've measured west or south of Fort Worth
• 31% carry HOA dues, at a $375 median
• 22% of buyers paid cash
• Parcel-level failure rate 20.9%: one property in five that came to market didn't sell

That failure rate is the thing to watch. Weatherford is rising, but it isn't easy. Acreage takes longer to sell and has a smaller buyer pool, and a list price set from the best sale nearby, rather than the typical one, is how a listing ends up in that 21%.

There's an older town here too: 79 sales were built before 1950, some going back to the 1880s, around the courthouse square. Only 65 sales were flagged as waterfront, mostly on creeks and Lake Weatherford. They came out about 23% higher, but that's too few to treat as a reliable adjustment.

I sold 233 Brandon in Weatherford in 2024, a 1996 house of 1,672 square feet.

How Weatherford 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 Weatherford house

• The land, valued separately. On acreage, the lot can be a large share of the price, and it's where the appreciation is.
• The school district, especially whether it's Aledo ISD, confirmed for the address.
• Septic, well and utilities on rural parcels, and their age and condition.
• Deed restrictions on animals, outbuildings, manufactured homes and further division.
• Any agricultural exemption on the tax record, which comes off on sale if the new owner doesn't qualify. The tax figure on a listing is the seller's.
• Site-built or manufactured, whatever the MLS property type says.

If you're selling in Weatherford

You're in one of the few appreciating markets around Fort Worth, and new construction is priced well above you. But one listing in five doesn't sell, and acreage buyers are fewer and slower. Price from recent sales on similar land, not from the best sale in the area, and expect it to take longer than a subdivision house.

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 Weatherford

Thirty-five hundred sales, more than half of them on an acre or more, values edging up with the land, builders holding their prices, one school district with a premium I'd trust, and one listing in five that doesn't close.

What I can tell you is what the closed sales on houses like yours, on land like yours, in your district actually support, and what the land alone is worth.

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 Weatherford or Hudson Oaks 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. Manufactured-home figures include homes identified in the listing description as well as by property type. School attendance boundaries, tax rates, HOA dues, financing rules 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.