Westcliff is a post-war neighborhood a few minutes south of TCU — built almost entirely in the late 1940s and early 1950s, on lots that run from about a seventh of an acre to more than half, under canopy that has had seventy-five years to fill in. Ranch and traditional homes on quiet streets, with Trail Lake, Hills, Shelby and Dryden running through the middle of it.
It's Fort Worth ISD, walkable in parts to TCU, and minutes from Hulen, Clearfork and the Chisholm Trail Parkway. The median home trades around $493,500.
I'm a Fort Worth broker and a Certified Residential Appraiser. Two things in the data matter more than anything else here, and neither is about the houses.
Square footage tells you almost nothing about value here
Over the three years ending September 2026, Westcliff produced 122 listings and 53 closed sales — roughly sixteen a year.
- Median close $493,500 on 2,047 square feet — about $267 per foot
- Median lot 11,326 square feet; median year built 1949
- Median 18 days on market at 95.4% of original list
- Closed prices ran $270,000 to $1,550,000; homes from 991 to 3,667 square feet
Now the part that should change how you read any estimate you've been given.
The correlation between house size and price per square foot in Westcliff is 0.015. That is, for practical purposes, zero. Bigger houses here do not command a different rate than smaller ones, in either direction.
What does predict it is where the house is. Latitude correlates at 0.46, longitude at −0.42. Combine them into a single northwest-to-southeast measure and the correlation is 0.55, with a p-value of 0.00002.
In a neighborhood you can drive across in four minutes, position explains value and square footage doesn't.
The gradient runs northwest to southeast
Split the closed sales into four bands along that diagonal:
- Northwest quarter: median $667,500 — $330 per foot
- Next: $555,000 — $266
- Next: $489,750 — $240
- Southeast quarter: median $387,000 — $251
At street level the spread is wider still. The northern edge — Shelby, Hills, Arundel, Winslow — clears somewhere between $322 and $395 per foot. The southern and eastern streets — Carolyn, South, Rashti, Plymouth — run $178 to $220.
That's better than a two-to-one range inside one subdivision name, on houses of similar age and similar size. The median lot varies by only about a thousand square feet across the four bands, so it isn't land either. It's simply which end of Westcliff you're standing in.
Nearly half of listings come off the market
55 of 122 listings — 45% — were cancelled, expired or withdrawn, and the 122 listings come from only 76 distinct properties, so a third of the homes that came to market came more than once.
That number sounds worse than it is. Westcliff is full of long-tenured owners with low tax basis and no mortgage pressure, and when the number doesn't come they simply stay — often relisting later. It isn't distress, and it isn't soft demand: homes that do trade go in eighteen days at 95% of asking.
What's useful is which listings come off, because it connects directly to the gradient.
Those listings asked a median of $253 per square foot — slightly below the $267 that sales actually cleared — at a median price of $525,000 against a $493,500 median close. By any neighborhood-wide measure they were priced sensibly.
They were priced sensibly for the wrong part of Westcliff. A house on the southeast side asking $253 a foot is asking roughly fifteen to forty percent over its local market. A house on Shelby or Hills asking the same figure is leaving real money on the table. Both look identical in a spreadsheet, and the second one is the more expensive error.
Those listings sat a median of 74 days before coming off. Homes that priced to their actual position went in about two and a half weeks.
Schools don't follow the neighborhood line
All 122 listings are Fort Worth ISD, without exception. But Westcliff spans more than one elementary attendance zone, and those boundaries don't follow the subdivision.
Buyers assume that living in Westcliff means a particular campus. It doesn't, and zoning changes. Confirm the assignment for the specific address with the district before you write an offer — nothing about the name, the street or the listing will settle it.
What the market is actually doing
On market conditions, and on separating them from the gradient described above. Westcliff runs about sixteen sales a year, so 53 closed sales is a modest record — measured, price per square foot comes out at +2.4% a year, p = 0.59, which I'd read as flat rather than a confirmed rise. What it is not is a decline.
That's worth separating from the gradient described above, because they get conflated. The two-to-one spread between the north end and the southeast is a permanent fact about position, not evidence of a softening market. Widen the lens to the eighteen Fort Worth neighborhoods I measure and none of them shows a statistically significant decline in price per square foot. Values held; what changed is that homes take longer and more owners take the house off rather than cut — which, on streets where people have held since the 1970s, costs them very little.
The practical stuff
No HOA on any of the 122 listings, and no PID. Your carrying cost here is taxes and insurance, full stop.
Across closed sales, annual taxes ran about 1.79% of purchase price against a combined rate near 2.19% — meaning assessed values sit below market on long-held homes and reset when the house sells. Ask your lender to escrow on expected assessed value rather than the seller's current figure.
Only about 17% of homes have a pool, which is low for the price point — one is worth more here than it would be further west. And the housing stock is genuinely old: median year built 1949, with only three sales in three years of anything built since 2015.
What I look at in a Westcliff house
- Where it sits, first and by a distance. Northwest or southeast is a two-to-one swing before you've walked in the door.
- The elementary assignment for that specific address, confirmed with the district.
- What a renovation actually touched. These are seventy-five-year-old houses. New finishes over original wiring, galvanized supply and an unexamined foundation is a different asset from one where the expensive invisible work was done. Ask for permits, not photographs.
- Foundation and trees. Post-war slabs and pier-and-beam on North Texas clay, with mature canopy pulling moisture from beneath them.
- Additions and their approvals. Common on houses this old, and not all were permitted. An appraiser treats unpermitted square footage differently than a listing does.
If you're selling in Westcliff
This is a quick market when the number is right: eighteen days at 95% of asking, on values that have held.
The whole job is choosing the right comparable set — your end of Westcliff, not the average of all of it. The listings that came off weren't the ambitious ones; they were the ones that used the neighborhood's number instead of their own street's. With a two-to-one spread across a four-minute drive, that distinction is worth more than anything else in the process.
Buying or selling in Westcliff
Sixteen sales a year, a price range from $270,000 to $1,550,000, a two-to-one per-foot spread driven entirely by position, square footage that predicts nothing, and more than one elementary zone — all under a single subdivision name.
That's a valuation problem before it's a marketing problem. Holding a Texas broker's license alongside a Certified Residential Appraiser certification is why I can tell you which Westcliff your house is actually in, and price it from that rather than from an average.
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 attendance boundaries and market conditions change — confirm current figures and assignments for a specific property before relying on them.
