76013
Fort Worth, Texas

The 76013 ZIP code shows measured price appreciation with homes selling at a median of $327,450, marking a 4.4% year-over-year increase that tracks below inflation-adjusted appreciation rates. The 55-day average market time indicates moderate inventory absorption, while 21% of transactions closing above list price suggests selective competition concentrated in specific property segments rather than broad-based bidding pressure. This price-to-velocity ratio points to a stabilizing market after previous volatility.

Buyers gain positioning leverage in this environment, with 79% of homes selling at or below asking price and nearly two months of negotiation runway before typical sale completion. Sellers with accurately priced properties still clear the market within the 55-day window, but the data indicates minimal premium capture opportunity. Long-term investors seeking cash flow over appreciation will find the 4.4% growth rate aligns with rental escalation potential, though speculative flippers face compressed margins given the limited above-ask activity.

The PropIQ score of 70 signals neutral conditions with elevated monitoring requirements, suggesting neither breakout growth nor contraction risk in the immediate term. The 55-day absorption rate bears watching—extension beyond 60 days would indicate weakening demand, while contraction below 45 days could reignite competitive pressure. The current 21% above-ask rate serves as the critical threshold; movement above 30% would shift the neutral rating toward buyer disadvantage.