76021
Fort Worth, Texas

# Market Report: ZIP 76021, Fort Worth, TX

The Bedford-adjacent 76021 market shows measured appreciation with a median sale price of $390,000, up 4.0% year-over-year as of February 2026. Homes are clearing inventory in 59.5 days, indicating neither distress nor frenzy, while 25% of transactions close above list—a figure that signals selective competition rather than systematic bidding wars. This represents a normalized cycle where price discovery functions through negotiation, not panic buying, and sellers maintain modest leverage without commanding the premiums seen in 2021-2022.

This environment advantages patient buyers with financing locked and flexible timelines, as the two-month market cycle allows for inspection contingencies and measured due diligence without fear of being outbid on every property. The 75% of homes selling at or below list price create negotiating room that hasn't existed in this submarket for years. Sellers with equity built before 2023 can still extract gains, but those who purchased in the past 18 months face narrow margins and should expect the full DOM window before acceptable offers materialize.

The PropIQ score of 70 signals equilibrium without directional conviction, suggesting sideways price action through mid-2026 barring external shocks to employment or inventory supply. Watch for DOM extension beyond 65 days as an early indicator of buyer exhaustion, or conversely, a rise in above-list transactions past 30% signaling renewed urgency. The 4.0% appreciation rate remains above inflation but below the threshold that typically triggers new construction activity or speculative investor re-entry into single-family product at this price point.