76084
Fort Worth, Texas

The Fort Worth 76084 market recorded a median sale price of $415,495 as of February 2026, reflecting modest year-over-year appreciation of 1.2%. Homes are spending an average of 124.5 days on market, significantly above the regional norm and indicating subdued buyer urgency. Only 15% of properties sold above asking price, suggesting sellers hold limited pricing power in current negotiations. This cooling pattern marks a departure from the aggressive appreciation cycles seen in prior years across this ZIP code.

These conditions favor methodical buyers with financing contingencies and time to conduct thorough due diligence. The 124.5-day average DOM creates negotiation leverage that didn't exist when properties moved in 30-45 days. Price-sensitive first-time buyers can benefit from the 85% of homes selling at or below list price, while investors seeking cash-flowing rental properties face less bidding competition. Sellers with non-urgent timelines can still capture the $415K median, but those requiring quick exits may need pricing adjustments.

The PropIQ score of 70 signals neutral momentum with downside risk if days-on-market extends beyond 130 days consistently. The 1.2% appreciation barely outpaces holding costs, suggesting price discovery remains incomplete in this market segment. Monitor the ratio of homes selling above list price—a drop below 12% would confirm further buyer advantage, while stabilization above 20% would indicate demand recovery. Employment data and mortgage rate movements will drive Q2 2026 trajectory.