76085
Fort Worth, Texas

The 76085 ZIP code registers a median sale price of $530,000 as of February 2026, marking a 6.0% year-over-year increase that trails broader DFW metro appreciation rates. Properties are averaging 75 days on market, suggesting moderate demand absorption rather than competitive bidding conditions. Only 14% of homes are closing above list price, indicating sellers hold limited pricing power despite the positive annual trend.

This environment favors patient buyers with financing secured who can leverage the 75-day market duration for inspection negotiations and measured decision-making. The 14% above-list metric means 86% of transactions close at or below asking price, creating room for offer strategies below listing prices. Sellers with equity from prior appreciation cycles can still exit profitably given the 6.0% annual gain, but those expecting 2021-2022 velocity will face extended marketing timelines.

The PropIQ score of 61 signals caution, suggesting headwinds may intensify before conditions stabilize or improve. This moderate rating combined with declining seller leverage indicates potential softening in the $500,000-plus segment where interest rate sensitivity impacts qualified buyer pools. Watch for days-on-market extension beyond 80 days or year-over-year price growth dropping below 4%, either of which would confirm a shift toward buyer-advantaged negotiations through mid-2026.