76086
Fort Worth, Texas

ZIP code 76086 shows moderating market conditions with a median sale price of $292,000 as of February 2026, down 2.7% year-over-year. Homes are averaging 79 days on market, indicating slower turnover than the previous cycle. Only 17% of properties are closing above list price, a significant departure from competitive market dynamics. The negative price trajectory combined with extended marketing periods points to a recalibration from previous pricing levels.

These conditions favor deliberate buyers with financing contingencies and inspection requirements who can negotiate from a position of relative strength. The 83% of homes selling at or below list price creates space for offer flexibility that didn't exist in tighter markets. Traditional owner-occupant buyers benefit most, while fix-and-flip investors face compression given the 2.7% annual decline eroding rapid appreciation strategies. Sellers with equity cushions and flexible timelines can still transact at $292,000 median, but those requiring quick exits face the 79-day absorption reality.

The PropIQ score of 60 signals caution, suggesting volatility or downward pressure may persist in coming quarters. Monitoring the percentage of above-list sales will indicate whether the current 17% figure stabilizes or contracts further. Days on market trajectory becomes critical—extension beyond 79 days would confirm continued softening, while contraction could signal a floor. The negative year-over-year change warrants close observation of employment and migration data specific to this Fort Worth submarket.