76104
Fort Worth, Texas

The 76104 market shows minimal movement with a median sale price of $235,000, down 0.5% year-over-year, indicating near-flat appreciation. Homes are averaging 107 days on market, significantly above the typical 30-60 day range seen in competitive markets. Only 20% of properties are selling above list price, suggesting limited bidding competition and weak buyer urgency. This pricing environment reflects a market that has cooled from previous highs, with sellers holding firm on expectations while buyers exercise selectivity.

These conditions favor patient buyers with financing secured who can negotiate on price and terms given the 107-day market exposure time. The 20% above-ask rate means 80% of transactions close at or below list, creating room for offer strategies below asking price. Investors seeking cash flow over appreciation may find entry points here, though the flat year-over-year change signals capital gains are not materializing. Sellers face extended timelines and should price competitively from listing day one to avoid becoming part of the 107-day average.

The PropIQ score of 60 signals caution, suggesting underlying weakness that could pressure prices further if days on market extend beyond current levels. Watch for inventory accumulation and whether the 107-day average climbs, which would indicate deteriorating conditions. The negative year-over-year trend combined with slow absorption points to a market that needs demand catalysts—employment growth or rate improvements—to stabilize rather than decline further through 2026.