Your Home’s Not Selling - Why Fort Worth Home Prices Seem “Stuck”

If you’ve been following the Fort Worth real estate market - like I do daily - you might have noticed something puzzling: the median home price has hovered around $342,000, yet listings are sitting longer, and sellers are slashing prices. This might also apply in other parts of the country in your market area where you live. What gives?

It seems like a contradiction—but it’s actually a textbook case of how real estate data can be misleading without context. Let’s break it down:

Median vs. Average Price: What’s the Difference?

When people hear that the “median price” of a home is $342,000, they often assume that means most homes are worth about that much. Not quite.

• Median means the middle price—half of the homes sold were more expensive, and half were less.

• Average means you add up all the sold prices and divide by the number of homes.
  

Here’s where it gets tricky: if only a handful of higher-end homes are selling, and cheaper homes are just sitting on the market, the median can appear to stay stable—even though overall activity has slowed and the market is softening.

In Fort Worth right now, fewer homes are selling while more homes are coming on the market, but the ones that do sell tend to be in that mid-to-upper price range. So the median price stays in the $340K ballpark. But that doesn’t mean buyers are lining up—it just reflects the prices of homes that are actually closing.

Another key factor is mortgage rates. After years of rock-bottom interest, today’s rates in the 6–7% range are putting the brakes on buyer activity.

For example:

• A $342,000 home with a 3% mortgage = ~$1,445/month (not including taxes/insurance)

• The same home at 7% = ~$2,275/month

• That’s a $830/month increase—without any change in the home’s price.

This is especially hard on first-time buyers and move-up buyers who might already have a low interest rate on their current home. It’s not just about price—it’s about monthly affordability. And many buyers are simply saying, “No thanks,” and waiting it out.

On the flip side, many sellers are still hoping to get 2021–2022 prices for their homes. And who can blame them? Homes were flying off the shelves during the pandemic boom. But today’s market is different.

• Buyers are pickier

• Homes are sitting longer

• Multiple offers are rare

• Price reductions are becoming the norm

  
  

Still, many sellers list high—then slowly reduce their price as weeks go by. This creates a market where list prices look inflated, but homes aren’t moving unless they’re priced aggressively from the start.

The result? The median sold price stays high, but the number of price cuts is rising, and time on market is increasing. A perfect storm is brewing.

What This Means for Buyers and Sellers

• Buyers: There may be less competition now, and if you can stomach the higher rates (or plan to refinance later), you might have more leverage to negotiate price, repairs, or concessions.

• Sellers: Pricing realistically is crucial. The days of “test the market” are over—homes that don’t match buyer expectations sit and stagnate.

  
  

The Fort Worth housing market isn’t collapsing— at least not yet-but it is cooling. The median price of $342,000 is not telling the full story. Behind the scenes, sellers are adjusting expectations, buyers are cautious, and high interest rates are reshaping affordability.

If you're looking to buy or sell in this market, understanding the difference between price stats and real market dynamics can help you make smarter, more confident decisions. Maybe it’s time to hire a professional real estate appraiser. Let me know how I can better serve your appraisal needs here in the DFW area for more information.  Visit www.valueright.com for more information.