Bedford TX Housing Inventory Data 2026
Key Takeaways:
Bedford's housing inventory stands at 2.8 months of supply — balanced-to-seller territory with steady absorption rates
The city is nearly built out with fewer than 50 developable residential lots remaining, making resale inventory the dominant market force
Bedford's 20,500+ housing units average 1988 construction, creating substantial renovation opportunity for value-oriented buyers
Annual transactions average 1,450, with the $275,000–$375,000 segment accounting for 48% of all closings
US Tech Automations housing-age segmentation tools help agents target renovation-ready homeowners for listing conversations
Bedford's Inventory Overview
Bedford is a city in Tarrant County, Texas, centrally located within the Mid-Cities region of the Dallas-Fort Worth metropolitan area between Dallas and Fort Worth. The city's mature, established character and central location along SH 121 and SH 183 provide convenient access to both DFW Airport and the broader Metroplex, according to the Tarrant County Planning Department.
What is the current housing inventory in Bedford TX? According to North Texas Real Estate Information Systems (NTREIS) data, Bedford has approximately 340 active residential listings with 2.8 months of supply. This positions the market in balanced-to-seller territory — approaching equilibrium but still favoring sellers in the core price segments.
| Inventory Metric | Bedford TX | HEB Corridor | DFW Metro |
|---|---|---|---|
| Active Listings | 340 | 1,850 | 42,000+ |
| Months of Supply | 2.8 | 2.6 | 2.6 |
| New Listings (Monthly) | 155 | — | — |
| Pending Sales (Monthly) | 122 | — | — |
| Absorption Rate | 78.7% | 82.4% | 76.2% |
| Avg. Days on Market | 28 | 26 | 32 |
| List-to-Sale Ratio | 97.4% | 97.8% | 97.2% |
According to NTREIS data, Bedford's absorption rate of 78.7% is slightly below the HEB corridor average, reflecting the city's somewhat higher supply levels in the upper price segments. The core market ($275,000-$375,000) absorbs at 86%, significantly stronger than the city-wide average.
Bedford's 2.8 months of supply is balanced for a mature, built-out suburb, according to NAR market classification — but agents who focus on the $275,000-$375,000 core segment experience effectively seller's market conditions with 86% absorption rates.
Housing Stock Composition
Bedford's built-out status means the housing stock is mature, well-defined, and unlikely to change significantly from new construction.
| Housing Type | Units | Percentage | Median Year Built | Median Value |
|---|---|---|---|---|
| Single-Family Detached | 13,200 | 64.4% | 1985 | $335,000 |
| Apartments/Multi-Family | 5,100 | 24.9% | 1990 | — |
| Townhomes/Attached | 1,400 | 6.8% | 1998 | $265,000 |
| Duplexes | 500 | 2.4% | 1988 | $245,000 |
| Condos | 300 | 1.5% | 2002 | $195,000 |
What types of homes are available in Bedford? According to Tarrant County Appraisal District records, single-family detached homes dominate at 64.4% of all units. The median construction year of 1985 makes Bedford's housing stock notably older than rapidly developing suburbs, creating a renovation-driven market dynamic that distinguishes it from new-construction-heavy competitors.
According to building permit data, Bedford issues fewer than 20 new single-family permits annually — almost entirely infill or teardown-rebuild projects. This near-zero new construction means virtually all inventory comes from existing homeowner decisions to sell, creating predictable patterns that farming agents can track.
Housing Age Distribution
| Construction Era | Units | Share | Typical Style | Price Range |
|---|---|---|---|---|
| Pre-1975 | 3,800 | 18.5% | Ranch, original condition | $225,000–$280,000 |
| 1975–1985 | 5,200 | 25.4% | Split-level, some updates | $265,000–$325,000 |
| 1986–1995 | 4,800 | 23.4% | Traditional, well-maintained | $310,000–$380,000 |
| 1996–2005 | 3,400 | 16.6% | Modern traditional | $350,000–$425,000 |
| 2006–Present | 3,300 | 16.1% | Contemporary/renovated | $385,000–$520,000 |
According to appraisal data, 43.9% of Bedford's housing stock was built before 1985, creating the city's defining market characteristic: a deep pool of renovation-opportunity homes that can be purchased below replacement cost and improved for significant equity gain.
The US Tech Automations platform enables agents to filter farm databases by housing age, targeting pre-1985 homeowners with renovation-value messaging and post-2000 homeowners with appreciation-tracking updates — automating what would otherwise require manual property record research.
Inventory by Price Segment
| Price Segment | Active Listings | Share | DOM | Absorption Rate |
|---|---|---|---|---|
| Under $250,000 | 35 | 10.3% | 14 | 92.4% |
| $250,000–$325,000 | 82 | 24.1% | 20 | 88.2% |
| $325,000–$400,000 | 95 | 27.9% | 26 | 84.5% |
| $400,000–$500,000 | 68 | 20.0% | 32 | 75.8% |
| $500,000–$650,000 | 38 | 11.2% | 42 | 62.4% |
| $650,000+ | 22 | 6.5% | 58 | 48.2% |
Which Bedford price segments move fastest? According to NTREIS data, the under-$250,000 segment has nearly depleted with only 35 active listings and a 92.4% absorption rate. This extreme tightness reflects the disappearance of un-renovated, original-condition homes as they're purchased and improved.
According to inventory trend data, the $250,000-$400,000 combined segments represent 52% of all listings and absorb at 84-88% — Bedford's transaction center of gravity. The $500,000+ segment, representing renovated and premium properties, shows substantially softer absorption at 48-62%.
Bedford's under-$250,000 inventory has contracted by 55% over three years, according to NTREIS data — as pre-1975 homes are purchased and renovated, they re-enter the market at $350,000+, permanently reducing affordable inventory.
Renovation Impact on Inventory
Bedford's mature housing stock creates a unique renovation-driven inventory cycle.
| Renovation Stage | Typical Purchase | After-Reno Value | Value Added | Holding Period |
|---|---|---|---|---|
| Cosmetic Refresh | $275,000 | $340,000 | $65,000 | 3–6 months |
| Kitchen/Bath Major | $250,000 | $345,000 | $95,000 | 4–8 months |
| Full Interior | $225,000 | $380,000 | $155,000 | 6–12 months |
| Teardown/Rebuild | $200,000 (lot) | $485,000+ | $285,000+ | 12–18 months |
How does renovation affect Bedford's housing market? According to local contractor and investor data, approximately 15% of Bedford transactions involve either investor-purchased renovation projects or homeowner-driven pre-sale improvements. This renovation activity creates a continuous upward price pressure as lower-value inventory is converted to higher-value inventory.
According to Remodeling Magazine's regional Cost vs. Value data, Bedford's renovation ROI averages 135% for cosmetic updates and 120% for major kitchen/bath remodels — among the strongest renovation returns in the Mid-Cities, according to investor performance tracking.
Identify pre-1985 homes that haven't sold in 15+ years as renovation listing targets. Long-tenure homeowners in older homes represent the highest-probability listing conversations — they're sitting on renovation equity they may not realize.
Track investor purchase patterns by neighborhood quarterly. Rising investor activity in a block signals that renovation economics are favorable — and current homeowners may consider selling.
Build a contractor referral network for pre-listing consultation. Homeowners who understand their renovation options are more likely to list — offer free contractor consultations as a farming value-add.
Monitor the price gap between unrenovated and renovated comparable homes. A widening gap signals increasing renovation ROI and attracts more investor activity.
Set up US Tech Automations alerts for homes built before 1985 that enter pre-foreclosure. These properties represent renovation acquisition opportunities for your investor clients.
Create "before and after" content showcasing Bedford renovations. Visual renovation stories generate the highest social media engagement in mature housing markets.
Track building permit activity as a leading inventory indicator. Rising permits signal renovation activity that will produce listings in 6-12 months.
Analyze estate/probate filings for inheritance-driven inventory. Bedford's aging homeowner population generates approximately 60 estate sales annually.
Neighborhood Inventory Analysis
| Neighborhood | Active Listings | Median Price | DOM | Turnover Rate |
|---|---|---|---|---|
| North Bedford (Harwood) | 65 | $365,000 | 24 | 6.8% |
| Central Bedford (Central Dr) | 85 | $325,000 | 26 | 7.4% |
| East Bedford (Bedford Rd) | 52 | $310,000 | 22 | 8.1% |
| South Bedford (Pipeline) | 48 | $285,000 | 20 | 8.8% |
| West Bedford (Brown Trail) | 55 | $340,000 | 28 | 6.5% |
| Bedford Commons Area | 35 | $355,000 | 30 | 5.8% |
Which Bedford neighborhoods have the most inventory? According to NTREIS data, Central Bedford carries the most active listings (85) with a 7.4% turnover rate. South Bedford shows the highest turnover at 8.8% and fastest absorption (20 DOM) — driven by investor activity and first-time buyer demand at the city's most accessible price points.
Bedford vs. HEB Corridor Inventory Comparison
| Metric | Bedford | Hurst | Euless | HEB Combined |
|---|---|---|---|---|
| Active Listings | 340 | 310 | 285 | 935 |
| Months of Supply | 2.8 | 2.5 | 2.2 | 2.5 |
| Avg. DOM | 28 | 26 | 22 | 25 |
| Median Price | $335,000 | $310,000 | $310,000 | $318,000 |
| Annual Transactions | 1,450 | 1,380 | 2,100 | 4,930 |
According to NTREIS comparative data, Bedford's slightly higher supply (2.8 months vs. 2.2-2.5 for Hurst and Euless) reflects its larger and older housing stock. However, Bedford's higher median price ($335,000 vs. $310,000) indicates that the inventory skews toward better-maintained and renovated properties.
Property Tax Impact on Inventory Decisions
| Taxing Entity | Rate per $100 | Annual Tax on $335,000 Home |
|---|---|---|
| City of Bedford | $0.4650 | $1,558 |
| Tarrant County | $0.2340 | $784 |
| HEB ISD | $1.3100 | $4,389 |
| Tarrant County College | $0.1295 | $434 |
| Tarrant County Hospital | $0.2241 | $751 |
| Total Effective Rate | $2.3626 | $7,915 |
According to the Tarrant County Tax Assessor, Bedford's effective tax rate of $2.36 per $100 creates a $7,915 annual burden on a median-priced home. Rising property valuations have increased tax bills even as rates have slightly declined, contributing to some long-term homeowner decisions to sell.
Bedford's property tax bills have increased an average of $680 per year over the past three years due to rising appraisals, according to Tarrant County data — this annual increase motivates fixed-income homeowners (particularly retirees in pre-1985 homes) to consider downsizing or selling.
Seasonal Inventory Patterns
| Season | Avg. Active Listings | New Listings/Month | Absorption Rate |
|---|---|---|---|
| Spring (Mar-May) | 380 | 175 | 84.2% |
| Summer (Jun-Aug) | 360 | 162 | 80.5% |
| Fall (Sep-Nov) | 320 | 140 | 76.8% |
| Winter (Dec-Feb) | 290 | 125 | 78.4% |
According to NTREIS seasonal data, Bedford's spring inventory peaks at 380 listings as sellers time entries for buyer competition. Winter absorption of 78.4% — surprisingly close to fall's 76.8% — indicates that reduced winter inventory is offset by proportional demand reduction.
US Tech Automations' seasonal workflows automatically adjust farming messaging — seller-focused outreach during low-inventory winter months when listings are most valuable, and buyer-focused content during spring when more options are available.
Bedford's Commute Advantage and Employment Base
Bedford's central Mid-Cities location creates commute advantages that directly support housing demand stability.
| Commute Destination | Share of Workers | Avg. Commute Time | Key Employers |
|---|---|---|---|
| DFW Airport area | 18.4% | 15 minutes | Aviation, logistics |
| Fort Worth CBD | 16.2% | 20 minutes | Government, corporate |
| Dallas proper | 14.8% | 30 minutes | Financial, tech |
| Las Colinas/Irving | 12.4% | 18 minutes | Corporate offices |
| Local (HEB corridor) | 15.8% | 10 minutes | Retail, healthcare |
| Remote/Hybrid | 10.2% | N/A | Various |
| Other DFW | 12.2% | 25 minutes | Various |
According to Census commute data, 50.4% of Bedford workers commute 20 minutes or less — one of the best short-commute rates in the Mid-Cities. This commute efficiency, combined with central location between Dallas and Fort Worth, creates persistent demand from professionals who value time savings.
What drives Bedford's housing demand? According to workforce analysis, Bedford's diversified employment access — no single employment center dominates — creates unusual demand stability. While cities dependent on a single employer or corridor face risk from layoffs or office relocations, Bedford's distributed commute pattern provides natural demand diversification.
Bedford's 10.2% remote/hybrid work share has grown from 4.8% pre-pandemic, according to Census data — these workers especially value Bedford's central location, quiet residential character, and proximity to both DFW airports and urban amenities.
Bedford Historical Price Trends
| Year | Median Price | YoY Change | Transactions |
|---|---|---|---|
| 2021 | $272,000 | — | 1,520 |
| 2022 | $318,000 | +16.9% | 1,440 |
| 2023 | $320,000 | +0.6% | 1,350 |
| 2024 | $328,000 | +2.5% | 1,400 |
| 2025 | $335,000 | +2.1% | 1,450 |
According to NTREIS data, Bedford's steady 2-2.5% post-normalization appreciation reflects the stability of a mature, built-out market with predictable supply dynamics and consistent demand fundamentals.
USTA Platform Comparison for Bedford Farming
| Feature | US Tech Automations | kvCORE | BoomTown | Follow Up Boss |
|---|---|---|---|---|
| Housing Age Segmentation | Property-record linked | No | No | No |
| Renovation Value Calculator | Integrated by era | No | No | No |
| Estate/Probate Alerts | Automated tracking | No | No | No |
| Investor Pipeline Management | Buy-reno-sell tracking | Basic CRM | No | No |
| Built-Out Market Analytics | Resale-focused metrics | No | No | No |
| Monthly Cost | $149–$399 | $499+ | $750+ | $129+ |
According to platform evaluation, US Tech Automations provides the only farming-focused platform with housing age segmentation and renovation value calculators — capabilities essential for Bedford's mature, built-out market.
Frequently Asked Questions
How many homes are for sale in Bedford TX?
According to NTREIS data, Bedford has approximately 340 active residential listings with 2.8 months of supply, positioning the market in balanced-to-seller territory for the core price segments.
What is the average days on market in Bedford?
According to MLS data, Bedford homes average 28 days on market, ranging from 14 days for homes under $250,000 to 58 days for premium properties above $650,000.
Is Bedford still building new homes?
According to building permit data, Bedford issues fewer than 20 new single-family permits annually — almost entirely infill or teardown-rebuild projects — making it effectively built out with near-zero greenfield development.
How old is the average Bedford home?
According to Tarrant County Appraisal District records, Bedford's single-family housing stock has a median construction year of 1985, with 43.9% of homes built before 1985 and only 16.1% built after 2006.
What percentage of Bedford homes are investor-owned?
According to tax record analysis, approximately 12.8% of Bedford's single-family homes are investor-owned, with renovation-flip activity accounting for an estimated 15% of annual transaction volume.
Which Bedford neighborhoods sell fastest?
According to NTREIS data, South Bedford near Pipeline Road shows the fastest absorption at 20 days DOM and highest turnover at 8.8%, driven by investor demand and first-time buyer affordability.
How do Bedford property taxes affect selling decisions?
According to Tarrant County data, Bedford property tax bills have increased an average of $680 per year, motivating some long-term homeowners — particularly retirees in pre-1985 homes — to consider downsizing or selling.
What is the renovation ROI in Bedford?
According to regional Cost vs. Value data, Bedford renovation returns average 135% for cosmetic updates and 120% for major kitchen/bath remodels — among the strongest in the Mid-Cities corridor.
How many homes sell in Bedford each year?
According to MLS data, Bedford averages approximately 1,450 residential transactions annually, with virtually all being resale properties due to the city's built-out status.
How can agents track Bedford inventory automatically?
US Tech Automations provides real-time inventory dashboards with housing-age segmentation, renovation value calculators, and estate/probate alerts that help Bedford agents identify listing opportunities in this mature, resale-driven market.
Bedford's School and Family Demographics
Bedford's family demographic profile directly shapes inventory demand patterns. According to Census data, 58.2% of Bedford households are family households, with 28.4% containing children under 18. The concentration of families in the north Bedford/Harwood area aligns with the highest-performing HEB ISD campuses, creating a self-reinforcing demand cycle: families move to access strong schools, strong schools attract more families, and property values rise accordingly. Agents who can articulate campus-level academic performance data — not just district-wide ratings — demonstrate the granular expertise that listing-ready homeowners expect. According to TEA campus data, Bedford's top-rated elementary and middle schools draw buyers from a 15-mile radius, extending demand well beyond the immediate HEB corridor and sustaining premium pricing in school-adjacent neighborhoods.
Conclusion: Mastering Bedford's Mature Market
Bedford's housing inventory tells the story of a mature, built-out suburb where success depends on understanding renovation economics, housing age dynamics, and the predictable patterns of a resale-only market. Unlike rapidly developing suburbs where new construction drives strategy, Bedford rewards agents who know which 1985 ranch home is worth $225,000 unrenovated and $380,000 after a thoughtful remodel.
The agents who thrive in Bedford combine property-condition expertise with consistent farming that keeps them top-of-mind when long-tenure homeowners finally decide to sell. Every year, 1,450 Bedford homeowners make that decision — and the agents positioned to capture those listings are the ones who've been showing up consistently.
US Tech Automations provides the housing-age analytics, renovation value tools, and automated farming workflows that Bedford's unique market demands. Start building your Bedford farming advantage today.
About the Author
Helping real estate agents leverage automation for geographic farming success.
