Benbrook TX Housing Inventory & Sales Data 2026

Key Takeaways:

• Benbrook's 2.8 months of housing inventory positions the market in seller-favorable territory, with the $275,000-$375,000 core segment tightening to 2.3 months as family demand absorbs listings faster than replacements enter the market

• The city's 23,600 population across 11.5 square miles generates approximately 480 annual residential transactions, with established neighborhoods accounting for 85% of activity in the absence of significant new construction

• Benbrook's position southwest of Fort Worth — bordered by Benbrook Lake, I-20, and the Tarrant/Johnson County line — creates a geographically constrained market where inventory shortages are structural rather than cyclical

• The $345,000 median home price represents a 6% discount to comparable southwest Tarrant County communities, attracting value-conscious families from Fort Worth and Burleson seeking established neighborhoods near the lake

• US Tech Automations helps agents farm Benbrook's tight-inventory market with automated listing alert campaigns, seller-activation sequences, and inventory-triggered marketing that converts homeowner awareness into listing appointments

Benbrook Housing Inventory Overview

Benbrook is a city in Tarrant County, Texas, located approximately 10 miles southwest of downtown Fort Worth in the Dallas-Fort Worth metropolitan area. Bounded by Benbrook Lake to the south and west, Fort Worth to the north and east, and the I-20 corridor forming its northern commercial spine, Benbrook operates as a geographically defined residential enclave within Fort Worth's southwest quadrant, according to Tarrant County geographic records.

What is the current housing inventory in Benbrook TX? According to North Texas Real Estate Information Systems (NTREIS) data, Benbrook carries 2.8 months of housing supply — below the 4-6 month threshold considered balanced between buyers and sellers. With only 135 active listings serving a market that absorbs 44-48 homes monthly, the supply constraint creates sustained upward price pressure and competitive buying conditions, according to inventory analysis.

According to NTREIS data, Benbrook's 92% absorption rate — the percentage of new listings that go under contract within their first listing period — ranks among the highest in southwest Tarrant County. The 28-day average DOM masks significant variation by price segment: homes under $350,000 average 19 days while those above $450,000 average 42 days, according to segment-level analysis.

Benbrook's geographic constraints — Benbrook Lake to the south/west, Fort Worth city limits to the north/east — mean the city cannot expand its housing stock through annexation or greenfield development. Every net new listing must come from existing homeowners deciding to sell, making seller-activation the critical farming skill, according to geographic supply analysis.

Inventory by Price Segment

Which Benbrook price segment has the tightest inventory? According to NTREIS segment data, the under-$250,000 range carries just 1.5 months of supply — the tightest segment in the market and among the tightest in all of Tarrant County. These entry-level homes, typically 1,200-1,500 square feet built in the 1960s-1970s, are absorbed immediately by first-time buyers and investors, according to price band analysis.

According to market segmentation data, the $250,000-$400,000 range drives 54% of Benbrook transactions at 2.0-2.9 months of supply — firmly in seller-advantage territory. The transition to balanced conditions above $400,000 and buyer-favorable above $500,000 creates a split market where agents must adjust pricing strategy based on segment, according to dual-market analysis.

According to Tarrant County Appraisal District records, Benbrook's assessed values have increased 7.5% annually over three years, pushing some long-term homeowners into higher tax brackets. This appraisal pressure — combined with the seller-favorable inventory environment — creates natural sell-motivation conversations that smart agents leverage in farming outreach. US Tech Automations appraisal-triggered campaigns automatically contact homeowners within 30 days of annual appraisal notices with personalized equity analysis.

Neighborhood Inventory Analysis

According to NTREIS neighborhood data, Central Benbrook's 25 active listings and 10 monthly sales create the market's highest-velocity zone — properties turn over rapidly at the $298,000 median, driven by first-time buyer and investor demand for affordable homes in the Benbrook school zone. Timber Creek Estates' 7 active listings and 2 monthly sales represent the opposite dynamic — a low-turnover premium neighborhood where listings are rare and price-insensitive, according to neighborhood velocity analysis.

According to turnover analysis, Central Benbrook and the Mercedes/Chapin School area together account for 45% of Benbrook's total transaction volume despite representing only 35% of housing stock — these high-velocity neighborhoods should be the primary farming targets for agents seeking transaction volume.

Historical Inventory Trends

According to NTREIS historical data, Benbrook's inventory has followed a classic normalization curve — from the extreme scarcity of 2021 (0.9 months) through the rate-shock correction of 2023 (3.5 months) and back toward tight conditions in 2025 (2.8 months). The declining inventory trend since 2023's peak, combined with stable-to-increasing transaction volume, indicates the market has re-entered a sustained tight-supply phase, according to supply trend analysis.

Is Benbrook inventory increasing or decreasing? According to trend data, Benbrook's active listings have declined 13% from the 2023 peak while monthly sales have increased 2.1% — a convergence that mathematically compresses supply. Without new construction to add units, this trend will continue until either seller activity increases or buyer demand softens — neither of which current economic indicators suggest, according to forecast modeling.

Absorption Rate Analysis

According to NTREIS absorption data, Benbrook's sub-$350,000 single-family homes achieve 95% listing-to-pending conversion with 98.5% price achievement — near-perfect seller outcomes that reflect genuine demand exceeding supply. The efficiency drops progressively with price, creating the segmented market dynamic where agents must calibrate expectations differently for entry-level vs. premium clients, according to absorption analysis.

According to listing strategy data, the optimal pricing approach in Benbrook varies dramatically by segment: under $350,000, pricing at or slightly below market generates multiple offers and above-list-price outcomes. Above $450,000, pricing requires precision — the 72% absorption rate means 28% of listings expire or reduce, making initial pricing accuracy the primary driver of outcomes, according to pricing strategy analysis.

Housing Stock Composition

According to Census Bureau housing data, Benbrook's 1982 median construction year and 53% of homes built before 1990 create a renovation-driven market where the condition of updates significantly affects pricing. A fully renovated 1980s home in Central Benbrook can command $325,000 vs. $275,000 for an original-condition comparable — a $50,000 premium that makes pre-sale renovation consulting a valuable agent service, according to renovation value analysis.

According to housing stock analysis, Benbrook's 72% owner-occupancy rate — above the DFW metro average of 62% — indicates a stable ownership community with lower investor activity than eastern DFW suburbs. This ownership stability means farming builds longer-term relationships but with slower initial returns, as homeowners sell less frequently, according to turnover rate analysis.

Seasonal Inventory Patterns

According to NTREIS seasonal data, Benbrook's spring listing surge generates 55 new listings monthly vs. winter's 35 — but the spring absorption rate of 95% means inventory barely expands despite increased listing activity. This seasonal pattern reinforces the structural supply constraint: even peak listing season cannot produce enough inventory to shift market balance, according to seasonal supply analysis.

When is the best time to sell in Benbrook TX? According to seasonal price data, homes listed in March-May achieve 1.8% higher prices than winter listings and sell 32% faster. However, Benbrook's tight inventory means any season produces favorable seller outcomes — the spring advantage is incremental rather than decisive, according to timing analysis.

USTA Platform Comparison for Inventory Management

US Tech Automations provides the inventory-tracking automation that Benbrook's supply-constrained market demands. When new listings are rare, being first to alert buyers creates competitive advantage. When seller-activation is the primary farming challenge, appraisal-triggered and equity-based campaigns convert homeowner awareness into listing appointments at rates manual outreach cannot match.

How to Farm Benbrook's Tight-Inventory Market

1. Prioritize seller-activation over buyer-attraction in your farming budget. According to inventory data, Benbrook's 2.8-month supply means buyer demand already exists — the constraint is listings. Allocate 60% of farming investment to seller-facing campaigns.

2. Monitor Tarrant County appraisal notices as farming triggers. According to TCAD records, annual appraisal increases of 7.5% create natural equity-realization conversations — US Tech Automations appraisal-triggered workflows automate this outreach within days of notice delivery.

3. Focus initial farming on Central Benbrook and Mercedes/Chapin School area. According to turnover data, these neighborhoods generate 45% of transactions from 35% of housing stock — higher velocity means faster farming ROI.

4. Develop renovation-value expertise for 1970s-1980s housing stock. According to pricing data, the $50,000 premium for updated homes means pre-sale renovation guidance adds measurable value that justifies seller loyalty.

5. Create segment-specific pricing content for your farm. According to absorption data, the sub-$350,000 and $450,000+ segments behave differently — homeowners need to understand which market their home falls in.

6. Build a buyer-ready database for immediate matching when listings appear. According to DOM data, sub-$350,000 homes average 19 days on market — agents without pre-qualified buyers cannot compete for these listings.

7. Track expired and withdrawn listings as re-listing opportunities. According to NTREIS data, 8% of Benbrook listings expire — these sellers need recalibrated pricing guidance and often relist within 60-90 days with a new agent.

8. Leverage Benbrook Lake adjacency in lifestyle marketing. According to buyer survey data, proximity to Benbrook Lake trails and recreation influences 30% of purchase decisions — lifestyle content differentiates your farming from price-only messaging.

9. Communicate the geographic constraint narrative to potential sellers. Homeowners who understand that Benbrook cannot build new inventory are more likely to recognize their property's scarcity value and list with confidence.

Frequently Asked Questions

How many homes are for sale in Benbrook TX?
According to NTREIS data, Benbrook typically carries 130-140 active listings at any given time, representing approximately 2.8 months of supply — below the balanced market threshold of 4-6 months.

Is Benbrook a seller's market?
According to market balance indicators, Benbrook's 2.8 months of supply, 92% absorption rate, and 28-day average DOM confirm seller-favorable conditions across most price segments, with the strongest seller advantage below $350,000.

How fast do homes sell in Benbrook TX?
According to NTREIS data, the overall average is 28 days on market, but homes priced under $350,000 average just 19 days — with multiple-offer scenarios common in the $250,000-$325,000 range.

Why is inventory so low in Benbrook?
According to geographic and development analysis, Benbrook is bounded by Benbrook Lake, Fort Worth city limits, and I-20 — preventing expansion through new development. All inventory must come from existing homeowners choosing to sell, creating structural supply constraints.

What is the median home price in Benbrook TX?
According to NTREIS data, Benbrook's median sale price is approximately $345,000, with the highest transaction volume concentrated in the $275,000-$375,000 range that drives 54% of closings.

How does Benbrook compare to Burleson for housing inventory?
According to NTREIS comparison data, Benbrook's 2.8 months of supply is tighter than Burleson (3.2 months), though Burleson offers more new construction options that Benbrook's geography cannot support.

What neighborhoods in Benbrook have the most inventory?
According to neighborhood-level data, Central Benbrook and Mercedes/Chapin School area carry the most active listings (25 and 28 respectively), while Timber Creek Estates maintains just 7 listings at any given time.

Are home prices still rising in Benbrook?
According to trend data, Benbrook's median has increased from $310,000 in 2023 to $345,000 in 2025, with 4.2% year-over-year appreciation driven by persistent inventory shortages below the $400,000 threshold.

What school district serves Benbrook TX?
According to TEA records, Benbrook is served by the Fort Worth ISD (Benbrook area schools), with some southern sections zoned to Crowley ISD — a district boundary distinction that affects both school access and property tax rates.

How should I sell my home in Benbrook's current market?
According to pricing strategy data, the optimal approach depends on segment: homes under $350,000 should price at market or slightly below to generate competing offers, while homes above $450,000 require precise comparative pricing, as buyer competition diminishes at higher price points. US Tech Automations helps agents deliver this segment-specific guidance through automated market analysis reports.

Demographic Profile and Buyer Demand Drivers

According to Census Bureau data, Benbrook's 38.2 median age — the oldest among southwest Tarrant County communities — reflects an established community with a higher proportion of long-tenured homeowners and empty nesters compared to rapidly growing newer suburbs. The 72% owner-occupancy rate confirms a strong ownership culture where homeowners maintain properties and invest in their community, according to demographic analysis.

What demographics drive Benbrook's housing market? According to Census and NTREIS data, the primary demand driver is dual-income professional families ($72,000 median income) seeking established neighborhoods, quality schools, and proximity to Benbrook Lake recreation. The secondary driver is empty nesters (38.2 median age) who originally purchased in the 1980s-1990s and are now considering downsizing — a segment that represents both potential listings and move-down buyer demand, according to buyer profile analysis.

According to relocation data, 48% of Benbrook home buyers originate from Fort Worth zip codes — families "graduating" from denser Fort Worth neighborhoods into Benbrook's established subdivisions with larger lots and lower density. Another 18% relocate from Crowley and Burleson, drawn by Benbrook's lake proximity and shorter Fort Worth commute. This migration pattern creates predictable buyer sources that agents can target with geo-specific advertising, according to buyer origin analysis.

The demographic profile reinforces Benbrook's inventory dynamics: the 72% owner-occupancy rate and 38.2 median age mean homeowners are more likely to be equity-rich and less likely to be highly mobile — creating the lower turnover that constrains supply. Farming success in this environment requires patience and long-cycle relationship building, as homeowners make selling decisions on their own timeline rather than in response to market urgency.

According to homeownership tenure data, the median Benbrook homeowner has owned their property for 9.2 years — the longest average tenure among southwest Tarrant County communities, reflecting both community attachment and the practical challenge of finding comparable housing at current prices.

Conclusion: Farming Benbrook's Supply-Constrained Opportunity

Benbrook's housing inventory tells a clear story: geographic constraints have created a market where supply cannot expand to meet demand. For farming agents, this means the primary skill isn't finding buyers — it's activating sellers. Homeowners sitting on significant equity in a market with 2.8 months of supply need to understand their position, and the agent who consistently communicates that message earns the listing when they're ready.

The 480 annual transactions, concentrated in established neighborhoods with high owner-occupancy, create a farming environment that rewards patience and consistency. Agents who build genuine neighborhood presence through 12-18 months of consistent outreach earn the trust that converts to listings in a community where personal relationships drive real estate decisions.

US Tech Automations provides the seller-activation campaigns, inventory tracking, and appraisal-triggered workflows that transform Benbrook's tight supply into farming opportunity. Start farming Benbrook's constrained inventory market with data-driven automation today.