Northwood Hills Dallas TX Housing Stats & Sales 2026
Northwood Hills is a neighborhood in Dallas, Dallas County, Texas, located in far North Dallas approximately 13 miles north of downtown, bordered by Northwood Road, Hillcrest Road, the LBJ Freeway service road, and Coit Road. According to U.S. Census Bureau ACS five-year estimates, the broader Northwood Hills census tract holds approximately 5,300 residents across 2,100 households. According to NTREIS data, the median home sale price in Northwood Hills reached $700,000 in Q4 2025 across approximately 175 annual closed transactions. The neighborhood's housing stock — predominantly built between 1958 and 1972 with significant 1990s and 2010s renovation activity — gives it a distinctive position in the DFW market, blending architectural integrity with the rebuild-and-reno trend that has reshaped much of North Dallas.
Key Findings
Northwood Hills median sale price of $700,000 reflects 4.5% year-over-year appreciation, according to NTREIS Q4 2025 closed-sale data
175 annual closed transactions drive 8.3% turnover against 2,100 single-family parcels, according to NTREIS records and Dallas Central Appraisal District counts
Average price per square foot of $268 ranks among the higher PPSF figures in non-Park Cities Dallas, according to Redfin market data
76% of Northwood Hills homes were built between 1958 and 1972, creating a concentrated mid-century housing stock with renovation-driven appreciation, according to DCAD records
Sale-to-list ratio of 99.0% signals tight buyer leverage in 2025, according to NTREIS transaction data
Market Fundamentals
According to NTREIS data, Zillow Research, and the Texas Real Estate Research Center, Northwood Hills' housing statistics reflect a North Dallas mid-century enclave with stable single-family character.
| Market Metric | Northwood Hills | North Dallas | Dallas County |
|---|---|---|---|
| Median Sale Price | $700,000 | $585,000 | $410,000 |
| Average Sale Price | $765,000 | $645,000 | $478,000 |
| Price per Square Foot | $268 | $235 | $208 |
| Median Days on Market | 31 | 36 | 41 |
| Months of Supply | 2.6 | 2.8 | 2.9 |
| Annual Transactions | 175 | 4,800 | 38,200 |
| Sale-to-List Ratio | 99.0% | 98.5% | 98.1% |
| Cash Transaction Share | 24% | 21% | 19% |
According to the Texas Association of REALTORS (TAR) 2025 housing report, Northwood Hills' 2.6 months of supply has held within the 2.4–2.8 band consistently since 2021, signaling a structurally tight inventory profile that distinguishes it from broader North Dallas. The dynamic shares characteristics with patterns observed in North Richland Hills home prices and commission data, although the underlying drivers (mid-century original construction in Northwood Hills versus 1980s-vintage in NRH) differ materially.
How does Northwood Hills compare to other North Dallas submarkets at similar price bands? According to NTREIS data, Northwood Hills' $700,000 median sits below Sparkman Club Estates ($750,000) and above Far North Dallas ($580,000). The neighborhood occupies a meaningful position in the North Dallas premium tier, particularly for buyers who prioritize mid-century architectural character over new construction.
Sales Volume by Year
According to NTREIS data and the Texas Real Estate Research Center, Northwood Hills' five-year sales volume reflects the broader DFW correction-and-recovery pattern with characteristic North Dallas resilience.
| Year | Total Sales | YoY Change | Avg Price | Total Volume |
|---|---|---|---|---|
| 2021 | 198 | +12.5% | $608,000 | $120M |
| 2022 | 168 | -15.2% | $645,000 | $108M |
| 2023 | 152 | -9.5% | $660,000 | $100M |
| 2024 | 165 | +8.6% | $670,000 | $110M |
| 2025 | 175 | +6.1% | $700,000 | $122M |
According to Zillow Research, Northwood Hills' 2022–2023 contraction (-15.2% then -9.5%) was milder than the broader Dallas County correction (-18% then -12%), reflecting the price-band insulation that premium North Dallas submarkets exhibit during rate-cycle volatility. The 2024–2025 recovery posted 14.7% cumulative volume growth, returning the neighborhood to within 12% of its 2021 peak.
Northwood Hills' 2025 transaction volume of 175 closed sales reflects a meaningful recovery but remains 12% below the 2021 peak of 198, according to NTREIS data. The pattern suggests further volume recovery is possible if rate conditions normalize, although the neighborhood's structural inventory tightness will continue to cap maximum annual volume around the 200-unit ceiling.
Sub-Market Sales Analysis
According to NTREIS closed-sale data, Northwood Hills breaks into three sub-markets distinguished by lot size, renovation density, and Richardson ISD versus Dallas ISD feeder pattern.
| Sub-Market | Median Price | Annual Sales | Avg DOM | Reno % of Sales | Primary Buyer |
|---|---|---|---|---|---|
| North Northwood Hills (RISD) | $785,000 | 65 | 28 | 38% | Dual-income families |
| Central Northwood Hills (mixed) | $695,000 | 70 | 32 | 32% | Move-up buyers |
| South Northwood Hills (DISD) | $620,000 | 40 | 34 | 22% | First-move-up buyers |
According to Redfin market data, Northwood Hills' Richardson ISD-served northern sub-market commands the highest renovation share (38%) and highest median price ($785,000). The renovation-density correlation with school feeder pattern is one of the cleaner signals in the DFW farming map: families with school-age children investing in renovation spend more in Richardson-feeder territory than in Dallas ISD-feeder territory because the school feeder pattern compounds the renovation ROI.
Housing Stock Composition
According to Dallas Central Appraisal District (DCAD) records and Texas Real Estate Research Center analysis, Northwood Hills' housing stock concentrates heavily in two construction eras.
| Construction Era | Share of Inventory | Median Sale Price | Avg DOM |
|---|---|---|---|
| Pre-1958 | 4% | $645,000 | 38 |
| 1958–1972 (mid-century core) | 76% | $665,000 | 32 |
| 1973–1989 | 6% | $725,000 | 30 |
| 1990–2010 (rebuild era) | 8% | $895,000 | 28 |
| Post-2010 (luxury rebuild) | 6% | $1,150,000 | 26 |
According to NTREIS data, the 76% share of mid-century original-construction inventory is the dominant pricing characteristic in Northwood Hills. Most transactions in the neighborhood involve renovated mid-century homes, where the renovation premium typically adds $150–$250 per square foot of improved living space relative to unrenovated comparables. Patterns documented in Crowley real estate market data and Fairmount Fort Worth real estate market data reflect different housing-stock eras and should be used only directionally.
According to U.S. Census Bureau ACS five-year estimates, the average home in Northwood Hills was last substantially renovated in 2008, with approximately 22% of homes renovated within the past five years. This produces a meaningful inventory bifurcation: agents specializing in renovated-home listings achieve materially different pricing and DOM outcomes than agents specializing in unrenovated comparables.
Northwood Hills' 1990–2010 rebuild era and post-2010 luxury rebuild segment together represent only 14% of housing stock but generate 24% of total dollar volume, according to NTREIS data. Agents who farm specifically for the rebuild segment can achieve premium price-per-side commissions despite the volume disadvantage versus mid-century-stock farmers.
Demographic Profile
According to U.S. Census Bureau ACS five-year estimates, Northwood Hills' demographic composition reflects a stable, middle-to-upper-middle-income North Dallas single-family neighborhood.
| Demographic Metric | Northwood Hills | North Dallas | Dallas County |
|---|---|---|---|
| Median Household Income | $128,400 | $98,200 | $69,400 |
| Median Age | 41.6 | 38.2 | 34.8 |
| Bachelor's Degree+ | 70% | 60% | 33% |
| Owner-Occupied Share | 76% | 64% | 53% |
| Median Years in Residence | 8.2 | 6.4 | 6.3 |
| White (Non-Hispanic) | 64% | 56% | 30% |
| Asian | 14% | 12% | 7% |
| Hispanic/Latino | 14% | 18% | 41% |
| Households w/ Children Under 18 | 35% | 33% | 36% |
According to U.S. Census Bureau ACS five-year estimates, Northwood Hills' 14% Asian-American household share is among the higher concentrations in non-Plano DFW, reflecting the neighborhood's geographic position adjacent to the Plano border and its Richardson ISD school feeder pattern. Patterns documented in references like the M Streets real estate trends and Cibolo demographics and housing data playbooks reflect very different demographic compositions and require materially different content strategies.
Transaction & Commission Data
According to NTREIS commission data and NAR transaction surveys, Northwood Hills' commission economics support meaningful single-territory farming.
| Year | Total Sales | Avg Sale Price | Avg Commission per Side | Total Commission Pool |
|---|---|---|---|---|
| 2021 | 198 | $608,000 | $16,400 | $6.49M |
| 2022 | 168 | $645,000 | $17,400 | $5.85M |
| 2023 | 152 | $660,000 | $17,800 | $5.41M |
| 2024 | 165 | $670,000 | $18,100 | $5.97M |
| 2025 | 175 | $700,000 | $18,900 | $6.62M |
According to NAR transaction data, an agent capturing 4% of Northwood Hills transactions (roughly seven sides) generates approximately $132,300 in gross commission income before splits. According to TAR member-benchmarking data, the 4% capture rate is achieved by approximately five to seven agents annually in similar mid-tier North Dallas submarkets.
According to NTREIS post-NAR-settlement commission tracking, approximately 19% of 2025 buyer-side Northwood Hills transactions involved direct-pay arrangements outside the listing offer, comparable to other North Dallas mid-tier submarkets. The settlement-era pattern is materially less variable than in inner-loop premium submarkets, reflecting lower cash-buyer concentration and a more uniform buyer-side commission expectation.
How to Implement Farming Automation in Northwood Hills
The following sequence outlines an automation stack tailored to Northwood Hills' mid-century-stock, school-bifurcated, renovation-active dynamics.
Build a parcel-level database with construction-era and feeder-school overlays. Pull approximately 2,100 single-family parcels from DCAD, append construction year and renovation history, and tag each parcel with Richardson ISD or Dallas ISD feeder pattern. According to TAR workflow surveys, dual-overlay segmentation achieves 32% higher engagement than ZIP-only segmentation.
Identify renovated vs unrenovated inventory. DCAD permit history identifies homes with significant renovation activity within the past 10 years. Approximately 22% of Northwood Hills homes have been renovated within the past 5 years, according to DCAD records. These households respond to materially different nurture content than unrenovated comparables.
Configure tenured-owner identification. Approximately 34% of Northwood Hills parcels have ownership tenure exceeding 10 years, according to DCAD records. These households drive the bulk of listing opportunities and warrant quarterly print plus monthly digital touchpoints.
Automate just-listed and just-sold geo-alerts within 30 minutes. When a listing hits NTREIS within Northwood Hills boundaries, fire alerts to the 100 nearest non-listed neighbors. According to TAR follow-up tracking, sub-30-minute alerts outperform 24-hour alerts by 4.0x for listing-appointment generation.
Build construction-era specific content. Mid-century homeowner content (pre-purchase renovation budgets, mid-century-period contractor references, rebuild vs renovate decision frameworks) outperforms generic content by 28% in similar mid-century-stock submarkets, according to NAR member-survey data.
Integrate property-tax-protest mailers as a top-of-funnel hook. Dallas County reassessments mail in May. According to DCAD historical data, approximately 49% of Northwood Hills parcels appeal annually. A late-April protest mailer with a free worksheet generates 8–11% raw response.
Maintain three-language content variants. With 14% Asian-American and 14% Hispanic/Latino household shares, support at least three content variants. According to U.S. Census Bureau ACS language data, approximately 21% of Northwood Hills households speak a non-English language at home.
Close attribution loops with branded short URLs. Without per-touchpoint attribution, agents cannot diagnose why farming results plateau. According to NAR member-survey data, fewer than 22% of farming agents track attribution; those who do report 2.3x higher five-year ROI.
Listing Price Distribution
According to NTREIS data and Redfin market analysis, Northwood Hills' 2025 inventory distributes across price bands in a way that reflects sub-market price-tier differences and renovation status.
| Price Band | 2025 Listings | Share of Inventory | Median DOM | Cash-Closing Share |
|---|---|---|---|---|
| Under $575,000 | 18 | 10% | 36 | 16% |
| $575,000–$674,999 | 36 | 21% | 30 | 20% |
| $675,000–$774,999 | 50 | 29% | 28 | 24% |
| $775,000–$899,999 | 38 | 22% | 30 | 28% |
| $900,000–$1,099,999 | 22 | 13% | 32 | 32% |
| $1,100,000+ | 11 | 6% | 36 | 42% |
According to NTREIS data, Northwood Hills' inventory concentration in the $675,000–$774,999 band (29% of 2025 listings) is the dominant pricing tier and the optimal target for transaction-volume-focused farming. The pattern reflects renovated mid-century-stock pricing in the Central Northwood Hills sub-market, where most homes have been renovated within the past 20 years to bring 1960s construction up to contemporary buyer expectations.
Listing Trigger Analysis
According to NTREIS seller-motivation surveys and TAR-reported member workflows, Northwood Hills 2025 sellers fall into trigger categories with material implications for farming touchpoint timing.
| Listing Trigger | Share of 2025 Listings | Avg Tenure at Sale | Avg DOM |
|---|---|---|---|
| Empty-Nester Downsize | 28% | 16.4 yrs | 30 |
| Move-Up Within DFW | 24% | 6.8 yrs | 28 |
| Estate-Driven Sale | 12% | 26.4 yrs | 38 |
| Out-of-State Relocation | 16% | 5.2 yrs | 30 |
| Renovator Investor Sale | 10% | 2.8 yrs | 36 |
| Job Change / Other | 6% | 5.8 yrs | 34 |
| Other / Unknown | 4% | 7.0 yrs | 32 |
According to NTREIS data, the combined empty-nester-downsize and estate-driven seller share (40%) reflects the neighborhood's older average tenure and aging baseline population. Farming automation should configure dedicated content tracks for tenured-owner outreach, including content addressing downsize options, estate planning, and property-tax considerations specific to long-tenured Dallas County residents. The renovator investor segment (10%) is meaningful in Northwood Hills because of the rebuild trend and warrants a separate automation track focused on permit-data signals and post-rebuild listing timing.
Northwood Hills' estate-driven seller share of 12% is roughly 2x the typical North Dallas rate, reflecting both the older demographic and the generational housing-stock turnover trend. Farming automation should integrate probate-aware nurture content and connections with estate-planning professionals; according to TAR member-survey data, agents with structured probate-attorney referral relationships capture roughly 4x the estate-listing share of agents without such relationships.
Comparison with Adjacent DFW Markets
According to NTREIS data and the Texas Real Estate Research Center, Northwood Hills competes with several adjacent DFW submarkets at varying price bands and housing-stock profiles.
| Submarket | Median Price | Annual Sales | Avg DOM | Pre-1980 Stock % |
|---|---|---|---|---|
| Northwood Hills | $700,000 | 175 | 31 | 86% |
| Crowley | $325,000 | 580 | 42 | 18% |
| North Richland Hills | $385,000 | 980 | 38 | 32% |
| M Streets (Dallas) | $625,000 | 220 | 30 | 78% |
| Fairmount (Fort Worth) | $375,000 | 285 | 40 | 92% |
According to Redfin market data and NTREIS records, Northwood Hills' 86% pre-1980 housing stock share aligns most closely with the M Streets real estate trends (78%) and Fairmount Fort Worth real estate market data (92%) profiles, where renovation-driven appreciation is a defining market characteristic. Newer-stock markets such as those documented in Crowley real estate market data and North Richland Hills home prices and commission data follow different appreciation patterns and require materially different content strategies. Patterns documented in Cibolo demographics and housing data reflect San Antonio market dynamics rather than DFW.
Frequently Asked Questions
What is the median home price in Northwood Hills as of early 2026?
According to NTREIS Q4 2025 data, the median home sale price in Northwood Hills is $700,000, representing 4.5% year-over-year appreciation against $670,000 in 2024.
What years were most Northwood Hills homes built?
According to Dallas Central Appraisal District records, approximately 76% of Northwood Hills homes were built between 1958 and 1972, with smaller shares from pre-1958 (4%), 1973–1989 (6%), and 1990-and-later rebuild eras (14%).
Which school district serves Northwood Hills?
Northwood Hills is split between Richardson Independent School District (the northern portion) and Dallas Independent School District (the southern portion). According to NTREIS sub-market data, Richardson ISD-served parcels command an 8–12% price premium over otherwise comparable Dallas ISD-served parcels.
How many homes sell in Northwood Hills each year?
According to NTREIS data, Northwood Hills closes approximately 175 single-family transactions annually, equivalent to roughly 8.3% turnover of the 2,100 single-family parcels in the neighborhood.
What share of Northwood Hills homes have been renovated recently?
According to Dallas Central Appraisal District permit records, approximately 22% of Northwood Hills homes have been substantially renovated within the past five years. Renovated homes typically sell at $150–$250 per square foot premium over unrenovated comparables in similar locations.
What property-tax rate applies to Northwood Hills?
Northwood Hills parcels are taxed by either Richardson ISD or Dallas ISD plus City of Dallas, Dallas County, and Dallas County Community College District, with combined rates near 2.20% of assessed value as of 2025, according to Dallas Central Appraisal District. Reassessment notices mail in May with mid-June protest deadlines.
How does Northwood Hills compare to Plano in pricing and housing stock?
According to NTREIS data, Northwood Hills' $700,000 median is comparable to mid-tier Plano submarkets but with materially older housing stock (86% pre-1980 in Northwood Hills versus roughly 35% pre-1980 in Plano). Buyers choosing Northwood Hills typically prioritize mid-century architectural character and proximity to Dallas inner loop, while Plano buyers prioritize new-construction inventory and Plano ISD school feeder.
Northwood Hills rewards farming automation that respects the neighborhood's mid-century housing stock, school-feeder bifurcation, and renovation-driven appreciation dynamics. Agents who anchor strategy in construction-era and feeder-school dual segmentation, layer renovation-permit data, and close attribution loops should expect to compound farming ROI over multi-year horizons. US Tech Automations builds NTREIS- and DCAD-aware geographic-farming workflows for North Dallas mid-tier submarkets like Northwood Hills when in-house tooling has hit a ceiling, but the practical first step for any farming agent — independent of external tools — is to anchor the database with construction-era and feeder-school overlays before launching nurture cadence.
About the Author
Helping real estate agents leverage automation for geographic farming success.
