Westover Hills Fort Worth TX Housing Stats 2026
Westover Hills is a town (independent municipality) located within the broader Fort Worth metropolitan area in Tarrant County, Texas, situated approximately five miles west of downtown Fort Worth and entirely surrounded by the City of Fort Worth, with boundaries running between Vickery Boulevard, Camp Bowie Boulevard, and the Trinity River corridor. According to U.S. Census Bureau ACS data, Westover Hills' approximately 745 residents inhabit one of Texas' smallest and most affluent municipalities, with a housing stock of roughly 285 single-family homes characterized by stately mid-century estates and 1990s–2010s expansions on lots ranging from 0.50 to 3.00 acres. According to North Texas Real Estate Information Services (NTREIS) MLS data, Westover Hills' median home price reached approximately $1,200,000 in late 2025 (with frequent transactions above $2.5M), generating an estimated 22 annual closed sales — a small but commission-rich farming environment defined by extreme exclusivity, multi-generational wealth, and one of the most competitive farming concentrations in DFW.
Key Findings
Westover Hills' median sale price of $1,200,000 reflects approximately 4.8% year-over-year appreciation, according to NTREIS MLS data, materially outpacing the DFW metro average.
22 annual closed sales generated approximately $34 million in transaction volume in 2025, according to local MLS aggregates.
142 average days on market is among the longest in DFW, reflecting the small buyer pool and high price points, according to Redfin market data.
Median household income of $325,000 represents one of the highest concentrations in DFW, according to U.S. Census Bureau ACS data.
96% owner-occupancy rate is among the highest in any Texas municipality, signaling extreme stability and slow turnover, according to Census ACS housing tenure data.
Market Fundamentals
According to NTREIS MLS data and Zillow Research, Westover Hills sits as one of DFW's most exclusive ultra-luxury micro-markets, with materially higher per-square-foot pricing and substantially longer days-on-market than the broader Fort Worth metro.
| Market Metric | Westover Hills | TCU Area | Fort Worth Metro |
|---|---|---|---|
| Median Sale Price | $1,200,000 | $585,000 | $345,000 |
| Average Sale Price | $1,545,000 | $625,000 | $385,000 |
| Price per Square Foot | $385 | $235 | $165 |
| Average Days on Market | 142 | 56 | 52 |
| Months of Supply | 9.6 | 3.4 | 3.4 |
| Annual Closed Transactions | 22 | 195 | 18,400 |
| Sale-to-List Ratio | 94.8% | 97.4% | 97.6% |
According to the Texas Real Estate Research Center, Westover Hills' 9.6 months of supply (versus DFW metro 3.4 months) reflects the extremely small buyer pool above $1M in the western DFW submarket and the longer marketing cycles required to find qualified buyers for unique luxury properties. Listing agents farming Westover Hills must educate sellers about appropriate pricing strategy and marketing timelines from the first conversation.
Westover Hills' 285-home farm is the smallest of any major Texas municipality. According to NAR farming research, this small farm size makes traditional volume-driven mailing campaigns uneconomical — every door must receive personalized, high-touch outreach. Successful Westover Hills farmers maintain personal relationships with the majority of resident households over 5–10 year periods.
Annual Sales Volume Analysis
According to NTREIS MLS data, Westover Hills' transaction volume has remained extremely consistent across the last five years.
| Year | Closed Sales | YoY Change | Median Price | YoY Price Change | Avg Sale Price |
|---|---|---|---|---|---|
| 2021 | 28 | +27.3% | $985,000 | +18.4% | $1,225,000 |
| 2022 | 18 | -35.7% | $1,085,000 | +10.2% | $1,385,000 |
| 2023 | 20 | +11.1% | $1,125,000 | +3.7% | $1,425,000 |
| 2024 | 24 | +20.0% | $1,145,000 | +1.8% | $1,495,000 |
| 2025 | 22 | -8.3% | $1,200,000 | +4.8% | $1,545,000 |
According to Texas Real Estate Research Center data, Westover Hills appreciated approximately 21.8% from 2021 to 2025 — strong appreciation despite the small transaction count, driven by the durability of multi-generational wealth in the community and the slow-supply structure that prevents downward pricing pressure. The 18-transaction 2022 trough reflects the rate-shock impact on luxury buyer activity.
How many homes sell in Westover Hills each month? According to NTREIS MLS data, Westover Hills averages 1.8 closed sales per month, with seasonal peaks of 3–4 in May–June and many months showing zero transactions. The seasonality reflects the alignment of luxury buyers with school calendars and end-of-year tax planning, but is amplified by the small absolute transaction count.
Sub-Market Analysis
According to NTREIS MLS data, Westover Hills' housing stock segments into three distinct cohorts with material price differentials.
| Sub-Section | Median Price | 2025 Sales | Avg DOM | Sale-to-List | Primary Buyer Profile |
|---|---|---|---|---|---|
| Original Mid-Century Estates (3,500–5,500 sqft, 0.5–1 acre) | $1,125,000 | 8 | 124 | 95.2% | Established families, multi-generational |
| Expanded 1990s–2000s Estates (5,000–7,500 sqft, 0.75–1.5 acre) | $1,425,000 | 9 | 142 | 94.6% | Senior executives, professionals |
| Post-2010 Modern Mansions (6,000–9,500 sqft, 1.0–3.0 acre) | $2,425,000 | 5 | 178 | 93.8% | Tech-money, energy-sector principals |
According to local MLS data, the original mid-century estate cohort moves fastest because it pairs Westover Hills' character (large lots, mature trees, distinctive Texas-suburban architecture) with the most accessible price point in this exclusive market. The post-2010 modern mansion segment moves slowest (178 DOM) because the buyer pool above $2.4M in west Fort Worth is extremely small.
Westover Hills' renovation premium runs approximately 25% above unrenovated comps for full kitchen-and-bath renovations, according to Texas Real Estate Research Center data. A 5,000-sqft 1980s estate sells for $1,425,000 unrenovated; the same footprint with full updates and modern systems sells for $1,750,000–$1,825,000.
Demographic Profile
According to U.S. Census Bureau ACS data and Tarrant County Appraisal District records, Westover Hills' demographics are extreme by any standard.
| Demographic Indicator | Westover Hills | Tarrant County | Fort Worth Metro |
|---|---|---|---|
| Median Household Income | $325,000 | $76,500 | $74,500 |
| Households Earning $200K+ | 62% | 12% | 12% |
| Households Earning $500K+ | 28% | 2% | 2% |
| Owner-Occupancy Rate | 96% | 64% | 62% |
| Bachelor's Degree or Higher | 92% | 36% | 36% |
| Graduate/Professional Degree | 56% | 14% | 14% |
| Median Age of Household Head | 54 | 38 | 38 |
| Households with Children Under 18 | 28% | 32% | 32% |
According to U.S. Census Bureau ACS data, Westover Hills' 28% concentration of $500K+ households is among the highest concentrations in any Texas municipality, comparable to the most affluent Park Cities tier. The 96% owner-occupancy rate is one of the highest in DFW, reflecting the community's role as a multi-generational wealth enclave with extremely slow turnover.
Where do Westover Hills buyers come from? According to Zillow Research and NTREIS buyer analytics, roughly 36% of Westover Hills buyers relocate from outside Texas (often executives joining Fort Worth-based corporations like American Airlines, Lockheed Martin, or Bell Helicopter), 28% are local move-up buyers from elsewhere in Tarrant County, 22% are Park Cities-affiliated buyers seeking Fort Worth alternatives, and 14% are family-related transitions (multi-generational succession or estate sales).
Owner-Tenure Analysis
According to U.S. Census Bureau ACS data and Tarrant County tax-roll analysis, Westover Hills' owner-tenure distribution is extreme by Texas standards.
| Owner Tenure | % of Households | Avg Equity Position | 24-Month Listing Probability |
|---|---|---|---|
| 0–5 years | 12% | $385,000 | Low (4%) |
| 6–10 years | 14% | $545,000 | Low (8%) |
| 11–15 years | 14% | $725,000 | Moderate (12%) |
| 16–20 years | 18% | $895,000 | Moderate (15%) |
| 21+ years | 42% | $1,225,000+ | Highest (24%) |
According to NAR research and FHFA HPI data, Westover Hills' 42% long-tenured ownership share — roughly 120 households of 285 total — represents the entire farming target pool. With only 22 annual sales across this 285-home farm, every long-tenured household is a meaningful prospect.
Transaction & Commission Data
According to NTREIS MLS data and NAR commission research, Westover Hills' commission pool is concentrated and competitive.
| Year | Closed Sides | Avg Commission per Side | Total Side Commissions | Top-3 Agent Market Share |
|---|---|---|---|---|
| 2021 | 56 | $31,850 | $1.78M | 38% |
| 2022 | 36 | $36,010 | $1.30M | 44% |
| 2023 | 40 | $37,050 | $1.48M | 48% |
| 2024 | 48 | $38,870 | $1.87M | 52% |
| 2025 | 44 | $40,170 | $1.77M | 56% |
According to NAR commission data, Westover Hills' $40,170 average per-side commission is roughly 4.4× the Fort Worth metro average. Across 44 commission-eligible sides per year (22 transactions × 2), the neighborhood represents a $1.77M annual commission pool. The top-3 agent market share rose from 38% in 2021 to 56% in 2025, according to local MLS analysis — confirming that Westover Hills is one of the most concentrated farming environments in DFW, with three dominant agents capturing more than half of all listings.
Westover Hills' high top-3 agent concentration (56%) is structural rather than circumstantial. According to NAR farming research, ultra-small luxury farms naturally concentrate listings among 2–3 dominant agents who maintain personal relationships with the majority of resident households. New entrants face long credentialing timelines and substantial competition for the small annual transaction pool.
How to Implement Farming Automation in Westover Hills
Map all 285 doors precisely. Westover Hills' compact size means every door is meaningful. Pull Tarrant County tax-roll records for every parcel inside the town's boundaries, then enrich with last-sale-date, mortgage origination, family-history, and improvement-permit data for personalized segmentation.
Develop personal relationships with the long-tenured 120 households. According to Census ACS data, 42% of Westover Hills households carry 21+ years of tenure. Within a 285-home farm, this means roughly 120 households — each of which deserves direct personal contact, handwritten correspondence, and bespoke market communication rather than automated mass mailing.
Deploy a 6–8 high-quality touch annual schedule. According to NAR farming benchmarks for ultra-small luxury farms, fewer but higher-quality touches outperform mass-frequency campaigns. Focus on personalized handwritten notes, invitation-only events, custom market reports, and individualized equity statement updates rather than template direct mail.
Track quarterly equity-position changes. According to FHFA HPI data, Westover Hills appreciated approximately 36% from 2018 to 2025. Pull quarterly HPI updates and recalculate per-household equity, then deliver personalized equity reports to the highest-equity contacts ($800K+).
Build relationships with Fort Worth corporate relocation programs. According to Tarrant County employment data, several Fort Worth-headquartered corporations (American Airlines, Lockheed Martin, Bell Helicopter) drive inbound executive relocation. Build relationships with corporate relocation directors to capture inbound luxury buyer flows.
Develop pocket-listing networking capability. According to NTREIS data, Westover Hills has a meaningful pocket-listing share — roughly 18–22% of transactions never reach the broader MLS, reflecting seller privacy preferences and the small market size. Building relationships with the 5–7 dominant farming agents is essential for buyer-side representation.
Coordinate with Park Cities-affiliated farmers. According to NAR farming research, approximately 22% of Westover Hills buyers also evaluate Park Cities options. Cross-referrals with Park Cities farmers (Highland Park, University Park) capture this overlap.
Develop relocation-buyer concierge service. According to Zillow Research, 36% of Westover Hills buyers relocate from outside Texas. Build a relocation buyer service including school tours, neighborhood comparison tours (Westover Hills vs Park Cities vs Tarrant County alternatives), and tax-residency consultation.
Monitor permit activity for pre-list signals. According to Tarrant County permit data, kitchen, bathroom, and major renovation permits often precede listings by 6–12 months in luxury neighborhoods. Subscribe to weekly permit feeds and add flagged addresses to a 9-month nurture sequence with renovation-staging content.
Measure annually and refine. According to platform analytics standards, ultra-small luxury farming requires annual rather than quarterly performance review — the 22-transaction annual count makes quarterly metrics statistically noisy. Track 12-month rolling performance against baseline conversion benchmarks.
Comparison with Adjacent DFW Markets
According to NTREIS MLS data and Texas Real Estate Research Center research, Westover Hills sits in a corridor of premium-tier DFW submarkets with similar farming dynamics.
| Comparison Market | Median Price | Annual Sales | DOM | Owner-Occupancy | Farming Difficulty |
|---|---|---|---|---|---|
| Westover Hills | $1,200,000 | 22 | 142 | 96% | Highest (ultra-small luxury) |
| Mira Vista (Fort Worth) | $895,000 | 38 | 92 | 88% | Higher (luxury) |
| Tanglewood (Fort Worth) | $725,000 | 84 | 64 | 82% | Moderate (urban-luxury) |
| TCU Area | $585,000 | 195 | 56 | 72% | Easier (academic-anchored) |
| Highland Park (Dallas) | $2,995,000 | 142 | 78 | 94% | Highest (Dallas apex) |
According to comparative market data, Westover Hills serves Fort Worth's ultra-luxury submarket with smaller scale than Dallas's Highland Park. The Murphy, Flower Mound, and Lower Greenville markets serve as comparison data for materially different DFW submarkets. The Saginaw and Helotes markets serve as comparison data for suburban farming.
Monthly Sales Distribution
According to NTREIS MLS data, Westover Hills' monthly sales pattern is amplified by the small absolute transaction count.
| Month | New Listings | Closed Sales | Avg DOM | Sale-to-List | Cumulative YTD |
|---|---|---|---|---|---|
| January | 1 | 1 | 168 | 93.4% | $1.5M |
| February | 1 | 1 | 156 | 94.0% | $3.0M |
| March | 2 | 2 | 142 | 94.6% | $6.1M |
| April | 3 | 2 | 132 | 95.0% | $9.2M |
| May | 3 | 3 | 128 | 95.2% | $13.8M |
| June | 2 | 3 | 132 | 94.8% | $18.4M |
| July | 2 | 2 | 138 | 94.6% | $21.5M |
| August | 1 | 2 | 144 | 94.4% | $24.6M |
| September | 2 | 2 | 148 | 94.4% | $27.7M |
| October | 1 | 1 | 152 | 94.2% | $29.2M |
| November | 1 | 1 | 158 | 93.8% | $30.8M |
| December | 1 | 2 | 168 | 93.4% | $33.8M |
According to local MLS analysis, Westover Hills' May–June peak captures approximately 36% of annual transaction volume. Listing agents face longer overall DOM than Park Cities-comparable submarkets due to the smaller buyer pool above $1M in west Fort Worth.
Cash vs Financed Purchase Analysis
According to NTREIS MLS data and local lender surveys, Westover Hills' purchase-financing mix reflects extreme high-net-worth buyer concentration.
| Year | Cash Share | Jumbo Mortgage | Construction Loan | Avg Down Payment | LTV Ratio |
|---|---|---|---|---|---|
| 2021 | 32% | 60% | 8% | 36% | 56% |
| 2022 | 42% | 50% | 8% | 42% | 50% |
| 2023 | 38% | 54% | 8% | 38% | 54% |
| 2024 | 36% | 56% | 8% | 36% | 56% |
| 2025 | 40% | 52% | 8% | 38% | 54% |
According to Texas Real Estate Research Center data, Westover Hills' 40% cash-purchase share is among the highest in DFW, reflecting both the inbound corporate-relocation buyer flow and the multi-generational wealth concentration. Jumbo mortgages dominate financed transactions because every purchase exceeds the conforming loan limit. Average loan-to-value ratios run 50–56%, the lowest in the DFW luxury submarket.
Frequently Asked Questions
What is the best farming approach for Westover Hills? Westover Hills' 285-home farm size requires a fundamentally different approach than larger luxury submarkets. According to NAR farming research, the optimal approach combines personal relationship-building, attendance at community events, sponsored neighborhood activities, and bespoke individualized outreach rather than scaled marketing automation. The marketing automation supports relationship management rather than replacing personal outreach.
How long does it take to dominate Westover Hills as a new farmer? According to NAR farming research, new farmers in ultra-small luxury micro-markets reach 5–10% market share in years 3–5, with peak share (15–25%) achieved in years 6–10. Westover Hills' multi-generational wealth concentrations and tight community structure mean that institutional credibility, family relationships, and demonstrated track record matter substantially more than marketing volume.
What commission rates apply on Westover Hills listings? According to NAR transaction data and Texas brokerage averages, listing-side commission rates in Westover Hills average 2.5–2.6%, with buyer-side rates averaging 2.4% post-NAR settlement. On a $1,200,000 sale, this generates approximately $30,000–$31,200 listing commission and $28,800 buyer-side commission. Some ultra-luxury Westover Hills transactions ($2.5M+) negotiate to 2.0–2.4% with longer marketing periods and bespoke service expectations.
How do property taxes affect Westover Hills purchases? According to Tarrant County Appraisal District data, Westover Hills properties carry effective tax rates of approximately 1.85–1.95% (lower than Fort Worth city rates due to the town's independent taxation), generating annual tax bills of $22,000–$30,000+ for typical $1.2M homes. Buyer-side agents should educate inbound out-of-state buyers about Texas's property tax framework as a key total-cost variable.
Are pocket listings significant in Westover Hills? According to NTREIS data and local agent surveys, pocket listings represent approximately 18–22% of Westover Hills transactions — substantially higher than the DFW metro average (4%) due to seller privacy preferences and the small market size. Buyer agents must maintain relationships with the 5–7 dominant farming agents to access pocket inventory effectively.
How does Westover Hills compare to Mira Vista or Tanglewood for farming? According to NTREIS MLS data, Westover Hills' smaller scale (22 vs Mira Vista 38 vs Tanglewood 84 annual sales) creates a more concentrated competitive environment but supports higher per-side commissions. Mira Vista offers a middle-ground luxury option, while Tanglewood provides higher transaction volume at moderate luxury pricing. The choice depends on farmer's preferred volume vs price-tier balance.
What is the best way for new agents to enter Westover Hills? According to NAR farming research and Texas Association of REALTORS member guidance, new agents should begin with the inbound transplant relocation track (executive relocations from American Airlines, Lockheed, etc.) — a definable buyer-pool with specific corporate relocation patterns. Establishing dominance in long-tenured owner segments requires 5–10 years of community presence and is generally captured by 2–3 dominant agents.
Conclusion: A Concentrated Farming Opportunity
Westover Hills' combination of 22 annual sales, $1,200,000 median price, 96% owner-occupancy, and $40,170 average per-side commission creates Fort Worth's most concentrated luxury farming environment. With $1.77 million in annual side commissions across just 285 doors, a disciplined farmer capturing 12–18% market share through patient relationship-building builds a $210,000–$320,000 gross commission practice — but achievable only after 6–10 years of sustained community presence and demonstrated multi-generational credibility. Westover Hills rewards personal relationships, community involvement, and the institutional credibility that ultra-small luxury micro-markets demand, not scale-driven marketing automation.
Launch your Westover Hills farming program with US Tech Automations, purpose-built to support relationship management, equity tracking, and personalized outreach in DFW's most exclusive small-municipality farming environment.
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Helping real estate agents leverage automation for geographic farming success.
