Selling a Home in Fort Worth:
The Complete Guide
Selling a home in Fort Worth takes about 52 days from listing to closing at the median, and the price you list at decides most of that. Resideline's November 2026 data shows 31 days from listing to contract and another 21 from contract to closing. Sellers who price for today's market land near that pace. Sellers who price for 2022 do not.
We are the Kirk McDonald Group. Kirk was born and raised in Fort Worth, and our team has closed more than 2,100 transactions and $800 million in volume across the city and the suburbs around it. This is the guide we give sellers before the first conversation about price. It covers the market, the steps in order, what selling really costs, the Texas rules that trip people up, and what you keep at the end.
median sale price
listing to contract
contract to close
of inventory
What the Fort Worth market looks like right now
| Measure | Figure | Source |
|---|---|---|
| Median sold price, last six months | $329,499 (4,366 closings) | Resideline, updated November 4, 2026 |
| Median days from listing to under contract | 31 | Resideline, updated November 4, 2026 |
| Median days from contract to closing | 21 | Resideline, updated November 4, 2026 |
| Median single-family price, September 2026 | $329,900, up 0.4% from $328,500 in September 2025 | NTREIS report dated October 7, 2026 |
| Single-family sales, September 2026 | 747, down 13.5% from 864 | NTREIS report dated October 7, 2026 |
| Active listings, September 2026 | 3,181 | NTREIS report dated October 7, 2026 |
| Months of inventory, September 2026 | 3.8 | NTREIS report dated October 7, 2026 |
Months of inventory is how long it would take to sell every active listing at the current pace of sales. Roughly four to six months is what people call a balanced market, so 3.8 leans toward sellers on paper. But 13.5% fewer sales than last September tells you buyers are choosing carefully. A home that is priced too high sits, collects price cuts, and tends to sell for less than the same home priced correctly on day one.
These are citywide numbers. A $329,499 median says very little about Westover Hills or Mira Vista, where prices run far higher. If you own at the upper end, jump to the Fort Worth luxury real estate guide after this section.
How to sell a home in Fort Worth, step by step
Selling a home in Texas takes nine steps, and pricing comes before almost everything else.
- Get a market analysis. An agent pulls recent closed sales near you and shows what comparable homes actually sold for.
- Decide how you want to sell. You can list with an agent, take a cash offer, or sell on your own. We compare the three below.
- Set the price. This is the single biggest lever you have over your timeline and your net.
- Prepare the home. Fix what an inspector will flag, clean everything, and stage the rooms buyers weigh most.
- Gather your paperwork. You need the Seller's Disclosure Notice, HOA information if there is an HOA, your survey, and recent tax and utility records.
- Photograph and list. Your photos are your first showing. Most buyers decide whether to tour from the listing alone.
- Show the home and review offers. Compare price, financing, closing date, and the option period, not price alone.
- Negotiate and get through the option period. Expect an inspection and a repair request, and plan your response before it arrives.
- Close and hand over the keys. You sign at the title company, the lender funds the loan, and you hand over possession on the date in the contract.
How to price your Fort Worth home
Use closed sales, not asking prices
Price your home at what comparable homes sold for recently, not at what similar homes are asking. Asking prices are hopes. Closed sales are facts.
A good analysis uses homes that closed in the last few months, close to yours in size, age, and condition. Then it adjusts for what sets your house apart: a bigger lot, a pool, an updated kitchen, or a school zone that buyers pay extra for. Online estimates cannot see any of that, which is why they miss so often.
Two pricing mistakes to avoid
Two pricing mistakes show up again and again. The first is listing high "to leave room to negotiate." In a market where sales are down, that mostly means fewer showings. The second is pricing just over a round number. Buyers search in price bands, and a home listed at $515,000 can fall outside a search capped at $500,000. And a price cut tells every buyer who already saw your listing that something is wrong.
Our post on how to maximize your home value before selling covers which improvements move the price and which do not. Want a number now? Request a free home market analysis.
When is the best time to sell a home in Fort Worth?
The spring selling window
Spring is the strongest window. HomeLight analyzed Fort Worth sales from 2014 to 2024 in an article published in October 2025. Homes listed in February and closed in May sold for about 2.28% more than the yearly average. Homes listed in April and closed in July sold about seven days faster.
Listing in winter
If you are reading this in November, you have not missed your chance. Fewer homes compete with yours in winter, so a well-priced listing stands out. In our experience, winter buyers are often working against a job start or a lease end, which keeps them serious. Condition and price matter more than the calendar. If you can wait until February without a hardship, the data favors it. If you cannot, list at the right price and do not apologize for the season.
We cover timing in more detail in our post on selling in a balanced Fort Worth market.
Spring window
Getting your home ready to sell
Repairs and cosmetic work buyers notice
Fix what an inspector will find, clean everything, and stage the rooms that matter most. Skip the big remodel. You rarely get that money back.
- Roof and HVAC. Hail is the big roof risk in North Texas, and buyers' inspectors look closely at both systems.
- Foundation. Fort Worth's clay soils move, so buyers expect to ask about it. If you have had repairs, keep the paperwork. If you have not, a clean inspection report helps.
- Paint and floors. Neutral paint and clean floors cost little and photograph well.
- Curb appeal. Trim, mulch, and a clean front door. Buyers form an opinion before they reach the porch.
- Staging. A staged living room, kitchen, and primary bedroom give most of the lift.
Paying for prep with Compass Concierge
Cost stops many sellers from doing any of this. Compass Concierge can cover approved prep work up front, such as painting, cleaning, and staging, with payment due at closing. Terms change, so ask us for the current details before you plan around it. Our guide to Compass Concierge in Fort Worth explains how it works.
The option period is a short window after the seller accepts your offer when you can cancel for any reason and keep your earnest money. You pay for it with a non-refundable option fee, commonly $100 to $500, and the period usually runs 5 to 10 days. Book your inspection in the first two or three days. Waiting until day eight leaves no time to negotiate repairs before the period ends.
What it costs to sell a home in Fort Worth
Excluding commission, seller costs in Texas typically run 1% to 3% of the sale price. With commissions, expect roughly 6% to 9% in total. Texas has no state transfer tax, which helps.
Seller closing cost ranges
| Cost | Typical range | Who pays |
|---|---|---|
| Listing agent commission | 2.5% to 3% of price | Seller |
| Buyer's agent compensation, if you offer it | 2.5% to 3%, negotiated per sale | Seller, as a concession |
| Owner's title policy | About $2,800 to $4,200 | Seller, by Texas custom |
| Property tax proration | Depends on closing date | Seller pays through closing day |
| HOA resale certificate and transfer fees | $200 to $500 for the certificate; $100 to $500 for transfer | Seller |
| Survey | $400 to $600 | Negotiated |
| Recording and release fees | $50 to $125 | Seller |
| Help with the buyer's closing costs | $5,000 to $15,000 in the current market, if you agree | Negotiated |
| Home warranty | $400 to $700 | Optional |
Source: Neuhaus Realty Group, 2026 Texas seller closing cost ranges. Your actual numbers depend on your contract, so ask for a net sheet before you list.
What you would net on a $330,000 sale
Here is what that looks like at $330,000, close to the Fort Worth median. These are our calculations from the ranges above.
| Cost group | Low | High |
|---|---|---|
| Commissions, 5% to 6% with both agents | $16,500 | $19,800 |
| Other seller costs, 1% to 3% | $3,300 | $9,900 |
| Total | $19,800 | $29,700 |
Your mortgage payoff comes out of the proceeds too. That is money you already owed, so it is not a cost of selling, but it belongs on your net sheet.
Real estate commissions in Texas
Who sets the commission
No Texas law sets a commission rate. You and your listing agent agree on it, and it goes in the listing agreement in writing.
What changed after the 2024 NAR settlement
The 2024 NAR settlement changed one piece of this. Offers of compensation to the buyer's agent can no longer appear on the MLS, so whether you offer to pay that agent is a decision you make on each listing. Some sellers offer a full share, some offer less, and some offer a flat concession toward the buyer's costs. We will tell you what is moving homes in your price range before you decide.
What Texas requires you to disclose
Texas Property Code Section 5.008 requires most home sellers to give buyers a written Seller's Disclosure Notice. The Texas Real Estate Commission publishes the standard form.
What the Seller's Disclosure Notice covers
- The Seller's Disclosure Notice covers known defects, past flooding, roof and foundation repairs, and more. Answer from what you know, not from what you hope.
- If your home is in an HOA, you order the subdivision information and resale certificate, and the buyer receives it.
- If your home was built before 1978, federal law requires a lead-based paint disclosure.
When to talk to an attorney
Hiding a known problem is the quickest way to turn a closed sale into a lawsuit. We are not attorneys. If your situation has anything unusual, such as an estate sale, a divorce, or a prior insurance claim, talk to a Texas real estate attorney before you sign.
Offers, the option period, and closing
Most Texas contracts include an option period, and as the seller you should plan for it. During those days, your buyer can inspect the home, ask for repairs, and cancel for any reason.
Timeline from contract to closing
| When | What happens | What it means for you |
|---|---|---|
| Day 0 (effective date) | You accept an offer and both sides sign | Your home is under contract |
| Within about 3 days | Buyer delivers earnest money to the title company and pays the option fee to you | The option fee is yours and is credited to the buyer at closing |
| Option period (commonly 5 to 10 days) | Buyer inspects, requests repairs, and can terminate for any reason | Decide in advance what you will fix, credit, or refuse |
| After the option period | Appraisal, loan approval, survey, and title work | Respond fast to title company requests |
| Closing (median 21 days after contract) | Buyer's lender funds the loan and the deed is recorded | You receive your proceeds and hand over possession |
Repair requests: credit or fix
Repair requests are the part that surprises sellers. A request is not a demand. You can agree, offer a credit, or say no, and the buyer can then decide whether to move forward. We usually recommend a credit over a repair when the buyer's list is short, because it keeps the closing date safe.
Selling and buying at the same time
If you are buying your next home too, tell us before we write the listing agreement. We can line up closing and possession dates, and a short post-closing stay can bridge the gap. Our guide to buying a home in Fort Worth covers the other side.
Cash offer, selling on your own, or using an agent?
The right choice depends on whether you value speed, price, or your own time most. Each option trades one for another.
Compare the three options
| Option | Speed | Price | Work for you |
|---|---|---|---|
| Cash offer from an investor or iBuyer | Often a few weeks | Usually below what the open market would pay | Low |
| Selling on your own (FSBO) | Varies with your pricing and marketing | Full market price if you price it right | High: showings, negotiation, and the contract are yours |
| Listing with an agent | About 52 days from listing to closing at the median | Market price, with an agent negotiating for you | Moderate |
When a cash offer makes sense
Cash buyers price in their own risk and margin. If speed matters more than money, a cash offer can make sense, but ask for the number in writing and compare it with a market analysis. If you do sell on your own, you still need the disclosure notice and a title company, and you still face the buyer's inspection requests. Our page on selling a house fast in Fort Worth covers the fast-sale side in more detail.
Selling a home at the upper end of the Fort Worth market
Fewer buyers shop above $800,000, so pricing and presentation carry more weight. A weak first impression costs more here because you cannot rely on volume to rescue it.
Luxury price tiers
| Tier | Price range | Typical areas |
|---|---|---|
| Entry luxury | $500,000 to $800,000 | Benbrook, Burleson, southwest Fort Worth |
| Core luxury | $800,000 to $1.5 million | Mira Vista, Aledo estates |
| Upper luxury | $1.5 million and up | Westover Hills, Rivercrest, Tanglewood |
How we market upper-end listings
Kirk is a Certified Luxury Home Marketing Specialist, and our listings run on Compass marketing tools. Read our Fort Worth luxury home market report for price points by tier. If you own acreage or horse property, start with our Weatherford ranch and acreage guide.
What you keep after the sale
No Texas income or transfer tax
Texas has no state income tax and no state transfer tax. Federal capital gains tax is the question that remains.
The federal home sale exclusion
The IRS lets you exclude up to $250,000 of gain from the sale of your main home, or $500,000 if you are married and file jointly. You qualify if you owned and lived in the home for at least two of the five years before the sale. IRS Publication 523 explains the rules and the exceptions. Tax situations vary, so run your numbers with a CPA before you list.
Client Reviews & Testimonials
Kirk McDonald's Track Record in Fort Worth Real Estate
$800M+ Closed, 2,100+ Transactions, 20+ Years
Those numbers aren't from one hot year. They're the total across 20+ years of working this specific market: Fort Worth, the 76109 corridor, and the ring of towns around it that most out-of-town agents never bother to learn.
Kirk was born and raised in southwest Fort Worth. That matters more than it sounds like it should. Knowing which streets flood, which school zones actually move resale value, and which "up and coming" claims are true versus wishful thinking isn't something you pick up from a market report. See Kirk McDonald's full bio and credentials, or his full track record for the transaction history and specific neighborhoods in more detail.
Certified Luxury Home Marketing Specialist
How to choose a listing agent in Fort Worth
Choose the agent who can show you recent sales like yours and explain how they would market your home.
Questions to ask before you sign
Ask these questions before you sign anything:
- How many homes have you sold in my neighborhood and price range in the last year?
- What was your average sale price compared with the original list price?
- What will you do to market my home, and who handles showings and feedback?
- How often will I hear from you, and how?
Where to see our record
Our record is on our track record page, and our checklist for choosing a Fort Worth broker works for any agent you interview, including us. We will be straight with you about what makes sense for your home, even when the answer is to wait.
Frequently asked questions about selling a home in Fort Worth
How much does it cost to sell a house in Texas?
Excluding commission, seller costs typically run 1% to 3% of the sale price. With commissions, most sellers spend roughly 6% to 9% in total. On a $330,000 home, that is about $19,800 to $29,700. Texas charges no state transfer tax. Ask your agent for a net sheet before you list, because your contract terms change the final number.
How long does it take to sell a house in Fort Worth?
At the median, a Fort Worth home takes 31 days to go under contract and another 21 days to close, according to Resideline's November 2026 data. That is about 52 days from listing to closing. Pricing is the biggest variable. A correctly priced home tends to beat that pace, and an overpriced one falls behind it.
When is the best time to sell a house in Fort Worth?
Spring is the strongest window. HomeLight's analysis of Fort Worth sales from 2014 to 2024 found that homes listed in February and closed in May sold for about 2.28% more than the yearly average. Homes listed in April and closed in July sold about seven days faster. Winter sales still happen, and price matters more than the month.
Do I need a real estate agent to sell my house in Texas?
No Texas law requires one. You can sell on your own, but you still need the Seller's Disclosure Notice, the TREC contract, and a title company. You also take on pricing, showings, and negotiation yourself. An agent handles those and negotiates repairs and terms for you, which is where many sellers lose money on their own.
What do I have to disclose when selling a house in Texas?
Texas Property Code Section 5.008 requires most sellers to give buyers a written Seller's Disclosure Notice covering known defects, flooding, and past repairs. HOA homes also require subdivision information and a resale certificate. Homes built before 1978 require a federal lead-based paint disclosure. Talk to a Texas real estate attorney if your sale has unusual circumstances.
Do I pay capital gains tax when I sell my house in Texas?
Texas has no state income tax, but federal capital gains tax can apply. If you owned and lived in the home for at least two of the last five years, you can exclude up to $250,000 of gain, or $500,000 if you are married and file jointly. Anything above that may be taxable. Check with a CPA about your numbers.
Find out what your Fort Worth home would sell for
Tell us about your home, your timeline, and what you want from the sale. We will send you a market analysis and a net sheet, and we will tell you plainly whether now is the right time. Request your free home market analysis or contact the Kirk McDonald Group.
Sources
- Resideline, Fort Worth housing market data, last updated November 4, 2026
- HomeLight, best time to sell a house in Fort Worth, published October 8, 2025
- Neuhaus Realty Group, Texas seller closing costs, 2026
- Texas Real Estate Commission, Seller's Disclosure Notice
- IRS Publication 523, Selling Your Home
Market figures last checked November 6, 2026. Costs, program terms, and tax rules change, so confirm current details with the right professional before you rely on them.