Burleson goes under contract in a median 41 days — the fastest of any market I measure. And the houses built in the 2000s sell for less per square foot than the ones built before 1980.
Burleson is a short run south of Fort Worth on I-35W or Chisholm Trail Parkway, which keeps travel time and the fee down relative to the outer counties.
Burleson goes under contract in a median 41 days. Weatherford takes 61, Granbury 62, Cleburne 56. Across the whole four-county area nothing moves faster.
That matters in two directions. For a seller it is the reason a Burleson house does not need the discount a slower market demands. For an estate or a divorce it changes the reasonable exposure time that belongs in the report — quoting a sixty-day figure here overstates it by half.
| Lot size | Sales | Median price | Median $/sf | Median days to contract |
|---|---|---|---|---|
| Under a quarter acre | 1,825 | $330,000 | $173 | 43 |
| A quarter acre to an acre | 534 | $391,800 | $183 | 36 |
| One to five acres | 354 | $590,000 | $218 | 44 |
| Five acres and up | 48 | $800,000 | $301 | 82 |
Notice the second row. A quarter acre to an acre is the fastest band at 36 days, quicker than the smaller lots. That is the suburban sweet spot in this market: enough yard to matter, not enough to narrow the buyer pool. Then it turns hard — above five acres the median runs 82 days, double the market, because the buyer pool for a Burleson property with that much land is a different and much smaller group.
Here is where an age adjustment taken from intuition goes backwards.
| Year built | Sales | Median price | Median $/sf |
|---|---|---|---|
| Before 1980 | 536 | $270,000 | $186 |
| 1980–1999 | 537 | $330,000 | $193 |
| 2000–2014 | 926 | $345,000 | $167 |
| 2015 and later | 762 | $429,576 | $181 |
Houses built between 2000 and 2014 trade at $167 per square foot — less than pre-1980 housing at $186 and less than the 1980s and 1990s stock at $193. They are the largest single cohort in the market at 926 sales, so this is not a small-sample artifact.
The explanation is size and location rather than condition. The 2000s build cycle in Burleson produced larger houses on smaller lots further from the centre, and the market prices the total, not the footage. A pre-1980 house on a bigger in-town lot carries more per foot even though it carries less in total.
Which means the appraisal cannot shortcut through dollars per square foot here. The figure is genuinely non-monotonic in age, and a grid built on a per-foot rate pulled from the wrong vintage will be wrong in a direction that is hard to see afterwards.
Burleson records 541 subdivision names across 2,761 sales, and the largest — Summercrest — is 3.4% of the market. Seventy-two percent of the names carry three sales or fewer, and 36.8% of all sales happen in a subdivision with fewer than ten.
So while Burleson is a suburban market by feel, it does not offer the deep single-subdivision comp sets a production market usually does. The search still has to go wider than the plat, and the build-era problem above means wider has to be chosen carefully rather than by distance alone.
Johnson County is the second strongest market measured for a workshop: 4.7% of sales carry one and it adds about 7.0%, behind Parker at 7.6% and ahead of Tarrant at 4.9%.
What the record does not carry is the size of the building, its eave height, the roll-up door dimensions, the slab, whether it is insulated or climate controlled, or whether there is finished space inside. None of that appears in any field, and all of it moves the number — a shop with electrical service contributes roughly double one without.
So on an assignment with outbuildings I measure them rather than estimating them, and I record the door and the power. The full analysis is in what a workshop adds to a property.
If this is an estate or a date-of-death valuation, the retrospective search has to be wide enough to find genuinely comparable property, and the reasonable exposure time for this market is a median 41 days to contract — the fastest in the area, and materially shorter than a generic sixty-day assumption. Both belong in the report rather than in a conversation afterwards.
If this is a divorce, the contested number is usually the part the record describes worst — land, outbuildings, or condition — rather than the house itself.
If this is a tax protest, the district resolves the same comparability problem described above with mass appraisal. An individually developed opinion that isolates the land, the outbuildings and the condition is a different document.
If you are selling, write down what the record will not carry: outbuilding size, door, power, slab and finish; renovation scope and dates; anything about the land that a search cannot see. If you do not put it in the remarks, no buyer’s filter and no appraiser’s grid will find it.
Land and residential
“Terrence is very knowledgeable on the DFW market, and provides thorough appraisal reports. I'd recommend Terrence for any residential and land appraisal needs.”John Staab · Google review
Yes. Burleson and the surrounding Johnson County area are a regular part of my coverage, along with Tarrant, Parker, Johnson and Hood. Assignments are one-to-four unit residential and residential land, consistent with a Texas Certified Residential credential.
$360,000 across 2,761 closed sales, at a median $179 per square foot, on a median 2,061 square feet of living area and a median lot of 0.20 acres. 14.6% of sales sit on an acre or more.
A median 41 days to contract market-wide, though it varies sharply by lot size. Acreage takes materially longer. For an estate or a divorce where a reasonable marketing period matters, the figure for the relevant lot band is the one that belongs in the report.
Build era. Four distinct construction vintages trade at different dollars per foot and the ordering is not what anyone expects, so an age adjustment taken from intuition runs backwards. That is the problem the assignment has to solve, and it is the part a form filled from the nearest four sales gets wrong.
Johnson County is the second strongest market measured for a workshop: 4.7% of sales carry one and it adds about 7.0%, behind Parker at 7.6% and ahead of Tarrant at 4.9%. Size, eave height, door dimensions, slab, insulation and finish are not recorded in the MLS at all, so they have to be measured on site.
It depends on the property and the assignment, and acreage with outbuildings takes longer on site and longer to research. I quote a written fee and a firm delivery date before any work begins, usually within one business hour, and the fee is never contingent on the value reported.
Written fee quote, typically within one business hour. Send the address and the reason you need the value — estate, divorce, tax protest, pre-listing — and I will confirm the fee and a delivery date before any work starts.
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