22.4% of Candleridge sales carry a pool — more than one house in five, and well above the regional rate of 13.9%. On a 156-sale neighbourhood, that one feature is doing more work in the grid than anything else.
Candleridge sits in south-west Fort Worth, close to Wedgwood and a short run from my office.
Candleridge recorded 156 closed sales across three years, and 35 of them carried a pool — 22.4%.
For comparison, the rate across Tarrant, Parker, Johnson and Hood counties is 13.9%, and in neighbouring Wedgwood it is 11.5%. Candleridge runs at roughly double its immediate neighbour.
That concentration changes the appraisal problem. In most neighbourhoods a pool is the unusual feature that needs an adjustment supported from elsewhere. Here it is close to standard equipment, which means the comparable set is mostly pooled houses and the harder adjustment is often the one without a pool rather than the one with.
What a pool contributes is also persistently overestimated by owners, and the regional analysis of that is in what a pool adds to a house. The short version is that it is a fraction of installed cost, and condition, age and whether it is fenced all move the number.
| Living area | Sales | Median price | Median $/sf |
|---|---|---|---|
| 1,400–1,800 sf | 30 | $270,000 | $169 |
| 1,800–2,400 sf | 68 | $337,500 | $159 |
| 2,400 sf and above | 50 | $395,000 | $141 |
The per-foot rate falls from $169 to $141 as houses get bigger — a 17% decline, the same regressive pattern as Wedgwood though less steep.
The median Candleridge house is 2,216 square feet, noticeably larger than Wedgwood’s 1,980, which is most of why the neighbourhood’s median price is higher at $330,000 despite a near-identical rate per foot of $158. The houses are not worth more per foot. There is simply more of them.
156 closed sales in three years is a workable comparable pool but a thin one, and the tables on this page rest on bands of thirty to seventy sales. I would not build a value opinion on these figures alone, and neither should anyone else. They describe the shape of the market well enough to know what questions to ask on site, which is what they are for.
| Decade built | Sales | Median price | Median $/sf | Median size |
|---|---|---|---|---|
| 1970s | 93 | $335,000 | $159 | 2,148 sf |
| 1980s | 40 | $385,000 | $161 | 2,350 sf |
| 2000s | 23 | $289,750 | $147 | 1,862 sf |
The median Candleridge house was built in 1979, but the ninetieth percentile is 2001 — so this is not the single-vintage neighbourhood that Wedgwood is. There is a later cohort mixed in.
And it behaves the way later cohorts behave across this whole region: the 2000s houses carry the lowest rate per foot at $147, below both older decades, because they are smaller. The same inversion that shows up in Burleson, Crowley, Denton and Ellis shows up here on twenty-three sales.
Candleridge goes under contract in a median 35 days. But across 249 resolved listings, 37.3% failed, falling to 17.2% measured by address, on 1.38 listings per address.
That is the highest relisting rate of the Fort Worth neighbourhoods I have measured, and in a market that otherwise contracts in five weeks it points at the opening price rather than at demand. The six-county work on exactly that question is in what overpricing a house costs.
59.6% of sales closed with a seller-paid amount, so most of the prices visible on a portal are above what the sellers kept.
If this is an estate or a date-of-death valuation, the pool question has to be answered first, because the comparable set is mostly pooled houses and a retrospective search on a small neighbourhood cannot afford a careless adjustment either way.
If this is a divorce, size and condition carry the difference, and the pool — its age, its condition, whether it has been maintained — is usually the single most argued-about item.
If this is a tax protest, mass appraisal struggles more here than in a uniform neighbourhood, because the pool and the wider build range both introduce variance the district handles with blunt instruments.
If you are selling, your per-foot rate depends on your size more than on your street, and the pool is worth less than it cost. Both are easier to hear before the listing than after it.
Appraisal client
“Mr. Bilodeau knows the market and it’s clear. Has an eye for detail as well. Knew immediately the upgrades in my property versus competing properties.”Craig D. Schuman · Google review
Yes. Candleridge is in south-west Fort Worth, close to Wedgwood and a short run from my office. Assignments are one-to-four unit residential and residential land, consistent with a Texas Certified Residential credential.
$330,000 across 156 closed sales over three years, at a median $158 per square foot, on a median 2,216 square feet of living area and a median lot of 10,215 square feet. The tenth percentile is $250,000 and the ninetieth is $434,000. With 156 sales this is a workable comparable pool but a thin one, and no value opinion should rest on the neighbourhood figures alone.
Unusually common. 22.4% of closed sales carried one, against 13.9% across Tarrant, Parker, Johnson and Hood counties and 11.5% in neighbouring Wedgwood. That concentration means the comparable set is mostly pooled houses, so the harder adjustment on a Candleridge assignment is often the house without one rather than the house with.
It contributes, but far less than it costs to install, and the contribution depends on the pool’s age and condition rather than its existence. In a neighbourhood where more than a fifth of sales have one, a pool is closer to standard equipment than to a premium feature, which tends to compress what it adds. The regional analysis is published on this site.
A median 35 days to contract. But 37.3% of listings failed across 249 resolved listings, falling to 17.2% measured by address on 1.38 listings per address — the highest relisting rate of the Fort Worth neighbourhoods I have measured. In a market that contracts in five weeks, that points at the opening price rather than at demand.
It depends on the property and the assignment. 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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