Every house that has sold in Northpointe was built in 2015 or later, the median was built in 2025, and 89.5% of sales closed with a seller concession — the highest share anywhere in my data.
Northpointe is in north Fort Worth. A straightforward run, and travel time is not a factor in the fee.
89.5% of Northpointe sales closed with a seller-paid amount. Across North Texas as a whole the figure is 55.4%. Ellis County, the highest county in my data, runs 64.3%. Northpointe runs ninety.
The amounts are moderate — a median 1.4% of price, with the top tenth at 3.2% — but the universality is the point. When almost every comparable carries a concession, no individual sale looks unusual and the entire grid sits above cash-equivalent value together. There is no outlier to notice.
An appraisal brings comparables to a cash-equivalent basis as a matter of routine. A market analysis assembled from recorded prices does not, and in a subdivision like this one that difference is systematic rather than occasional. The wider analysis is in what the sticker price hides.
Northpointe recorded 611 closed sales on 665 addresses. The median house sold was built in 2025, the tenth percentile in 2023 and the ninetieth in 2025. 100% of sales were built in 2015 or later.
That creates an unusual appraisal problem: there is almost no transaction history that is not a builder sale. The comparable set is deep — hundreds of nearly identical houses — and uniformly made of the same kind of transaction, with the same concession structure and the same pricing logic behind it.
Deep and undifferentiated is not the same as easy. What separates two Northpointe houses is the lot, the elevation, the option package and the phase they were released in, and the MLS record describes none of those well.
This is worth setting beside Vista West, because the two subdivisions look the same on paper and behave completely differently in the listing record.
| Northpointe | Vista West | |
|---|---|---|
| Listings per address | 1.02 | 2.08 |
| Listing failure rate | 10.1% | 70.0% |
| Failure by address | 8.7% | 39.7% |
| Share carrying a concession | 89.5% | 75.1% |
| Median days to contract | 59 | 66 |
Both are new production subdivisions in Fort Worth listed through builder-side brokerages. One records 1.02 listings per address and a 10.1% failure rate; the other records 2.08 and 70.0%.
Nothing about the houses explains that. It is a difference in how inventory is entered and maintained in the MLS. And it is the clearest demonstration I can offer that a failure rate is a statistic about listings, not about houses — which is the whole argument of why houses don’t sell.
If you took the raw numbers at face value you would conclude one of these neighbourhoods was thriving and the other collapsing. Neither is true.
| Living area | Sales | Median $/sf |
|---|---|---|
| Under 1,600 sf | 171 | $195 |
| 1,600–2,000 sf | 135 | $174 |
| 2,000–2,600 sf | 253 | $163 |
| 2,600 sf and above | 52 | $145 |
A 26% fall from the smallest band to the largest — steep, though nothing like Vista West’s 51%. The pattern is the same: the base house absorbs the lot and the fixed costs, and additional footage is priced closer to the margin.
No Northpointe sale in the data carries a pool, which is worth knowing simply because it means the usual pool adjustment does not arise here and a subject with one would need support from outside the subdivision.
If this is an estate or a date-of-death valuation, the concession adjustment is the whole job. Nine in ten comparables carry one, so an unadjusted figure is high by roughly the median concession and the error is invisible from inside the data.
If this is a divorce, the same adjustment matters more, because a buyout pays no concessions at all. Using unadjusted Northpointe comparables means the spouse keeping the house pays for a discount nobody gave them.
If this is a tax protest, mass appraisal handles housing this uniform reasonably well. The arguments that land are cash equivalency and lot differences within the subdivision.
If you are selling, your competition is the builder still selling in the same phase, with an incentive budget you do not have. That is the number to understand before setting a price.
Buyer
“If you are buying a home and want a reliable appraisal, he is your guy. He worked fast, but was thorough as evidenced by the amount of detail he included.”Samuel Hodges · Google review
Yes. Northpointe is in north Fort Worth and a straightforward run from my office. Assignments are one-to-four unit residential and residential land, consistent with a Texas Certified Residential credential.
$325,499 across 611 closed sales over three years, at a median $172 per square foot, on a median 1,996 square feet and a median lot of 6,011 square feet. The tenth percentile is $264,249 and the ninetieth is $428,620.
89.5% of closed sales carried a seller-paid amount, against 55.4% across North Texas and 64.3% in Ellis County, the highest county figure in my data. The amounts are moderate — a median 1.4% of price — but the universality matters more than the size: when nearly every comparable carries one, no individual sale looks unusual and the whole grid sits above cash-equivalent value together.
Because the two subdivisions enter inventory into the MLS differently, not because the houses differ. Northpointe records 1.02 listings per address; Vista West records 2.08, with one address carrying ten separate listings. Both are new production subdivisions listed through builder-side brokerages. It is a good demonstration that a failure rate measures listings rather than houses.
A median 59 days to contract, which is slow by Fort Worth standards and typical of new construction. The pre-1980 housing in neighbourhoods like Wedgwood contracts in about half that.
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.
Would you rather not type it out? Call or text (817) 903-4509.