Weatherford records 990 named subdivisions across 3,247 closed sales. Three quarters of them have three sales or fewer. There is no comp set waiting for you here, and that is the whole job.
Weatherford is a direct run west on I-20 from Fort Worth. Acreage inspections take longer on site — outbuildings have to be measured, not estimated — so I schedule them with more time and quote the fee accordingly.
Across 3,247 closed sales in the Weatherford market, the record carries 990 distinct subdivision names. Three quarters of those names appear on three sales or fewer. Sixty-one percent of everything that closes here happens in a subdivision with fewer than ten sales in three years.
Compare that with a production market where one subdivision carries hundreds of nearly identical houses and the grid fills itself. Here the largest single subdivision accounts for 53 sales — about 1.6% of the market.
That is not a data problem to be worked around. It is the defining characteristic of the market, and it has a direct consequence: an appraisal in Weatherford cannot lean on subdivision conformity, because for most properties there is no subdivision to conform to. The comparables have to be found across a wider geography and then adjusted for the things that actually differ — land, improvements beyond the house, age, utilities, access.
A wider search is more work, and the honest version costs more than a form filled from the nearest four sales. I would rather tell you that before the assignment than explain a thin grid afterwards.
More than half of Weatherford sales — 54.7% — sit on an acre or more. That is the single biggest structural difference between this market and anything inside Loop 820.
| Lot size | Sales | Median price | Median $/sf | Median days to contract |
|---|---|---|---|---|
| Under a quarter acre | 880 | $335,000 | $189 | 47 |
| A quarter acre to an acre | 591 | $360,000 | $193 | 48 |
| One to five acres | 1,602 | $554,950 | $227 | 74 |
| Five acres and up | 174 | $799,498 | $314 | 90 |
Read the price-per-foot column rather than the price column. It climbs from $189 to $314 as the lot grows. If bigger lots simply carried bigger houses, price per foot would stay flat or fall. It rises, which means the land is contributing value on top of the improvements rather than merely accompanying them.
The practical consequence is that a dollar-per-square-foot figure taken from a quarter-acre lot in town and applied to a house on five acres will be wrong by a wide margin, in a predictable direction. Land has to be extracted and supported separately. I have written up what an acre is worth around Fort Worth in detail, including why price per acre falls as tracts grow.
The last column of that table deserves its own note. A house on a quarter acre in Weatherford goes under contract in a median 47 days. A property on five acres or more takes 90.
Fewer buyers want — or can finance — a property with that much land, and the ones who do are shopping a wide area rather than a neighbourhood. For an estate or a divorce where a marketing period matters, that difference is the number to plan around. Market-wide the median is 61 days, and quoting that figure on an acreage property understates the exposure time materially.
48.2% of Weatherford sales are houses built in 2015 or later. Only 12.5% predate 1980.
| Year built | Sales | Median price | Median $/sf |
|---|---|---|---|
| Before 1980 | 405 | $280,000 | $191 |
| 1980–1999 | 498 | $364,450 | $199 |
| 2000–2014 | 778 | $426,500 | $202 |
| 2015 and later | 1,566 | $530,000 | $221 |
Two things follow. The first is that a new-construction comparable is easy to find here and an older one is not, so an appraisal of a 1974 house on acreage is working with a genuinely thin set and should say so. The second is the tax trap that catches new-build buyers everywhere in this market: the figure on the listing is frequently the vacant lot’s bill, and it roughly quadruples in year two. That is covered in what happens to the tax bill on a new build.
Parker County is the strongest market for a workshop or shop building in North Texas. 9.5% of sales carry one, and it adds about 7.6% to the price — the highest county figure measured, against 4.9% in Tarrant and no measurable premium at all in Wise.
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 a Weatherford acreage assignment I measure the outbuildings 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 tracts, and the marketing period for an acreage property is closer to three months than two. Both belong in the report rather than in a conversation afterwards.
If this is a divorce, the land contribution is usually the contested number, not the house. It is also the one most often assumed rather than supported.
If this is a tax protest, the district’s model has the same problem everyone else does — no subdivision comp set — and resolves it with mass appraisal. An individually developed opinion that isolates the land and the outbuildings is a different document.
If you are selling, know before you price it that the exposure time runs with the acreage, and that the shop is worth describing properly: size, door, power, slab, finish. None of it is in any structured field, so if you do not write it down, no search and no appraiser’s grid will see 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. Weatherford and the surrounding Parker County area are a regular part of my coverage, along with Tarrant, Johnson and Hood. Assignments are one-to-four unit residential and residential land, consistent with a Texas Certified Residential credential.
The absence of a comp set. The market records 990 named subdivisions across 3,247 closed sales, and 61% of sales occur in a subdivision with fewer than ten sales in three years. The comparables have to be found across a wider geography and the land contribution isolated rather than assumed.
It depends on the tract, but the direction is consistent. Median price runs $335,000 under a quarter acre, $360,000 from a quarter acre to an acre, $554,950 from one to five acres and $799,498 above five. Median price per square foot climbs from $189 to $314 across the same bands, which means land is contributing on top of the improvements rather than simply accompanying them.
A median 90 days to contract above five acres, against 47 days under a quarter acre. The market-wide median is 61 days. For an estate or a divorce where a reasonable marketing period matters, the acreage figure is the relevant one.
Parker is the strongest county measured for it: 9.5% of sales carry a workshop and it adds about 7.6%, against 4.9% in Tarrant. 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.
Would you rather not type it out? Call or text (817) 903-4509.