Almost every house in Wedgwood was built between 1957 and 1975. When the vintage is that uniform, size does nearly all the work — and the price per square foot falls from $184 to $136 as houses get larger.
Wedgwood sits south-west of downtown Fort Worth, fifteen minutes from my office. Travel time is not a factor in the fee.
Wedgwood recorded 505 closed sales across three years on 552 distinct addresses. The median house sold was built in 1966, and the build range is remarkably tight: the tenth percentile is 1957 and the ninetieth is 1975.
That matters because it removes a variable. In most Fort Worth markets an appraiser is weighing age against size against condition against lot. Here, age is effectively constant. Almost every comparable is a house of the same generation, built to the same standards, on a similar lot.
| Decade built | Sales | Median price | Median $/sf | Median size |
|---|---|---|---|---|
| 1950s | 124 | $276,000 | $164 | 1,714 sf |
| 1960s | 234 | $327,062 | $154 | 2,137 sf |
| 1970s | 131 | $301,000 | $160 | 1,960 sf |
| 1980s | 13 | $289,500 | $164 | 1,696 sf |
Look at the per-foot column across those four decades: $164, $154, $160, $164. A ten-dollar band. The decade a Wedgwood house was built does not move its rate per square foot in any meaningful way. What moves between those rows is size, and the price follows the size.
So the age adjustment that dominates most grids is close to irrelevant here, and the adjustment that actually carries the analysis is the one appraisers are often laziest about.
| Living area | Sales | Median price | Median $/sf |
|---|---|---|---|
| Under 1,400 sf | 29 | $242,000 | $184 |
| 1,400–1,800 sf | 134 | $275,000 | $167 |
| 1,800–2,400 sf | 244 | $317,750 | $156 |
| 2,400 sf and above | 98 | $361,000 | $136 |
The rate falls 26% from the smallest band to the largest. A 1,300-foot Wedgwood house carries $184 per square foot; a 2,600-foot house on the same street pattern carries $136.
This is the regression to size that exists in most markets, but here it is unusually clean because nothing else is moving. And it has a direct, practical consequence: a per-foot rate taken from a 1,600-foot comparable and applied to a 2,500-foot subject will overstate the subject by a wide margin, and the error compounds because the square-foot difference is doing all the work in the grid.
The right treatment is a size adjustment derived from the local pairs rather than a market-wide rate, and that is a different piece of work from filling in a form. It is also why the ANSI measurement matters here more than usual — if the square footage is wrong, everything downstream of it is wrong by a multiple. The standard is covered in the ANSI Z765 measurement standard.
The median Wedgwood lot is 10,803 square feet — about a quarter of an acre. That is large for housing fifteen minutes from downtown, and it is part of why the neighbourhood holds its value against newer housing on smaller lots further out.
It also means things get built on them. 13.7% of Wedgwood sales carry some structure other than the house and 11.5% carry a pool. Neither is described usefully by the MLS record — a shed and a finished insulated workshop with power are the same field entry, and they are not the same money. The analysis behind that is in what a workshop adds to a property and what a pool adds to a house.
Wedgwood goes under contract in a median 36 days, which is quick. But across 725 resolved listings, 30.3% failed — expired, cancelled or withdrawn.
Measured by address rather than listing, the failure rate is 13.2%, on 1.31 listings per address. That gap is relisting, and 1.31 is high for a neighbourhood that otherwise sells quickly: a meaningful number of Wedgwood houses are going out, failing, and coming back. The pattern and what works after a failed listing is in relisting a house.
And 62.4% of sales closed with a seller-paid amount. Nearly two thirds of the recorded prices in this neighbourhood overstate what the seller actually netted, which is worth knowing whether you are pricing a house or reading comparables for one. What the sticker price hides covers it.
If this is an estate or a date-of-death valuation, the comparable set is genuinely good here — 505 sales of near-identical vintage on 552 addresses is a deep pool. The work is in the size adjustment and in condition, because those are the only two variables doing anything.
If this is a divorce, condition and renovation scope will carry most of the difference between two Wedgwood houses of the same size. Original 1960s kitchens and fully renovated ones sit side by side on these streets and the record describes neither.
If this is a tax protest, the uniformity cuts both ways: mass appraisal handles a neighbourhood like this reasonably well, so the argument usually has to be about condition, about the size adjustment, or about the concessions inflating the comparable set.
If you are selling, two numbers matter. Your price per foot depends heavily on how big your house is, so a neighbour’s per-foot figure is a poor guide unless their house is your size. And nearly two thirds of the sales you are comparing against included the seller paying something back.
Older home
“We needed a quick appraisal and Terrence delivered that and more. He was thorough and very observant. He recognized the improvements that often go unnoticed.”Elizabeth Kelly · Google review
Yes, regularly. Wedgwood is fifteen minutes from my office and I have measured the whole neighbourhood from the MLS record — 505 closed sales across three years. Assignments are one-to-four unit residential and residential land, consistent with a Texas Certified Residential credential.
$306,000 across 505 closed sales over three years, at a median $157 per square foot, on a median 1,980 square feet of living area and a median lot of 10,803 square feet. The tenth percentile is $229,900 and the ninetieth is $390,000.
Because size is the dominant variable in a neighbourhood where nearly everything was built between 1957 and 1975, and the per-foot rate is steeply regressive. Houses under 1,400 square feet sell at a median $184 per square foot; houses of 2,400 square feet and above sell at $136. That is a 26% decline, so a neighbour’s per-foot figure is only a useful guide if their house is close to yours in size.
Barely, within the neighbourhood. The median price per square foot by decade built runs $164 for the 1950s, $154 for the 1960s, $160 for the 1970s and $164 for the 1980s — a ten-dollar band across forty years of construction. What separates two Wedgwood houses is size and condition, not vintage.
A median 36 days to contract, which is quick. But 30.3% of listings failed across 725 resolved listings, falling to 13.2% measured by address, on 1.31 listings per address. A meaningful number of houses here go out, fail and come back, which is usually a pricing question rather than a market one.
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.