Real Estate Investing in Fort Worth, Texas (76109)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 76109 (Fort Worth, TX)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 11.9% vacancy may signal weakening demand.
- High price-to-rent: Price-to-rent ratio 34.0 — hard to cash-flow at these prices.
What’s happening in Fort Worth, TX (76109)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 76109 Fort Worth
The 76109 ZIP in Fort Worth, TX is a local-operator market. Outside capital chasing a $697K entry has to pair deep knowledge with the discount.
For an experienced owner, 76109 can be a a credible choice for hunting ground — but the discount at $697K reflects genuine risk that outside investors often underestimate.
Nearby ZIPs in Fort Worth have seen price recovery that 76109 has not matched. Tarrant County data supports the view that the spread is structural rather than temporary.
Employment concentration in 76109 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Distressed ZIPs reward experience. solid returns are possible in 76109, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Fort Worth:
Property Strategy for 76109
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $188,357 | $1,730 | 6.6% | — | $188,357 |
| 2BR | $321,884 | $2,020 | 4.5% | +6.5% | $160,942 |
| 3BR | $607,980 | $2,670 | 3.2% | +8.2% | $202,660 |
| 4BR | $1,019,721 | $3,300 | 2.3% | +10.1% | $254,930 |
| 5BR | $1,159,122 | — | — | +9.7% | $231,824 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 76109 Compare?
| Metric | 76109 | Fort Worth | Dallas-Fort Worth-Arlington, TX | Texas |
|---|---|---|---|---|
| Home Value | $696,828 | $271,577 | N/A | $297,000 |
| 5-Year CAGR | 7.0% | 3.5% | N/A | 5.4% |
| Avg Rent | $1,708 | $1,583 | N/A | - |
| Cap Rate | 1.9% | 4.6% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 76109 (Fort Worth, TX). Anonymous, moderated, never written by AI.
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Property managers serving Tarrant County
Manage rentals here? List your business →1st Choice Property Management provides residential and commercial property management services in Fort Worth, including tenant screening, rent collection, and maintenance. summary from their website
All County Group offers full-service residential property management in Fort Worth, TX and surrounding areas, focusing exclusively on maximizing rental property revenue for owners. summary from their website
Bridge Residential Property Services, LLC provides residential property services. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $696,828 |
| Monthly Rent | $1,708 |
| Price-to-Rent | 34.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.9% |
| Cap Rate | 1.9% |
| 5-Year IRR | 8.9% |
📈 Home Appreciation
| 1-Year | +7.8% ▲ |
| 3-Year CAGR | +5.5% ▲ |
| 5-Year CAGR | +7.0% ▲ |
| 10-Year CAGR | +6.1% ▲ |
🏠 Rent Trends
| 1-Year | +8.6% ▲ |
| 3-Year CAGR | +1.9% ▲ |
| 5-Year CAGR | +4.5% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.9%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 76109
Population: 26,000
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 76109
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
BURTON HILL EL
DAGGETT MIDDLE
DAGGETT MONTESSORI
GEORGE CLARKE EL
LILY B CLAYTON EL
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 12,109 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the typical home price in Fort Worth, TX?
Expect median prices around $697K in Fort Worth, TX. The market has run at a 0.0% 5-year CAGR, so entry costs have been stable.
Is house hacking profitable in Fort Worth, TX?
Fort Worth, TX is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $697K price point reasonable to enter.
Is Fort Worth, TX good for landlords?
TX law landlord-friendly for landlords, and Fort Worth inherits those rules. Investors should still review local ordinances for rental licensing.
How high is vacancy risk in Fort Worth, TX?
Rental vacancy in Fort Worth, TX is elevated. Investors should budget normal turnover but not chronic empty units.
How much do tenants pay in Fort Worth, TX?
Rents in Fort Worth, TX run near $1,708/mo. Compared with median home prices of $697K that produces solid gross yields for typical rentals.
You know 76109 now. You don’t know where it ranks.
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How 76109 ranks in Dallas-Fort Worth-Arlington, TX
Every ZIP in this metro, ranked. Free.
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