Fort Worth, TX
We buy houses in Fort Worth — cash offers across Tarrant County.
A pier-and-beam house in Polytechnic Heights that lost its second retail buyer at the structural inspection. A manufactured home in 76108 no lender will finance because the title never left personal-property status. A 1940s Fairmount bungalow inherited by heirs in another state. A vacant house near Alliance left behind by a fast job transfer. These are the files we built Diamond to handle, across Fort Worth and Tarrant County.
BBB Accredited Business, rated A. Who we buy from in Fort Worth
The six situations driving most Fort Worth cash sales
Fort Worth passed one million residents in the 2024 Census estimates — the 11th-largest city in the country and the fastest-growing of the top 30 since 2020 — but the growth story hides a split. The new city is the post-2000 build-out around Alliance in the north; the old city is the pre-1960 core — bungalow districts like Fairmount and Arlington Heights, east-side pier-and-beam stock in Polytechnic Heights, Stop Six, and Handley, and the manufactured-home corridor out west around 76108. Fort Worth is the Tarrant County market Diamond works most often after Dallas, and almost all of that work happens in the old city.
Manufactured homes stuck in title limbo
Tarrant County's mobile-home stock concentrates in 76108, 76140, and parts of 76179. Manufactured-home days-on-market across DFW has roughly doubled since 2023, and lenders treat these homes as personal property until the TDHCA Statement of Ownership is converted. We process the conversion through title, inline with closing.
Pier-and-beam foundation movement
The east-side stock in Polytechnic Heights, Handley, and Stop Six has been settling on expansive blackland clay for 70-plus years. A typical retail listing dies the day the structural inspection comes back — buyers walk or renegotiate by $15K–$40K. We underwrite foundation problems at our internal repair cost instead of walking.
Inherited 1940s–1950s bungalows
Estate files on original-condition bungalows in Fairmount-Southside, Arlington Heights, and Mistletoe Heights, where out-of-state heirs want a single Tarrant County closing instead of months of remote repairs. We work every Texas probate path.
Tired landlords in 76104 and 76112
Mid-century single-family rentals on the east side that have rolled past their depreciation runway, often with a tenant still in place and a repair list that no longer pencils. We buy tenant-occupied rentals with the lease intact and close around the tenancy.
PCS orders and fast relocations
NAS Joint Reserve Base Fort Worth rotates service members on timelines that rarely fit a listing window; the civilian version — transfers tied to Lockheed Martin, American Airlines, BNSF, and Alliance — produces vacant houses in 76177 and 76179. A PCS sale should not hold up a report date.
Property-tax pressure
Combined Fort Worth rates commonly land around 2.2 to 2.4 percent of assessed value a year, and the appraisal run-up of the early 2020s pushed owners on fixed incomes into catch-up risk before the Tarrant Appraisal District froze residential values for 2025. One missed installment compounds fast; we pay arrears at closing out of the proceeds.
Fort Worth housing market
What your Fort Worth house is actually worth right now
Sources do not perfectly agree — "median value," "median list," and "median sale" measure different things on different schedules, and Fort Worth's split between pre-1960 core and post-2000 northern build-out produces a wide distribution. Here is the public data, sourced and dated so you can verify.
- Median sale price (city)
- ~$338,000
- Median days on market
- ~55
- Price per square foot
- ~$175
- City population (2024 est.)
- 1,008,106
- Housing units (city)
- ~374K
- Combined effective tax rate
- ~2.2%–2.4%
Redfin, mid-2026 — down slightly year over year.
Redfin, mid-2026 — up from ~49 a year earlier.
Redfin, mid-2026 — also softening year over year.
11th-largest US city; fastest-growing top-30 city since 2020.
Roughly 65% detached single-family (ACS-derived).
City + county + ISD + hospital/college districts; varies by where you sit.
The number that matters most for a seller with a problem house is not the citywide median — it is which of Fort Worth's two housing markets the house sits in. The citywide stock skews young because the Alliance build-out has added tens of thousands of post-2000 homes; the pre-1960 core — Fairmount, Arlington Heights, Mistletoe Heights, Polytechnic Heights, Stop Six, Como, Riverside — trades on different math, where condition, foundation history, and title cleanliness set the price. Layer on the tax picture — the Tarrant Appraisal District froze residential values for the 2025 tax year at their post-run-up levels while the City of Fort Worth recommended its first tax-rate increase in roughly a decade — and DFW retail conditions that have softened since late 2025, and you get the current setup: more inventory, longer days on market, and retail buyers who renegotiate hard at inspection. That is the gap a transparent cash offer is built to close.
The math, shown
How a Fort Worth cash offer is actually calculated
Most cash buyers hand you a number and hope you do not ask where it came from. We show the work: we start from the after-repair value (ARV) — what the house would sell for fixed up, based on real Tarrant County comps — apply a factor of 75 to 80 percent depending on condition, and subtract the repair budget at our internal cost.
A worked example — east-side pier-and-beam
- ARV: $240,000 — what comparable renovated houses on nearby blocks have sold for.
- Factor: 77% (moderate condition — cosmetic-only houses get closer to 80%, heavy structural work closer to 75%).
- Repairs: $38,000 — foundation leveling, roof, systems, cosmetics, priced at what our crews actually charge us.
- Offer: $240,000 × 0.77 − $38,000 = ≈ $146,800 cash, no commissions, no seller-paid closing costs, no repair credits after inspection.
Every offer letter shows the comps, the factor, and the line-item repair budget, so you can hand it to an agent or a contractor and check us. The repair number is where most Fort Worth negotiations live — sanity-check ours with the foundation cost estimator or the Texas foundation repair cost guide, and see the full methodology in how your cash offer is calculated. The offer does not change after inspection.
Our deepest Fort Worth lane
Manufactured homes and the TDHCA title conversion nobody else wants to touch
Tarrant County's manufactured-home stock — concentrated in 76108 out west, 76140 to the south, and parts of 76179 in the north — is where the retail process fails hardest. The reason is structural: until the home's TDHCA Statement of Ownership is converted from personal-property to real-property status, conventional lenders will not finance it, which shrinks the buyer pool to cash — and most listing agents either do not understand the conversion or charge extra to shepherd a 4-to-6-week state paperwork process.
We buy singles and doubles, with or without the land, converted or not. When the title is still in MH form, we run the Statement of Ownership transfer through the title company inline with closing and price the deal as if the conversion were already complete — the paperwork is our problem, not a discount excuse. How a mobile-home sale differs from a site-built one is covered in our mobile and manufactured home guide and the longer read on selling a mobile home in Texas.
If you are behind on the mortgage or the taxes
The first-Tuesday clock at 100 West Weatherford Street
Texas is the fastest foreclosure state in the country, and in Tarrant County both tracks — the lender's non-judicial foreclosure and the county's delinquent-tax sale — end at the same place: the west steps of the Tarrant County Courthouse, 100 W. Weatherford Street, the first Tuesday of every month.
- 41d
Total minimum timeline
Texas non-judicial foreclosure can complete in as few as 41 days from the first Notice of Default — a 20-day right-to-cure period plus a 21-day Notice of Sale. The full sequence is laid out in our Texas foreclosure timeline guide.
- 1st
First Tuesday, west courthouse steps
Foreclosure sales are held the first Tuesday of every month at the base of the steps on the west side of 100 W. Weatherford Street. Notices are posted at least 21 days before the sale and filed with the Tarrant County Clerk — the posted list is public, viewable through the county's online record search.
- 10a
The tax track runs parallel
Delinquent property-tax sales run as constable's auctions on the same first-Tuesday cadence, starting around 10 a.m. at the same west steps. A property can be pulled from the sale by paying the judgment before auction day — which is exactly what a cash closing funds. See our guide to selling a tax-delinquent house.
A cash buyer can close before a posted sale date if the contract is signed with enough runway for the title work. If your auction date is less than 14 days out, call before you fill out a form — the timeline matters more than the offer details. Pre-foreclosure options beyond selling are covered on our foreclosure help page.
Inherited a Fort Worth house?
Tarrant County probate: two dedicated courts, four Texas paths
Unlike most Texas counties, Tarrant has two dedicated statutory probate courts — Probate Court No. 1 and Probate Court No. 2, both sitting at the Tarrant County Courthouse, 100 W. Weatherford Street — with filings handled by the County Clerk's Probate Division. Depending on the estate's size, whether there is a valid will, and the nature of the property, you may qualify for a path faster than full administration; our probate path tool walks through the decision points.
Independent Administration
Texas's default when there is a valid will. Court-supervised but with minimal ongoing intervention — executors can sell real estate without additional court orders in most cases. The most common path we close on.
Muniment of Title
A Texas-specific shortcut when the only transfer needed is real property and the estate has no significant debt beyond the homestead. Faster, cheaper, no full administration.
Affidavit of Heirship
Used to clear title when full probate is impractical — common for older family homes in Stop Six, Como, and Polytechnic Heights where ownership has passed informally across generations.
Small Estate Affidavits (smaller estates with no will) are also available. We are not your attorney, and this is not legal advice — the right path depends on the will, the heirs, and the estate's debts. If you do not have counsel, we can refer you to a Tarrant County probate attorney who works with out-of-state heirs; the practical sale-side steps are in our inherited house guide.
Where we buy
The Fort Worth neighborhoods and Tarrant County communities we cover
Inside the loop we work the named historic and mid-century neighborhoods; outside it we drive the whole Tarrant footprint. If your street is not named here, we almost certainly still buy — call.
Fort Worth neighborhoods
- Fairmount-Southside — a National Register historic district south of downtown; pre-1930 bungalow stock, heavy estate-sale pipeline.
- Arlington Heights — west-side counterpart with inherited pre-1960 bungalows and the same out-of-state-heir pattern.
- Mistletoe Heights — early-1900s streetcar-era district above the Trinity; original-condition character stock.
- Polytechnic Heights — grew up around Texas Wesleyan and annexed into the city in 1922; 1920s–1940s single-family on pier-and-beam.
- Stop Six — historically Black southeast-side neighborhood, named for the sixth stop on the old Fort Worth–Dallas interurban; long family-held stock inside an active redevelopment footprint.
- Como — west-side historically Black neighborhood beside Lake Como, dating to 1889; small mid-century houses, long family ownership, frequent heirship files.
- Riverside / Oakhurst (76111) — near-east side along the West Fork of the Trinity; 1920s–1940s stock from Queen Annes to bungalows.
- Handley — far-east side, once its own town; pier-and-beam cottages with 70 years of clay-soil settlement.
- Wedgwood & Tanglewood — post-war slab-era southwest; slab cracks and prior pier work are the recurring file.
- Stockyards / Northside & Diamond Hill — the historic north side; working-class stock, mixed generations of ownership.
- Far north (76177, 76179) — the Alliance-corridor build-out; newer stock, where the seller problem is usually a relocation clock, not the house.
Surrounding Tarrant County communities
We also buy in the cities and towns that ring Fort Worth:
Haltom City · White Settlement · Benbrook · River Oaks · Sansom Park · Lake Worth · Saginaw · Blue Mound · Crowley · Everman · Forest Hill · Kennedale · Azle · Watauga · North Richland Hills · Richland Hills · Hurst · Euless · Bedford · Keller.
Arlington, Mansfield, and Grapevine each have their own Diamond page — see sell your Arlington house — and we work the rural parcels toward the Parker, Johnson, Denton, and Wise county lines through the same Tarrant title workflow, including manufactured homes on acreage.
Every Fort Worth file closes through a Tarrant County title company — nothing is exported to Dallas County or out-of-metro processors.
How it works in Fort Worth
From your first call to a Tarrant County closing
Diamond comes to Fort Worth. No charge for the trip, no passing your information to other buyers, and we close at a Tarrant County title company on the timeline you pick.
- 1
Tell us about the property
Address, situation, timeline. Form on this page or a phone call — both reach the same person.
- 2
We pull the comps, walk the property if appropriate
Tarrant Appraisal District records, ZIP-specific comps — a Fairmount bungalow is not an Alliance new-build — and a real walkthrough, not a Zillow estimate.
- 3
Written offer with the math shown
ARV comps, the 75–80% factor, and the line-item repair budget at our internal rates. Take it to an agent and a contractor and compare. The offer does not change after inspection.
- 4
Close at title in 9–14 days, or whenever you pick
Texas standard purchase agreement, Tarrant County title company. Tax arrears, liens, TDHCA conversions, and probate orders are handled at the closing table. You get a wire or a check.
Prefer to keep it off the market entirely?
Fort Worth files often involve manufactured-home paperwork, older pier-and-beam repairs, or tenants — all situations that are easier to resolve without public showings. We review the property privately: no listing photos, no yard sign, no open houses. Request a private cash offer and the conversation stays between you and us.
Diamond's broader process is documented on the how it works page, and our typical answers to seller questions live in the FAQ.
Fort Worth FAQ
The questions Tarrant County sellers ask first
How fast can you close on a Fort Worth house?
Most Tarrant County closings run 9 to 14 days from a signed contract when title is clean — there is no financing contingency on our side, so the timeline is set by title work, not a lender. Mobile-home title conversions and probate files take longer, usually 30 to 45 days while the title company and the TDHCA processing run in parallel. We use Tarrant County title companies so nothing crosses metro lines.
Do you buy mobile and manufactured homes in Fort Worth?
Yes — this is one of our deepest Fort Worth competencies. Manufactured-home days-on-market in DFW has roughly doubled since 2023, and most retail buyers and conventional lenders will not touch them. We close across Tarrant County whether the title has been converted to real property under TDHCA Statement of Ownership rules or is still held as personal property — we handle the conversion through title at closing.
Will you buy a Fort Worth house with foundation problems?
Yes. Foundation movement is the most common reason a Fort Worth retail deal falls apart — and the reason sellers come to us. We have closed on pier-and-beam houses in Polytechnic Heights and Handley with active settlement, and slab houses in Wedgwood and Tanglewood with prior pier work. We price the repair in at our internal cost, not the inflated number a retail buyer uses to renegotiate after inspection.
Do you buy in 76104, 76112, Stop Six, Como, and the eastside ZIPs?
Yes. We close Fort Worth single-family across 76104, 76108, 76112, 76177, and 76179. Mid-century single-family on the east side — Stop Six, Polytechnic Heights, Handley — and in Como is our deepest competency here alongside the northern ZIPs. If your street is not named on this page, call anyway; we buy across the whole Tarrant County footprint.
I inherited a Fort Worth house and live out of state. Can you still buy it?
Yes. Tarrant County has two dedicated statutory probate courts — Probate Court No. 1 and No. 2, both at the Tarrant County Courthouse, 100 W. Weatherford Street — with filings through the County Clerk’s Probate Division. We work with Independent Administration, Muniment of Title, Affidavits of Heirship, and Small Estate Affidavits, and coordinate signatures across heirs in different states so nobody has to fly in to close.
What if I am behind on Tarrant County property taxes?
You are not alone — combined city, county, school, and hospital-district rates in Fort Worth commonly land around 2.2 to 2.4 percent of assessed value a year, and the appraisal run-up of the early 2020s pushed many owners into catch-up risk. Delinquent-tax sales happen at the constable’s auction the first Tuesday of each month at the courthouse steps. We routinely pay tax arrears at closing out of the proceeds — you do not need to catch the bill up before talking to us.
I have PCS or relocation orders. Can you close before I report?
Usually, yes. Naval Air Station Joint Reserve Base Fort Worth rotates personnel on timelines that rarely fit a retail listing window, and the same crunch hits civilian transfers tied to Lockheed Martin, American Airlines, BNSF, and the Alliance corridor. Because we buy with cash and close in 9 to 14 days on clean title, the sale and the move do not have to collide — we have bought vacant houses left behind by exactly that kind of fast departure.
Nearby cities
We also buy houses near Fort Worth
Explore your options
Beat the first-Tuesday auction with a cash close.
Probate, multiple heirs, and as-is sales handled.
Sell with tenants still in place.
Compare your net both ways before you decide.
Three steps. No agents, repairs, or fees.
Find the city you’re selling in.
Ready for a written cash offer?
Tell us about your property — we will come back with a fair, no-obligation offer in 24 hours.
- Funded offer — cash committed before we sign
- Offer locked — no renegotiation after inspection
- Proof of funds with every offer
A real Diamond team handles your sale start to finish — funded offers and one clean closing, not an anonymous call center passing your lead around. Meet the team.