Living on Fort Worth's Near Southside: Magnolia Avenue, the Medical District & More
By Brent Reiter, REALTOR® · Last updated November 4, 2026
The Near Southside is the roughly 1,400-acre district just south of downtown, home to Fort Worth's Medical District and the restaurants and bars along West Magnolia Avenue. It mixes century-old houses, converted commercial buildings and new apartments, and it has its own development code that shapes what gets built. Here's what to know if you're thinking about living here.
At a Glance
- Location
- Just south of downtown (I-30 to Allen Ave)
- Main zip code
- 76104
- Main street
- West Magnolia Avenue (8th Ave to Hemphill)
- Zoning
- Near Southside form-based code (since 2007)
- High school (FWISD)
- Paschal (verify by address)
- Coming soon
- TEXRail station in the Medical District
Where the Near Southside Is
Near Southside, Inc., the district's redevelopment organization, covers the area from Lancaster Avenue south to Allen Avenue, between Evans Avenue on the east and Forest Park Boulevard on the west. Historic Fairmount sits at its southern edge.
- About 5–8 minutes to downtown Fort Worth, closer by bike
- The Medical District is here: Baylor Scott & White All Saints, Cook Children's Medical Center, Texas Health Harris Methodist, JPS Health Network and Plaza Medical Center, plus the TCU Burnett School of Medicine
- About 8–12 minutes to TCU
- About 30–40 minutes to DFW Airport by car, or TEXRail from downtown
Magnolia Avenue and Daily Life
West Magnolia, roughly three-quarters of a mile from 8th Avenue to Hemphill, is the district's main street. The city narrowed it from four lanes to two with bike lanes in 2008, and it's now lined with restaurants, coffee shops and bars. Magnolia Green hosts "Friday on the Green," and the district draws big crowds for ArtsGoggle and Open Streets on Magnolia.
Walk to dinner, bike to work
One of the few Fort Worth neighborhoods where daily errands, restaurants and a hospital job can all be a short walk or ride.
Busy streets
Expect competition for on-street parking near Magnolia and the hospitals, especially during events.
What You Can Buy Here
Housing ranges from historic homes on the district's edges, including the Jennings-Vickery Historic District (National Register, 2017), to newer apartments, townhomes and mixed-use buildings closer to Magnolia, Vickery and the hospitals. Small historic pockets like Chase Court off Hemphill Street are local historic districts with their own review rules.
New construction and exterior changes follow the Near Southside Development Standards & Guidelines, a form-based code adopted in 2007. Projects that clearly meet the code are approved by city staff; others go to the Urban Design Commission. That code is a big part of why the district has kept its street-front, walkable feel.
TEXRail Is Coming to the Medical District
Trinity Metro broke ground in October 2026 on a 2.1-mile, $270 million TEXRail extension from downtown's T&P Station to a new Near Southside station in the Medical District. When it opens, the Near Southside will have a direct train to DFW Airport. Opening dates reported so far range around 2029–2030, so treat that as an estimate.
Schools
Fort Worth ISD has been run by a state-appointed board of managers since March 2026, and it's consolidating schools through 2029. Zones below are from FWISD's 2026/27 school finder for sample addresses. Verify any specific address before you rely on it.
| Sample address | Elementary | Middle | High |
|---|---|---|---|
| 1300 S. Jennings Ave | Daggett | Daggett | Paschal |
| 1100 Pennsylvania Ave | Lily B. Clayton | Daggett | Paschal |
Before You Buy on the Near Southside
- Check the zoning for the exact parcel. Mixed-use and form-based parcels allow short-term rentals with city registration and the 9% hotel tax; residential-zoned lots don't.
- Read the condo or HOA rules for parking, pets and rentals if you're buying a townhome or condo.
- Add a sewer-line scope and a foundation evaluation to the standard inspection. Many homes here are on pier-and-beam foundations with original plumbing.
- Check flood risk by address on FEMA's map (msc.fema.gov) and the city's own map of flood-risk areas outside FEMA zones.
- Expect a lead-based paint disclosure on any home built before 1978. It's a federal requirement.
Thinking about buying or selling in Fort Worth? I was born and raised here, and I help buyers and sellers across DFW from my office in the Mid-Cities. Call or text anytime, no pressure.
Brent Reiter, REALTOR®
Brent Sells DFW · 817-874-1602
Local Resources & Citations
- Near Southside, Inc. ↗
- Near Southside Development Standards & Guidelines (City of Fort Worth) ↗
- American Planning Association: West Magnolia Avenue ↗
- Trinity Metro TEXRail Medical District extension (Mass Transit) ↗
- Fort Worth ISD school finder (2026/27 zones) ↗
- City of Fort Worth short-term rental rules ↗
- FEMA Flood Map Service Center ↗
Frequently Asked Questions
Where is the Near Southside in Fort Worth?
Directly south of downtown, roughly from Lancaster Avenue and I-30 south to Allen Avenue, between Evans Avenue and Forest Park Boulevard. It includes West Magnolia Avenue and the Medical District.
Which hospitals are in Fort Worth's Medical District?
Baylor Scott & White All Saints, Cook Children's Medical Center, Texas Health Harris Methodist Fort Worth, JPS Health Network and Plaza Medical Center, along with the TCU Burnett School of Medicine and Moncrief Cancer Institute.
Will TEXRail come to the Near Southside?
Yes. Trinity Metro broke ground in October 2026 on a 2.1-mile extension from T&P Station to a new Medical District station. Reported opening estimates are around 2029–2030.
Are short-term rentals allowed on the Near Southside?
On some parcels. Fort Worth allows short-term rentals in mixed-use and form-based zoning with registration and hotel tax, but not in residential zones. Check the parcel's zoning and any condo or HOA rules.