Moving to North Richland Hills: Best Neighborhoods (2026)

North Richland Hills at a Glance

Median sale price	$370,000 (169 sales in the 90 days ending Nov. 7, 2026)
Median sale price, past 12 months	$390,000 (715 sales)
Middle half of sales (12 mo.)	$305,000 to $525,000
Median days on market	25 over the past 90 days; 23.5 for October closings
Sale price vs. final asking price	98.8% (median)
Homes for sale on Nov. 7, 2026	184, 53% with a price cut
Typical home sold in the past year	3 bedrooms, about 1,980 sq ft, built around 1985
School districts	Mostly Birdville ISD; part of the north end is Keller ISD
ZIP codes	76180, 76182
Commuter rail	TEXRail stations at Smithfield and Iron Horse

Where Is North Richland Hills, Texas?

NRH sits in northeast Tarrant County, between Fort Worth and Dallas. Outside rush hour, it's about:

15 to 20 minutes to downtown Fort Worth
35 to 45 minutes to downtown Dallas
Under 30 minutes to DFW International Airport, by car or by TEXRail
Loop 820, Highway 121 and Highway 183 are the main routes in and out

You also aren't limited to what's inside the city limits. Keller, Colleyville, Grapevine, Southlake and Fort Worth are all close for dining and entertainment.

Central & Connected

A central location between Fort Worth and Dallas, with TEXRail running through the city and every major highway close by.

Two School Districts

Most of the city is in Birdville ISD, with the north end in Keller ISD. The district affects both the schools and the tax bill, so confirm zoning for the exact address.

Best Neighborhoods in North Richland Hills

The best neighborhood in NRH depends on your budget and how much house you want. These six cover the city from about $270,000 to nearly $800,000, and each one had at least 10 sales in the past year, so the numbers mean something.

Neighborhood	Best for	Median sale price	Sales (12 mo.)	Typical size
North Park Estates	Lowest entry price	$270,000	23	1,360 sq ft
Smithfield Acres	Entry-level near TEXRail	$267,500	10	1,180 sq ft
Foster Village	Best value, most sales in NRH	$355,000	38	1,855 sq ft
Holiday West	Value with steady demand	$350,000	33	1,825 sq ft
HomeTown	Walkable, front-porch living	$580,000	42	2,250 sq ft
Thornbridge	Larger homes on the north end	$780,000	26	3,345 sq ft

North Park Estates

One of the most affordable ways into NRH. Homes are smaller, about 1,361 sq ft at the median, and sold from about $182,500 to $318,000 in the past year. A good fit for first-time buyers and downsizers. Look closely at updates, because condition drives the price here more than the address does.

Smithfield Acres

Older homes in one of the city's oldest areas, close to the SmithfieldTEXRail station. The middle half sold between $260,000 and $296,000. Newer homes nearby sell for much more, so don't let the Smithfield name set your price expectations in either direction.

Foster Village

Foster Village had 38 sales last year, more than any single NRH subdivision except the combined HomeTown sections. The median was $353,750 for about 1,853 sq ft. If your budget is under $400,000 and you want space, start here.

Holiday West

One of the busiest subdivisions in the city, with a median of $350,000. Sales ranged from $180,000 to $455,000, which tells you how muchcondition and updates vary street to street. Compare a few homes before you decide what a fair price is.

HomeTown

HomeTown is one of the most distinctive neighborhoods in NRH. It's built around a traditional neighborhood design, with sidewalks, front porches, parks, lakes, and architecture you won't find in a typical subdivision.42 homes sold across its sections in the past year, and the middle half ran $517,000 to $650,000. The trade-off: some homes have smaller yards, neighbors are closer, and you'll want to read the HOA requirements.

Thornbridge

The north end of NRH is a different market. Thornbridge homes run about 3,340 sq ft at the median, and the middle half sold for $697,000 to $845,000. If you want a larger home without leaving NRH, this is where to look. Thornbridge in North Richland Hills is served by both Keller ISD and Birdville ISD, depending on the property's location within the neighborhood.

Every NRH Neighborhood With 9 or More Sales

These 20 neighborhoods each had nine or more single-family sales in the 12 months ending Nov. 7, 2026, sorted by median price. Names are MLS subdivision names, with phases and sections combined.

Neighborhood	ZIP	Sales (12 mo.)	Median price	Median size	Median year built	School district
Richland Hills West	76180	21	$248,000	1,275 sq ft	1955	Birdville ISD
Smithfield Acres	76182	10	$267,500	1,179 sq ft	1971	Birdville ISD
Richland Terrace	76180	10	$267,500	1,563 sq ft	1958	Birdville ISD
North Hills	76117	21	$268,000	1,520 sq ft	1958	Birdville ISD
North Park Estates	76182	23	$270,000	1,361 sq ft	1978	Birdville ISD
Glenann	76182	13	$315,000	1,596 sq ft	1975	Birdville ISD
College Hills	76180	13	$315,000	1,658 sq ft	1970	Birdville ISD
Fox Hollow	76182	14	$316,500	1,636 sq ft	1985	Birdville ISD
Briarwood Estates	76182	12	$342,500	1,817 sq ft	1979	Birdville ISD
Holiday North	76180	12	$349,000	1,820 sq ft	1974	Birdville ISD
Holiday West	76180	33	$350,000	1,824 sq ft	1984	Birdville ISD
Foster Village	76182	38	$353,750	1,853 sq ft	1987	Birdville ISD
Stonybrooke	76182	11	$356,500	1,642 sq ft	1978	Birdville ISD
Windcrest	76182	13	$390,000	2,170 sq ft	1986	Birdville ISD
Kingswood	76182	13	$395,000	1,957 sq ft	1984	Birdville ISD
Meadow Lakes	76180	9	$410,000	2,418 sq ft	1983	Birdville ISD
City Point	76180	9	$420,000	2,128 sq ft	2024	Birdville ISD
Ember Oaks	76182	12	$428,500	2,612 sq ft	1989	Birdville ISD
HomeTown	76180	42	$579,995	2,249 sq ft	2007	Birdville ISD
Thornbridge	76182	26	$780,100	3,343 sq ft	2001	Birdville ISD or Keller ISD

Also Worth a Look

Green Valley has established streets, mature trees and Green Valley Park nearby. The residential streets around Northfield Park and north Davis Boulevard offer a range of styles and prices. City Point, on the old North Hills Mall site, is adding newer housing. Drive these areas before you judge them from a single listing.

What Homes Cost in North Richland Hills

NRH single-family homes sold for a median of $390,000 over the 12 months ending Nov. 7, 2026, across 715 sales. The middle half sold for $305,000 to $525,000, and prices ranged from $118,000 to $2.35 million.

Price range	Share of NRH sales (12 mo.)
Under $300,000	23%
$300,000 to $399,999	30%
$400,000 to $499,999	18%
$500,000 to $599,999	11%
$600,000 and up	17%

Prices by the Decade the Home Was Built

This table shows why I say NRH isn't one city when it comes to price. Homes built since 2000 sell for about twice what homes from the 1950s and '60s do.

Built	Sales (12 mo.)	Share	Median price	Median size
Before 1960	83	12%	$270,000	1,530 sq ft
1960s	54	8%	$312,000	1,780 sq ft
1970s	127	18%	$319,000	1,630 sq ft
1980s	148	21%	$367,450	1,850 sq ft
1990s	92	13%	$441,000	2,210 sq ft
2000s	107	15%	$610,000	2,870 sq ft
2010s	59	8%	$592,000	2,710 sq ft
2020 and later	45	6%	$515,000	2,470 sq ft

Under $300,000: 166 homes sold under $300,000 in the past year, about one in four. About half of those (49%) were built before 1970.
New construction: 16 homes built in 2025 or 2026 sold in the past year, from $349,900 to $1.09 million, with a median of $677,000.
Lots: 98% of the homes sold sit on less than half an acre. Only 12 sat on half an acre or more.

Other costs to plan for:

Property taxes are a significant ongoing cost, and the rate depends on the school district. My Texas property tax guide explains how they work.
HOA dues vary. Neighborhoods like HomeTown have them, and many older streets don't.
Texas has no state income tax, which matters if you're coming from a high-income-tax state.

See current North Richland Hills homes for sale →

North Richland Hills Property Tax Rate

Your total tax rate in NRH depends mostly on which school district your address is in. These are the 2026 adopted rates per $100 of taxable value, from the Tarrant County Tax Assessor-Collector.

Taxing unit	Birdville ISD area	Keller ISD area
City of North Richland Hills	$0.555144	$0.555144
School district	$1.186540	$1.085200
Tarrant County	$0.186000	$0.186000
JPS Health Network (hospital district)	$0.159000	$0.159000
Tarrant County College	$0.120000	$0.120000
Total	about $2.21	about $2.11

That's roughly 2.21% of taxable value in the Birdville ISD part of the city and 2.11% in the Keller ISD part, before exemptions. On NRH's $390,000 median sale price, that works out to about $8,600 a year in Birdville ISD before exemptions. Homestead exemptions bring that down, and NRH gives homeowners the maximum 20% city homestead exemption allowed by state law. The city raised its rate for 2026, from $0.497841 to $0.555144. Some properties also pay small special district taxes.

For an estimate on a specific address, use the Tarrant County property tax estimator. My Texas property tax guide explains how exemptions and protests work.

North Richland Hills Property Tax Calculator

2026 rates. Pick the address, enter a price, and the estimate updates as you type.

Home value

School district and city

MUD, water district or PID rate per $100 (if any)

Homestead (primary residence) Owner 65+ or disabled

Taxing unit	Taxable value	Rate per $100	Tax
Birdville ISD	$260,000	1.186540	$3,085
City of North Richland Hills	$320,000	0.555144	$1,776
Tarrant County	$320,000	0.186000	$595
JPS Health Network	$320,000	0.159000	$509
Tarrant County College	$395,000	0.120000	$474

Estimated yearly tax

$6,439

Per month (escrow)

$537

Effective rate

1.61%

Without a homestead exemption, this home would owe about $8,827, so the exemption saves about $2,387 a year.

Estimate only. It includes the state school homestead exemption ($140,000, plus $60,000 for owners 65+ or disabled) and the city and county homestead exemptions published by the appraisal districts. Any local exemption not shown in the table's taxable values isn't included, so your bill may be a little lower. It doesn't include the over-65 school tax ceiling. Check your appraisal district record for your actual taxing units and exemptions.

The NRH Market Right Now

Sales held at about 60 a month through September before dropping off in October, homes are taking more than twice as long to sell as they did in July, and sellers are giving up more off their original price.

Month closed	Homes sold	Median days on market	Median sale vs. original asking
July 2026	61	10	98.6%
August 2026	63	23	98.5%
September 2026	62	26.5	97.6%
October 2026	42	23.5	96.6%

Over the past year, 28% of NRH homes sold within a week and 23% took 60 days or more. 56% sold below their final asking price. On Nov. 7, 184 homes were for sale, about 3.3 months of supply at the recent sales pace, and 53% had already cut their price. In the 90 days ending Nov. 7, 77 listings were canceled or expired without selling, while 169 sold.

For buyers: you have more room to negotiate than you did in July, especially on a home that has been sitting. In the last 90 days, 56% of sales included seller-paid costs, with a median of $6,600.
For sellers: the homes that sold in a week were priced right on day one. See what your home is worth, or read how pricing actually works.

Places That Make NRH Worth Exploring

People underestimate the park system here.

Cross Timbers Park. A large park with trails, natural areas, baseball fields and disc golf. It's nothing like a small neighborhood playground.
Green Valley Park. Walking areas, ponds and room to get outside.
The Cotton Belt Trail and John Barfield Trail. Worth knowing if you walk, run or bike.
NRH2O Family Water Park. A recognizable part of the city for years.
Restaurants. NRH has more variety than people expect. Depending on what you're after, I'd point you to Babe's Chicken Dinner House, Patriotic Pig Smokehouse, Mi Pueblo or Niki's Italian Bistro.

What's Changed in My Ten Years Here

City Point. The old North Hills Mall property, once a major shopping destination, has been turning into the City Point development, with a mix of housing, businesses and commercial space.
TEXRail. Commuter rail arrived, with stations at Smithfield and Iron Horse.
Ongoing investment in parks, trails, streets and redevelopment across the city.

Some of those changes are welcome. Others come with growing pains. More development means more activity and, in certain areas, more traffic.

What I'd Tell a Friend Before Moving to NRH

Don't assume every neighborhood is the same. Some areas have larger lots and older homes. Others have newer construction, smaller yards and structured amenities.
Drive your commute at the hours you'll actually travel. Rufe Snow Drive, Davis Boulevard, North Tarrant Parkway and the roads approaching Loop 820 get busy. A neighborhood that feels convenient on a Sunday afternoon can be a different experience on a weekday.
On an older home, don't get distracted by a beautiful kitchen and fresh paint. Ask about the age and condition of the roof, HVAC, plumbing, electrical system and foundation. In North Texas, foundation movement and drainage deserve a close look. My guide to foundation issues in Texas covers what to watch for.
Judge the quality of the renovation. There's a big difference between a home that was properly updated and one that was made to look good in photos. Flipped homes often sell for a big premium over their last sale, so make sure the work behind the price is real.
Verify the school assignment for the specific address. NRH has homes in more than one school district.

Schools

Most of North Richland Hills is in Birdville ISD. Part of the north end of the city is in Keller ISD. The district affects both the schools and the tax bill, and a North Richland Hills address doesn't tell you which one you're in. Confirm the district and campus for the exact address before you commit. Campus ratings are on txschools.gov, the state's accountability site.

Who North Richland Hills Fits

Buyers who commute in different directions across the Metroplex, or want a rail option
Buyers who want parks and trails close to home
Buyers who want a choice between older homes with character and newer construction, in one city
Buyers at a wide range of budgets, from under $300,000 to over $1 million

Bottom Line

After ten years here, I think North Richland Hills offers a balance that's getting harder to find: a location in the middle of DFW, established neighborhoods with character, and enough shopping, dining and recreation that you don't always have to leave town.

It isn't perfect. Traffic can be frustrating, some commercial corridors are showing their age, and older homes can come with expensive maintenance. I'd rather tell you that upfront than have you find out after closing.

My advice: don't just shop for a house in North Richland Hills. Shop for the right part of North Richland Hills. Call or text me at 817-874-1602 and I'll help you find it.

Brent Reiter
Brent Sells DFW
brentsellsdfw.com

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Frequently Asked Questions About Moving to North Richland Hills

Is North Richland Hills a good place to live?

For a lot of buyers, yes. I've lived here about ten years, so here's my honest take. What people like: a central location between Fort Worth and Dallas, TEXRail service to DFW Airport, parks and trails close to home, and a wide range of homes, from 1950s ranches under $300,000 to newer homes over $600,000. What to weigh: Rufe Snow Drive, Davis Boulevard and North Tarrant Parkway get busy at rush hour. Many homes are 40 or more years old, so the inspection matters, especially foundation and drainage. The city raised its tax rate for 2026. And NRH is split between two school districts, so the address decides both your schools and your tax bill. If you want a big lot or brand-new construction, you'll likely look farther out. 98% of the homes sold here in the past year sat on less than half an acre.

Where is North Richland Hills, Texas?

North Richland Hills is in northeast Tarrant County, about 10 miles northeast of downtown Fort Worth, about 30 miles west of downtown Dallas, and about 10 miles west of DFW International Airport. Loop 820, Highway 121 and Highway 183 run through or along the city, and TEXRail has two stations here.

What is the property tax rate in North Richland Hills?

For 2026, the combined rate is about $2.21 per $100 of taxable value in the Birdville ISD part of the city and about $2.11 in the Keller ISD part, before exemptions. The city's own share is $0.555144.

What county is North Richland Hills in?

Tarrant County, in the northeastern part of the county.

What school district serves North Richland Hills?

Most of the city is in Birdville ISD (94% of homes sold in the past year), and part of the north end is in Keller ISD (6%). Confirm the district and campus for the exact address.

How much do homes cost in North Richland Hills?

The median single-family sale price was $390,000 over the 12 months ending Nov. 7, 2026, across 715 sales. The middle half sold for $305,000 to $525,000. In the last 90 days, the median was $370,000 across 169 sales.

Can I buy a home in North Richland Hills for under $300,000?

Yes. About one in four NRH sales in the past year (166 of 715) closed under $300,000. About half of those homes (49%) were built before 1970.

How fast are homes selling in North Richland Hills?

The median home spent 25 days on the market in the 90 days ending Nov. 7, 2026. That's up from 10 days for July closings. Over the past year, 28% of homes sold within a week and 23% took 60 days or more.

Is there new construction in North Richland Hills?

Some. 16 homes built in 2025 or 2026 sold in the past year, from $349,900 to $1.09 million, with a median of $677,000.

Does North Richland Hills have commuter rail?

Yes. TEXRail has two stations in the city, Smithfield and Iron Horse, with service to downtown Fort Worth and DFW Airport.

What are the best neighborhoods in North Richland Hills?

It depends on your budget. Foster Village and Holiday West are the best value, with medians around $350,000. North Park Estates and Smithfield Acres are the most affordable, around $270,000. HomeTown offers a walkable, traditional neighborhood design at about $580,000, and Thornbridge on the north end has larger homes at about $780,000.

How far is North Richland Hills from Fort Worth and DFW Airport?

Outside rush hour, about 15 to 20 minutes to downtown Fort Worth and under 30 minutes to DFW International Airport.

Nearby Areas and Related Guides

Local Resources & Citations

Market figures are my analysis of North Texas Real Estate Information Systems (NTREIS) MLS data for single-family homes in the city of North Richland Hills, exported Nov. 7, 2026. Information is deemed reliable but not guaranteed.

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