Moving to Richland Hills, TX: Neighborhoods, Homes & Schools
By Brent Reiter, REALTOR® · Last updated November 7, 2026
First, this is Richland Hills, a small city of its own, not the much larger North Richland Hills just to its north. I grew up around Fort Worth and have spent years in the Mid-Cities, and I've always thought Richland Hills gets less attention than it deserves. It isn't new, expensive or flashy. It's a 1950s neighborhood city with big lots, mature trees, and homes that don't all look alike. This guide uses MLS sales through Nov. 7, 2026 to show what homes cost here and why two similar-sized houses can sell for very different prices.
Richland Hills is a small city in central Tarrant County, Texas, bordered by North Richland Hills, Hurst, Haltom City and Fort Worth. It's about 8 miles northeast of downtown Fort Worth, about 30 miles west of downtown Dallas, and about 15 miles west of DFW International Airport.
Richland Hills at a Glance
| Median sale price | $310,000 (75 sales in the 12 months ending Nov. 7, 2026) |
| Middle half of sales | $243,000 to $359,000 |
| Last 90 days | 11 sales at a median of $285,000 |
| Homes for sale on Nov. 7, 2026 | 16, 63% with a price cut |
| Typical home sold in the past year | 3 bedrooms, one story, about 1,730 sq ft, built around 1954, on about 0.29 acre |
| School district | Birdville ISD |
| ZIP code | 76118 |
| To DFW Airport | About 20 minutes outside rush hour |
Where Is Richland Hills, Texas?
Richland Hills sits in central Tarrant County, bordered by North Richland Hills, Hurst, Haltom City and Fort Worth, near Loop 820 and Highway 121/183. Outside rush hour, it's about:
- 10 to 15 minutes to downtown Fort Worth
- 20 minutes to DFW International Airport
- 30 to 35 minutes to downtown Dallas
The city is small, so you never drive far to reach shopping, dining or entertainment in the cities around it.
Big Lots & Mature Trees
The typical home sold sat on about 0.29 acre, and six in ten sat on a quarter acre or more — more land than most neighboring cities offer at this price.
Character & Variety
Three out of four homes sold in the past year were built in the 1950s. You'll see older ranch-style homes that differ from one another, not the same floor plan over and over.
What Makes Richland Hills Different
The lots. Richland Hills was built when homes went on more generous lots. The typical home sold sat on about 0.29 acre, and six in ten sat on a quarter acre or more.For comparison, the typical Bedford lot is 0.20 acre.
The character. Three out of four homes sold in the past year were built in the 1950s. You'll see older ranch-style homes, mature landscaping, and streets where the houses differ from one another. Some have been updated top to bottom. Others still have much of their original character, which is an opportunity for a buyer who wants to renovate or wants something other than new construction.
The location. You're close to Fort Worth, North Richland Hills, Hurst and Haltom City, with major roads connecting you to the rest of the Metroplex.
Richland Hills Neighborhoods
Most of Richland Hills is two subdivisions, so the choice comes down to how much house and lot you want.
| Neighborhood | Median sale price | Sales (12 mo.) | Typical size |
|---|---|---|---|
| Richland Park | $235,000 | 21 | 1,260 sq ft |
| Richland Hills Addition | $317,500 | 41 | 1,770 sq ft |
Richland Park
The most affordable part of the city, with smaller homes at a median of $235,000. The middle half sold for about $205,000 to $310,000, so condition and updates make the difference.
Richland Hills Addition
More than half of all Richland Hills sales, at a median of $317,500 for about 1,770 sq ft. The middle half sold between $270,000 and $360,000.
What Surprises People
- The Link Event and Recreation Center. A modern facility with fitness, recreation and community activities. It isn't what people expect from a small, older Mid-Cities suburb.
- It has its own history. Richland Hills is not an extension of North Richland Hills, despite the name.
- How different two homes can be. Two houses with similar square footage can have very different lots, layouts, renovation quality and appeal. Look past the listing photos and spend time in the neighborhoods.
What Homes Cost in Richland Hills
Richland Hills single-family homes sold for a median of $310,000 over the 12 months ending Nov. 7, 2026, across 75 sales. Prices ranged from $100,000 for a home needing full renovation to $925,000 for a large home on more than an acre.
| Price range | Share of Richland Hills sales (12 mo.) |
|---|---|
| Under $300,000 | 49% |
| $300,000 to $399,999 | 36% |
| $400,000 and up | 15% |
About half of all sales (37 of 75) closed under $300,000, whichmakes Richland Hills one of the more affordable ways into Birdville ISD.
Prices by Lot Size
| Lot size | Sales (12 mo.) | Share | Median price | Median home size |
|---|---|---|---|---|
| Under 0.25 acre | 31 | 38% | $273,500 | 1,430 sq ft |
| 0.25 to 0.39 acre | 36 | 44% | $330,000 | 1,840 sq ft |
| 0.40 acre and up | 14 | 17% | $344,500 | 2,060 sq ft |
Newer homes exist, in small numbers. 3 homes built in 2025 or 2026 sold in the past year, for $325,000 to $410,000. Look for newer homes on compact lots on Hampton Drive and Blue Jay Way.
With only 75 sales in a year, a single month has too few closings to read a trend from, so I report 12-month figures here. In the most recent 90 days, 11 homes sold at a median of $285,000. On Nov. 7, 2026, 16 homes were for sale, about 4.4 months of supply, and 15 listings had been canceled or expired in the past 90 days.
Other costs to plan for:
- Property taxes are a significant ongoing cost, so budget for them monthly. My Texas property tax guide explains how they work.
- HOA dues are uncommon on the older streets. Ask about them on newer homes.
- Texas has no state income tax, which matters if you're coming from a high-income-tax state.
See current Richland Hills homes for sale →
Richland Hills Property Tax Rate
These are the 2026 adopted rates per $100 of taxable value, from the Tarrant County Tax Assessor-Collector.
| City of Richland Hills | $0.569027 |
| Birdville ISD | $1.186540 |
| Tarrant County | $0.186000 |
| JPS Health Network (hospital district) | $0.159000 |
| Tarrant County College | $0.120000 |
| Total | about $2.22 |
That's roughly 2.22% of taxable value before exemptions. On the $310,000 median, that works out to about $6,900 a year before exemptions. Homestead exemptions bring that down. The city raised its rate for 2026, from $0.504796 to $0.569027.
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.
Richland Hills Property Tax Calculator
2026 rates. Pick the address, enter a price, and the estimate updates as you type.
| Taxing unit | Taxable value | Rate per $100 | Tax |
|---|---|---|---|
| Birdville ISD | $260,000 | 1.186540 | $3,085 |
| City of Richland Hills | $400,000 | 0.569027 | $2,276 |
| Tarrant County | $320,000 | 0.186000 | $595 |
| JPS Health Network | $320,000 | 0.159000 | $509 |
| Tarrant County College | $395,000 | 0.120000 | $474 |
Without a homestead exemption, this home would owe about $8,882, so the exemption saves about $1,943 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.
How Homes Are Selling
Richland Hills is not a fast market. Over the past year, only 11% of homes sold within a week, 23% took 60 days or more, and 61% sold below their final asking price. 63% of the homes for sale now have cut their price.
- For buyers: you usually have time to inspect carefully and room to negotiate.
- For sellers: condition and pricing decide whether you're in the group that sells in a few weeks or the group that sits for months. See what your home is worth, or read how pricing actually works.
What Buyers Should Know
In an established neighborhood, pay attention to the condition of the home, not only the cosmetic updates. A beautiful kitchen is great. I also want to know about the foundation, plumbing, electrical system, roof, HVAC, and the quality of the renovation work. With a 1950s home, those details decide what you're actually getting for your money.
Don't assume every home here should sell for the same price per square foot. Lot size, condition, updates and location all move the number a lot in Richland Hills.
Condition is worth real money here. Renovated homes often resell for far more than they last sold for, so find out what the work actually covered.
My guide to foundation issues in Texas covers what to watch for in an older home.
Schools
Richland Hills is served by Birdville ISD, the same district that covers North Richland Hills, Haltom City and part of Watauga. A Richland Hills address doesn't guarantee a specific campus, and attendance boundaries change, so confirm the campus for the exact address before you commit. Campus ratings are on txschools.gov, the state's accountability site.
Who Richland Hills Fits
- Buyers who want an established neighborhood with character and a larger lot
- Buyers who want Birdville ISD at a lower price than most neighboring cities
- Buyers open to an older home, including one they can update over time
- Buyers who want quick access to Fort Worth and the Mid-Cities
It's a different experience from a new master-planned community in North Fort Worth, and that's fine.
Bottom Line
Richland Hills is an underrated option for someone who appreciates established neighborhoods and doesn't need every amenity to be brand-new. It's a small city with a practical location, mature trees, big lots, and homes with more personality than people expect. Homes here vary a lot in condition, so the differences between individual houses matter more than the city-wide median.
Buying or selling in Richland Hills? I can show you how one home compares with the next. Call or text me at 817-874-1602.
Brent Reiter
Brent Sells DFW
brentsellsdfw.com
Frequently Asked Questions About Moving to Richland Hills
Is Richland Hills the same as North Richland Hills?
No. Richland Hills is a separate, much smaller city just south of North Richland Hills, with its own city government and history.
Is Richland Hills a good place to live?
For buyers who want a bigger lot and some character, yes. What people like: the typical home sits on about 0.29 acre, more land than most nearby cities offer at this price, plus Birdville ISD at a lower price than most neighbors, homes that don't all share one floor plan, and quick access to Fort Worth. What to weigh: three out of four homes sold were built before 1960, so condition matters more than cosmetics. It's a small market, about 75 sales a year, so choices at any one time are limited. And the city raised its tax rate for 2026.
Where is Richland Hills, Texas?
Richland Hills is in central Tarrant County, just south of North Richland Hills, near Loop 820 and Highway 121/183. It's about 8 miles northeast of downtown Fort Worth, about 30 miles west of downtown Dallas, and about 15 miles west of DFW International Airport.
What is the property tax rate in Richland Hills?
For 2026, the combined rate is about $2.22 per $100 of taxable value before exemptions. The city's own share is $0.569027, and Birdville ISD's is $1.18654.
What county is Richland Hills in?
Tarrant County.
What school district serves Richland Hills?
Birdville ISD. Confirm the campus for the exact address.
How much do homes cost in Richland Hills?
The median single-family sale price was $310,000 over the 12 months ending Nov. 7, 2026, across 75 sales. The middle half sold for $243,000 to $359,000.
Can I buy a home in Richland Hills for under $300,000?
Yes. About half of the homes sold in the past year (37 of 75) closed under $300,000. Most are 1950s homes, and condition varies, so inspect carefully.
How fast are homes selling in Richland Hills?
It's not a fast market. Over the past year, 11% of homes sold within a week, 23% took 60 days or more, and 61% sold below their final asking price.
How big are the lots in Richland Hills?
The typical home sold sat on about 0.29 acre, and about six in ten sat on a quarter acre or more.
Is there new construction in Richland Hills?
A little. 3 homes built in 2025 or 2026 sold in the past year, for $325,000 to $410,000. Three out of four homes sold were built before 1960.
What are the best neighborhoods in Richland Hills?
Most homes are in two subdivisions. Richland Park is the most affordable, around $235,000, and Richland Hills Addition is the largest, around $320,000 for more space. Richland Hills South has larger homes, but few sales.
Nearby Areas and Related Guides
Local Resources & Citations
- City of Richland Hills ↗
- Birdville ISD ↗
- Tarrant County ↗
- Texas Education Agency school ratings ↗
- Texas Real Estate Commission (TREC) ↗
Market figures are my analysis of North Texas Real Estate Information Systems (NTREIS) MLS data for single-family homes inthe city of Richland Hills, exported Nov. 7, 2026. Lot-size figures cover sales through Oct. 11, 2026. Information is deemed reliable but not guaranteed.