Ryan Place, Berkeley Place & Mistletoe Heights: Fort Worth's Historic South Side
By Brent Reiter, REALTOR® · Last updated November 4, 2026
These three neighborhoods sit side by side between the Medical District and TCU, all in zip code 76110 and all built mostly before World War II. They look similar from the street, but the rules aren't the same: one is a full historic district, one has a single historic boulevard, and one has no overlay at all. Here's how they compare.
At a Glance
- Median sale price, Ryan Place
- $730,000 (11 sales)
- Median sale price, Berkeley Place
- $625,000 (13 sales)
- Median sale price, Mistletoe Heights
- $638,000 (5 sales)
- Location
- Between the Medical District and TCU
- Zip code
- 76110
- Built
- Mostly 1910s–1930s
- Historic overlay
- Mistletoe Heights; Elizabeth Blvd in Ryan Place
- High school (FWISD)
- Paschal (verify by address)
- Short-term rentals
- Not allowed (residential zoning)
Prices: NTREIS closed single-family sales by MLS subdivision (Ryan Place Add; Berkeley; Mistletoe Heights), Nov. 4, 2025 – Nov. 3, 2026.
How the Three Compare
| Ryan Place | Berkeley Place | Mistletoe Heights | |
|---|---|---|---|
| Boundaries (association) | Jessamine to Berry, 8th Ave to the railroad/Lipscomb | Park Place to Ward Pkwy, west of 8th Ave | Rosedale to Park Place, Mistletoe Dr to the railroad |
| Started | Platted 1911 by John C. Ryan | 1910s–1920s | Streets laid out 1890, platted by 1910 |
| Homes | Bungalows to large Prairie, Mediterranean and Georgian estates | One- and two-story brick and stucco, many with garage apartments | Mostly masonry bungalows and larger homes; early rules banned frame houses |
| Historic overlay | Only Elizabeth Blvd (local + National Register, 1979) | None | Whole neighborhood (local district, 2002) |
| Homes sold (last 12 months) | 11 | 13 | 5 |
| Median sale price | $730,000 | $625,000 | $638,000 |
| Price range | $244,900 – $1,625,000 | $380,000 – $997,972 | $513,000 – $1,110,910 |
| Median price per sq ft | $277 | $337 | $271 |
| Median days on market | about 20 | 20 | 57 |
| Elementary (sample) | Daggett | Lily B. Clayton | Lily B. Clayton |
- About 8–12 minutes to downtown Fort Worth
- About 3–7 minutes to the Medical District
- About 4–10 minutes to TCU
- About 35–45 minutes to DFW Airport
Ryan Place
Developer John C. Ryan platted Ryan Place in 1911. By the mid-1920s it had Mediterranean stucco and stone homes and Georgian brick houses alongside smaller bungalows. Its showpiece is Elizabeth Boulevard, Fort Worth's first local historic district and on the National Register since 1979. The restored entrance gates at 8th and 6th avenues, Joan Kline Park and Daggett Park, and the Candlelight Christmas home tour (since 1983) are neighborhood traditions.
Only homes on Elizabeth Boulevard go through city historic review. The rest of Ryan Place has no overlay, so check which side of that line a house is on.
Berkeley Place
Berkeley Place is mostly one- and two-story brick and stucco homes, many with detached garages and garage apartments or guest quarters. It's close to Forest Park, the Fort Worth Zoo and TCU. There's no historic overlay, though a few individual properties are city landmarks, including the Rogers-O'Daniel House on Warner Road, tied to Governor W. Lee "Pappy" O'Daniel.
If you're counting on rent from a garage apartment, confirm what the zoning allows. Long-term rental rules differ from short-term rentals, which aren't allowed in residential zoning.
Mistletoe Heights
Mistletoe Heights sits on bluffs above the Clear Fork of the Trinity, about 2 miles southwest of downtown, with more than 500 households. Its early deed restrictions required masonry, so most homes are brick or stone, from cottages to large homes, nearly all with front porches. The city made it a local historic district in 2002, and the neighborhood association asks owners to bring exterior plans to its preservation committee too. Newby Park, Tillery Park, the Trinity Trails, the Botanic Garden and the Zoo are all close.
What a local historic district means for you: exterior work (windows, siding, roofing, porches, fences, additions, driveways), new construction and demolition need a Certificate of Appropriateness from the City of Fort Worth before you can pull a permit. City staff approve most requests; new construction and demolition go to the Historic & Cultural Landmarks Commission, which meets monthly. Interior work isn't reviewed. Owners who do a major rehab may also qualify for a city historic tax exemption, so ask before you start work.
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 |
|---|---|---|---|
| 1201 Elizabeth Blvd (Ryan Place) | Daggett | Daggett | Paschal |
| 2200 Warner Rd (Berkeley Place) | Lily B. Clayton | McLean 6th Grade / McLean | Paschal |
| 1400 Mistletoe Dr (Mistletoe Heights) | Lily B. Clayton | McLean 6th Grade / McLean | Paschal |
Before You Buy
- 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.
- Confirm school zoning by address with Fort Worth ISD's school finder. The district is closing and consolidating campuses through 2029.
- Get insurance quotes early. Roof age, wiring and plumbing on an older home can change the premium.
- Ask whether the house is inside a historic overlay (all of Mistletoe Heights, and Elizabeth Blvd in Ryan Place) before you plan exterior work.
No short-term rentals in residential zoning. Fort Worth doesn't allow Airbnb-style rentals in single-family or other residential districts. They're only allowed in mixed-use, form-based, commercial and industrial zones, with city registration and the 9% hotel tax.
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
- City of Fort Worth historic districts ↗
- Ryan Place Improvement Association ↗
- Berkeley Place Neighborhood Association (city database) ↗
- Mistletoe Heights Association: history ↗
- Elizabeth Boulevard Historic District (Texas Historical Commission) ↗
- Fort Worth ISD school finder (2026/27 zones) ↗
- City of Fort Worth short-term rental rules ↗
- FEMA Flood Map Service Center ↗
Frequently Asked Questions
How much do homes cost in Ryan Place, Berkeley Place and Mistletoe Heights?
Over the 12 months ending Nov. 3, 2026, median single-family sale prices were about $730,000 in Ryan Place (11 sales), $625,000 in Berkeley Place (13 sales) and $638,000 in Mistletoe Heights (5 sales), per NTREIS.
Is Ryan Place a historic district?
Only Elizabeth Boulevard. It's Fort Worth's first local historic district and has been on the National Register since 1979. The rest of Ryan Place has no city historic overlay.
Is Mistletoe Heights a historic district?
Yes. The City of Fort Worth designated Mistletoe Heights a local historic district in 2002, so exterior changes need a Certificate of Appropriateness. Confirm overlay status for lots near the edges.
What schools serve Ryan Place, Berkeley Place and Mistletoe Heights?
All three are in Fort Worth ISD and zoned to Paschal High School for 2026/27. Ryan Place samples go to Daggett Elementary and Middle; Berkeley Place and Mistletoe Heights go to Lily B. Clayton Elementary and McLean Middle. Verify by address.
What zip code is Ryan Place in?
76110, along with Berkeley Place and Mistletoe Heights.