Living in
WESTCLIFF

Written by Eric Duran — Founder and Realtor, The Fort Real Estate · Updated November 2, 2026

The short answer: Westcliff is the widest market in 76109. 34 homes closed in the twelve months to November 2026 at a $607,500 median and about $305 a square foot, going under contract in a median 59 days at 95.5% of list. Those closings ran from $140,000 to $1,625,000 — a spread no other neighborhood around TCU comes close to.

That spread is not noise. It is two markets sharing one name. On the Winfield, Brady, Carolyn and Boyd blocks you are looking at 1947 to 1949 cottages, roughly 1,000 to 1,400 square feet, trading in the $300s. A few streets east on Shelby Drive, original ranches are coming down and being replaced — three new builds closed in the past year at $1,250,000, $1,550,000 and $1,625,000. Both ends are Westcliff. Both ends feed Westcliff Elementary. A neighborhood median tells you less here than almost anywhere else in Fort Worth, which is why I would rather pull your block than quote you the neighborhood.

Westcliff is also where sellers get stuck. Against those 34 closings, 35 listings were cancelled and 17 expired over the same twelve months — 52 homes that went on the market and came back off without selling. That is a sell-through rate near 40%, the weakest of any 76109 neighborhood we track and less than half of Tanglewood’s. The 59-day median to contract is the symptom. The cause is almost always a price set off the wrong comp, which in a neighborhood this wide is easy to do.

The flip side is that buyers actually have something to choose from. At this pull there were 30 active listings with a median asking price of $442,450, plus five already under contract. Tanglewood had two actives. If you are buying in 76109 and you want options and negotiating room rather than a bidding war, this is the neighborhood that still offers both.

If you are buying here to rent to students, check the overlay first. Westcliff sits inside the TCU Residential Overlay District, where the occupancy cap is three unrelated persons regardless of how many bedrooms the house has. On the cottage blocks that cap is academic. On a four or five bedroom closer to campus it decides the return.

Westcliff sits directly south of TCU, a four-minute drive or a 27-minute walk from the main campus at 1.2 miles. The housing stock is mostly post-war: among homes sold in the past year the median was built in 1948 and measured 2,153 square feet. The median-priced sale of the year was a 1948 three-bedroom on Somerset Drive, 2,150 square feet, which closed at $590,000 after seven days under contract.

Westcliff Elementary is the zoned campus, and the Texas Education Agency rated it a B, 82 out of 100, in its 2026 accountability ratings — 493 students, 95.0% attendance, 16.2 students per teacher. It is the lowest-rated of the three 76109 elementaries on this site, and it is worth knowing that before you assume a 76109 address buys you Overton Park or Tanglewood. It does not. Attendance zones are drawn address by address, Fort Worth ISD is in the middle of a boundary revision running through 2029, and a transfer application is never a guarantee. I run that check for every client before they write an offer.

North of South Drive the same streets are Foster Park, a tighter and faster market on the Overton Park Elementary side of the line. Overton Park sits west, at roughly two-thirds again the price. Tanglewood is further out and moves in days rather than weeks.

Moving to Fort Worth for TCU? Living Near TCU puts Westcliff side by side with the other neighborhoods around campus — drive times, walk times, and the occupancy rules that apply closer to the university.