If you are pricing an offer or a listing in Westlake this fall, one figure keeps coming up: a $578,000 September median for ZIP 76262. It describes a different market. Westlake has no monthly sales report of its own. The only 2026 figures that measure the town alone come from its appraisal roll, and that roll shows new construction carrying the year's growth while the average homestead's taxable value went down.
Those two facts change how a Westlake price should be built. You can't take a regional chart and shift it up by some premium. The price has to come from the enclave, the house and a long enough time window to hold more than a handful of sales.
The report Westlake never appears in
Every month, the North Texas Real Estate Information System publishes an MLS summary with a line for each city. The Texas Real Estate Research Center at Texas A&M prepares it from NTREIS listing data. The September 2026 NTREIS report, dated October 7, includes only "cities with 10 or more sales in any of the NTREIS property types." In a typical month Westlake doesn't reach that cutoff, so the town has no line in the report. The same notes say sales by home builders and non-NTREIS members are left out.
Southlake, next door, has enough volume to get a full line. In September 2026 it recorded:
- 36 single-family sales, up from 18 in September 2025
- A $1,725,000 median sale price, up from $1,200,000
- 49 days on market, down from 57
- 115 active listings and 3.5 months of inventory, compared with 128 and 4.0 a year earlier
- A 95.2% sold-to-list ratio, up from 91.7%
Even Southlake's numbers need a careful read. When monthly sales go from 18 to 36, the median can jump mostly because a different set of homes sold. Southlake's 36 sales are just over three and a half times the 10-sale cutoff that keeps Westlake out of the report. So if 36 sales is a thin sample, Westlake's few sales a month can't support a monthly median at all.
What 76262 actually measures
With no town line available, most coverage falls back on the ZIP code. Community Impact's September report for Keller, Roanoke and northeast Fort Worth, published October 15, 2026, puts 76262 alongside Keller's ZIP codes.
| ZIP 76262 | September 2025 | September 2026 |
|---|---|---|
| Homes sold | 55 | 40 |
| Median sale price | $699,900 | $578,000 |
| Average days on market | 78 | 68 |
| New listings | 85 | 55 |
| 6-month median sale price | $674,500 | $698,500 |
The bottom row matters most. The single-month median dropped more than $120,000, while the six-month median, measured in the same report, rose $24,000. The ZIP's market didn't swing $120,000 in a month. The swing came from the mix of homes that happened to close in September.
The bigger issue is whose homes those are. In the 2020 Census, ZIP Code Tabulation Area 76262 held 15,467 housing units and 42,592 people. The same count for the Town of Westlake was 519 housing units and 1,623 people. If every Westlake home sat inside 76262, the town would still make up only about 3.4% of the ZIP's housing. The Census Bureau also notes that ZCTAs are generalized representations of ZIP delivery areas, not town limits. Roanoke's own post office has a 76262 address. In a ZIP of more than 15,000 homes, the September median mostly follows sales in the larger communities that share the code, and a handful of Westlake closings barely move it.
The one Westlake-only figure published this year
The appraisal roll is the only 2026 dataset that covers Westlake and nothing else. The Town reports it in its FY2026-27 budget, dated August 10, 2026. The Town Council adopted the budget on September 15. Here is the Town's own summary:
"The appraised value of all real property in Westlake is $3.77B, which is an increase of $330M or 9.6%. The certified taxable value is $2.88B, which is an increase of $90M or 3.2%. The average taxable value of a homestead is $2.25M, which is a decrease of $239K or 9.6%. Due to the unchanged property tax rate, market conditions, and protests, the average homeowner would see a decrease of $442 to their annual bill."
Total value rose 9.6%. The average homestead's taxable value fell 9.6%. Both figures describe the same town in the same year, and the Town's 2026 tax rate calculation worksheet explains how. It lists $274,662,094 in current taxable value from new improvements, against total taxable value of $2,877,565,448.
By the Town's own figures, taxable value rose $90 million while new improvements added about $275 million. Without the new improvements, the taxable roll would have come in below last year's. Westlake's 2026 growth came from homes and buildings that didn't exist before. Existing homesteads went the other way, and the Town names "market conditions, and protests" among the reasons.
Taxable value is an appraisal measure, not a sale price, and protests and exemptions shape it. It still answers the right question, which is what happened to the value of homes already standing in Westlake. The ZIP median answers a question about a much larger area.
Where the top of the market gets set
Westlake's high end is set one property at a time, and the public record is mostly asking prices.
In September, Fort Worth Magazine reported the listing of 1112 Post Oak Place in Vaquero at $27.75 million and called it Tarrant County's most expensive listed estate. In June, The Real Deal reported a June 9 sale in Quail Hollow. The home was first listed at $10.9 million, and the final price was not disclosed.
Together, the two reports show how Westlake's public price record works. The asking prices that get reported are often the highest in the county. Closing prices often aren't published. A buyer reading the press would see the asking price at the top of the range and nothing about what homes closed for.
Building a Westlake number that holds up
None of the published figures will give you a usable comp. Here is how to build one:
- Start with the enclave. Vaquero, Glenwyck Farms, Entrada, Granada, Terra Bella and Quail Hollow differ in lot size, club structure and construction age. A sale in one enclave is weak evidence for a price in another.
- Use a longer time window. In the 76262 report, the six-month median moved the opposite way from the one-month figure. Westlake's volume is far lower, so look back at least that far, and often further, to get a set of sales big enough to compare.
- Separate new construction from resale. The appraisal roll shows the two categories moving in opposite directions in 2026. A comp set that mixes them can make an existing home look underpriced or a new build look like a bargain.
- Track reductions and withdrawals, not only original asking prices. The asking prices that get covered are the most visible part of Westlake's market. The final price of a home first listed at $10.9 million wasn't made public.
- Use Southlake for direction, not price. Southlake's sold-to-list ratio rose from 91.7% to 95.2%, and its months of inventory fell from 4.0 to 3.5 between September 2025 and September 2026. That shows which way the nearby luxury market is moving. It can't tell you what a Westlake estate is worth.
A few direct questions
When will October numbers be available? The NTREIS September summary came out October 7, and Community Impact's ZIP chart followed on October 15. If the schedule holds, October figures should appear in mid-November. Westlake will need 10 sales in a month to get its own line.
Does a lower average taxable homestead value mean Westlake homes are selling for less? Not on its own. Taxable value reflects appraisal, exemptions and protest outcomes, and the Town cites "market conditions, and protests" for the decline. It does mean that, by the official measure, existing Westlake homes did not share in the 9.6% increase in total value.
Is ZIP 76262 data useless for a Westlake decision? It's useful for reading the broader north Tarrant and south Denton County market: how fast homes sell, and whether new listings are coming in or drying up. Its median price comes from a mix of homes that Westlake barely contributes to.
Pricing a Westlake home starts with choosing which sales count as evidence. If you are weighing an offer in Vaquero or deciding when to list in Glenwyck Farms, Richard Noon can walk you through enclave-level comps quietly and in detail before any number goes on paper. Let's Connect.
