How the figures were produced

Every number on this site comes from the sources below, each cited where it appears. If a figure could not be sourced, it is left out rather than estimated.

Facts are rechecked every 90 days. BAH rates and the benchmark interest rate used in the payment estimates are rechecked right away when they change, without waiting for that cycle.

Price bands

Source: Tarrant Appraisal District (TAD) 2026 certified residential roll, PropertyData-Residential download PropertyData(Delimited)_R.ZIP, listed under "2026 Data" at tad.org/resources/data-downloads. Checked 2026-10-03.

The cut is single-family residential accounts only: property class A, condos excluded, living area above 0. The band is the 25th to 75th percentile of the 2026 market value. The median and the count (n) are shown with the band. City code is the TAD city code named on each page (River Oaks 029, Lake Worth 016, Benbrook 003, the Ridgmar / Western Hills / Ridglea set 026, White Settlement 030, Westworth Village 032).

These are appraisal-district values, not sale prices. Texas does not publicly disclose sale prices. Every band is labeled "TAD 2026 appraisal-roll market values (not sale prices)." A band is not a list-price range or a closed-sale range.

Housing age

Median year built, and the 25th to 75th percentile of year built, come from the same TAD 2026 roll. It describes when a house was built, not its current condition or any renovation.

School districts

The district is the school taxing-jurisdiction code on each single-family account in the same roll. Shares are counts of accounts, not counts of students and not campus zones. The code does not name the school a child would attend. Confirm the attendance zone by address with the district. This site does not publish school ratings.

A 100% share means every single-family account in that cut carried the same district code. Lake Worth is the split: Lake Worth ISD on 1,746 of 1,784 accounts (97.9%) and Eagle Mountain-Saginaw ISD on 38 (2.1%).

Drive times

Two methods appear. They are not averaged together.

Google Maps. Driving directions at google.com/maps/dir, with "Depart at" set to Monday Oct 5, 2026, 7:00 AM CT. Checked 2026-10-03. The low number is typical. The high number is worst. The destination is the north end of Pumphrey Dr at Military Pkwy, the Main Gate approach. The gate ID-check wait is not included. Where the origin is a city center or a named point such as Ridgmar Mall, Western Hills Blvd, Ridglea Hills, or Westworth Village City Hall, the page says so.

OSRM. Pocket times marked OSRM come from the OSRM routing engine at router.project-osrm.org. The pair is free-flow time (no traffic) and an estimated worst. Checked 2026-10-03. A free-flow minute is not the Google Maps "typical" minute, so pages that use both keep them separate.

No page has a drive time to the East Gate. East Gate hours are an hours fact only: weekdays and drill weekends, 0600-0800 and 1500-1700, closed on holidays. Gate hours come from the official Navy page, NAS JRB Fort Worth Gate Hours (CNIC), checked 2026-10-04; the Main Gate address comes from NAS JRB Fort Worth Getting Here (CNIC), checked 2026-10-04. See the base guide.

ZIPs

Land-area shares use the U.S. Census Bureau 2020 ZCTA-to-place relationship file, tab20_zcta520_place20_natl.txt. Checked 2026-10-03. These are Census ZCTAs, not a USPS lookup. A share such as "76135 is 97.9% of Lake Worth city land" is a land share, not a count of mailboxes.

Which housing area a ZIP falls in is a different file: DoD BAH 2026 sorted_zipmha26.txt, checked 2026-10-03. Duty-station ZIP 76127, and the neighborhood ZIPs listed on the BAH page, map to TX356 "FORT WORTH, TX."

BAH

Monthly rates are from the DoD BAH 2026 official ASCII rate file, BAH-ASCII-2026.zip, May 13, 2026 rate revision (bahw26.dat / bahwo26.dat). The public page cited in the table notes is DoD's BAH page. Checked 2026-10-03.

Only E-4, E-5, E-6, E-7, O-1, O-3, and O-4 were verified, each with and without dependents. Neighborhood pages that compare an estimate with an allowance use only the three with-dependents gaps that were stated for that page: E-5, E-6, and O-3.

Full BAH applies to active-duty members and full-time reservists (AGR/TAR). Drilling reservists on orders of fewer than 30 days generally receive BAH-RC/T instead. BAH-RC/T figures were not pulled from an official source, so none are stated. Limits: the table is not a rent survey, and it is not a prediction.

Tax rates

Source: TAD "2025 Tax Rates per $100 Valuation for Tarrant County," 2025TaxRates.pdf. Opened 2026-10-03. The 2026 rate PDF was not posted yet, so 2025 adopted rates are the latest used here. No homestead or other exemption is applied.

Each neighborhood page that has a rate shows the pieces and the total. River Oaks is the highest total of the five, 2.480871 per $100, and includes Tarrant Regional Water District on 2,191 of 2,741 single-family accounts. (The River Oaks price-band count is 2,738 accounts.) Benbrook is the lowest total of the five, 2.047580 per $100. White Settlement and Westworth Village do not have a sourced total rate on this site, so none is shown.

Payment estimates

The same method is used on River Oaks, Lake Worth, Benbrook, and the Ridgmar / Western Hills / Ridglea page. White Settlement does not use it. The result is an estimate, not a loan quote.

• Price equals the TAD 2026 median single-family market value for that area.
• Down payment is 0%. The loan equals price times 1.0215. The 2.15% factor is the VA funding fee for first use with less than 5% down, from the VA funding-fee page, page updated 2026-09-22.
• Principal and interest uses 7.28% for 30 years (360 payments). That rate is the Freddie Mac Primary Mortgage Market Survey 30-year fixed for the week of 2026-10-01, a conventional benchmark, not a VA quote. Source: freddiemac.com/pmms; verified as the latest weekly rate (as of 2026-10-01) on 2026-10-04.
• Property tax equals price times the total tax rate, divided by 100, divided by 12.
• Homeowners insurance is assumed at $3,489 a year, which is $290.75 a month. That is the Texas Department of Insurance statewide average premium, texas-homeowners-insurance-market-overview, opened 2026-10-03. It is statewide, not county-specific, and it is not a quote.
• HOA, MUD, and PID are $0 where no MUD or PID code was on the TAD roll for that area.
• Closing costs, escrow cushions, and exemptions are excluded.

Whole-dollar lines stated for the four estimates are: River Oaks $2,093 (principal and interest $1,391, tax $411, insurance $291, loan $203,279); Lake Worth $2,079 ($1,419, $370, $291, loan $207,365); Benbrook $2,647 ($1,894, $462, $291, loan $276,826); Ridgmar / Western Hills / Ridglea $2,829 ($2,013, $525, $291, loan $294,192).

Each piece is rounded to the dollar separately, so the pieces can differ from the total by $1 (Lake Worth: unrounded total $2,079.14).

The estimate is priced at the median only. A home lower or higher in the band would carry a lower or higher payment.

Gates and visitor passes

Gate hours, the Main Gate and Visitor Control Center address, and visitor-pass hours and requirements come from the official NAS JRB Fort Worth pages on the Navy installation site: NAS JRB Fort Worth Gate Hours (CNIC), checked 2026-10-04; NAS JRB Fort Worth Getting Here (CNIC), checked 2026-10-04; NAS JRB Fort Worth Visitor Information (CNIC), checked 2026-10-04. A privately run housing site lists different gate hours; this site does not use them.