River Oaks for Main Gate moves
From River Oaks city center to the NAS JRB Fort Worth Main Gate is typically 4 to 7 minutes, 2.3 miles, via River Oaks Blvd and Westworth Blvd. That is the closest city-center drive of the five places on this site. The houses are the other half of the same fact: median year built 1946, the oldest stock of the five. The offset is the tax rate. At 2.480871 per $100, River Oaks is the highest of the five.
Quick facts
- Price band
- $160,000 to $244,000. TAD 2026 appraisal-roll market values (not sale prices). Median $199,000. n = 2,738. City code 029. Checked 2026-10-03.
- School district
- Castleberry ISD on 2,738 of 2,738 single-family accounts (100%). No split found inside city limits. District, not campus.
- Drive to Main Gate
- Typically 4 to 7 minutes, 2.3 miles, via River Oaks Blvd and Westworth Blvd. Origin: River Oaks city center. Typical is the low number. Worst is the high number. Gate ID-check wait is not included.
- Year built
- Median 1946. Middle half of accounts: 1943 to 1951. Count: 2,738.
- BAH ZIP
- 76114, housing area TX356. 76114 is 100% of city land in the Census ZCTA file.
Sources for the box: Tarrant Appraisal District 2026 certified roll, checked 2026-10-03; Google Maps, depart Monday Oct 5, 2026, 7:00 AM CT, checked 2026-10-03; Census 2020 ZCTA-to-place file, checked 2026-10-03; DoD BAH 2026 sorted_zipmha26.txt, checked 2026-10-03.
The commute, in detail
The route runs down River Oaks Blvd and Westworth Blvd to the north end of Pumphrey Dr at Military Pkwy, the Main Gate approach (1303 Pumphrey Dr, Fort Worth, TX 76114). On a Monday 7:00 AM departure, four minutes is typical and seven is the worst. Neither includes the ID check.
The East Gate is open weekdays and drill weekends, 0600-0800 and 1500-1700, and closed on holidays. It is a commute-hours option only; no drive time to it is shown here.
Drive time: Google Maps, checked 2026-10-03. Gate hours: NAS JRB Fort Worth Gate Hours (CNIC), checked 2026-10-04. Address: NAS JRB Fort Worth Getting Here (CNIC), checked 2026-10-04.
Where the houses are
The city is River Oaks, in Tarrant County. ZIP 76114 covers 100% of city land in the Census 2020 ZCTA-to-place file (a land-area share, not a USPS lookup).
Subdivisions on the appraisal roll include River Oaks Addition, Rockwood Terrace Addition, Castleberry Gardens Addition, River Oaks Gardens Addition, Clyde W. Mays Addition, and River Oaks Park Addition. The median year built is 1946, with the middle half of the 2,738 accounts between 1943 and 1951: the oldest stock of the five.
ZIP share: Census 2020 ZCTA-to-place file, checked 2026-10-03. Subdivisions, count, and year built: TAD 2026 roll, checked 2026-10-03.
The appraisal band
City code 029, single-family accounts only. The 25th to 75th percentile of 2026 market value is $160,000 to $244,000, with a median of $199,000 across 2,738 accounts. These are TAD 2026 appraisal-roll market values (not sale prices), checked 2026-10-03. The payment estimate below is priced at the median only.
Schools
Castleberry ISD is the school taxing jurisdiction on all 2,738 of 2,738 single-family accounts, with no split inside the city limits. That identifies the district, not the campus; confirm the attendance zone by address with the district.
Source: school jurisdiction codes on the TAD 2026 single-family roll, checked 2026-10-03.
Why the rate is the offset
The total tax rate is 2.480871 per $100. That is the highest of the five. Pieces, from the 2025 TAD county rate table (the 2026 PDF was not posted when the file was opened on 2026-10-03):
- City of River Oaks 0.743991
- Tarrant County 0.186200
- Castleberry ISD 1.246900
- Tarrant County College 0.112280
- Tarrant County Hospital 0.165000
- Tarrant Regional Water District 0.026500
TRWD is included in the total; on the TAD roll it applies to 2,191 of 2,741 River Oaks single-family accounts, so some homes carry a slightly lower rate. No homestead or other exemption is applied.
Source: TAD 2025 tax rates per $100, opened 2026-10-03.
Allowance versus the payment estimate
Full BAH as shown applies to active-duty members and full-time reservists (AGR/TAR). Drilling reservists on orders of fewer than 30 days generally receive the lower BAH-RC/T rate instead. This site does not show BAH-RC/T figures because none have been pulled from an official source. The full seven-grade table is on the 2026 BAH page.
This is an estimate, not a loan quote, priced at the TAD 2026 median market value of $199,000 (not a sale price).
- 0% down VA loan. Loan = $199,000 × 1.0215 = $203,279 (2.15% VA funding fee, first use, under 5% down).
- Principal and interest at 7.28% for 30 years (360 payments). That is $1,391 a month. The rate is the Freddie Mac PMMS 30-year fixed for the week of 2026-10-01, a conventional benchmark, not a VA quote.
- Property tax = $199,000 × 2.480871 / 100 / 12 = $411.
- Insurance assumed at $3,489 a year, $290.75 a month (shown as $291). Statewide Texas average, not a county figure, and not a quote.
- HOA/MUD $0. No MUD or PID code on the TAD roll for this area.
- Excluded: closing costs, escrow cushions, and exemptions.
Total: principal and interest $1,391 + tax $411 + insurance $291 + HOA/MUD $0 = $2,093 a month.
| Grade | Full BAH with dependents | Versus the $2,093 estimate |
|---|---|---|
| E-5 | $2,118 | $25 above the estimate |
| E-6 | $2,424 | $331 above the estimate |
| O-3 | $2,460 | $367 above the estimate |
BAH: DoD BAH 2026, checked 2026-10-03. Funding fee: VA funding fee and closing costs, page updated 2026-09-22. Rate benchmark: Freddie Mac PMMS, week of 2026-10-01, checked 2026-10-04. Insurance: Texas Department of Insurance statewide average, opened 2026-10-03. Tax and price: TAD, dates above.
Who these facts suit
River Oaks fits someone who counts minutes to a gate staffed 24/7 and accepts 1940s houses and the highest tax rate of the five in exchange. At the median, the estimate sits $25 under E-5 with-dependents full BAH, $331 under E-6, and $367 under O-3.
It fits less well if the priority is a lower rate or newer houses. Benbrook's total rate is 2.047580 per $100, the lowest of the five, and its median year built is 1979. Lake Worth's total rate is 2.184717 per $100.
Comparison figures: TAD 2026 roll, checked 2026-10-03, and TAD 2025 tax rates, opened 2026-10-03. Main Gate 24/7: NAS JRB Fort Worth Gate Hours (CNIC), checked 2026-10-04.
Nearby pages
- Lake Worth is the long-drive comparison at a similar appraisal level, with a district split River Oaks does not have.
- Benbrook is where the same three allowances sit under the median estimate.
- Ridgmar, Western Hills, and Ridglea keeps a short drive and widens the band.
- White Settlement is the drill-weekend page.
Sources and dates
- TAD 2026 certified residential roll, PropertyData-Residential, listed at data downloads. Checked 2026-10-03. Band, median, n, year built, subdivisions, district counts, city code 029.
- TAD 2025 tax rates, opened 2026-10-03.
- Google Maps drive time, depart Monday Oct 5, 2026, 7:00 AM CT, checked 2026-10-03.
- Census ZCTA-to-place file, checked 2026-10-03.
- DoD BAH 2026, checked 2026-10-03.
- VA funding fee, page updated 2026-09-22.
- Freddie Mac PMMS, week of 2026-10-01, checked 2026-10-04.
- Texas Department of Insurance, opened 2026-10-03.
- Gate hours: NAS JRB Fort Worth Gate Hours (CNIC), checked 2026-10-04. Main Gate address: NAS JRB Fort Worth Getting Here (CNIC), checked 2026-10-04.