Grandview is a small but fast-growing city in Johnson County known for it’s award-winning schools, family-friendly small-town feel, and peaceful countryside setting. Drawing in commuters, young families, and long-term homeowners who want country living with big appreciation potential.
Why Grandview? Small-Town Living with Big Appreciation
Tucked into southern Johnson County, Grandview feels more like classic rural Texas than a busy suburb, yet it still sits within an easy drive of Burleson, Fort Worth, and the rest of the Metroplex. Neighbors know each other by name, traffic is light, and you still see open pastureland and big skies on the way home from work instead of wall‑to‑wall subdivisions.
Grandview was built up around farming and ranching, and you can still see that heritage in its downtown, local businesses, and community traditions, even as new homes and small enterprises fill in around the city. Friday night football, hometown parades, and school events are full community gatherings, giving the area a tight‑knit, “we’re in this together” feel that many larger suburbs have lost.
Because Grandview sits right off I‑35W, residents can head north toward major job centers or south toward Waco and beyond without giving up the quieter pace they enjoy at home. That combination of quick highway access, more land for the money, and a respected local school district has made Grandview increasingly attractive to buyers who want to put down roots in a true country community rather than a master‑planned suburb.
What Makes Grandview Special:
- Highway‑Side Location: Sitting right on I‑35W and near Highway 81, Grandview gives residents a straight shot into Burleson, Fort Worth, and other DFW job hubs, while still feeling removed from big‑city congestion.
- Wide‑Open Spaces & Fresh Air: From surrounding pastureland and country roads to nearby lakes and hunting spots, Grandview leans into outdoor living, with room for hobby farms, workshops, and weekend projects.
- Room to Build and Grow: Buyers can find everything from older cottages in town to acreage tracts and new construction, making it a fit for first‑time buyers, move‑up families, and those dreaming of a little land.
- Respected Local Schools: Grandview ISD is a major source of community pride, with strong academics, competitive athletics, and a “know‑your‑teacher” feel that larger suburban districts often lack.
- Tight‑Knit Community Feel: Local festivals, Friday night games, and family‑run businesses give Grandview a genuine small‑town identity, one where people still wave on country roads, while Metroplex shopping and dining remain within an easy drive.
Grandview Housing Market Stats
How To Use These Charts
Use these charts to track; Days on Market, Closed Sales, Sales Price and Shows to Pending.
Just hover over the image to see specific data points for each month.
SALES PRICE
The median sales price represents what price Grandview homes actually sold for in any given month, not what sellers hoped to get. This is the single most important number for understanding real estate market conditions in Grandview, a quiet but growing town just north of Alvarado.
Why median matters more than average: Grandview’s evolving housing market ranges from starter homes under $200,000 to massive land parcels approaching 150 acres and topping $4,000,000. The median finds the exact middle point, half the homes sold for more, half sold for less. This eliminates distortion from short sales and overpaying.
For Sellers: rising median prices can signal strong buyer demand among Grandview’s very modest population (2,004 as of 2023, up from 1,879 in 2020).
For Buyers: tracking price trends reveals whether you’re getting appreciation potential or negotiating leverage. The gap between list prices and sales prices tells you everything about market power. When homes sell at or above list, sellers control negotiations. When sales prices fall below listings, buyers have leverage.
MEDIAN DAYS ON MARKET
Median Days On Market Shows: how many days a home in Grandview sits on the market before going under contract. The median approach takes the highest and lowest numbers and finds the exact middle, eliminating distortion from extreme outliers like quick cash sales or overpriced listings that sit for months.
Why It’s Important: This number reveals everything about supply and demand dynamics in Grandview. Low days on market (under 30 days) means strong buyer demand. Homes are moving fast and multiple offers are common. High days on market (over 60 days) signals buyer selectivity, more inventory relative to demand, and significant negotiating power.
For Sellers: Understanding current days on market helps set realistic expectations about timing and pricing strategy. If homes are selling in 20 days, the market rewards well-priced properties. If homes are sitting for 90 days, you need aggressive pricing and marketing to compete effectively.
For Buyers: This metric tells you whether you need to make quick decisions or have time for thorough due diligence. Seasonal patterns matter with Spring and Summer typically showing lower days on market as family buyers coordinate with school schedules.
MEDIAN SHOWS TO PENDING
Median Shows to Pending Reveals: how many showings a home in Grandview received before going under contract. This metric helps sellers understand what’s normal when their home gets showings and helps buyers gauge competition levels in Grandveiw market.
Why It’s Important: Low shows to pending (under 10) means buyers are making quick decisions. It signals a strong seller’s market where well-priced homes receive offers fast. High shows to pending (over 20) indicates buyer selectivity, with people touring many properties before committing. This data reveals which price ranges and cities have the most buyer interest.
For Sellers: If Grandview homes are averaging 8 showings before going pending, getting 15 showings without offers signals a pricing or presentation problem. This gives you realistic expectations and helps you adjust strategy before losing valuable market time.
For Buyers: High shows to pending means you have time to be selective without losing properties to faster-moving competition. Combine shows to pending with days on market to understand complete market dynamics. Low numbers on both metrics mean hot seller’s market, high numbers mean buyers have the advantage.
CLOSED SALES
Closed Sales Represent: the total number of residential homes that successfully sold in Grandview each month. Unlike active listings or pending contracts, these are actual completed sales where financing cleared, inspections passed, appraisals came in at value, and both parties made it through closing.
Why It’s Important: This is the heartbeat of the local market. High volume signals buyer confidence and healthy fundamentals, while declining volume reveals market friction. Rising prices with increasing volume signals a genuine seller’s market, while rising prices with declining volume suggests weakening momentum.
For Sellers: High closed sales volume indicates strong buyer activity and favorable selling conditions. You’re competing in a market with proven absorption rates, meaning well-priced homes are selling consistently.
For Buyers: High volume means more competition and faster-moving inventory. Declining volume creates opportunities for patient negotiation and gives you time to be selective without losing properties to faster-moving competition.
Bobby Franklin
Realtor®
Serving DFW | Ellis County
16 Northgate Dr. Ste 100
Waxahachie, TX 75165
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