Hello Fort Worth Insiders!
Okay, this week was a lot. Three billion-dollar headlines landed in five days, a tax deadline most homeowners haven't thought about is hitting Friday, and the DFW market just gave us the clearest signal yet that the rules have shifted. If you've been waiting for permission to make a move, read this issue carefully. There's something in here for buyers, sellers, owners, and anyone watching where this city is headed.
Here's everything you need to know.
Let's go,
Kirstine
$10B Black Mountain Data Center Vote Delayed Again - June 23 Now the Date to Watch
Summary: Fort Worth City Council postponed the May 12 vote on the 187-acre Black Mountain site plan less than three hours before the meeting, pushing the decision to June 23. The Fort Worth-based energy consortium's project would rezone roughly 431 acres near Forest Hill and Everman, with four buildings totaling 2.2 million sq ft and a dedicated Oncor substation. CEO Rhett Bennett says it would generate about $30M/year in tax revenue.
Why it matters: Data centers are reshaping land values, electricity costs, and zoning fights across the metro. For sellers in southeast Fort Worth and adjacent ZIPs, this delay extends uncertainty; for investors, it signals where future commercial/industrial appreciation is being negotiated in real time.
$142M I-35W Downtown Rebuild Coming - Sylvania Bridge Raised 5 Feet, 18 Months of Demolition
Summary: TxDOT's three-year, $142M I-35W construction project will replace the 63-year-old Sylvania Avenue bridge over SH-121 - raising it nearly five feet to fix repeated truck strikes - and reconstruct frontage roads east of I-35W. The bridge work alone takes about 18 months. Regional Transportation Council kicked in $45M; TxDOT covers ~$97M. More than 165,000 vehicles use this stretch of I-35W daily.
Why it matters: Construction directly affects commute times, school routes, and home values within the corridor. Buyers and sellers along I-35W from downtown north to Alliance need to factor in 3+ years of detours when negotiating price and timing.
Source: Construction Owners / Hoodline
Celestica Officially Lands $876M AllianceTexas Campus - 1,700 Jobs, 10-Year Tax Abatement Approved
Summary: Confirmed on May 13: Toronto-based Celestica will build out more than 1 million sq ft of advanced electronics manufacturing space across two AllianceTexas sites, with a minimum $876M capital investment by 2029 and approximately 1,700 full-time jobs in manufacturing, engineering, supply chain, and QA. In exchange, Fort Worth approved an 80% abatement on incremental real and business personal property taxes for 10 years (incentive value ~$41.7M). The city is calling it a 'mega project' that will surpass the new Bell Textron facility next door.
Why it matters: Jobs at this scale drive housing demand in north Fort Worth, Haslet, Keller, Roanoke, Justin and Northlake. The tax abatement angle is also a hot newsletter topic - homeowners are watching big corporate tax breaks while paying their own bills.
DFW Market Hits a Turning Point: Sale-to-List Drops to 94.6%, Inventory Up 3.6%
Summary: March NTREIS-tied DFW data shows 8,229 closed sales (+4.8% YoY), median price $385,000 (-2.5% YoY), 4.0 months of inventory, 71 days on market, and a sale-to-list ratio that fell from 96.0% to 94.6% - the clearest sign yet the market has rebalanced toward buyers.
Why it matters: Buyers now have meaningful negotiating leverage for the first time since 2020. Sellers need sharper pricing, better prep, and realistic expectations on concessions. This is the headline number that should anchor every consult this month.
Texas $140K Homestead Exemption Now Live - Average Savings Around $1,763/Year
Summary: Texas voters approved raising the school-district homestead exemption to $140,000 in Nov 2025, retroactive to tax year 2025; Prop 11 stacks an additional $60,000 for homeowners 65+ or disabled, for a combined $200,000 exemption.
Why it matters: This is the single biggest property tax relief in a generation for Texas homeowners. New homeowners who haven't filed Form 50-114 are leaving real money on the table - and it's a perfect lead magnet/CTA for the newsletter.
$1.7B Westside Village Breaks Ground - 1,785 Apartments, 880K SF Office, 175-Key Hotel
Summary: Larkspur Capital and Keystone Group officially broke ground on the 37-acre Westside Village mixed-use project on the edge of the Cultural District. Phase one delivers a 308-unit luxury residential building and 100K SF Class AA office; full buildout runs through 2035.
Why it matters: This is the most transformative project on the west side in a decade and a direct catalyst for appreciation in Cultural District-adjacent neighborhoods. Buyers should be watching pricing in Crestwood, Linwood, and Arlington Heights before the lease-up.
Source: Fort Worth Inc.
Hillwood Announces 800,000 SF of Logistics Construction at AllianceTexas
Summary: Hillwood will deliver two logistics buildings totaling nearly 800,000 square feet by year-end 2026 at Alliance, aimed at immediate market demand for warehouse, distribution, and light manufacturing tenants.
Why it matters: Industrial construction at Alliance directly feeds jobs in Haslet, north Fort Worth, Justin and Northlake - and pulls demand into the I-35W and 287 housing corridors. For investors, it confirms the Alliance industrial flywheel is still spinning.
Source: Community Impact
H-E-B Setting Up Shop Near Aledo - 128,000 SF Store Opens December 2026
Summary: Plans are moving forward for an approximately 128,000-square-foot H-E-B grocery store on far west Fort Worth's edge near Aledo, with a targeted December 2026 opening.
Why it matters: An H-E-B announcement is one of the most reliable home-value catalysts in Texas. Aledo, Annetta, Willow Park, and west Fort Worth ZIPs typically see a measurable lift before the store even opens. Sellers should know it; buyers should price it in.
Source: Fort Worth Projects
TEXRail Expansion Among 3 Major Transportation Updates for Fort Worth
Summary: Community Impact reports three transportation updates affecting Fort Worth - most notably an evaluated TEXRail expansion and corridor improvements feeding the broader I-35W and Alliance growth story.
Why it matters: Transit access changes commute math and neighborhood desirability. TEXRail in particular reshapes value in north Fort Worth, Smithfield, and the airport corridor. Worth flagging for any client considering long-term hold.
Source: Community Impact
Mortgage Rates Sit Near 6.5%-6.9% in Texas as Spring Buying Window Opens
Summary: As of May 2026, Texas 30-year fixed mortgage rates are running roughly 6.46% (Bankrate) to 6.875% (Rocket Mortgage), with NAR forecasting a continued drift toward 6% and a 14% jump in 2026 home sales nationally.
Why it matters: Affordability conversations are back on the table. Rate buydowns, builder incentives, and refinance-ready loans are real strategies right now. Both buyers and sellers need to understand where rates sit before they negotiate.
Source: Bankrate / Rocket Mortgage
Mayfest Returns to Trinity Park for 54th Year - Plus a Wave of Restaurant Openings
Summary: Mayfest is back at Trinity Park for its 54th anniversary, Wilks Development is reviving the historic Fort Worth Public Market with chef Jenna Kinard's Madrone restaurant, Toastique opened in Willow Park, and the H-E-B Mid-Cities location opens May 20 in Euless.
Why it matters: Lifestyle content sells the city. Every new restaurant, every festival, every grocery opening is a buying-decision moment - especially for relocation clients evaluating quality of life. Easy, fun, share-worthy IG content too.
Source: CultureMap Fort Worth
💰 FOUNDATION TO FUNDING WITH CLIVE IN MORTGAGES
He built the homes. Now he funds them. #FoundationToFunding
Clive's Take: Rates, the Window, and What You Actually Do This Week
Quick check on where we sit: 30-year fixed in Texas is running about 6.46% on Bankrate and 6.875% at Rocket as of mid-May. NAR is still forecasting a drift toward 6% by year-end and a 14% jump in national home sales for 2026. That's not a "wait and see" rate environment anymore - that's a "let's structure this loan smartly" rate environment.
Three things I'd be doing right now if I were you:
Ask for a seller-paid 2-1 buydown. With sale-to-list ratios down to 94.6% in DFW, sellers are negotiating concessions like it's 2019. A 2-1 buydown can drop your effective Year-1 rate by 2 full points.
Get pre-approved before you tour. Inventory is up, but the well-priced homes still move. A clean pre-approval is the difference between getting picked and getting beat.
If you bought in the last 18 months, let's talk refi math. When the 6%-handle hits, you don't want to be the last call I make.
Reply to this email and let's run your numbers.
Clive works with buyers on VA, FHA, Conventional, DSCR, Profession-Based Loans and more. Want to know exactly what you qualify for at today's numbers - and what your refi or buy looks like the moment we crack 6.25%? He's the person to talk to.
NMLS #2639452 & 2821824
Source: Freddie Mac / HousingWire / HousingWire / Mortgage News Daily
Want a lower mortgage payment but not sure when to refinance?
Save time and money with Real Amplify. Share basic details about your home and current mortgage. One Real Mortgage will monitor mortgage rates and reach out when it's a good time to refinance.
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🏡 I'm Kirstine Openshaw, Top 250 Fort Worth Texas Realtor. Clive and I own the Openshaw Realty Group, your insider guide to Living in Fort Worth. I get you the home. Clive gets you the loan. Fort Worth's been in my blood since 2006. I believe when you know more, you win more. That's why I track the pulse, so you always have the edge. Let's get you home. 🏡 🔑 NMLS #2639452 & 2821824
Clive is my husband and a One Real Mortgage Loan Originator.
📍 Want to discuss how any of our Featured Stories affects your real estate moves this year? Simply reply back here or call/text 682-442-3441.
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Kirstine & Clive Openshaw
Founders of Fort Worth Pulse
Openshaw Realty & Home Loans | REAL Broker
NMLS 2639452 & 2821824
📞 682-442-3441
✉️ [email protected]
🌐 www.OpenshawRealty.com
Social Platforms: @FortWorthPulse