In River Oaks, a typical home is worth $223,800 and typical rent is $1,183 a month. Compared with all of Tarrant County, the typical home value is 31% lower, typical household income is 25% lower, and the share of households that own their home is 18 points higher.
Typical home value from Zillow, September 2021 to September 2026: from $185,917 to $216,321.
From Zillow (ZHVI), September 2026. The Census figures above are 5-year averages (2020–2024).
River Oaks is in Tarrant County. The FHA loan limit ($563,500 for a one-unit home), the fair market rents and the help on this page are those of all of Tarrant County. See the county
What this place has that others do not, from public data, most unusual first.
1
77% of households in River Oaks own their home, against 59% in Tarrant County.
2
Nearby, in Sansom Park, the typical home value is $158,200: 29% less than in River Oaks ($223,800).
3
The typical home in River Oaks is worth $223,800,31% less than in Tarrant County as a whole ($323,900).
4
The typical household income in River Oaks is $63,500,25% less than in Tarrant County as a whole ($84,207).
5
The typical rent in River Oaks is $1,183 a month, 24% less than in Tarrant County as a whole ($1,547).
Sources: U.S. Census Bureau (Average 2020–2024).
The homes here
Housing in River Oaks
What homes there are in River Oaks, what they cost, how that changed and how people live, from Census figures (2020–2024).
What homes there are
U.S. Census Bureau, ACS 5-year, 2020–2024
Kind of home
Detached houseAttached houseBuilding of 2 to 4Apartments (5 or more)Mobile homeBoat, RV and otherUnreliable estimate
River Oaks
Tarrant County
Texas
United States
Kind of home: River Oaks and its comparisons
Measure
River Oaks
Tarrant County
Texas
United States
Detached house
86%
65%
64%
61%
Attached house
Unreliable estimate
4%
3%
6%
Building of 2 to 4
Unreliable estimate
5%
5%
8%
Apartments (5 or more)
Unreliable estimate
24%
21%
19%
Mobile home
Unreliable estimate
2%
6%
6%
Boat, RV and other
Unreliable estimate
0%
0%
0%
The detached house rules in River Oaks: 86% of homes, more than in Tarrant County (65%).
Year built
Before 19601960–19791980–19992000–20092010 or laterUnreliable estimate
River Oaks
Tarrant County
Texas
United States
Year built: River Oaks and its comparisons
Measure
River Oaks
Tarrant County
Texas
United States
Before 1960
67%
13%
12%
26%
1960–1979
15%
20%
21%
24%
1980–1999
Unreliable estimate
31%
28%
25%
2000–2009
Unreliable estimate
19%
18%
14%
2010 or later
Unreliable estimate
17%
21%
11%
In River Oaks, half of the homes were built before 1953; in Tarrant County, before 1990.
What it costs here
U.S. Census Bureau, ACS 5-year, 2020–2024
Value of owner-occupied homes
Unreliable estimate
Under $100KUnreliable
$100K–$200K34%
$200K–$300K44%
$300K–$500K16%
$500K–$750KUnreliable
$750K–$1MUnreliable
$1M or moreUnreliable
Value of owner-occupied homes: River Oaks and its comparisons
Measure
River Oaks
Under $100K
Unreliable estimate
$100K–$200K
34%
$200K–$300K
44%
$300K–$500K
16%
$500K–$750K
Unreliable
$750K–$1M
Unreliable
$1M or more
Unreliable estimate
Monthly rent with utilities
Unreliable estimate
Under $500Unreliable
$500–$999Unreliable
$1,000–$1,49951%
$1,500–$1,999Unreliable
$2,000–$2,499Unreliable
$2,500–$2,999Unreliable
$3,000 or moreUnreliable
Monthly rent with utilities: River Oaks and its comparisons
Measure
River Oaks
Under $500
Unreliable
$500–$999
Unreliable estimate
$1,000–$1,499
51%
$1,500–$1,999
Unreliable estimate
$2,000–$2,499
Unreliable estimate
$2,500–$2,999
Unreliable
$3,000 or more
Unreliable
With a mortgage
$1,563 a month
Tarrant County: $2,233 a month
Without a mortgage
$664 a month
Tarrant County: $834 a month
Owners with a mortgage
46%
Tarrant County: 62%
Owning costs less in River Oaks: with a mortgage, the typical cost is $1,563 a month; in Tarrant County, $2,233. Without one, $664.
How it changed
U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024
Change since 2015–2019
Typical home value
River Oaks+122%
Tarrant County+72%
Texas+65%
United States+53%
Typical rent
River OaksNo clear change
Tarrant County+41%
Texas+34%
United States+33%
Typical household income
River OaksNo clear change
Tarrant County+24%
Texas+27%
United States+29%
Change since 2015–2019: River Oaks and its comparisons
Measure
River Oaks
Tarrant County
Texas
United States
Typical home value
+122%
+72%
+65%
+53%
Typical rent
No clear change
+41%
+34%
+33%
Typical household income
No clear change
+24%
+27%
+29%
Since 2015–2019, homes in River Oaks gained value faster than in Tarrant County: 122% against 72%.
Since 2015–2019, the typical rent in River Oaks did not change clearly, according to the Census.
How people live
U.S. Census Bureau, ACS 5-year, 2020–2024
How people live: River Oaks and its comparisons
Measure
River Oaks
Tarrant County
Texas
United States
Rental vacancy
Unreliable estimate
7.7%
7.7%
5.5%
Homeowner vacancy
Unreliable estimate
0.9%
1.1%
0.9%
More than one person per room
Unreliable estimate
4.2%
4.8%
3.4%
People per household
3.06
2.73
2.69
2.53
Drive alone
75%
72%
71%
69%
Carpool
14%
10%
10%
9%
Public transit
Unreliable estimate
0%
1%
3%
Walk or bike
Unreliable estimate
1%
2%
3%
Work from home
Unreliable estimate
15%
14%
15%
Other means
Unreliable estimate
2%
2%
2%
Typical commute
Unreliable estimate
20 to 29 minutes
20 to 29 minutes
20 to 29 minutes
More people live in each home here: 3.06 on average, against 2.73 in Tarrant County.
In River Oaks, 14% of workers share a car to get to work; in Tarrant County, 10%.
Do the math
What would you pay each month for a home in River Oaks?
A typical home costs more than the typical income allows
We start with a typical home in River Oaks, worth $223,800, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 36% of the typical household income in River Oaks, which is $63,500 a year. For that payment to be 28% of income, a household would need to earn about $81,869 a year.
The calculator's FHA and conventional loan limits are those of all of Tarrant County.
Change the price, the down payment or the loan: the payment updates right away.
Your numbers
Local data
$
Starts at the typical home value in River Oaks. Change it to the price you have in mind.
Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.
Down payment
%
That is $7,833 (3.5% of the price). The usual minimum for this loan is 3.5%.
This week's average ± a quarter or half point.
National average as of November 5, 2026 (Freddie Mac); your rate may be different.
Adjust advanced details⌄
Estimated monthly payment
Local data
$1,910
at 7.18% · 30 years
Loan amount
$219,746
Total interest
$316,164
Paid off in
November 2056
Includes $3,779 FHA upfront mortgage insurance premium.
Does it fit the income?
Comfortable
up to $1,482 a month
Tight
$1,482 to $1,905 a month
Hard
more than $1,905 a month
Your payment · 36%
Compared with the typical household income in River Oaks ($63,500 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.
Monthly payment breakdown
Principal & interest
$1,489
Property tax
$229
Home insurance
$93
FHA mortgage insurance (MIP)
$99
You need at least $7,833 for the down payment, plus closing costs.
This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.
Total monthly payment $1,910; principal and interest $1,489.
The city and its county
River Oaks and Tarrant County
River Oaks is in Tarrant County, Texas. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).
River Oaks
Map of Tarrant County, Texas, with River Oaks marked. Around it, the neighboring counties.
River Oaks
Tarrant County
Other cities with a page
River Oaks's own numbers
Typical home value
$223,800
Typical monthly rent
$1,183
Typical yearly household income
$63,500
Households that own their home
77%
Effective property tax rate
1.23%
U.S. Census Bureau, American Community Survey (average 2020–2024).
Numbers for all of Tarrant County
FHA limit, one-unit home
$563,500
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,745
Price change over 5 years (FHFA)
+46%
Homes in a high flood-risk zone
0.2%
HUD, FHFA and FEMA don't publish these numbers by city.
Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Tarrant County.
A typical home in River Oaks is worth $223,800: 31% below the county and 21% below Texas. With the typical household income in River Oaks ($63,500 a year), a typical home costs 3.5 times what the household earns in a year.
Years of income to pay for a typical home
The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.
River Oaks3.5 years
Tarrant3.8 years
Texas3.6 years
United States4.1 years
Source: U.S. Census Bureau, Average 2020–2024
How prices have changed in Tarrant County
According to FHFA’s house price index, home prices in Tarrant County rose 106% in the 10 years through 2025.
FHFA does not publish this index by city: these are the numbers for all of Tarrant County.
Yearly change in FHFA’s price index in Tarrant County, 2016 to 2025
2016: +9.5% +9.5% 2016
2017: +10.6% +10.6% 2017
2018: +7.9% +7.9% 2018
2019: +4.9% +4.9% 2019
2020: +3.1% +3.1% 2020
2021: +14.0% +14.0% 2021
2022: +21.1% +21.1% 2022
2023: +3.2% +3.2% 2023
2024: +1.8% +1.8% 2024
2025: +0.5% +0.5% 2025
Change in FHFA’s price index in Tarrant County, Texas and the United States
Period
County
Texas
U.S.
Last year (2025)
+0.5%
+0.8%
+2.9%
5 years (2020–2025)
+46%
+44%
+47%
10 years (2015–2025)
+106%
+88%
+85%
The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data
River Oaks next to Tarrant County, Texas and the U.S.
Three numbers side by side. “Typical” means the median: half are above it and half below.
Typical home value
River Oaks$223,800
Tarrant$323,900
Texas$283,800
United States$332,700
Typical monthly rent
River Oaks$1,183
Tarrant$1,547
Texas$1,403
United States$1,413
Typical yearly household income
River Oaks$63,500
Tarrant$84,207
Texas$78,476
United States$80,734
See the full table
River Oaks next to Tarrant County and Texas
Measure
River Oaks
Tarrant County
Texas
U.S.
Typical home value
$223,800 ▼31% below the county
$323,900
$283,800
$332,700
Typical monthly rent
$1,183 ▼24% below the county
$1,547
$1,403
$1,413
Typical yearly household income
$63,500 ▼25% below the county
$84,207
$78,476
$80,734
Households that own their home
77% ▲18 points above the county
59%
63%
65%
Typical yearly property tax
$2,756 ▼48% below the county
$5,334
$4,232
$3,119
Effective property tax rate
1.23% ▼0.42 points below the county
1.65%
1.49%
0.94%
“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Tarrant County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.
Four ways to pay for a typical home in River Oaks
For a typical $223,800 home in River Oaks, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, River Oaks's typical property tax, an example home insurance and mortgage insurance when it applies.
FHA, 3.5% down$1,910a month
Least cash to close
Down payment
$7,833
Cash to close
$14,547
Rate
7.18%
Mortgage insurance
FHA MIP · $99
Conventional, 5% down$1,869a month
Down payment
$11,190
Cash to close
$17,904
Rate
7.18%
Mortgage insurance
PMI · $106
Conventional, 20% down, no PMI$1,536a month
Down payment
$44,760
Cash to close
$51,474
Rate
7.18%
Mortgage insurance
None
ITIN, 15% down (example)$1,742a month
Down payment
$33,570
Cash to close
$40,284
Rate
8.18%
Mortgage insurance
None
Four ways to pay for a typical home in River Oaks
Loan
Monthly payment
Down payment
Loan amount
Rate
Mortgage insurance
Cash to close
Minimum score
FHA, 3.5% down Least cash to close
$1,910
$7,833
$219,746
7.18%
FHA MIP · $99
$14,547
580
Conventional, 5% down
$1,869
$11,190
$212,610
7.18%
PMI · $106
$17,904
620*
Conventional, 20% down, no PMI
$1,536
$44,760
$179,040
7.18%
None
$51,474
620*
ITIN, 15% down (example)
$1,742
$33,570
$190,230
8.18%
None
$40,284
Set by the lender
The option that asks for the least cash to close is FHA, 3.5% down.
Cash to close = down payment plus 3% of the price in closing costs (example).
Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.
Typical rent in River Oaks is $1,183 a month: 24% below the county.
HUD publishes a fair market rent for all of Tarrant County, by unit size. To pay the 2-bedroom one ($1,745 a month) without spending more than 30% of your income, you would need to earn $33.56 an hour working full time.
What you need to earn to pay it without spending more than 30% of income, working full time.
HUD fair market rent in Tarrant County (Fiscal year 2027)
Size
Fair rent a month
Hourly wage
Yearly income
Studio
$1,461
$28.10
$58,440
1 bedroom
$1,481
$28.48
$59,240
2 bedrooms
$1,745
$33.56
$69,800
3 bedrooms
$2,284
$43.92
$91,360
4 bedrooms
$2,866
$55.12
$114,640
Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027
By ZIP code
Fair market rent by ZIP code in River Oaks
HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). River Oaks is in ZIP code 76114.
For 2 bedrooms it is $1,450: $295 less than the fair market rent for Tarrant County ($1,745).
Fair market rent by ZIP code and size in River Oaks, fiscal year 2027.
ZIP code
Studio
1 bd
2 bd
3 bd
4 bd
76114
$1,210
$1,230
$1,450
$1,900
$2,380
ZIP code2 bd3 bd
76114 $1,450$1,900
1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for River Oaks when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD)Fiscal year 2027Small Area Fair Market Rents (HUD) (external site)Source: Census Bureau ZCTA-to-place relationship fileData from 2020 dataCensus Bureau ZCTA-to-place relationship file (external site)
You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.
There are 5 HUD-approved agencies with an office in Tarrant County; 4 say they serve in Spanish.
No down payment, repair or rent-help program on our list is for River Oaks or Tarrant County. The ones below are statewide in Texas: they work in River Oaks the same as in the rest of the state.
Texas state program for first-time buyers: a 30-year mortgage with down payment assistance.Offered by Texas Department of Housing and Community Affairs (TDHCA).
Texas state program with down payment assistance for any buyer, not only first-time buyers.Offered by Texas Department of Housing and Community Affairs (TDHCA).
Texas state certificate that turns part of your mortgage interest into a credit on your federal tax return.Offered by Texas Department of Housing and Community Affairs (TDHCA).
No legal help resource on our list is for River Oaks or Tarrant County in particular.
If you have a problem with your landlord, an eviction notice or a scam, the Legal Services Corporation (LSC) search shows the free legal aid offices that serve your area.
Short answers with the numbers for River Oaks and all of Tarrant County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.
How much does a typical home cost in River Oaks?
The typical home value in River Oaks is $223,800, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Tarrant County it is $323,900.
How much does it cost to rent in River Oaks?
Typical rent in River Oaks is $1,183 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Tarrant County is $1,745.
What is the FHA loan limit in River Oaks?
River Oaks uses the FHA limit for all of Tarrant County (2026): $563,500 for a one-unit home and $1,083,650 for a four-unit home.
How much property tax do owners pay in River Oaks?
The typical homeowner in River Oaks pays $2,756 a year, according to the U.S. Census Bureau. That is 1.23% of the home’s value; in Tarrant County, the rate is 1.65%.
Where can I find free help to buy or rent in River Oaks?
There are 5 HUD-approved counseling agencies with an office in Tarrant County. 4 say they serve in Spanish. They can help you get ready to buy, with your credit, or with rent.
