2026 property taxes in Villages at Edgecliff
The median home in Villages at Edgecliff (ZIP 76134) fell by 6.2% for the 2026 tax year across 78 homes.
Median per-parcel year-over-year change across homes that appeared on the appraisal roll in both years. If your notice shows an increase well above the typical home in your area, that gap is the basis for an equal-and-uniform protest.
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2026 assessment snapshot for Villages at Edgecliff
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2025 property tax rates in Villages at Edgecliff
The most recent adopted rates from every taxing unit that covers Villages at Edgecliff in Tarrant County. Bills built from these 2025 rates were due January 31, 2026.
| Taxing unit | 2025 rate |
|---|---|
| Tarrant County | 0.19% |
| JPS HEALTH NETWORK | 0.17% |
| TARRANT COUNTY COLLEGE | 0.11% |
| TOWN OF EDGECLIFF VILLAGE | 0.50% |
| CROWLEY ISD | 1.26% |
| FORT WORTH ISD | 1.03% |
Rates are set by the county, city, school district, and any special districts; they can't be changed. What you can protest is the assessed value they get multiplied against.
These medians cover single-family homes. Condos and townhomes in Villages at Edgecliff pay the same jurisdictional rates and typically have lower assessed values.
2025 adopted rates, sourced from Tarrant County, JPS HEALTH NETWORK, TARRANT COUNTY COLLEGE, TOWN OF EDGECLIFF VILLAGE, CROWLEY ISD, FORT WORTH ISD. These are estimates for illustration; your bill depends on your exemptions and any special districts.
How Villages at Edgecliff compares to ZIP 76134 and Tarrant County
| Metric | Villages at Edgecliff | ZIP 76134 | Tarrant County |
|---|---|---|---|
| Median 2026 assessment | $318,500 | $209,157 | $279,543 |
| YoY change | -6.2% | -5.6% | -6.9% |
| Protest rate 2025 | 28.2% | 24.0% | 35.6% |
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Questions about Villages at Edgecliff property taxes
What is the median assessment in Villages at Edgecliff for 2026?
The median 2026 assessed value in Villages at Edgecliff (TAD neighborhood 4S240C) is $318,500, down 6.2% from $339,613 in 2025.
How does Villages at Edgecliff compare to the rest of ZIP 76134?
Villages at Edgecliff's median of $318,500 is 52.3% above the ZIP 76134 median of $209,157.
What is the property tax rate in Villages at Edgecliff?
The combined property tax rate in Villages at Edgecliff was 2.22% of assessed value per $100 for the 2025 tax year (TOWN OF EDGECLIFF VILLAGE / CROWLEY ISD), the most recent adopted rates on file. Bills built from these rates were due January 31, 2026.
Do these figures include condos and townhomes?
No. These figures cover single-family homes in Villages at Edgecliff. Condos and townhomes sit inside the same taxing jurisdictions and pay the same rates; they typically carry lower assessed values, so the dollar amount owed is usually lower even though the rate itself is identical.
How we calculate the year-over-year change. Real estate values are heavily right-skewed: most homes move within a narrow band each year while a handful jump due to reassessments, renovations, or cap resets. An arithmetic average gets pulled by those few large moves and overstates what the typical homeowner saw. We report the median instead, which reflects the middle home in the area. This matches industry convention (Zillow, Redfin, FHFA, Case-Shiller, the Texas Comptroller) and tells you what to expect for a home like yours.
How to read these figures. These are area-wide medians, not a prediction for any single home. Appraisal districts do not apply one flat percentage across the board. Each home is valued on its own characteristics using standard appraisal methods, so your notice can move differently from the numbers here. Treat this as a starting point for whether a protest is worth a closer look, not an estimate of your own value.