If you’ve been searching for a place where wide-open spaces meet new-construction convenience, Godley might be exactly what you’re looking for. This small but fast-growing town in northwestern Johnson County sits about 9 miles northwest of Cleburne and roughly 30 miles southwest of Fort Worth, positioning it perfectly for buyers who want room to breathe without completely disconnecting from urban amenities.
In this guide, we’ll walk you through everything you need to know about homes for sale in Godley, TX—from current market conditions and price ranges to schools, lifestyle perks, and tips for both buyers and sellers navigating this unique market.
Quick Overview of Godley, TX Real Estate
Godley is a fast-growing small town in northwestern Johnson County, located approximately 9 miles northwest of Cleburne and roughly 30 miles southwest of Fort Worth. As of late 2024 and early 2025, the population is approaching 2,000 residents, with strong new-construction activity and several master-planned communities drawing families and remote workers alike.
The Godley TX real estate market offers options across multiple price points, with a healthy mix of brand-new subdivision homes, small-town in-town properties, and rural acreage with Godley ISD schools.
Typical Price Ranges and Home Styles:
Property Type
Price Range
Square Footage
Style
Entry-level new builds
High $200,000s–$350,000
1,400–2,000 sq ft
Modern farmhouse, ranch
Move-up homes
$350,000–$500,000
2,000–3,200 sq ft
Brick traditional, open-concept
Acreage & custom homes
$600,000+
2,500–4,000+ sq ft
Custom brick, barndominiums
Resale in-town properties
$250,000–$400,000
1,200–2,200 sq ft
Ranch-style, traditional
Current median sale prices range from approximately $370,000 to $460,000 depending on the data source and time period
Homes typically feature 3–5 bedrooms with flexible layouts including home offices
Average days on market hover around 86–123 days, giving buyers time to make informed decisions
Price per square foot sits around $159, offering solid value for larger homes
Why Buy a Home in Godley, Texas?
Godley offers something increasingly rare in the DFW metroplex: genuine small-town living with modern amenities and reasonable access to urban job centers. For buyers seeking more space, newer construction, and a quieter lifestyle, this Johnson County town checks a lot of boxes.
The appeal draws a diverse range of buyers—from young families wanting better school options to retirees downsizing from larger metros while keeping proximity to healthcare and shopping.
Lifestyle Benefits:
Quieter streets with lower traffic density compared to Tarrant County suburbs, making it ideal for families with children
Local parks, youth sports leagues, and community events centered around Godley ISD create strong neighborhood connections
The town’s location near the Nolan River and within driving distance of Cleburne State Park provides easy access to outdoor recreation
Newer communities feature modern amenities like walking trails, playgrounds, and community gathering spaces
Remote workers benefit from the peaceful environment while staying connected to Fort Worth when needed
Commuting Advantages:
Typical commute to downtown Fort Worth runs 35–45 minutes via US-377 or the Chisholm Trail Parkway
Cleburne sits just 9 miles southeast, providing access to larger retail, dining, and medical facilities
The rural location means significantly lower traffic stress during daily drives compared to inner-metro alternatives
Tax Considerations:
Johnson County property taxes are generally competitive with surrounding areas
Buyers should verify current rates for Johnson County, the city of Godley, and Godley ISD before purchase
Some rural properties may qualify for agricultural exemptions, potentially reducing tax burden on acreage
Types of Homes for Sale in Godley, TX
Godley offers a diverse housing stock that ranges from brand-new subdivision homes to century-old properties in the town’s historic core to sprawling rural estates on ten or more acres. Understanding these options helps you narrow your search efficiently.
New Construction in Master-Planned Communities:
Subdivisions like Godley Heights and Wildcat Ridge feature popular developments along FM 2331 and FM 917, with typical 3–5 bedroom floorplans ranging from 1,800 to 3,500 square feet
Builders offer modern farmhouse exteriors, brick traditional facades, and open-concept interiors with home offices and game rooms
Many new builds include energy-efficient features, covered patios, and larger lots compared to inner-metro construction
HOA communities often provide maintained common areas, walking trails, and neighborhood amenities
Starter and Move-Up Homes on Smaller City Lots:
The original town area near State Highway 171 features older homes built from the 1960s through 2000s
These properties often sit on established lots with mature trees and walkable access to local services
Price points typically range from $250,000 to $400,000, making them attractive entry points for first-time buyers
Resale homes may require updates but offer character and location advantages
Ranch and Acreage Properties:
Rural tracts within the Godley ISD attendance zone range from 1 acre to 20 acres or more
Property types include barndominiums, custom brick homes, horse-friendly estates, and land ready for development
Many acreage properties feature workshops, barns, and agricultural improvements
Buyers should understand well and septic systems, as many rural properties operate independently from city utilities
Architectural Styles Popular in Godley:
Modern farmhouse with board-and-batten siding and metal roof accents
Brick traditional with covered front porches
Ranch-style one-story plans popular with empty nesters and those seeking accessibility
Flexible floorplans with dedicated home offices, media rooms, and multi-generational suites
Current Market Trends in Godley Real Estate
Godley has experienced steady population and housing growth since around 2015, with substantial subdivision development accelerating after 2019. The market has shifted notably from the overheated conditions of 2021–2022 toward a more balanced environment that favors informed buyers.
Key Market Metrics (Data as of Q4 2024):
Metric
Current Value
Year-Over-Year Change
Median Sale Price
$370,000–$390,000
Down 7.5%–17.8%
Average Days on Market
86–123 days
Up from 58 days
Active Inventory
602+ homes
Robust supply
Price Per Square Foot
$159
Down 18.5%
Homes Sold (Monthly)
8–10 units
Slightly lower volume
New construction makes up a significant share of active listings, which influences pricing dynamics, builder incentives, and appraisal values for resale properties
The market operates as “somewhat competitive” according to Redfin’s Compete Score, with average homes selling about 2% below list price while desirable properties achieve near-list pricing
Hot homes—well-priced and well-presented—pend in 25–48 days, while typical listings require 55–97 days to go under contract
Many buyers relocate from Fort Worth, Crowley, Burleson, and Cleburne seeking more space and newer homes at competitive prices
Move-up families represent a strong buyer segment, as do empty nesters looking to downsize from larger acreage while staying in the area
Redfin migration data shows 2% of national homebuyers searching to move into Godley from outside metros, with notable inbound interest from Los Angeles buyers fleeing coastal prices
About 70% of local buyers stay within the Godley metro area, indicating strong retention and community stability
Interest Rate Impact:
Current mortgage rates significantly affect monthly payments across price bands
A $375,000 home at 6.5% interest (30-year fixed) carries a principal and interest payment of approximately $2,370/month before taxes and insurance
Experts predict potential rate decreases below 6% in 2026, which could spark additional buyer competition
Cash-heavy retiree buyers (median seller age early to mid-60s) provide consistent demand regardless of rate environment
Living in Godley: Schools, Amenities, and Location
Godley is an incorporated city in northwestern Johnson County, situated at approximately 32.45 latitude and -97.53 longitude. The town sits at the intersection of Farm Roads 2331 and 917, with State Highway 171 providing the primary commercial corridor.
Godley ISD Schools:
The district serves the town and surrounding rural areas with small class sizes and personalized attention
Campuses include Godley High School, Godley Middle School, and Godley Intermediate/Elementary campuses
Recent facility improvements have enhanced athletic and academic programs
Active athletics programs, including football, baseball, and track, create strong community involvement
The district’s manageable size allows students to participate in multiple activities and receive individual support
Everyday Amenities:
Local grocery options, convenience stores, and restaurants line State Highway 171 through the town center
The Godley post office serves residents and businesses in the incorporated town
Larger retail, healthcare, and dining options are available in Cleburne (about 9 miles southeast) and Burleson (approximately 15 miles northeast)
Major medical centers in Cleburne and Fort Worth provide comprehensive healthcare access
Outdoor Recreation and Attractions:
The Nolan River area offers fishing, hiking, and nature observation opportunities
Local parks and ball fields host youth sports leagues and community gatherings
Cleburne State Park, located within a 20-minute drive, features camping, swimming, and hiking trails
Regional lakes including Lake Granbury and Lake Whitney are reachable in under an hour
Essential Services:
City services for the incorporated town include water, garbage collection, and basic municipal functions
Fire and emergency services serve the community
Access to major employment centers in Fort Worth, Cleburne, and the broader DFW metroplex via US-377 and connecting highways
How to Find the Right Home in Godley, TX
Finding the ideal property in Godley requires matching home type—new construction versus resale versus acreage—to your budget, commute tolerance, and lifestyle priorities. The good news is that current inventory levels provide buyers with genuine choices and negotiating room.
Use MLS Search Tools Strategically:
Filter searches specifically for Godley and Godley ISD to capture properties throughout the school district’s attendance zone
Set parameters for price, square footage, year built, and lot size to narrow results efficiently
Save searches to receive alerts when new listings hit the market or prices drop on existing inventory
Look beyond page one of results—properties sitting longer on market may offer better negotiation opportunities
Tour Both New Subdivisions and Rural Properties:
Schedule tours on the same day to directly compare neighborhood amenities, HOA rules, and lot sizes
Evaluate utility setups carefully: city water and sewer in subdivisions versus well and septic on rural tracts
Consider ongoing costs like HOA fees, well maintenance, and septic pumping when comparing total ownership expenses
Pay attention to road access, especially for rural properties—some may have easement considerations
Work with a Local Agent:
Partner with a Godley or Johnson County real estate agent who understands new-build contracts, builder incentive programs, and negotiation strategies
An experienced local agent can navigate rural property considerations including wells, septic systems, and agricultural exemptions
School zoning questions require someone who knows boundary lines and any upcoming changes
Local expertise matters for understanding which communities are completing construction and which builders have the strongest reputations
Get Pre-Approved Before Touring:
Obtain pre-approval from a lender familiar with Texas new construction and acreage loans
Understanding your budget prevents wasted time viewing properties outside your range
Pre-approval strengthens your offer when you find the right property, especially in competitive situations
Ask your lender about construction-to-permanent loan options if considering a to-be-built home
History and Growth of Godley, Texas (Context for Buyers)
Understanding Godley’s history helps buyers appreciate both the town’s character and its trajectory. This isn’t a place that sprang up overnight—it has roots stretching back nearly 140 years, with growth patterns that explain today’s housing landscape.
Godley was established in 1886 and named for R. B. Godley, a Cleburne lumber merchant who donated land for the townsite and the right of way to the Gulf, Colorado and Santa Fe Railway. The station was constructed in 1886, and by 1888 when the post office opened Godley had developed into a functioning community with a gristmill, three cotton gins, and two dairy processing plants.
Population Through the Decades:
Era
Population
Notable Context
Mid-1920s
~613 residents
Town had sixteen businesses, two general stores, later it had two dairy processing plants
1940s the town
317 residents
Population of 317 during economic contraction
1990
~569 residents
Town had a population recovery with twenty two rated businesses operated locally
2020 Census
~1,450 residents
Significant growth begins
2021 Estimate
~1,858 residents
Expansion accelerates
2024–2025
Approaching 2,000
New subdivision activity drives growth
Historical to Modern Transition:
The town’s small historic core, located near the original Santa Fe railroad tracks and the intersection with State Highway 171, retains its community center character
Modern residential development now surrounds this core, expanding along SH-171, FM 2331, and FM 917
The Texas State Historical Association’s Handbook of Texas provides authoritative reference material for those interested in detailed community history
Growth reflects broader Texas trends: small towns and exurbs expanding faster than major metro centers as families seek space and affordability
The transition from a town built around cotton gins and the Santa Fe railway to one anchored by modern subdivisions and families reflects the broader evolution of exurban Texas communities within the DFW growth corridor.
Tips for Selling a Home in Godley, TX
Godley’s mix of older in-town homes and brand-new builds creates a unique challenge for sellers: you’re competing not just against other resale properties but against builder inventory with incentives, model homes, and flexible floorplan options. Positioning your property strategically makes all the difference.
Price Competitively Against All Inventory:
Analyze recent sold data from Godley and nearby Johnson County communities, not just active listings
Understand that new construction sets buyer expectations for condition and amenities
Consider that current market data shows homes selling around 2% below list price on average
Work with your agent to price realistically given extended days on market (86–123 days typical)
Prepare Your Home to Stand Out:
Invest in curb appeal: fresh mulch, trimmed landscaping, and a clean exterior make strong first impressions
Address minor repairs and maintenance items before listing—buyers notice deferred upkeep
Fresh neutral paint in main living areas updates dated color schemes inexpensively
Stage to highlight space, outdoor living areas, and any acreage or workshop features that new builds lack
Market with Quality and Specificity:
High-quality professional photography is non-negotiable in today’s market
Drone shots effectively showcase acreage properties and larger lots
Listing descriptions should clearly mention Godley ISD zoning—it’s a primary search filter for many buyers
Emphasize proximity to Fort Worth and Cleburne while highlighting the small-town lifestyle
Time Your Listing Strategically:
Work with an agent who tracks major builder releases and can help you avoid launching during heavy new-construction marketing pushes
Understand builder incentive programs so you can compete effectively on value proposition
Spring typically brings increased buyer activity, though Godley’s steady inbound migration from other metros creates year-round demand
Consider that current market conditions favor buyers, making presentation and pricing even more critical
Key Takeaways
Godley offers diverse housing options from new subdivision homes starting in the high $200,000s to custom acreage properties exceeding $600,000
Current market conditions favor buyers with robust inventory, extended days on market, and prices softening from 2022 peaks
Location in northwestern Johnson County provides Fort Worth access within 35–45 minutes while maintaining small-town character
Godley ISD schools serve as a primary draw for families relocating from more urban areas
Working with a local agent familiar with both new construction and rural properties streamlines the buying process
Whether you’re relocating from the DFW metro, seeking more space for a growing family, or looking for acreage where you can spread out, Godley delivers the blend of Texas small-town charm and modern convenience that’s increasingly hard to find at these price points.
Start your search by connecting with a local Johnson County agent who knows Godley’s neighborhoods, get pre-approved with a lender familiar with Texas new construction and acreage loans, and schedule tours of both subdivision and rural properties to discover which lifestyle fits you best.
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