Fort Worth · 76132
Everyone calls Mira Vista a Crowley ISD neighborhood. Part of it isn’t
Three of the things written about this neighborhood are wrong or out of date — starting with which school district your address is in, and ending with a set of deed restrictions that were replaced in January 2026. Here is what the county, a federal address layer and a published court record say, with the sources, so you can check us.
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Three things worth knowing first
Three things most write-ups of Mira Vista get wrong. Two of them changed this year.
That Mira Vista is a Crowley ISD neighborhood.
Mostly, and not entirely. The northwestern corner comes back Fort Worth ISD. Check the address, not the neighborhood.
That the deed restrictions you can read about online are the ones that govern.
They were consolidated, amended and restated in January 2026. The guides we can find were written before that, and describe a document that has been replaced.
That the city permit is the approval that decides your project.
Here it is the second one. The neighborhood’s own architectural committee goes first. One builder took plans to the city first, and the committee halted the job.
The schools
One neighborhood. Two school districts.
Search this neighborhood and you will be told, more or less everywhere, that it is a Crowley ISD address. That is right for most of it and wrong for part of it. Seven coordinates inside the recorded plat were tested against the U.S. Census Bureau geocoder's Unified School District layer. Every point we tested to the east and south came back Crowley ISD. Both northwestern points came back Fort Worth ISD. Points, not regions — seven of them cannot tell you where the line runs, and this page does not pretend to know.
Two districts means two sets of campuses, two calendars, two accountability ratings and two transfer policies, decided by which side of an invisible line a house sits on. Check the address, not the neighborhood.
You will notice this page names no elementary school. That is deliberate and it is the honest limit of what was measured: the district was verified against a federal address layer; individual campus attendance boundaries were not. Pages that name a campus for this whole neighborhood are naming one nobody verified. Either district’s own locator answers it for one address, and that is the only answer worth having.
- Returned Fort Worth ISD
- Returned Crowley ISD
Before you draw anything
The city is not the approval that decides your project here. The neighborhood is.
There is no historic overlay on Mira Vista and no certificate of appropriateness to chase. What there is instead is an architectural committee written into the deed restrictions, and it is a private process with real teeth that runs before the city sees anything.
The committee
On the record, it has weighed three things: the quality of the materials and the workmanship, how the design sits against the rest of the development, and where a structure lands on the lot — and what that does to a neighbor.
There is also a lighter track, and it is the part worth knowing if you are remodeling rather than building: the same record has the committee saying it frequently omits much of the original-construction procedure for work that is not new construction.
The city
A standard City of Fort Worth building permit, on the ordinary path. It is the second gate, not the first — and getting that order wrong is not theoretical. In a case the Fort Worth court of appeals decided in 2018, a builder here took plans to the city before taking them to the committee, and the committee halted the job over exactly that. The stop is the part that costs you. We do not publish what the penalty was, because a named neighbor is attached to that record and a schedule is the thing you actually need to plan around.
The rules were replaced this year, and nothing published about them has caught up. A Consolidated, Amended and Restated Declaration was recorded in January 2026, and the management certificate filed in January 2026 with the Texas HOA management-certificate registry records it. The articles and brokerage guides we can find describing “the Mira Vista deed restrictions” predate it, and describe a document that no longer governs.
We have not read the new text either — which is exactly why this page carries the shape of the process and not one of its numbers. No setback, no section number, no dimension. For a specific lot, we pull the current instrument before anything is drawn, and that costs you nothing.
What it costs to dig here
Not clay. Rock — and it is about a foot down.
Everyone buying a house in North Texas has been told to worry about clay: soil that swells and shrinks with the weather and takes the foundation with it. In most of Fort Worth that is the right worry. Here it usually is not. The Aledo gravelly clay loam, the most common reading across the neighborhood at 36% of it, records limestone as shallow as about twelve inches, with low shrink-swell. It is one reading of nine inside the neighborhood, which is the honest way to hold it: a guide to what to expect, not an answer for a lot.
Read that as rock rather than movement. The problem is not that the ground moves; it is that something is in the way. That is what prices a footing, a pier, a pool excavation or a utility trench — and it is the single biggest reason a number here does not look like the same job four miles east.
Houses here with a pool
3 in 5
418 of 696 houses. Which is why the yard is usually part of the conversation here, and why what is under it is too.
Bedrock recorded as shallow as
~12″
A neighborhood figure, not a lot figure. Yours is a parcel answer and we pull it before we quote.
If you are looking at a specific lot — a pool, an addition, a new footing — the ground under it is the first number we pull, and it is the one that moves the estimate most.
How it got this shape
It was not built all at once, and the houses show it.
This was ranch land until a development group bought 625 acres of it in 1985 and broke ground in 1987. The club opened on 22 August 1987 with 84 charter members, on a course Tom Weiskopf and Jay Morrish laid out; the members have owned it since 2008. The club translates the name as “see the view.” And the course is not the one they laid out any more: a full renovation started in October 2024 — every green, bunker and tee rebuilt, the fairways regrassed and widened, and new irrigation throughout. If you are buying here partly for the golf, that is the current fact about it, and it is worth asking the club where the work stands before you write an offer.
Then it went up in slices. The county carries 28 separate Mira Vista final plats, filed between May 1990 and October 2000 — a decade of building, phase by phase, by many different builders and architects. That is why the styles here run traditional to Mediterranean to contemporary instead of repeating one form, and it is why “a Mira Vista house” is not a single thing to price.
Read the street signs and you are reading a list of golf courses. It is the most literal thing about the place.
- Augusta
- Baltusrol
- Medinah
- Muirfield
- Oakmont
- Pine Valley
- Shinnecock Hills
- Winged Foot
- Troon
- Turnberry
- St Andrews
- Cypress Point
- Sawgrass
- Sahalee
- Harbour Town
When these houses were built this was the far edge of the city. The Chisholm Trail Parkway did not open until 11 May 2014, twenty-seven years after the first shovel, and it put downtown and TCU inside a short drive of a neighborhood that had been designed as a destination. The Shops at Clearfork followed in September 2017.
Median year built
1999
Nothing here predates 1980.
Median house
4,703
Square feet. A quarter of them run past 5,665 sq ft.
Median lot
18,215
Square feet, on a median frontage of 136 feet.
Streets and greenbelt
25 mi
Privately maintained, plus 96 acres of greenbelt. The guard post is staffed twenty-four hours.
City of Fort Worth GIS and Tarrant Appraisal District parcels inside the recorded Mira Vista subdivision plat, measured September 2026. Measured over the recorded plat, not over a marketing boundary.
Inside the gate
Two districts, a committee that goes first, and rock about a foot down.
Three things that move what a house here costs to buy and to remodel — and all three are answerable for one address, before your option period closes.
Our work here
You can know what the change costs before your option period closes.
Mira Vista is not a neighborhood we read about. We have been through that gate, that committee and that ground, twice, on the two projects below.
Whole home
A Mira Vista house brought forward
The plan was the dated part, not the house. Room by room, without moving much structure.
Primary bath
A primary bath that stopped reading 1999
The suite already had the space. Everything else about the room was thirty years old.
Both questions, one office
What is this house worth, and what would it cost to make it right?
Most buyers here have to ask two companies and reconcile the answers themselves. Ours come out of the same building, in one conversation, while you can still change your mind.
Best Home Builder & Remodeler
Fort Worth MagazineFort Worth Chamber Small Business of the Year4.7 stars from 91 Google reviews as of September 2026
Whole-home remodels in Mira Vista
The plan is the dated part, not the house. What that scope looks like here.
Go →Primary bath remodels in Mira Vista
The suite already has the space. What dates is everything else about it.
Go →Buying in Fort Worth
The written agreement, the option period, and the deadlines that decide it.
Go →Questions people ask about Mira Vista
The answers, with the source behind each one.
- What school district is Mira Vista in?
- Both of them, which is the thing almost every guide to this neighborhood gets wrong. Seven coordinates inside the recorded plat were tested against the U.S. Census Bureau geocoder's Unified School District layer: every point to the east and south came back Crowley ISD, and both northwestern points came back Fort Worth ISD. Points, not regions — seven of them tell you the neighborhood is split, and they cannot tell you where the line runs, so this page does not claim to know. The bulk of it is Crowley ISD. A page that names one district for the whole place is wrong either way, and a family buying for schools is the one most likely to pay for it. Check the address, not the neighborhood. We deliberately name no campus on this page: the district assignment was verified against a federal address layer, and individual campus attendance boundaries were not. Either district's own locator settles a specific address in a minute, and it is worth doing before you write an offer rather than after.
- Do I need the HOA’s approval before I remodel?
- For anything that changes the outside of the house, yes — and it comes first, before the city. That ordering is the single most useful thing on this page for anyone planning work here, because it is the opposite of what most people assume. First, the thing that changed: the declaration was consolidated, amended and restated in January 2026, so we pull the current text for your lot rather than working from a copy that has been superseded. Before that, the committee weighed three things: the quality of the materials and the workmanship; how the design sits against the rest of the development; where a structure lands on the lot — and what that does to a neighbor. The same record has it frequently omits much of the original-construction procedure for work that is not new construction — which is where an interior remodel usually lands. We confirm what your job actually needs rather than promising you a shortcut.
- How do I find out what the current rules actually say for my lot?
- You ask the association for the current instrument, or you have someone pull it from the county for you. The recorded declaration is a public record and the management certificate on file with the Texas HOA management-certificate registry names it; what it costs is a bit of time rather than money. We do that step before anything is drawn, because the alternative is designing against a document that was superseded in January 2026 and finding out at review. If you are still in an option period, it is worth doing then — the answer can change what a project costs, and that is a better thing to learn before you close than after.
- How do I find out what digging will cost on a specific lot?
- The neighborhood figure — limestone as shallow as about twelve inches, with low shrink-swell across the Aledo gravelly clay loam, which is the most common reading across the neighborhood at 36% of it — tells you what to expect, not what you will pay. The lot tells you that, and it is a parcel-level record rather than a neighborhood one. We pull it as part of estimating, before a number goes on paper, and it is the step worth doing early if you are weighing a pool, an addition or anything that needs a new footing. Ask for it while your option period is open: it is the single input most likely to move the estimate, and the least likely to be in a listing.
- Can a crew get in and out through the gate?
- Yes, and it is a scheduling question rather than an obstacle. The streets here are private — 25 miles of them, maintained by the association rather than the city — and the guard post is staffed twenty-four hours. So deliveries, dumpsters and trade crews are booked in advance rather than turning up, and long-lead items like stone and custom glass have to be sequenced around that. We handle it as part of running the job, and it is the kind of thing a company that has not worked inside the gate finds out in week one.
- Is it worth remodeling here, or should we just buy something newer?
- Two numbers, not an opinion, and it is the reason a buyer here often calls us rather than an agent alone. We are a design-build company and a brokerage in the same building. We price the remodel cost-plus, line by line, and our agents price the house as it stands against what the same money buys in the newer construction west of here. Because both answers come out of the same office, neither one is a pitch for the other — and both can land while your option period is still open and you can still change your mind.
One address at a time
Which district, which rules, and what the change costs.
We can answer all three for one specific house — which district it is in, what the current rules require of the outside of it, and what the change you are picturing would actually cost — while your option period is still open. Send us an address inside the gate and we will go and find out.
Sources Verified September 2026. School districts: U.S. Census Bureau geocoder, Unified School District layer — and for one address, Fort Worth ISD’s School Finder, Fort Worth ISD or Crowley ISD. The committee and the declaration: a published Texas appellate record from 2018, and the management certificate recorded in January 2026, filed with the Texas HOA management-certificate registry. Houses, lots, pools and the era: City of Fort Worth GIS and Tarrant Appraisal District parcels inside the recorded Mira Vista subdivision plat, measured September 2026. The plats: the Tarrant County Clerk management certificate recorded in January 2026, which lists every Mira Vista final plat on record. The ground: USDA NRCS Soil Data Access — USDA NRCS Soil Data Access, map unit 372353 in survey area TX439, queried August 2026; coverage share sampled over 149 points across the neighborhood, so that one is an AUGUST reading rather than a September one; for a specific lot, pull the parcel on USDA Web Soil Survey. The course renovation: the club's own renovation page. Origin, the course and the club’s ownership: Mira Vista Country Club’s own history. Assessed values for a specific house: Tarrant Appraisal District. No median price, price per square foot or days on market appears on this page — the portals refresh those nightly and this neighborhood’s transaction volume is too thin for a single month’s figure to mean anything.