Fort Worth · 76132
Living in Mira Vista, Fort Worth
Which school district your address is in, the deed restrictions that were replaced in January 2026, the rock under the yard, and how to price a change before your option period closes. Here is what the county, a federal address layer and a published court record say, with the sources, so you can check us.
Or call or text (817) 631-9803
Three things worth knowing first
Mira Vista’s school districts, its deed rules, and who approves your plans. The deed rules were replaced this year.
That Mira Vista is a Crowley ISD neighborhood.
Most of it is. The northwestern corner tested as Fort Worth ISD. Check the district for the specific address.
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 the city permit comes second. The neighborhood’s own architectural committee reviews the plans first. One builder took plans to the city first, and the committee halted the job.
The schools
Mira Vista is split between two school districts.
Most of Mira Vista is in Crowley ISD. Part of it is in Fort Worth ISD. 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. These are single points, so seven of them cannot show where the line runs, and this page does not guess.
Two districts means two sets of campuses, two calendars, two accountability ratings and two transfer policies, depending on which side of the district line a house is on. Check the district for the specific address.
You will notice this page names no elementary school. That is on purpose: the district was verified against a federal address layer; individual campus attendance boundaries were not. Either district’s own locator gives the campus for a specific address.
- Returned Fort Worth ISD
- Returned Crowley ISD
Who approves your plans
In Mira Vista, the architectural committee reviews your plans before the city does.
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 its review can stop a job. It happens 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 comes second, after the committee, and a builder here has already had a job stopped for getting that order wrong. 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. A stopped job costs you time. We do not publish what the penalty was, because a named neighbor is in that record, and the schedule is what you need to plan around.
The deed restrictions were replaced this year, and older write-ups have not been updated. 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, so this page describes how the review works and gives none 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
Limestone can sit about a foot down here, and that sets the cost of digging.
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, so treat it as a guide to what to expect, not an answer for a specific lot.
The issue here is rock in the way more than clay that moves. That is what prices a footing, a pier, a pool excavation or a utility trench — and it is the main reason a quote here can differ from the same job four miles east.
Houses here with a pool
3 in 5
418 of 696 houses. So the yard often comes up when people plan work here, and so does the ground under it.
Bedrock recorded as shallow as
~12″
A neighborhood figure, not a lot figure. For your lot, we look up the parcel record 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
Built in phases over a decade, by many different builders.
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.” The course has also changed since then: a full renovation started in October 2024 — every green, bunker and tee rebuilt, the fairways regrassed and widened, and new irrigation throughout. If golf is part of why you are buying here, ask the club where the work stands before you write an offer.
The houses went up in phases. 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 houses here vary too much to price as one type.
Many of the streets here are named after golf courses:
- 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 made downtown and TCU a short drive away. 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 inside the recorded plat boundary.
Three things to check
Two school districts, a committee review before the city, 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
Our remodeling projects in Mira Vista
We have done two projects here, and both are below. We can also price a change to a house you are buying before your option period closes.
Whole home
A whole-home update in Mira Vista
Updated room by room, with the floor plan reworked and little structure moved.
Primary bath
A 1999 primary bath, brought up to date
A thirty-year-old primary bath in a Mira Vista house, and how we redesigned it.
Home value and remodel cost, from 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
Updating the floor plan of a 1990s Mira Vista house, and what that involves.
Go →Primary bath remodels in Mira Vista
What a primary bath remodel looks like in these 1990s houses.
Go →Buying in Fort Worth
The written agreement, the option period, and the deadlines that decide it.
Go →Questions people ask about Mira Vista
Answers about Mira Vista schools, deed rules and remodeling, with sources.
- What school district is Mira Vista in?
- Both of them. 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. Seven single points show that the neighborhood is split, but not where the line runs, so this page does not claim to know. The bulk of it is Crowley ISD. Check the district for the specific address. That matters most if you are buying for schools. 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. If you are planning work here, that order matters more than anything else on this page. One thing has 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. Under the earlier rules, 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?
- We look up the soil record for that specific parcel before a number goes on paper. 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 parcel record is what sets the cost, and it is worth pulling 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 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.
- Is it worth remodeling here, or should we just buy something newer?
- Price both before you decide. 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.
Send us an address
Send us an address. We’ll tell you its school district, its rules and what a change would cost.
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.