By Kyle McCaw, McCaw Property Management · Data through August 31, 2026
Twice a year, my team pulls every closed lease and every closed sale in Euless from the MLS and sits down with the numbers. Not portal estimates. Not asking prices. Closed transactions — what tenants actually signed for and what buyers actually paid. Here’s what the last 180 days tell us, and what I’d do about it if I owned a rental home in Euless right now.
The Headline: Landlords Aren’t Negotiating
Over the six months ending August 31, 153 rental homes leased in Euless. The median rent was $2,450 a month. The median time on market was 22 days.
But the number that stopped me was this one: the median home leased at 100% of its asking rent.
That almost never happens across a whole market. In a normal market, tenants negotiate and the typical home closes at 97–98% of ask. In a soft market, landlords chase the market down with price cuts. In Euless, over six straight months, half of all leases closed at or above the listed price. Well-priced homes here aren’t being negotiated down — they’re being taken.
The Numbers, All in One Place
Closed leases, March through August 2026:
| Metric | Value |
|---|---|
| Homes leased | 153 |
| Median rent | $2,450/month |
| Middle 50% of rents | $1,950 – $2,900 |
| Median rent per square foot | $1.49 |
| Median days on market | 22 |
| Leased within 14 days | 33% |
| Leased within 30 days | 63% |
| Median list-to-lease ratio | 100% |
By bedroom count: two-bedroom homes leased at a median of $1,800, three-bedrooms at $2,495, and four-bedrooms at $2,995. Three-bedroom homes were the engine of this market — 87 of the 153 leases, or 57% of everything that rented — and they moved fastest, at a median of 19 days.
On the sales side, 202 homes closed at a median of $413,750 (about $213 per square foot), going under contract in a median of 15 days at 98.4% of list price.
Supply Is the Story
Euless absorbed about 26 rental homes a month through spring and summer. At the end of August, there were 45 active rental listings in the entire city. Do the math and you get roughly 1.8 months of rental supply.
Why so tight? Euless is essentially out of land. About 31% of the city’s acreage sits inside the DFW International Airport boundary, and by the city’s own count, only about 469 developable acres remain outside it. Just 1.1% of the housing stock has been built since 2020. While North Texas as a whole entered 2026 with more than 42,000 apartment units under construction — enough new supply to push metro asking rents down 1.9% year over year — almost none of it can land in Euless.
The result shows up in the rent data. Zillow’s rent index for Euless rose 1.1% over the past year while the DFW metro was flat at +0.1%. Over five years, Euless rents are up 20.8% — the strongest gain among the Mid-Cities, ahead of Grapevine, North Richland Hills, and Bedford.
What’s Working: The 19-Day Lease
A third of Euless rentals leased in two weeks or less.
The homes moving that fast share three traits: they’re priced against real closed comps rather than a portal estimate, they’re genuinely rent-ready (clean, functioning, nothing on the “we’ll fix it after move-in” list), and they’re easy to tour. In a market with only 45 active listings, tenants see everything available within days — and they commit fast when a home shows well.
What’s Not: The 60-Day Sitters
About 15% of listings sat past 60 days — in the tightest rental market in Northeast Tarrant County. When a home lingers two months while the median leases in three weeks, the market is telling you something: the price is wrong, the condition is wrong, or nobody can get in to see it. Every month vacant on a $2,450 rental costs more than most owners spend on a full year of professional management. Pricing discipline is cheap. Vacancy is not.
The Age Factor
The median home that leased was built in 1985. That matches the city: roughly 60% of Euless housing predates 1990. Operationally, that means HVAC systems, water heaters, roofs, and original plumbing runs at or past replacement age. If you’re underwriting an Euless rental, budget a real capital reserve — I suggest $200–$300 a month for homes of this vintage — and replace the borrowed-time systems on your schedule, not in the middle of a July heat wave with a tenant calling twice a day.
The Tax Line Deserves Your Attention
One expense moved the wrong way this year.
The combined property tax rate for Euless homes in HEB ISD reached $1.968846 per $100 for tax year 2025 — up in both 2024 and 2025 after years of decline. The city’s own rate rose 6.7% this year. And remember: homestead exemptions and the 10% appraisal cap don’t apply to rental property. Protest your appraisal every year. It’s the highest-return hour an Euless landlord can spend.
What I’d Do If I Owned an Euless Rental Right Now
- If Your Lease Renews Soon: price the renewal against current closed comps, not last year’s rent plus a round number. With rents up and supply at 1.8 months, most owners have room — but a fair, data-based increase keeps a good tenant, and turnover costs more than the last $50 of rent.
- If Your Home is Sitting Vacant: you don’t have a market problem; Euless doesn’t have one to give you. Get honest about price and condition this week, not next month.
- If You’re Deciding Whether to Sell or Rent: values are flat (Zillow has Euless down 0.5% year over year) while rents rose and homes lease at full ask. For owners with low-rate mortgages, holding is a legitimate strategy right now — run both scenarios before you list.
- If You’re Buying: the three-bedroom is the product this market wants. The like-for-like math — a $371,500 median 3BR sale against a $2,495 median 3BR lease — pencils to a 12.4× gross rent multiplier, stronger than most neighboring cities can offer.
The Full Picture
This report is the data half. The other half — what it costs to own here, the city’s ordinance landscape (there’s good news: Euless has no rental registration program for single-family homes), school district tax differences, and how we manage homes in this market — lives on our Euless property management page.
If you own a rental in Euless — or you’re thinking about it — call us at (817) 491-2553 or request a free rental analysis at McCawPropertyManagement.com. We’ll pull the closed comps for your street and give you a real number, usually within one business day.
Frequently Asked Questions
Where does the data in this Euless rental market report come from?
Every rent, days-on-market, and sale figure comes from closed transactions reported to the NTREIS MLS over the 180 days ending August 31, 2026 — 153 closed leases and 202 closed sales in Euless. These are prices tenants actually signed and buyers actually paid, not online estimates. Supporting figures come from Zillow Research, the U.S. Census, and the City of Euless.
What does “1.8 months of rental supply” actually mean for me as a landlord?
It means that at the current leasing pace — about 26 homes a month against 45 available — Euless would run out of rental inventory in under two months if nothing new were listed. Anything under three months favors landlords. In practical terms: a correctly priced, rent-ready home should lease in about three weeks, and you shouldn’t need to offer concessions to get it done.
Why are Euless rents rising when rents across DFW are flat?
New supply can’t reach Euless. Only about 469 developable acres remain in the city, and just 1.1% of its housing has been built since 2020 — so the 42,000+ new apartment units under construction across North Texas are landing in other cities. That’s why Euless rents rose 1.1% this year while the metro was flat, and why they’re up 20.8% over five years.
Should I raise the rent when my Euless lease renews?
Most Euless owners have room right now, but price the renewal against current closed comps — not last year’s rent plus a round number. With homes leasing at 100% of asking, a data-based increase is defensible and fair. Just remember that turnover usually costs more than the last $50 of rent, so a modest increase that keeps a good tenant often nets more than a big one that doesn’t.
My Euless rental has been vacant more than 30 days. Is that normal?
No — in this market it’s a signal. The median Euless home leased in 22 days, and 63% leased within 30. Homes that sit past 60 days (about 15% of listings) are almost always overpriced, not fully rent-ready, or hard to tour. Every extra month vacant on a $2,450 rental costs more than most owners spend on a full year of professional management.
Is fall a bad time to list my Euless home for rent?
Leasing activity in Euless stayed remarkably steady through 2026 — between 21 and 30 homes leased every single month from March through August. With only about 45 homes available citywide at any time, well-priced homes lease year-round here. Condition and pricing matter far more than the calendar.
How often is this Euless market report updated?
We refresh it with new closed MLS data roughly every six months, and we track the market continuously in between. If you want current numbers for your specific property rather than citywide medians, call us at (817) 491-2553 or request a free rental analysis at McCawPropertyManagement.com — we’ll pull closed comps for your street, usually within one business day.