Shopping in Arlington with a $400,000 budget? You are in a strong spot. In many neighborhoods, that price can deliver a comfortable single-family home and the lifestyle benefits that come with it. You just need a clear picture of where your money goes furthest, what trade-offs to expect, and how to shop smart.
In this guide, you will learn what $400K typically buys across Arlington, how different areas stack up, what costs to plan for, and how to evaluate and negotiate listings with confidence. Let’s dive in.
Why Arlington works at $400K
Arlington sits between Dallas and Fort Worth, so you get access to both job markets and major highways like I-20, I-30, and 360/287. Many buyers at this price value quick commutes and nearby airports.
Local demand is shaped by large employers, medical centers, and the entertainment district. Sports venues and attractions draw visitors and support jobs, which helps keep housing demand steady. These dynamics give you options across neighborhood types, from established single-family streets to newer subdivisions.
What $400K typically buys
Single-family homes
This is the most common choice in Arlington at this price. You can often find 3 to 5 bedrooms with about 1,800 to more than 3,000 square feet, depending on age and updates. Homes in this range can be move-in ready in established neighborhoods or larger homes that may need cosmetic updates.
Townhomes and condos
If you prefer low maintenance or a central location, townhomes and condos are viable. At $400K, you may find newer builds or recently updated communities with modern finishes. You usually trade some square footage for location and amenities.
New construction
On the edges of Arlington, and near borders with nearby cities, new-construction options appear in planned subdivisions. Around $400K, you may see homes roughly 1,800 to 2,800 square feet. Many builders offer basic upgrades within budget, with more premium choices raising the price.
Investment-leaning options
Closer to the entertainment district and university areas, some properties suit investors. At $400K inside city limits, duplexes and multi-unit options are less common, but certain townhomes or single-family homes can be attractive for rental strategies. Always review community rules if you are considering short-term rentals.
Where your money goes further
South and southwest Arlington
In many south and southwest pockets, $400K stretches. You may find newer subdivisions, larger floor plans, and bigger yards. You often trade a longer drive to core attractions for more space and newer systems.
North and west Arlington
These areas include established neighborhoods with tree-lined streets and good access to Fort Worth. At $400K, homes can range from updated classics to larger homes that need light renovations. Lot sizes may be generous, and you may see a mix of architectural styles.
Central and entertainment district
Close to stadiums, restaurants, and nightlife, you are paying for convenience. At $400K, homes may be smaller but updated, or you may find townhomes and condos with modern finishes. Investor interest can be higher here, so competition varies by listing.
University-adjacent areas
Near UT Arlington, many blocks are more rental-oriented. At $400K, you may see smaller single-family homes or townhomes that appeal to both owner-occupants and investors. Expect variety in property condition and tenant history.
Borders with Mansfield, Grand Prairie, and Fort Worth
Crossing municipal lines can change your options at a similar price. Some nearby areas may offer newer product, different school zones, or distinct community amenities. If your commute is flexible, compare across borders to spot value.
Trade-offs to expect at $400K
- Size vs. condition: Larger square footage may need updates. Move-in ready often means less space.
- Lot vs. location: Bigger lots and newer construction tend to be farther from central amenities.
- New vs. established: New builds come with modern systems and warranties. Older homes can deliver character, larger rooms, and mature landscaping.
- Monthly cost vs. amenities: Communities with amenities or HOAs change your monthly budget and may offer convenience.
Costs to plan for
Property taxes
Arlington properties are subject to Tarrant County taxes plus city and school district rates. Rates change each year. Ask for the latest tax bill during your option period so you can estimate your annual obligation with confidence.
HOA and community rules
Newer subdivisions, townhomes, and some condo communities have HOAs. Dues vary and can be monthly, quarterly, or annual. Read community rules for rental policies, exterior guidelines, and what fees cover.
Insurance and risk
Homeowners insurance in North Texas typically includes wind and hail coverage. Premiums depend on the home’s age, roof condition, and replacement cost. Check whether the home is in a flood zone, and consider flood insurance even if your lender does not require it.
Utilities and maintenance
Budget for lawn care and irrigation, HVAC servicing, and periodic roof and system maintenance, especially on older homes. Pools add ongoing costs. For homes with older roofs or mechanicals, plan for near-term updates.
Inspections and due diligence
Standard inspections are a must. General home, pest or termite, roof, HVAC, and pool inspections reveal issues that can affect your offer and negotiation. Older homes may need electrical, plumbing, or foundation evaluations by qualified specialists.
Schools and resale
School boundaries in Arlington can cross city lines, and school assignment impacts buyer demand and resale. Confirm attendance zones for a specific address and consider how that fits your long-term plans.
Commute and transportation
Public transit is limited compared to larger cities. Most residents drive, so proximity to I-20, I-30, and 360/287 matters. If you commute to Dallas, Fort Worth, or around the entertainment district, weigh drive times by time of day.
How to evaluate listings at $400K
Compare price per square foot and comps
Start with price per square foot, but always anchor it to recent comparable sales in the same neighborhood with similar age and features. Look for 3 to 6 comps from the last 3 to 6 months. Track days on market and any price reductions.
Use a condition and hidden-cost checklist
- Roof age and material, recent repairs, wind or hail history
- HVAC age, service records, and energy efficiency
- Water heater age and capacity
- Electrical panel type and visible upgrades
- Plumbing material and any signs of leaks
- Foundation signs like cracks or sloping floors, and prior assessments
- Windows, attic insulation, and general energy features
- Yard grading, drainage patterns, and any standing water issues
Levers that help you negotiate
- Inspection findings: Ask for seller credits or repairs for material items
- Appraisal results: Renegotiate if the appraised value comes in low
- Days on market: Longer market time can increase flexibility
- Closing timeline: Offer a clean timeline or lease-back if the seller needs it
Financing and total monthly cost
Talk through loan types that fit your situation. Conventional, FHA, and VA programs differ in down payment and mortgage insurance. Build a full monthly view that includes principal, interest, taxes, insurance, and HOA dues if applicable. Rates and credit profile can shift your buying power at $400K.
Seller insights at the $400K mark
If you are listing around $400K, your home will compete with updated single-family homes and some new-construction options nearby. Price within the tight band of active and recent comps, and acknowledge what buyers see at that same number.
Emphasize curb appeal, fresh paint, and clean landscaping. Be clear about roof and HVAC ages, and highlight any recent updates. For homes near attractions, market access to venues, restaurants, and commuting routes, and be transparent about event traffic patterns.
Your next steps
- Get pre-approved so you can move fast on the right home.
- Zero in on your must-haves versus nice-to-haves, then pick the neighborhoods that match.
- Tour a mix of updated and needs-work homes to see your trade-offs clearly.
- Build your monthly budget with taxes, insurance, and HOA dues.
- Line up inspections and be ready to negotiate with data.
When you are ready, connect with Niles Realty Group. As a family-founded Arlington brokerage with in-house mortgage and title support, we can help you compare neighborhoods, pull current comps, and coordinate a smooth closing. If you are selling, ask for a detailed market analysis and staging plan, or simply Request a Free Home Valuation to see where your home stands today.
FAQs
Can $400K buy a 4-bedroom single-family home in Arlington?
- Often yes, depending on neighborhood, age, and condition; you may trade size for updates or choose a larger home that needs cosmetic work.
What does $400K get near the entertainment district in Arlington?
- Expect smaller updated homes or townhomes at this price, where you pay for proximity to venues, restaurants, and nightlife.
How should I plan for property taxes and HOA dues at $400K?
- Request the latest tax bill and HOA disclosure early, then add those costs to your monthly budget along with insurance and utilities.
Is new construction or an established home better at this price?
- New builds offer modern systems and warranties, while established homes may deliver more space or character; compare repair risk and monthly costs.
What inspections are most important in Arlington at this price point?
- General home, pest or termite, roof, HVAC, and pool if present; older homes may also need plumbing, electrical, and foundation evaluations.
How do I know if a $400K listing is priced right?
- Compare price per square foot, 3 to 6 recent comps, days on market, and any reductions, then weigh condition and updates against nearby sales.
