Keller Keeps Debating Lot Size. That's Why Its Resale Homes Are the Market.

"More closely aligned with the intent of SF-36." That phrase sits in the Keller City Council minutes for October 20, 2026. It is the condition attached to approving a 20.93-acre subdivision called Providence at 901 Johnson Road. Council approved the project, then took one lot out of it and told the applicant to reshape the remaining first lots so they look more like the 36,000-square-foot lots the land was zoned for originally.

Earlier that evening, the same council turned down a plan for 31 brownstones on North Main Street. Taken together, the two decisions describe how Keller grows. The city adds new homes a handful at a time, the fight is mostly over how many square feet of land each house gets, and almost everything a buyer can actually purchase here is a resale.

Two Projects, One Evening

The brownstone proposal was Samantha Springs Commerce at 800 N. Main Street. It covered 15.63 acres: 31 brownstone units, about 8.19 acres of commercial development and about 3.27 acres of open space. Council denied the zoning change 6 to 1, with Mayor Ross McMullin the only vote in favor. Council then voted unanimously against the related land use plan amendment. That amendment would have changed the site's designation from Retail/Commercial and Patio/Garden/Townhome to Mixed-Use.

Providence asked for a different kind of change. The land is owned by Keller ISD, and the request was to rezone it from SF-36, single-family lots of 36,000 square feet, to a planned development based on 25,000-square-foot lots. Council approved Ordinance No. 2304 5 to 1, with one abstention, and attached four conditions. The first cut the project to 21 lots. The second required a masonry wall on the eastern edge, where the property faces the school parking and tennis area. The third called for a coded-access gate at the trail connection, and the fourth required repairing or replacing the fencing along the northern property line to match the neighboring Gean Estates.

So the denied project would have added attached homes. The approved one adds 21 homes, and even then council pushed it back toward lots close to an acre. Keller's Unified Development Code sets a 36,000-square-foot minimum in SF-36 and a 30,000-square-foot minimum in SF-30, which works out to roughly 0.83 and 0.69 acres.

The Argument Is Over Square Feet of Land

Look back two years and the case-by-case record is consistent on one point. Council does not reject new housing across the board. Its decisions mostly turn on how small a lot it will accept and where.

The Florence Road history is laid out in the city's plat file for the property, and the Fort Worth Star-Telegram reported the 6–0 Armstrong Hills vote.

How Armstrong Hills got approved shows what moves a vote. Community Impact reported that opposition centered on traffic, drainage, wildlife and lighting. The developer added drainage detention and a deceleration lane on Davis Boulevard, and formal opposition dropped from 30.9% to 13.4% before the vote.

Rosebury is the exception that shows how high the bar is. Its 8,400-square-foot lots are the smallest in the table, and it still came out as a 21-lot cul-de-sac. After discussions with TxDOT, its North Main Street access was removed and the two commercial lots were combined into one when the detailed site plan was approved on February 3, 2026.

These votes are measured against a Future Land Use Plan update the city adopted on April 20, 2021. That update replaced a plan from 1998.

What Gets Built When Every Home Needs a Big Lot

When the lot is the main thing a project is judged on, the homes built on those lots get priced to match. Greenway Park, at US 377 and Park Avenue, is the clearest example in Keller right now. Community Impact described it in May 2026 as 38 homes on 35 acres with two-thirds-acre lots and a private fishing pier. M the Builders leads the project, Providential Custom Homes and Sterling Luxury Homes also build there, and projected prices run from $2 million to $4 million.

Prices drop on the smaller new-construction sites, though they stay above what resales go for. American Legend's Bella Casa, a 10.9-acre community at Rufe Snow and Rapp Road, lists homes starting at $854,990 on the builder's current pricing. Builder pricing changes often, so treat that figure as a snapshot.

Now add up the approved and active projects: 38 homes at Greenway Park, 49 at Armstrong Hills, 21 at Rosebury and 21 at Providence. That is 129 homes, built out over several years. Keller recorded 63 closed home sales in September 2026 alone, according to trend data published by HAR.com. At that pace, every new home in those four projects together equals about two months of resales.

In Keller, a buyer under roughly $850,000 is shopping the resale market almost by definition, and a buyer above $2 million is choosing between resale estates and a small number of custom lots.

Reading the Fall Numbers With That in Mind

Since resales are almost the whole market, the monthly resale figures are the ones to watch. They need careful reading for two reasons.

The first is seasonality. The median home that sold in May 2026 spent 11.5 days on the market. By September 2026 that figure was 31 days. That jump looks like a slowdown until you compare it with earlier years. September 2025 came in at 32 days and September 2024 at 33.5. The fall stretch has looked the same three years running.

The second is sample size. Keller has 28 to 75 closed sales in a typical month, so the median moves a lot depending on which homes happen to close. It was $740,000 in May 2026, $642,500 in July and $700,000 in September. A $97,500 swing over two months is not a price trend. With so few sales, one estate closing or one cluster of older homes changes the result.

Two comparisons hold up better than the monthly median.

• Volume is up. September 2026 had 63 closed sales at a $700,000 median. September 2025 had 39 at $689,500.
• Unsold homes cost more than sold ones. In October 2026, Keller had 179 active listings at a median asking price of $785,000 and a median of 47 days on market. The homes waiting for buyers are priced well above the $700,000 median of homes that closed in September.

For a buyer, the gap between that $785,000 asking median and the $700,000 sold median is the part of the market to study. Those are the listings that have been sitting through the fall.

How This Changes a Keller Search

The big-lot pattern makes for a different search than suburbs where new subdivisions keep adding inventory.

1. Compare resale prices with resale prices. A $2 million Greenway Park custom home and a 1990s home on a third of an acre are different products. Neither tells you much about the other's value.
2. Look up a home's original zoning. Lot size is the trait Keller defends hardest. When a resale already sits on an SF-36 or SF-30 lot, it has something new construction rarely offers below estate prices.
3. Look up the council history of the land nearby. The Legistar record shows which nearby parcels have been approved, denied or sent back for redesign. That is a better guide to what might be built next door than the zoning map by itself.
4. Use the fall lull deliberately. Listings that have been on the market 47 days or more in October are usually more open to negotiation than they were in May. The seasonal pattern points that way, and the pattern has held for three years.

Common Questions

Did Keller ban townhomes? No. The Samantha Springs denial applied to one 15.63-acre site at 800 N. Main Street. Part of that site was already designated Patio/Garden/Townhome in the land use plan, and council declined to change the designation to Mixed-Use.

When will Providence homes be available? The rezoning was approved on October 20, 2026. Curtis Young is the applicant on record, and Keller ISD is listed as the owner.

Did ownership costs change this year? Yes, slightly. Keller adopted a city property tax rate of $0.300417 per $100 of valuation for fiscal year 2026–27, up from $0.28700. Community Impact reported the city's own estimate: $1,381 a year in city tax on a home assessed at $459,668, which is $7.34 more than the year before. That covers only the city's share of the total bill. The same budget raised water rates 4.75% and water and wastewater fees 3.5%.

This post is general information, not legal, tax or financial advice. Please confirm zoning and tax details for a specific property with the city, the appraisal district or your own advisor.

If you are weighing a Keller resale against new construction, or trying to find out what council has already decided about the land around a home you're interested in, Sherri Murphy-Bort and The Ultimate Real Estate Group can walk through the lot, the zoning history and the fall pricing with you before you make an offer. Let's Connect.