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River Oaks, Texas
Inside River Oaks' city limits, shrink-swell clay limits houses without basements on 10% of mapped land. A shallow water table limits basements on 2%.
That clay share is below Tarrant County's 41%. USDA doesn't rate the 28% of mapped land classed as urban land, so these shares are floors. FEMA's flood data list no flood losses since 2016 in ZIP code 76114 overlapping the city. Of its 2,536 homes, 82% were built before 1980; the median dates from 1953.
Data as of October 13, 2026 · sources · in Tarrant County
expansive clay: shrink-swell limits slab homes
high water table: limits basements
flood losses since 2016 in 1 overlapping ZIP
of homes built before 1980
Foundation repair in River Oaks
Foundation repair in River Oaks: shrink-swell clay limits slab homes on 10% of River Oaks' mapped land.
About 2,200 of River Oaks' 2,536 homes are detached houses.
| Who designs the repair | The ASCE Texas Section's repair guidelines say a Texas-licensed engineer should evaluate the foundation and design the repair (2022 guidelines) |
| Prices | Cost guide ranges compared |
Soil under River Oaks city limits
| Expansive clay (limits slab homes) | 10.3% |
| High water table (limits basements) | 1.8% |
| Septic fields very limited | 39.6% |
| Clay swell (LEP, by area) | 4.4% |
| High-swell land (LEP 6%+) | 10.3% |
| Urban land, not rated | 27.8% |
| Mapped soil | 1,295 acres |
| Soil series | Share here | Series nationally: expansive clay |
|---|---|---|
| Bastsil | 22% | n/a |
| Aledo | 8% | n/a |
| Sanger | 7% | 99% |
| Bolar | 6% | n/a |
| Justin | 5% | n/a |
| Silstid | 4% | n/a |
What the numbers mean here
With shrink-swell clay on 10% and a shallow water table on 2% of the land, the soil survey points to neither problem across most of River Oaks; conditions still vary lot by lot.
Drought in Tarrant County
100% of Tarrant County is in drought (D1 or worse) on the October 13, 2026 map. County detail.
Flood losses by ZIP code
FEMA flood records since 2016 in the ZIP codes that overlap River Oaks. ZIP areas reach past city limits.
| ZIP | Share of city land | Flood losses | Paid |
|---|---|---|---|
| 76114 | 100% | 0 | $0 |
Homes in River Oaks
| Housing units | 2,536 |
| Median year built | 1953 |
| Built before 1980 | 82% |
| Built 2000 or later | 11% |
| Owner-occupied | 77% |
| Median value, owner-occupied | $223,800 |
| Single-family detached | 86% |
Nearby cities
| Place | Distance | Expansive clay | High water table |
|---|---|---|---|
| Westworth Village | 2 mi | 21% | 1% |
| Sansom Park | 2 mi | 12% | 0% |
| Westover Hills | 2 mi | 1% | 0% |
| Fort Worth | 3 mi | 42% | under 1% |
| Lake Worth | 3 mi | 26% | 1% |
| White Settlement | 4 mi | 29% | 0% |
| Lakeside | 6 mi | 18% | under 1% |
| Blue Mound | 6 mi | 53% | 0% |
Sources: USDA SSURGO (August 5, 2026) · US Drought Monitor (October 13, 2026) · FEMA NFIP v3 (September 9, 2026) · Census ACS 2020-2024. Methods · Data status