Prices, inventory, and demand — distilled every month into one clear verdict: buyer’s market or seller’s. The investor’s read, before you make an offer.
Yes, if you negotiate. Buyers have the upper hand in Evansville right now.
You have the upper hand in Evansville. Most homes for sale still have no buyer. Many sellers have already dropped their price once. Sellers are competing for you. Use it.
Only 72 out of every 100 homes for sale have found a buyer. The other 28 are still waiting. Your offer may be the only one on the table. About 1 in 5 sellers has already dropped their price. Each one has learned their first price was too high. Start below their new price, not their old one.
A typical Evansville home takes 42 days to find a buyer. Half of them take even longer. That is 8% faster than a year ago. Those sellers are paying to own a house they want to sell. Search for homes listed 60+ days ago. There are 425 homes for sale in Evansville. That is 3.8 times the tightest month on record, but below the peak of 853. Supply is growing against last year.
Asking prices are 17.9% below their Jul 2023 peak. You are not buying at the top. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower. Evansville prices have risen in 85 of the last 108 months. Drops here have been short and shallow. Buying in a slow month has rarely hurt a long hold.
There is no rush. Prices are still coming down. Watch the homes you like. Come back after they cut. Let the seller move first.
In Evansville, 34 out of every 100 households rent. Most own their home. That share has held steady for five years. Evansville added about 700 renter households in five years. Renter households average 2.0 people. Singles and couples rent here. Two bedrooms beat four.
Households grew 4% in five years. The housing stock grew 1%. Demand is outrunning supply. 8.2% of homes sit empty. That is normal for a healthy market.
The median Evansville household earns $64,931 a year. Incomes here have grown 4.9% a year since 2019. Incomes and home prices are rising in step. A typical home costs 3.5 times the median income. Locals can afford to buy here. Your exit buyer can be a family, not just another investor. A tenant on the median income can pay about $1,623 a month. That is the standard 30% affordability line. Rents above it thin your tenant pool fast.
That is the market, not your address. Run an address through the app to see its rent estimate and cash flow.
Yes, if you negotiate. Buyers have the upper hand in Evansville right now. 72 out of every 100 homes for sale have a buyer, 21% of sellers have cut their price, and a typical home takes 42 days to sell.
Asking prices are 17.9% below their Jul 2023 peak. You are not buying at the top. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower.
Assume +5.9% a year. Evansville has grown about 5.9% a year for five years and for ten. That is a durable trend, not a boom artifact. It is a fair long-run input. Prices fell 5.9% over the last year. That is a timing signal, not a trend.
A typical Evansville home takes 42 days to find a buyer. Half of them take even longer. That is 8% faster than a year ago. Those sellers are paying to own a house they want to sell. Search for homes listed 60+ days ago.
In Evansville, 34 out of every 100 households rent. Most own their home. That share has held steady for five years. 8.2% of homes sit empty. That is normal for a healthy market.
A tenant on the median income can pay about $1,623 a month. That is the standard 30% affordability line. Rents above it thin your tenant pool fast. The median Evansville household earns $64,931 a year.
47725. Only 65 out of 100 homes there have a buyer. 34% of sellers there have cut their price, and a typical home takes 38 days to sell.
Where it isn't: 47720 ranks #2,375 in the country for buyer demand. Expect the least room to negotiate there.
ZIP 47710 is on both lists. That is rare. It is the one place in Evansville where leverage and growth overlap.
| ZIP | $/sqft, 2 yrs | $/sqft now | Buyers per home | For sale |
|---|---|---|---|---|
| 47711 | +26.0% | $143 | 0.96 | 85 |
| 47710 | +22.7% | $108 | 0.75 | 32 |
| 47713 | +16.2% | $80 | 0.21 | 57 |
| 47720 | +11.1% | $156 | 0.98 | 23 |
| 47712 | +10.3% | $137 | 0.71 | 33 |
Computed from each ZIP's own ten-year history. ZIPs with fewer than 10 homes for sale are excluded: a median across a handful of listings is noise, not a signal.
Evansville has 31 ZIP codes. Each links to its live market dashboard.
Closest matches on asking price, price per square foot, days to sell, buyer demand, and price cuts.
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