Green Bay, Wisconsin Housing Market

How much can you negotiate in Green Bay?

Only 7 out of every 100 homes for sale have found a buyer. The other 93 are still waiting. Your offer may be the only one on the table. Few sellers are dropping their price. Asking prices are holding firm. Your discount will come from one stale listing, not from the whole market.

A typical Green Bay home takes 38 days to find a buyer. Half of them take even longer. That is 50% 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 511 homes for sale in Green Bay. That is 5.9 times the tightest month on record, but below the peak of 938. Supply is growing against last year.

What to do about it

• Start in 54311, 54304, and 54302. Those are the three softest ZIP codes in Green Bay.
• Filter for homes listed 60+ days ago that have already cut their price.
• Offer below the reduced price.
• Keep your inspection and financing contingencies.
• In 54311 only 3 out of 100 homes have a buyer. You can lose a few offers there and still win.

Is now a good time to buy in Green Bay?

Asking prices are 36.1% below their Apr 2025 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. Green Bay prices have risen in 83 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.

Who will rent from you in Green Bay?

In Green Bay, 36 out of every 100 households rent. Most own their home. The renter share is shrinking. Five years ago it was 38 in 100. Renter households average 2.0 people. Singles and couples rent here. Two bedrooms beat four.

Households grew 5% in five years. The housing stock grew 5%. The two are moving in step. Just 4.2% of homes sit empty. A well-priced rental fills fast here.

The median Green Bay household earns $77,182 a year. Incomes here have grown 5.3% a year since 2019. Home prices have outrun incomes. Locals are being priced out. A typical home costs 5.2 times the median income. That is the national middle. Neither cash flow nor appreciation is free here. A tenant on the median income can pay about $1,930 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.

What numbers should you underwrite a Green Bay deal with?

• Price growth to assume — +7.7%/yr. Green Bay has grown about 7.7% 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 22.2% over the last year. That is a timing signal, not a trend.
• Months of carrying cost — 2. A typical home takes 38 days to sell. Budget that long when you exit or refinance.
• Odds you cut your price to sell — 1 in 9. About 11% of homes on the Green Bay market right now have already cut their asking price. Assume you are one of them when you sell. Do not underwrite an exit at your asking price.
• Comp on this, not median price — $211/sqft. The average listing runs +25% above the median. Luxury homes skew it. Comp your own size class per sqft.
• Competition when you exit — +117%. That is how much the number of homes for sale grew in a year. Your resale will face a bigger crowd than today's comps did.
• Price-to-income ratio — 5.2×. A typical home costs 5.2 times the median income. That is the national middle. Neither cash flow nor appreciation is free here. Home prices have outrun incomes. Locals are being priced out.
• Tenant rent ceiling — $1,930/mo. 30% of the median household income of $77,182. Rents above this line shrink your tenant pool fast.

Is Green Bay a buyer's or seller's market in 2026?

Yes, if you negotiate. Buyers have the upper hand in Green Bay right now. 7 out of every 100 homes for sale have a buyer, 11% of sellers have cut their price, and a typical home takes 38 days to sell.

Are Green Bay home prices going up or down?

Asking prices are 36.1% below their Apr 2025 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.

What price growth should I assume for Green Bay?

Assume +7.7% a year. Green Bay has grown about 7.7% 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 22.2% over the last year. That is a timing signal, not a trend.

How fast are homes selling in Green Bay?

A typical Green Bay home takes 38 days to find a buyer. Half of them take even longer. That is 50% faster than a year ago. Those sellers are paying to own a house they want to sell. Search for homes listed 60+ days ago.

Is Green Bay a renters' market or an owners' market?

In Green Bay, 36 out of every 100 households rent. Most own their home. The renter share is shrinking. Five years ago it was 38 in 100. Just 4.2% of homes sit empty. A well-priced rental fills fast here.

What rent can Green Bay tenants afford?

A tenant on the median income can pay about $1,930 a month. That is the standard 30% affordability line. Rents above it thin your tenant pool fast. The median Green Bay household earns $77,182 a year.

Which Green Bay ZIP code has the most negotiating room?

54311. Only 3 out of 100 homes there have a buyer. 16% of sellers there have cut their price, and a typical home takes 41 days to sell.