Irving, Texas Housing Market

What stands out in Irving?

• 62% of occupied homes are rented: among the highest renter shares of 765 tracked cities. The tenant pool is deep.

How deep is Irving's renter pool?

62% of occupied homes in Irving's ZIP codes are rented, more than in 97% of the cities we track. HUD's county-wide fair market rent for 2 bedrooms is $1,931 a month, including utilities. A deep renter pool shortens vacancy. It also means you compete with other landlords on condition and price.

Who will rent from you in Irving?

Most Irving households rent. 62 out of every 100 households are renters. The renter share is shrinking. Five years ago it was 63 in 100. Irving added about 4,800 renter households in five years. Renter households average 2.4 people. Two and three bedrooms fit the typical renter.

Households grew 11% in five years. The housing stock grew 12%. The two are moving in step. 7.5% of homes sit empty. That is normal for a healthy market.

The median Irving household earns $82,645 a year. Incomes here have grown 4.1% a year since 2019. Incomes and home prices are rising in step. A typical home costs 5.3 times the median income. That is the national middle. Neither cash flow nor appreciation is free here. At 30% of income, a tenant on the median income can pay about $2,066 a month.

To see what one Irving address would rent for and cash flow, run it through the app.

Is now a good time to buy in Irving?

The median asking price is 15.0% below its Aug 2023 peak. Per square foot the gap is smaller: 9.8% below the May 2024 high. Part of the drop is smaller homes coming to market. Prices stopped falling about a year ago. They are flat now. Waiting will not get you a cheaper house. It might still get you a more motivated seller. Irving prices rose in only 73 of the last 111 months. This market goes up and down. Timing matters here. Growth will not rescue a bad price.

The discount is already here. It is not getting bigger. Buy now while sellers are still weak. Waiting for a lower price stopped working a year ago.

What is the fair market rent in Irving?

HUD sets one fair market rent for Dallas County. For fiscal year 2026:

• 1 bedroom: $1,648 a month. Up 3% on last year, up 107% since FY2016.
• 2 bedrooms: $1,931 a month. Up 2% on last year, up 96% since FY2016.
• 3 bedrooms: $2,431 a month. Up 3% on last year, up 82% since FY2016.
• 4 bedrooms: $3,091 a month. Up 2% on last year, up 83% since FY2016.

The figures include tenant-paid utilities and apply to all of Dallas County, so one home's rent can sit well above or below them. See fair market rent by city.

How much can you negotiate in Irving?

For every 100 homes still for sale, 25 are under contract. In 2017–2019 at this time of year it was 53. The rest are still waiting for a buyer. About 1 in 4 sellers has already dropped their price. Each one has learned their first price was too high. Start your offer below their new price.

The typical Irving listing has been on the market 63 days. That is 6% longer than a year ago. There are 448 homes for sale in Irving. That is 7.9 times the tightest month on record, but below the peak of 464. Supply is growing against last year.

What to do about it

• Start in 75039, 75063, and 75038, the softest ZIP codes in Irving: in 75039, 25% of sellers have cut and the typical listing has been up 70 days.
• Filter for listings older than 90 days with a price cut, and offer below the reduced price.
• Keep your inspection and financing contingencies.

What numbers should you underwrite an Irving deal with?

• Price growth to assume — +3.6%/yr. Irving has grown about 3.7% a year for five years and for ten. That pace held before and after the 2020–2021 boom, so it is a fair long-run input. Prices fell 1.7% over the last year. Use it for timing. The five-year rate is the better guide.
• Months of carrying cost — 3. Budget at least 63 days of holding costs, the current median listing age, when you exit or refinance. That is 6% longer than a year ago.
• Odds you cut your price to sell — 1 in 4. 28% of Irving listings have cut their asking price. Underwrite your exit below asking.
• Comp on price per square foot — $220/sqft. The typical Irving listing shrank from 2,922 to 2,003 sqft since Jul 2016. So median price hides real growth: 45% per sqft versus -1% on the median. Comp on median price and you will overpay for small homes.
• Competition when you exit — +4%. Homes for sale in Irving are up 4% on last year, so your resale faces more competition than today's comps did.

Read whether a market fits Section 8 tenants and how we read these numbers, then run the numbers on a deal.

What is the median home price in Irving?

The median asking price in Irving is about $441,000 as of Sep 2026, up 8.2% from a year ago. Asking price per square foot is down 1.7%, so read the median with care: it moves with which homes happen to be listed. This is the asking price on homes listed for sale. Sites that report sold prices or estimated home values will show a different number. Our Irving figures cover the 11 ZIP codes with an Irving mailing address, which can reach past city limits.

Is Irving a buyer's or seller's market in 2026?

Buyers have more room in Irving than usual. We compare Irving with 2017–2019 at this time of year: there are 25 pending sales per 100 listings, against 53 then; there are 25% more homes for sale; the typical listing has been up 14% more days.

Are Irving home prices going up or down?

The median asking price is 15.0% below its Aug 2023 peak. Per square foot the gap is smaller: 9.8% below the May 2024 high. Part of the drop is smaller homes coming to market. Prices stopped falling about a year ago. They are flat now. Waiting will not get you a cheaper house. It might still get you a more motivated seller.

Which Irving ZIP code has the most negotiating room?

75039. Only 16 homes under contract for every 100 still for sale. 25% of sellers there have cut their price, and the typical listing has been up 70 days.

What is the best month to buy a house in Irving?

Across 9 full years, Irving asking prices ran lowest in December, about 4.6% below the year's average. They peaked in June. The most homes for sale show up in August, about 21% above the yearly average.

What is the fair market rent in Irving?

HUD's fiscal year 2026 fair market rent for Dallas County is $1,931 a month for 2 bedrooms and $2,431 for 3 bedrooms. The figures include tenant-paid utilities and cover the whole county.