Irving, Texas Housing Market

How much can you negotiate in Irving?

Only 30 out of every 100 homes for sale have found a buyer. The other 70 are still waiting. Your offer may be the only one on the table. About 1 in 4 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 Irving home takes 47 days to find a buyer. Half of them take even longer. That is 9% 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 436 homes for sale in Irving. That is the most in ten years. It is 8 times the low of Feb 2022. Every one of them competes with the house you want.

What to do about it

• Start in 75063, 75039, and 75038. Those are the three softest ZIP codes in Irving.
• 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 75063 only 18 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 Irving?

Asking prices are 12.1% below their Aug 2023 peak. You are not buying at the top. 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 108 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.

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 5.7 times the median income. Most locals cannot buy. That keeps rental demand deep. It also caps the rent they can pay. A tenant on the median income can pay about $2,066 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 an Irving deal with?

• Price growth to assume — +4.1%/yr. Irving has grown about 4.5% 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 3.7% over the last year. That is a timing signal, not a trend.
• Months of carrying cost — 2. A typical home takes 47 days to sell. Budget that long when you exit or refinance.
• Odds you cut your price to sell — 1 in 4. About 27% of homes on the Irving 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 — $224/sqft. The typical Irving listing shrank from 2,928 to 2,076 sqft since Jul 2016. So median price hides real growth: 48% per sqft versus 3% on the median. Comp on median price and you will overpay for small homes.
• Competition when you exit — +10%. 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 — 5.7×. A typical home costs 5.7 times the median income. Most locals cannot buy. That keeps rental demand deep. It also caps the rent they can pay. Incomes and home prices are rising in step.
• Tenant rent ceiling — $2,066/mo. 30% of the median household income of $82,645. Rents above this line shrink your tenant pool fast.

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

Yes, if you negotiate. Buyers have the upper hand in Irving right now. 30 out of every 100 homes for sale have a buyer, 27% of sellers have cut their price, and a typical home takes 47 days to sell.

Are Irving home prices going up or down?

Asking prices are 12.1% below their Aug 2023 peak. You are not buying at the top. 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.

What price growth should I assume for Irving?

Assume +4.1% a year. Irving has grown about 4.5% 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 3.7% over the last year. That is a timing signal, not a trend.

How fast are homes selling in Irving?

A typical Irving home takes 47 days to find a buyer. Half of them take even longer. That is 9% 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 Irving a renters' market or an owners' market?

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. 7.5% of homes sit empty. That is normal for a healthy market.

What rent can Irving tenants afford?

A tenant on the median income can pay about $2,066 a month. That is the standard 30% affordability line. Rents above it thin your tenant pool fast. The median Irving household earns $82,645 a year.

Which Irving ZIP code has the most negotiating room?

75063. Only 18 out of 100 homes there have a buyer. 33% of sellers there have cut their price, and a typical home takes 46 days to sell.