Lewisville, Texas Housing Market

How much can you negotiate in Lewisville?

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 3 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 Lewisville home takes 50 days to find a buyer. Half of them take even longer. That is 23% 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 279 homes for sale in Lewisville. That is 10.0 times the tightest month on record, but below the peak of 309. Supply is shrinking against last year.

What to do about it

• Search Lewisville homes listed 60+ days ago that have already cut their price.
• Offer below the reduced price.
• Keep your inspection and financing contingencies.
• Ask the seller to pay closing costs.
• You can lose a few offers here and still win.

Is now a good time to buy in Lewisville?

Asking prices are 14.0% below their Jun 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. Lewisville prices have risen in 84 of the last 111 months. Drops here have been short and shallow. Buying in a slow month has rarely hurt a long hold.

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 Lewisville?

In Lewisville, 49 out of every 100 households rent. That is nearly half. That share has held steady for five years. Lewisville added about 3,600 renter households in five years. Renter households average 2.2 people. Two and three bedrooms fit the typical renter.

Households grew 16% in five years. The housing stock grew 13%. Demand is outrunning supply. Just 4.3% of homes sit empty. A well-priced rental fills fast here.

The median Lewisville household earns $94,102 a year. Incomes here have grown 4.3% a year since 2019. Incomes are rising faster than home prices. Affordability is improving. A typical home costs 4.6 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 $2,353 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 Lewisville deal with?

• Price growth to assume — +2.2%/yr. Lewisville grew 4.9% a year over the decade. Ignore that rate. Most of it landed in the 2020 and 2021 boom. Without the boom, Lewisville grows about 2.2% a year. That is the number to type in. Prices were flat over the last year.
• Months of carrying cost — 2. A typical home takes 50 days to sell. Budget that long when you exit or refinance.
• Odds you cut your price to sell — 1 in 3. About 31% of homes on the Lewisville 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 — $212/sqft. The typical Lewisville listing shrank from 2,564 to 2,116 sqft since Jul 2016. So median price hides real growth: 65% per sqft versus 36% on the median. Comp on median price and you will overpay for small homes.
• Competition when you exit — -4%. That is how much the number of homes for sale shrank in a year. Your resale will face a smaller crowd than today's comps did.
• Price-to-income ratio — 4.6×. A typical home costs 4.6 times the median income. That is the national middle. Neither cash flow nor appreciation is free here. Incomes are rising faster than home prices. Affordability is improving.
• Tenant rent ceiling — $2,353/mo. 30% of the median household income of $94,102. Rents above this line shrink your tenant pool fast.

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

Yes, if you negotiate. Buyers have the upper hand in Lewisville right now. 30 out of every 100 homes for sale have a buyer, 31% of sellers have cut their price, and a typical home takes 50 days to sell.

Are Lewisville home prices going up or down?

Asking prices are 14.0% below their Jun 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 Lewisville?

Assume +2.2% a year. Lewisville grew 4.9% a year over the decade. Ignore that rate. Most of it landed in the 2020 and 2021 boom. Without the boom, Lewisville grows about 2.2% a year. That is the number to type in. Prices were flat over the last year.

How fast are homes selling in Lewisville?

A typical Lewisville home takes 50 days to find a buyer. Half of them take even longer. That is 23% 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 Lewisville a renters' market or an owners' market?

In Lewisville, 49 out of every 100 households rent. That is nearly half. That share has held steady for five years. Just 4.3% of homes sit empty. A well-priced rental fills fast here.

What rent can Lewisville tenants afford?

A tenant on the median income can pay about $2,353 a month. That is the standard 30% affordability line. Rents above it thin your tenant pool fast. The median Lewisville household earns $94,102 a year.