Temple, Texas Housing Market

What stands out in Temple?

• Homes for sale are 130% above 2017–2019: among the biggest inventory build-ups since 2017–2019 of 765 tracked cities. Buyers have far more choice than before the pandemic.
• Against its own 2017–2019, Temple leans further toward buyers than most tracked cities: among the strongest buyers’ markets against their own normal of 765 tracked cities. Buyers have unusual room right now.
• Population is up 17.0% over five years: among the fastest population growth of 765 tracked cities. Growth brings tenants and buyers.

How far have Temple prices fallen?

Asking price per square foot in Temple is 11.4% below its Mar 2024 high and down 5.6% over the last year. Prices were above the year before in 77% of months since the data starts, so this market has climbed back from drops before. 23% of sellers have cut their price. Underwrite with no price growth for now and let the seller carry the next cut.

How much more is for sale in Temple than before the pandemic?

There are 612 homes for sale in Temple, 130% more than in 2017–2019 at this time of year. That count is down 11% on last year, with 140 new listings this month. The build-up is biggest in 76504 (115 for sale, 205% above its 2017–2019 level) and 76501 (92 for sale, 146% above its 2017–2019 level). More choice means you can walk away from any home priced for the market of three years ago.

Is housing keeping up with Temple's growth?

The population in Temple's ZIP codes grew 17.0% over five years, faster than 95% of the cities we track. Households (+19.6%) grew faster than housing (+16.9%). Demand is outrunning supply. Homes for sale are 130% above 2017–2019 at this time of year.

How much can you negotiate in Temple?

For every 100 homes still for sale, 27 are under contract. In 2017–2019 at this time of year it was 67. 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 Temple listing has been on the market 74 days. That is 14% shorter than a year ago. There are 612 homes for sale in Temple. That is 12.2 times the tightest month on record, but below the peak of 733. Supply is shrinking against last year.

What to do about it

• Search Temple homes listed 90+ 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 Temple?

The median asking price is 17.9% below its Jan 2022 peak. Per square foot the gap is smaller: 11.4% below the Mar 2024 high. Part of the drop is smaller homes coming to market. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower. Temple prices have risen in 86 of the last 111 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.

When do Temple prices dip?

Across 9 full years, Temple asking prices ran lowest in February, about 3.5% below the year's average. They peaked in June. The most homes for sale show up in November, about 10% above the yearly average. Shop in November for choice, and expect the softest asking prices in February.

How does Temple compare with other Texas markets?

Ranked among the 77 Texas markets we track:

• Asking price: 14th cheapest of 77. Temple is at $266,211. Closest: Brownsville and Victoria.
• Buyer competition: 28th least competitive of 67. Temple is at 0.27 buyers per home. Closest: Pflugerville and Coppell.
• Time on market: 17th longest time on market of 77. Temple is at a median of 74 days on market. Closest: Round Rock and New Braunfels.
• Price cuts: 31st fewest price cuts of 77. Temple is at 23% of sellers cutting. Closest: Sugar Land and The Colony.

What numbers should you underwrite a Temple deal with?

• Price growth to assume — +2.9%/yr. Temple grew 5.3% a year over the decade. Ignore that rate. Most of it landed in the 2020 and 2021 boom. Without the boom, Temple grows about 2.9% a year. That is the number to type in. Prices fell 5.6% over the last year. Use it for timing. The five-year rate is the better guide.
• Months of carrying cost — 3. Budget at least 74 days of holding costs, the current median listing age, when you exit or refinance.
• Competition when you exit — -11%. Homes for sale in Temple are down 11% on last year, so your resale faces less competition than today's comps did.

Read how price cuts signal a market turning and how we read these numbers, then run the numbers on a deal.

What is the median home price in Temple?

The median asking price in Temple is about $266,000 as of Sep 2026, down 6.5% from a year ago. 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 Temple figures cover the 5 ZIP codes with a Temple mailing address, which can reach past city limits.

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

Buyers have more room in Temple than usual. We compare Temple with 2017–2019 at this time of year: there are 27 pending sales per 100 listings, against 67 then; there are 130% more homes for sale; 23% of sellers have cut their price, against 13% then.

Are Temple home prices going up or down?

The median asking price is 17.9% below its Jan 2022 peak. Per square foot the gap is smaller: 11.4% below the Mar 2024 high. Part of the drop is smaller homes coming to market. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower.

Is Temple a renters' market or an owners' market?

In Temple, 45 out of every 100 households rent. That is nearly half. The renter share is growing. Five years ago it was 42 in 100. 7.7% of homes sit empty. That is normal for a healthy market.

What rent can Temple tenants afford?

At 30% of income, a tenant on the median income can pay about $1,751 a month. The median Temple household earns $70,047 a year.

What price growth should I assume for Temple?

Assume +2.9% a year. Temple grew 5.3% a year over the decade. Ignore that rate. Most of it landed in the 2020 and 2021 boom. Without the boom, Temple grows about 2.9% a year. That is the number to type in. Prices fell 5.6% over the last year. Use it for timing. The five-year rate is the better guide.

What is the fair market rent in Temple?

HUD's fiscal year 2026 fair market rent for Bell County is $1,233 a month for 2 bedrooms and $1,711 for 3 bedrooms. The figures include tenant-paid utilities and cover the whole county.