Prices, inventory, and demand — distilled every month into one clear verdict: buyer’s market or seller’s. The investor’s read, before you make an offer.
Yes, if you negotiate. Buyers have the upper hand in Waco right now.
You have the upper hand in Waco. Most homes for sale still have no buyer. Many sellers have already dropped their price once. There are more homes for sale than at any time in ten years. Sellers are competing for you. Use it.
Only 26 out of every 100 homes for sale have found a buyer. The other 74 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 Waco home takes 66 days to find a buyer. Half of them take even longer. That is 11% slower than a year ago. Those sellers are paying to own a house they want to sell. Search for homes listed 90+ days ago. There are 869 homes for sale in Waco. That is the most in ten years. It is 9 times the low of May 2021. Every one of them competes with the house you want.
Asking prices are 11.0% below their Jul 2024 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. Waco prices have risen in 91 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.
Yes, if you negotiate. Buyers have the upper hand in Waco right now. 0.26 out of every 100 homes for sale have a buyer, 23% of sellers have cut their price, and a typical home takes 66 days to sell.
Asking prices are 11.0% below their Jul 2024 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.
+4.2%/yr. 1 year: -3.1% · 5 years: +4.2% · ten years: +7.9%. Do not use the ten-year rate. Most of that growth landed in the 2020 and 2021 boom. The five-year rate is what Waco does without one. Underwrite closer to +4.2%. Measure growth per square foot. Waco median list price grew 7.0% a year, but price per square foot grew 7.9%. The gap is smaller homes, not weaker growth. The house you buy will not shrink. The one-year rate is a timing signal. It is not an underwriting input.
A typical Waco home takes 66 days to find a buyer. Half of them take even longer. That is 11% slower than a year ago. Those sellers are paying to own a house they want to sell. Search for homes listed 90+ days ago.
76701. Only 11 out of 100 homes there have a buyer, 13% have cut their price, and a typical home takes 112 days to sell.
Where it isn't: 76708 ranks #7,577 in the country for buyer demand. Expect the least room to negotiate there.
ZIP 76701 is on both lists. That is rare. It is the one place in Waco where leverage and growth overlap.
| ZIP | $/sqft, 2 yrs | $/sqft now | Buyers per home | For sale |
|---|---|---|---|---|
| 76711 | +12.6% | $169 | 0.16 | 29 |
| 76705 | +4.8% | $177 | 0.42 | 124 |
| 76707 | -1.7% | $146 | 0.25 | 95 |
| 76701 | -2.1% | $334 | 0.11 | 14 |
| 76708 | -2.9% | $165 | 0.30 | 213 |
Computed from each ZIP's own ten-year history. ZIPs with fewer than 10 homes for sale are excluded: a median across a handful of listings is noise, not a signal.
Closest matches on asking price, price per square foot, days to sell, buyer demand, and price cuts.
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