If someone talks about the hottest real estate markets in Texas, the first names on the list are big cities like Houston, Dallas and Austin. Yet Waco, Texas managed to make the list of overheated real estate markets in 2017. In this article, our focus will be on the latest Waco real estate market trends and investment opportunities in 2020.
Almost no one outside of the state has heard of the city of Waco except as a news headline or the home of a popular property flipping reality show.
Waco is a mid-sized city in central Texas. It is located on I-35 halfway between Austin and Dallas, two of the largest cities and hottest real estate markets in the state. The city of Waco is home to roughly 150,000 people.
The Waco housing market is somewhat larger than this. Including several smaller towns in the greater metro area, and the Waco real estate market includes nearly 300,000 people.
Is Waco going to be one of the best markets for real estate investing in 2020? Let’s take a deep look at the latest Waco housing market trends to come to a conclusion.
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Waco Real Estate Market Forecast 2020
The real estate data from Zillow shows that the current median home value in Waco is $126,300. Waco is currently a buyer’s market. The home prices have risen by 7.9% over the last year.
And looking forward into the coming year, the Waco real estate market forecast is that home prices will continue to rise by 5.1%.
Here is the Waco, TX real estate price appreciation graph by Zillow. It shows us the current home price appreciation forecast of 5.1% till Oct 2020.
The median list price per square foot in Waco is $109, which is lower than the Waco Metro average of $115. The median price of current listings in Waco is $195,900. The median rent price in Waco is $995.
Zillow reports that 18.6% of the listings in Waco had a price cut in Oct 2019, which is a good thing for buyers. It shows sellers were willing to negotiate on prices as they were finding it more and more difficult to sell homes at asking prices.
Waco Housing Market Forecast 2019 – 2021
Here is a short and crisp Waco housing market forecast for the 3 years ending with the 3rd Quarter of 2021. The accuracy of this forecast for Waco is 87% and it is predicting a positive trend.
The LittleBigHomes.com estimates that the probability for rising home prices in Waco is 87% during this period. If this price forecast is correct, the Waco home values will be higher in the 3rd Quarter of 2021 than they were in the 3rd Quarter of 2018.
Check this page each quarter for updates to the Waco, TX Real Estate Market Forecast.
Waco Real Estate Market Trends
We shall now discuss some of the most recent housing trends in the Waco area. Trulia has currently 782 resale and new homes for sale in Waco, TX including open houses, and homes in the pre-foreclosure, auction, or bank-owned stages of the foreclosure process.
Some of the most popular neighborhoods in Waco are North Lake, Mountainview, Landon Branch, Oakwood, West Waco, etc. Here you’ll find the maximum no. of homes for sale.
There are currently 93 homes for sale North Lake, Waco, Texas and the home prices range from $31K – $825K. Additionally, there are 26 rental properties for sale on Trulia and their rent price ranges from $1.03K – $2.2K.
The schools are rated between 2/10 – 8/10. It is an expensive neighborhood to rent.
There are 35 homes for sale in Mountainview, Waco, Texas and the home prices range from $58.5K – $824K. Additionally, there are 7 rental properties for sale and their rent prices range from $575 – $2K.
The schools in this neighborhood are rated between 2/10 – 7/10. Mountainview is the 16th most walkable neighborhood in Waco. There are about 35 restaurants, bars and coffee shops in Mountainview.
There are 794 homes for sale in Waco, TX on Realtor.com. The new listed homes for sale are 22. The asking price of single family homes can start from $15,000 and can go up to $1.05M for a luxury property located in the Blue Bonnet Cliffs neighborhood in the city of Waco, TX.
Additionally, there are 141 rental properties for sale, and their rent prices range from $250 to $2,875 per month. The median rent in Waco is $1,030. There are 259 new construction homes for sale in Waco within a price range of $164,100 to $795,000.
According to their statistics, in October 2019, the Waco housing market was a buyer's market, which means there were roughly more active homes for sale than there were buyers.
The median list price of homes in Waco, TX was $191K in October 2019, trending up 6.2% year-over-year. The median listing price per square foot was $108.
The median list price in Waco is $274,906 on Movoto.com. The median list price in Waco went up 7% from November to December. Waco's home resale inventories is 22, which decreased 4 percent since November 2019.
The median list price per square foot in Waco is $129. In November 2019 it was $119. Distressed properties such as foreclosures and short sales remained the same as a percentage of the total market in December.
Waco, TX Single & Multi-Homes Statistics
Following the real estate market decline in 2007 in the U.S., single family rental homes became favorable options for investors, saving in construction or refurbishment prices. The quick turnaround for an owner to rent out their property means cash flow is almost immediate.
Single family rental properties have grown up to 30% within the last three years. Almost all the housing demand in the US in recent years has been filled by single family rental units.
U.S. single-family rental market has seen steady rent increases between 2010 and 2019. According to CoreLogic’s latest Single-Family Rent Index (SFRI), which analyzes single-family rent price changes nationally and among 20 metropolitan areas, it shows a national rent increase of 3% in April 2019, as compared to 2.8% in April 2018.
The average sales price of new homes sold in the U.S. fell by 1.6% year-over-year in July 2019, to $388,000, according to the U.S. Census Bureau. In fact, the median sales price of new homes sold fell by 4.8% to $312,800 over the same period.
For existing homes, the median price was up by 4.3% to $280,800 in July 2019 from a year earlier, according to the National Association of Realtors. July’s price increase marks the 89th consecutive month of year-over-year gains. Demand remains robust. During the year to July 2019, new and existing home sales increased by 4.3% and 2.5%, respectively.
As per the real estate company called Neigborhoodscout.com, the median house price in Waco, TX is $116,105, which indicates that home prices in Waco are well below the national average for all cities and towns in the United States.
Single-family detached homes are the single most common housing type in Waco, accounting for 58.52% of the city’s housing units. Three and four bedroom single family detached homes are the most common housing units in Waco.
Other types of housing that are prevalent in Waco include large apartment complexes, duplexes, homes converted to apartments and a few row houses. Waco has a mixture of owner-occupied and renter-occupied housing.
After the great recession of 2008, renting a home has increased exponentially across the nation. There are currently over 136.57 million housing units in the U.S.
In 2018, the total number of homeowner households hit an all-time high of 76.2 million. 36.6% of households rent their homes and 64.4% buy their homes (2018 U.S. Census Bureau).
Currently, there are 415 single family homes for sale in Waco, TX on Zillow. Additionally, there are 26 single family homes for rent in Waco, TX.
Under potential listings, there are about 1 Foreclosed and 4 Pre-Foreclosure homes. These are the properties that may be coming to the market soon but are not yet found on a multiple listing service (MLS).
Waco, TX Foreclosures And Bank Owned Homes Statistics
As per the Waco foreclosure data by Zillow, the percent of delinquent mortgages in Waco is 1.4%, which is higher than the national value of 1.1%.
There are currently 76 properties in Waco, TX that are in some stage of foreclosure (default, auction or bank owned) while the number of homes listed for sale on RealtyTrac is 128.
In October 2019, the number of properties that received a foreclosure filing in Waco, TX was 39% higher than the previous month and 52% lower than the same time last year.
|Total No. of Foreclosures in Waco||76 (RealtyTrac)|
|Homes for Sale in Waco||128|
|Median List Price||$182,450 (2% increase vs Sep 2018)|
Best Neighborhoods to Invest in Waco Real Estate
If you are looking to invest in the Waco real estate, you should know the best places to invest in. The three most important factors when buying a real estate anywhere are location, location, and location. Location creates desirability.
Desirability brings demand. Demand would raise the price of your Waco rental real estate and you should be able flip it for a lump sum profit. When looking to invest in Waco real estate, you need to find places where the expected property appreciation forecast is positive.
The running costs for owning and managing an Waco rental property should be low. The neighborhoods in Waco must be safe to live in and should have a low crime rate.
The neighborhoods should be close to basic amenities, public services, schools and shopping malls. There should be a natural and upcoming high demand for rental properties and a low supply of income properties.
There are 44 elementary schools, 27 middle schools, 23 high schools and 16 private & charter schools in Waco. One of the best schools is Robinson Elementary School, which is rated 7. The public schools in Waco belong to Waco Independent School District or Midway Independent School District.
Waco Charter School is close and has better ratings than Waco Independent School District. There are 25 neighborhoods in Waco.
Some of the best neighborhoods in Waco, Texas are North Lake Waco, Mountainview and Landon Branch. Alta Vista has a median listing price of $254.9K, making it the most expensive neighborhood.
Carver is the most affordable neighborhood in Waco, with a median listing price of $62.5K. Here are the best neighborhoods to invest in Waco real estate because they have the highest appreciation rates (List by Neigborhoodscout.com).
|1||Elm St / Spring St|
|2||Franklin Ave / S 5th St|
|3||Bosque Blvd / N 18th St|
|4||Airline Dr / Concord Rd|
|5||N Martin Luther King Jr Blvd / E Waco Dr|
|6||W Waco Dr / N 29th St|
|7||S 18th St / Clay Ave|
|8||S University Parks Dr / Garden Dr|
|9||S University Parks Dr / Fm 434|
|10||Bosque Blvd / N 12Th St|
How is Real Estate Investing in Waco, Texas?
Now that you know where Waco is, you probably want to know why we’re recommending it to real estate investors. Investing in real estate is touted as a great way to become wealthy. Should you invest in Waco real estate?
If you want to find out whether Waco real estate is a good investment or not, you need to drill deeper into local trends. The Waco real estate trends will tell what the market holds for the year 2020. We have already discussed the latest Waco housing market forecast for 2020.
Although, this article alone is not a comprehensive source to make a final investment decision for Waco but we have collected ten evidence based positive things for those who are keen to invest in the Waco real estate.
Investing in Waco investment properties will fetch you good returns in the long term as the home prices in Waco have been steadily trending up year-over-year.
Let’s take a look at the number of positive things going on in the Waco real estate market which can help investors who are keen to buy an investment property in this city.
We’ll focus on real reasons to invest in the Waco real estate instead of giving you vague appeals to buy a house or an investment property because of general ambiance and mere promises of future growth.
1. The Relative Affordability of Property
One point in favor of Waco real estate investment is the affordable housing market. The median home price is around 120,000 dollars.
This is 80,000 dollars less than the average price of a home in the state of Texas. And you could buy 3 homes in the Waco housing market for the cost of one Austin investment property.
2. The High Rental Rates
The median gross rent in the Waco housing market is around 1000 dollars a month. While this is 150 less than the state average and 200 dollars below the national average, it is proportionally higher than you’d expect given property prices.
This is because of the price pressure the large student population puts on rents in the Waco real estate market. Furthermore, rental rates are going up in line with property prices.
You could also do well by buying a Waco real estate investment property catering to staff and faculty. They’ll pay more for a nice home or condo in walking distance to campus than students.
3. The Steady Waco Real Estate Appreciation Rates
The Waco housing market is seeing slow, steady growth. Home prices increased 8 percent in 2018. Home prices are expected to increase 5 percent in 2020.
For comparison, this is faster than the state average, though Texas has one of the best performing real estate markets in the country.
Texas as a whole saw a 5 percent appreciation in 2018 and Texas home prices are expected to go up nearly 4 percent in 2020. This is partially due to competition with other regional housing markets.
If someone is going to take a crew and build 500 homes, they’ll generally do it in more profitable markets like North Dallas than the Waco real estate market. It also affects the Waco real estate market in other ways.
For example, many of the new homes being built are at the luxury end of the market, not the affordable single family homes that Millennials are looking for.
4. The College Market
Baylor University is a large private university, and it is located in Waco. It employs more than 2500 people. There are roughly 20,000 students that attend the Baptist school.
It attracts students from around the state to attend their law school, nationally ranked business school and Christian education program.
Some of these students live on campus, but you see a high ROI on a Waco real estate investment property in walking or biking distance of school.
A smaller number of students attend Texas State Technical College, also located in Waco. Note that TSTC students are in the Waco housing market, and this school shouldn’t be confused with the much larger Texas A&M campus in College Station.
5. The Diversified Economy
Waco has a much stronger economy than other small and mid-sized Texas towns thanks to its diversified economy. Baylor University and Texas State Technical College provide steady professional employment for many.
TSTC is notable for having been the site of Connally Air Force Base before it was turned into a community college. The Magnolia Market in Waco attracts 25,000 shoppers a week, and it is a day trip for tourists from Dallas and Austin.
Defense contractor L-3 employs several thousand. That is in addition to agricultural processors who remind us of the city’s rural past. Waco is also a regional services provider, making it home to several large hospitals.
This attracts people from the surrounding rural area to the city as well as keeps many of the local college graduates in town. All of this explains why Waco is growing at about 1 percent a year while many similarly sized semi-rural metro areas are in decline.
6. The Economics That Force Many to Rent
About 40 percent of Waco’s residents rent. While that isn’t much higher than the national average, it is surprisingly high given the relatively affordable real estate.
One factor is the relatively low paying jobs in the area. The median household income is 40,000 dollars a year, roughly 20K below the state average.
Per capita income is around 22,000 dollars a year. Factor in the average 1000 dollar a month rent, and many who live here simply can’t afford to buy a home.
7. The Demographic Momentum
Another point in favor of Waco real estate investment is the area’s demographic momentum. The median age for Waco residents is 29, five years lower than the state average and 11 years below the national average.
That’s true of many college towns, but we’ve already said Waco is doing a great job of retaining its young adults. Given that these college graduates are about to start their own families, this will drive up rents and property prices in the Waco real estate market.
8. The Low Taxes
Texas is a mixed bag when it comes to taxes. It doesn’t have a state income tax, but it has some of the highest property taxes in the country. Only Illinois, New Jersey and New York beat it in this regard.
Yet this is a point in favor of Waco real estate investment. Your property taxes are based on the property’s value, and property in the Waco housing market is often half the state average.
Per capita property taxes are nearly 2,000 dollars a year. For a Waco real estate investment property, it could be a thousand dollars a year.
9. The Favorable Legal Climate
Texas is friendlier to property owners than renters. Texas doesn’t limit security deposits at a state level. There is no rent control at a state level as you’d find in Oregon or New York.
The Waco real estate market doesn’t face pressure to regulate landlords, so you shouldn’t expect the same strict inspection regimen or “income discrimination” rules that Dallas passed.
The state makes it relatively easy to evict someone for nonpayment of rent or serious lease violations.
10. The Opportunity for Bargains
Waco has a history of making the news for all the wrong reasons. This ranges from the Branch Davidian compound fire in the 1990s to the Twin Peaks biker shootout several years ago.
However, the city is notable for the sheer abundance of bargains. For example, the number of people in the Waco area who are delinquent on their mortgage is 1.4 percent, well above the 1.1 percent national average.
Aside from these distressed sellers, you can find former professors and people who owned property rented out to their former student up for sale at a discount.
Investing in Waco Real Estate: The Conclusion
Maybe you have done a bit of real estate investing in Waco, TX but want to take things further and make it into more than a hobby on the side. It’s only wise to think about how you can and should be investing your money. In any property investment, cash flow is gold.
The Waco housing market has a number of points in its favor. It isn’t just a college town; it is a stable, steadily appreciating real estate market that offers high returns despite low property prices.
A good cash flow from Waco investment properties means the investment is, needless to say, profitable. A bad cash flow, on the other hand, means you won’t have money on hand to repay your debt.
Therefore, finding a good Waco real estate investment opportunity would be a key to your success. If you invest wisely in Waco rental real estate, you could secure your future.
If you are a beginner in the business of cash flow real estate investing, it very important to read good books on real estate. Most investors naturally gravitate to residential property investment.
When looking for the best real estate investments in Waco you should focus on neighborhoods with relatively high population density and employment growth.
Both of them translate into high demand for housing. If housing supply meets housing demand, real estate investors should not miss the opportunity since entry prices of homes remain affordable.
You must also collaborate and learn from savvy real estate investors who have retired early on in their lives by investing locally in the Waco real estate market.
Buying or selling real estate, for a majority of investors, is one of the most important decisions they will make. Choosing a real estate professional/counselor continues to be a vital part of this process.
They are well-informed about critical factors that affect your specific market area, such as changes in market conditions, market forecasts, consumer attitudes, best locations, timing and interest rates.
NORADA REAL ESTATE INVESTMENTS strives to set the standard for our industry and inspire others by raising the bar on providing exceptional real estate investment opportunities in the U.S. growth markets. We can help you succeed by minimizing risk and maximizing profitability.
The aim of this article was to educate investors who are keen to invest in Waco real estate in 2020. Purchasing an investment property requires a lot of studies, planning, and budgeting. Not all deals are solid investments. We always recommend to do your own research and take help of a real estate investment counselor.
Other Best Places To Invest in Real Estate in 2020
Another fairly good market to choose for real estate investment is Fort Myers in Florida. The Fort Myers housing market has several points in its favor that result in it providing a better overall value than many expect. For example, more than forty percent of homes were built since 2000.
This means the average investment property will have lower maintenance requirements than properties in older, more established communities.
The other best place to invest in real estate is Columbia, South Carolina. The Columbia SC real estate market offers low cost properties, decent rental rates, and a stable economy.
A number of factors limit the growth of housing stock while demand remains high. This makes it an excellent opportunity for investors.
The Columbia SC housing market is bolstered by a diversified economy. The city is a regional services provider in addition to being the state capital. That is one reason why it is the regional educational center.
*Remember, caveat emptor still applies when buying a property anywhere. Some of the information contained in this article was pulled from third party sites mentioned under references. Although the information is believed to be reliable, Norada Real Estate Investments makes no representations, warranties, or guarantees, either express or implied, as to whether the information presented is accurate, reliable, or current. All information presented should be independently verified through the references given below. As a general policy, the Norada Real Estate Investments makes no claims or assertions about the future housing market conditions across the US.
The college market
Landlord Friendly / Legal climate
High rental rates
Updated Market Prices, Trends & Forecasts
Economic factors driving renting