What happened in January
January is always one of the slowest months of the year, and 2026 was no different: 97 closed sales, compared with 90 in January 2025.
The median sale price came in at $169,000, down 6.1% from $180,050 a year earlier. Before reading that as prices falling, look at the mix. More than half of January's sales were in Waterloo, where the median was $133,000, so the overall number was pulled down. One month's median moves with whatever happened to close.
Homes that did sell went fairly quickly. The typical home spent 15 days on the market, and sellers got 96.7% of their list price on average, a little less than the 98.7% they got last January. Winter buyers take their time and negotiate a bit more.
Town by town
| Town | Sold | 2025 | Median price | 2025 | Median days | % of list |
|---|---|---|---|---|---|---|
| Waterloo | 53 | 52 | $133,000 | $147,400 | 24 | 95.6% |
| Cedar Falls | 33 | 30 | $256,000 | $283,500 | 11 | 97.1% |
| Waverly | 6 | 6 | $225,450 | $213,000 | 23 | 99.2% |
| Evansdale | 5 | 2 | $139,900 | $167,500 | 15 | 97.1% |
Small towns swing a lot month to month: a few sales can move the median.
What it means for you
Winter sales are real but buyers are fewer and pickier. If you list now, price it right from day one and expect a little more negotiating than in spring.
January is when you have the most room to negotiate. Sellers got about 96.7% of list price on average, so a fair offer under asking is often taken seriously.
Town-wide numbers are a starting point. I'll build you a Game Plan from the actual sales around your home. When you're ready to sell, I'd like to be the one who sells it.
About these numbers
- Closed residential sales (single-family, condo, townhouse, acreage) in Waterloo, Cedar Falls, Evansdale and Waverly, by closing date, from the Paragon MLS of the Northeast Iowa Regional Board of REALTORS®. Pulled Nov 3, 2026.
- "Median" is the middle sale. One month's median moves with the mix of homes that closed, so look at the trend over several months.
- Days on market is the MLS count for each sold home. "% of list price" is total sold dollars divided by total list dollars for the month.