78504
Mcallen, Texas

The 78504 ZIP code in McAllen shows a modest cooling trend with a median sale price of $290,000, down 0.6% year-over-year as of February 2026. Homes are spending an average of 81 days on market, suggesting inventory is moving at a moderate pace rather than the rapid turnover seen in tighter markets. Only 14% of properties are selling above list price, indicating sellers have limited pricing power and buyers face minimal bidding war pressure in most transactions.

This environment favors deliberate buyers with financing contingencies who can leverage the 81-day average market time to conduct thorough due diligence without rushed decisions. The 14% above-list figure means negotiation leverage tilts toward purchasers, particularly for properties exceeding DOM averages. Investors seeking cash flow over appreciation should find the flat price trajectory useful for underwriting conservative return projections, while sellers with equity and no urgency can wait for the right offer rather than accepting immediate discounts.

The PropIQ score of 51 signals caution, reflecting market uncertainty that could swing either direction depending on local employment and migration trends. The near-zero price change over twelve months suggests this market is testing a floor rather than establishing momentum. Buyers should monitor whether DOM begins shortening and above-list percentages rise above 20%, which would indicate shifting leverage, while current conditions may persist if inventory remains steady relative to absorption rates.