Is Waterford, MS 38685 a buyer’s or seller’s market?
Waterford is a buyer’s market. With about 9.6 months of supply, buyers usually have more time and more room to negotiate on price and terms.
The Waterford housing market right now
In the three months ending August 31, 2026, 100% of homes in Waterford, MS 38685 sold above their list price, the typical home went under contract in 9 days and there were 9.6 months of supply. More than six months of supply favors buyers, who usually have more time and more room to negotiate. With only 1 sale, these figures can swing a lot from month to month.
Compared with the same period a year earlier, the share selling over asking rose from 0%, homes sold faster (117 days then) and the median sale price fell 51% to $181,921. Overall, Waterford is more competitive than a year ago, so tougher for buyers.
Within Marshall County, homes here sell faster, and more often over asking, than in any other ZIP code in the county.
Nearby, buyers who want less competition could look at Red Banks 38661 (0% sold over asking) or Potts Camp 38659 (0% sold over asking).
Run the numbers for 38685
Nearby markets
Byhalia 38611Seller’s market $177 /sq ftHolly Springs 38635Balanced $133 /sq ftPotts Camp 38659Seller’s market $95 /sq ftRed Banks 38661Buyer’s market $213 /sq ft Browse all markets →Towns like Waterford nearby
Find towns like Waterford in other states →Where Waterford is
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Questions about Waterford real estate
Is Waterford a buyer’s or seller’s market?
A buyer’s market: there were 9.6 months of supply in Waterford, MS 38685 in the three months ending August 31, 2026. Under four months usually favors sellers, and more than six favors buyers.
How fast do homes sell in Waterford?
The typical home went under contract in 9 days in the latest three months.
Do homes in Waterford sell over asking?
100% of homes sold above their original list price, and the typical sale closed at 101.1% of the list price.
What are property taxes in Waterford?
About 0.72% of a home’s value a year in Marshall County, or roughly $2,880 on a $400,000 home.
What is the median home price in Waterford?
The median sale price was $181,921 in the three months ending August 31, 2026, about $158 per square foot.
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Market data describes housing activity only. Figures are rolling 3-month values from Redfin and may be revised. Methodology