Thinking about selling in West but not sure how to price or when to list? In a small town like ours, a few smart choices can make the difference between a long wait and a confident, clean closing. You want fair market value, fewer surprises at appraisal, and the right buyers seeing your home at the right time. This guide gives you clear, local steps based on current data and small‑town dynamics so you can make a strong plan. Let’s dive in.
West market snapshot: what the numbers say
West’s market moves at a measured pace compared with bigger metros. In ZIP 76691, the median for‑sale price sits around $240,000 with a typical time on market near 117 to 118 days, and a median listing price per square foot of about $179 (Realtor.com, Oct 2025). Those figures point to a buyer‑leaning environment where pricing and presentation matter.
For county context, the typical McLennan County home value is about $253,551 based on Zillow’s ZHVI index (data through Jan 31, 2026), while Realtor.com’s county overview showed a median for‑sale figure near $282,500 (Oct 2025). Different vendors measure different things on different timelines, so always note the source and date when you quote a number. Use live MLS sold data to set your actual list price.
West is a true small town along I‑35 about 20 miles north of Waco, with a 2020 population of 2,531 inside city limits. That location draws commuters, but it does not make West behave like a metro market. Price and plan with West’s pace in mind. Learn more about West’s location and size on Wikipedia.
Price smart for ZIP 76691
The right list price starts with a local CMA that focuses on sold homes. Because 76691 includes small‑lot homes in town and larger acreage nearby, ask your agent for a CMA that prioritizes recent, truly comparable sales inside city limits and closely neighboring parcels. If there are too few recent sales, expand outward in a careful, stepwise way before leaning on Waco comps.
Use price‑per‑square‑foot bands as a quick check, not a rule. With a recent median listing price per square foot near $179 in 76691 (Realtor.com, Oct 2025), you have a baseline to adjust for condition, updates, lot size, and any permitted outbuildings. Unique properties and ranchettes often require a broader comp search and a narrative valuation.
A simple pricing example
Imagine your CMA shows sold comps from $225,000 to $265,000 for homes most like yours. You could:
- Price slightly under market to attract multiple early showings and a faster sale.
- Match the heart of the market to balance speed and price.
- List above market and risk extended days on market and later reductions.
Your best choice depends on your timeline, your home’s condition, and current competition. Always anchor to the live MLS CMA.
Avoid overpricing and appraisal risk
In small‑town and rural ZIPs, the buyer pool is smaller and recent comps can be limited. That makes automated estimates and appraisals more volatile. Appraisers must rely on nearby, recent sales, and when there are few, value opinions can skew conservative. The risk: a contract price that outpaces local support can trigger a low appraisal and a renegotiation. For background on how appraisals work and why local context matters, see this overview of appraisal basics and AVMs’ limits from a respected appraisal explainer.
To reduce risk:
- Target a competitive, reality‑checked list price tied to sold comps.
- Document your upgrades and permits. Appraisers value facts they can verify.
- Prepare your home so condition adjustments are minimal.
For a practical prep list, review this HomeLight appraisal checklist.
Time your listing for the most eyes
Across many markets, buyer interest rises in spring. Zillow’s research finds that May and early June often deliver the strongest price premium, and late‑week listing can boost early exposure. See the findings in Zillow’s best time to sell analysis.
In West, the seasonal lift is real but smaller than in a metro. Spring is still a smart window because more buyers are looking, but timing will not fix an over‑market price. If you need to sell in winter, a well‑priced listing can stand out when there is less competition.
Listing‑day and launch tactics
- Go live late in the week to catch weekend search patterns.
- Front‑load your marketing in the first two weeks when interest is highest.
- Keep the home easy to show. Quick access helps convert online views into showings.
Leverage Waco proximity, wisely
West benefits from being close to Waco, but pricing and buyer behavior do not match one to one. Waco has more segments and inventory, which creates different price and speed patterns across neighborhoods. Use Waco for broader context, then calibrate to West’s smaller pool and longer average days on market. County snapshots from Realtor.com and Zillow’s McLennan County ZHVI can help you see the range, yet your CMA remains the authority.
Prep for appraisal: your seller checklist
Most buyers use a loan, and the lender will order an appraisal. A clean appraisal makes closing smoother. Use this quick checklist to set yourself up for success:
- Gather documents. Collect receipts, permits, roof and HVAC invoices, and a list of improvements with dates. Share these with your agent and make them available for the appraiser. This HomeLight checklist outlines what to pull together.
- Consider pre‑listing help. A pre‑listing inspection and, in some cases, a paid pre‑listing appraisal can surface issues early and support pricing. Ask your agent whether this investment makes sense for your property and timeline.
- Make small, high‑impact fixes. Address leaks, safety items, basic system function, and curb appeal. Appraisers focus on structure and systems more than décor.
- Provide local comps through your agent. If there are very nearby sales that match well, your agent can share factual data through the proper lender channels. Appraisers must remain independent, so keep it factual and professional.
- Ensure full access. Clear pathways to the attic, crawlspace, and any outbuildings. Secure pets. Presentation in photos matters to underwriters.
If an appraisal comes in low
Texas contracts often include appraisal contingencies. If a low appraisal appears, typical paths include:
- Renegotiate the price.
- Ask the buyer to cover some or all of the gap.
- Split the difference and move forward.
- Request a reconsideration of value through the lender’s process.
For a plain‑English overview of offer and appraisal gap approaches, review this short offer review and acceptance primer. Your agent will guide you on local practice and timing.
Local data to verify your price
Because public portals differ, use them as color, not as your final word. For quick snapshots and context:
- West, TX overview with median list price, days on market, and $/sq ft: Realtor.com West, TX overview (note the reporting month).
- County trend and smoothed index: Zillow McLennan County ZHVI.
- County market snapshot: Realtor.com McLennan County.
- Parcel, tax, and local assessment context: McLennan Central Appraisal District.
Then ask your agent for a 6 to 12‑month MLS solds table for your specific area and property type. Date every number you quote so readers know the context.
Bottom line for West sellers
- Price to the comps you have, not the ones you wish you had.
- Plan your launch for maximum early visibility, especially in spring.
- Prep for appraisal with documents, access, and small repairs.
- Expect West to move differently than Waco, then market to the right buyers.
If you want a clear, local plan tailored to your address, reach out to our team. We know the city, the surrounding acreage, and the small‑town patterns that move the needle for sellers here in West.
Ready to run pricing and timing for your home? Connect with Katie Miller REAL to get a custom CMA, launch plan, and appraisal‑ready checklist.
FAQs
What is the median list price in West, Texas right now?
- Realtor.com’s West, TX snapshot showed a median for‑sale price around $240,000 with median days on market near 117 to 118 and about $179 per square foot (Oct 2025).
How does West compare with the broader McLennan County market?
- Zillow’s McLennan County ZHVI was about $253,551 as of Jan 31, 2026, while Realtor.com’s county median for‑sale was near $282,500 in Oct 2025, which shows why vendor and date matter.
When is the best time to list a home in West?
- Spring typically brings more buyer activity, and May to early June can offer advantages according to Zillow research, but price and presentation usually matter more than month alone in a small town.
How can I reduce appraisal problems on my West home sale?
- Anchor your price to recent sold comps, document permitted upgrades, make small health and safety fixes, and provide access and local context through your agent using an appraisal prep checklist.
Should I use Waco comps to price my West property?
- Use Waco only for broader context; start with West city and nearby parcels first because Waco’s larger, segmented market does not map directly to West’s pricing or days on market.
