Wholesaling Real Estate in McLennan County, Texas
Wholesaling in McLennan County pays a fee without making you buy, rehab or hold a house. You find a distressed property in Waco or one of the towns around it, put it under contract with an owner who needs to sell, and assign that contract to a cash investor.
McLennan County foreclosures mostly run as trustee sales outside court, so wholesalers who reach owners before the first-Tuesday auction at the courthouse have the most room to negotiate.
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McLennan County, Texas housing market at a glance
Market data: Realtor.com McLennan County housing market, October 2026. Zillow Home Value Index for McLennan County: $262,852 (up 0.2% from a year earlier), August 2026. View homes on Zillow.
What makes McLennan County a good wholesaling market?
A McLennan County assignment locks up a house with a signed contract and an earnest money check rather than a loan. The cash buyer covers the repairs, so you never run a crew, and many of these deals close within a few weeks.
The county's ZIP codes stretch from Eddy and Axtell to China Spring and Hewitt, and inherited houses, tired rentals and pre-foreclosures appear in every one of those communities.
A county of this size turns out a steady supply of probate cases, divorce filings and posted foreclosure notices each year. Wholesalers who follow those records and call owners first win the best off-market Central Texas contracts.
How a McLennan County wholesale deal works
A McLennan County contract moves through these stages from the first lead to your paid fee:
- Find a distressed property
Build lists of McLennan County owners with a real reason to sell, such as heirs, worn-out landlords and borrowers whose homes are posted for a trustee sale. - Run the numbers
Set the after-repair value (ARV) from recent sales close to the property, since every later number depends on it. - Sign a purchase contract
Agree on a price that leaves room for your buyer's profit and your assignment fee. - Find a cash buyer
Take the deal to a flipper, rental investor or other cash buyer on your Waco-area list. - Assign the contract
Sign an assignment that hands your purchase rights to that buyer for the agreed fee. - Collect your fee
Your fee is usually paid at closing by the title company or closing attorney that handles the sale.
Motivated sellers who want to liquidate fast
For this reason, ForeclosuresDaily.com’s off-market real estate platform covers every major distress signal in McLennan County, cross-referenced with tax rolls and property appraiser records.
Pricing a McLennan County wholesale offer
Waco-area offers begin with ARV, the value of the house once repairs are finished.
Cash buyers following the 70% Rule pay no more than 70% of ARV minus repairs. Your fee comes out of that same figure, so the price you sign with the seller must be lower.
Wholesale offer example
| Step | Amount |
|---|---|
| ARV | $308,500 |
| 70% of ARV − repairs ($25,000) | $190,950 |
| Your assignment fee | − $9,000 |
| Your contract price |
McLennan County ZIP codes worth targeting
Work these McLennan County ZIP codes first and branch out as you learn where buyers want to own. Click through to any ZIP code for its figures.
ZIP 76524 · Eddy · $345,000 · Wholesale
Market snapshot: Eddy (76524)
| Metric | Value |
|---|---|
| Median listing price | $345,000 ▲ 15.4% |
| Price per sq ft | $205 |
| Days on market | 39 days ▼ 27.8% |
| Median rent | n/a |
| Active listings | 11 ▲ 2.9% |
| Gross rent yield | n/a |
Eddy (76524) carries a Zillow Home Value Index of $266,750 in August 2026, 1.9% above a year earlier.
ZIP 76524 is part of Eddy, TX.
Investor note: In Eddy, probate, pre-foreclosure and absentee-owner lists are the quickest route to 76524 owners who want to sell.
Max offer when the ARV equals the median price: $345,000 × 70% − $28,000 repairs = $213,500 max offer
ZIP 76624 · Axtell · Wholesale
Market snapshot: Axtell (76624)
Axtell (76624) posted a Zillow Home Value Index of $355,694 for August 2026, up 2.8% from the prior year.
Axtell is an unincorporated community on the east side of McLennan County and part of the Waco metro area. It is known as the location of the Mount Carmel Center, site of the 1993 Waco Siege. Population: 2,284.
Investor note: Axtell is unincorporated, so McLennan County handles its permits, liens and code enforcement, and that is where to pull records for 76624. Commuters create owner-occupant demand that helps retail resales and quick assignments. Sales are few each year, so check every comp and keep a list of buyers who know the area.
ZIP 76633 · China Spring · $494,950 · Negotiate
Market snapshot: China Spring (76633)
| Metric | Value |
|---|---|
| Median listing price | $494,950 ▼ 16.2% |
| Price per sq ft | $232 |
| Days on market | 94 days ▼ 12.4% |
| Median rent | $1,912 ▼ 4.2% |
| Active listings | 69 ▲ 17.7% |
| Gross rent yield | 4.6% |
For China Spring (76633), the August 2026 Zillow Home Value Index came in at $410,717, a 2% gain over twelve months.
China Spring is a census-designated place in northwestern McLennan County, Texas. It lies approximately twelve miles northwest of Waco, on Farm-to-Market Road 1637, and is part of the Waco Metropolitan Statistical Area. Population: 1,436.
Max offer when the ARV equals the median price: $494,950 × 70% − $40,000 repairs = $306,465 max offer
ZIP 76643 · Hewitt · $385,900 · Negotiate
Market snapshot: Hewitt (76643)
| Metric | Value |
|---|---|
| Median listing price | $385,900 ▲ 11.4% |
| Price per sq ft | $190 |
| Days on market | 58 days ▲ 15.2% |
| Median rent | $1,750 ▼ 6.4% |
| Active listings | 89 ▲ 5.8% |
| Gross rent yield | 5.4% |
Hewitt (76643) shows a Zillow Home Value Index of $299,459 as of August 2026, down 0.3% year over year.
Hewitt is a city in McLennan County, Texas. Population: 16,026 (2020 census).
Investor note: Hewitt runs its own city government, so pull its code-violation, vacant-property and rental-registration lists for 76643.
Max offer when the ARV equals the median price: $385,900 × 70% − $31,000 repairs = $239,130 max offer
ZIP 76657 · McGregor · $364,500 · Wholesale
Market snapshot: McGregor (76657)
| Metric | Value |
|---|---|
| Median listing price | $364,500 ▲ 4.4% |
| Price per sq ft | $189 |
| Days on market | 79 days ▼ 26.6% |
| Median rent | $1,600 ▲ 11.3% |
| Active listings | 140 ▲ 1.4% |
| Gross rent yield | 5.3% |
McGregor (76657) recorded a Zillow Home Value Index of $332,854 in August 2026, 1.3% higher than a year before.
Similarly, McGregor is a city in McLennan and Coryell counties in the U.S. state of Texas. McGregor lies in two counties, as well as two metropolitan areas.
The McLennan County portion of the city is part of the Waco metropolitan area, while the small portion that lies in Coryell County is part of the Killeen-Temple-Fort Hood metropolitan area. Population: 5,321 (2020 census).
Investor note: McGregor's industrial past left older homes that often need updates, a good fit for fix-and-flip buyers in 76657. Its ties to the Fort Hood area also bring rental demand from service members, which supports landlord buyers.
Max offer when the ARV equals the median price: $364,500 × 70% − $29,000 repairs = $226,150 max offer
ZIP 76691 · West · $375,000 · Wholesale
Market snapshot: West (76691)
| Metric | Value |
|---|---|
| Median listing price | $375,000 ▲ 14.4% |
| Price per sq ft | $198 |
| Days on market | 66 days ▼ 28.3% |
| Median rent | n/a |
| Active listings | 74 ▼ 21.2% |
| Gross rent yield | n/a |
West (76691) had a Zillow Home Value Index of $300,466 in August 2026, up 2.6% from the year before.
West is a McLennan County city named for Thomas West, its first postmaster. It sits about 70 miles south of the Dallas-Fort Worth area, 20 miles north of Waco and 120 miles north of Austin. Population: 2,531.
Max offer when the ARV equals the median price: $375,000 × 70% − $30,000 repairs = $232,500 max offer
ZIP 76704 · Bellmead · $169,900 · Negotiate
Market snapshot: Bellmead (76704)
| Metric | Value |
|---|---|
| Median listing price | $169,900 ▼ 7.2% |
| Price per sq ft | $156 |
| Days on market | 86 days ▲ 20% |
| Median rent | $1,137 ▼ 9.3% |
| Active listings | 86 ▼ 15.6% |
| Gross rent yield | 8.0% |
Bellmead (76704) shows an August 2026 Zillow Home Value Index of $116,723, a 2.7% drop from the prior year.
Bellmead is a city in McLennan County, Texas. Population: 10,494 (2020 census).
Max offer when the ARV equals the median price: $169,900 × 70% − $14,000 repairs = $104,930 max offer
ZIP 76706 · Waco · $285,000 · Wholesale
Market snapshot: Waco (76706)
| Metric | Value |
|---|---|
| Median listing price | $285,000 ▲ 1.2% |
| Price per sq ft | $187 |
| Days on market | 72 days ▼ 7% |
| Median rent | $1,650 ▲ 17.9% |
| Active listings | 176 ▲ 22.7% |
| Gross rent yield | 6.9% |
In southeast Waco (76706), the Zillow Home Value Index stood at $253,255 as of August 2026, 0.8% above a year earlier.
Waco is a city in and the county seat of McLennan County, Texas. It is situated along the Brazos River and I-35, halfway between Dallas and Austin. Bosque County was added to the Waco metropolitan area in 2023. Population: 147,788. ZIP 76706 covers the southeastern part of Waco, about 4 miles from the center of the city.
Investor note: Homes near the Brazos River and other water in 76706 often sell at a premium, so compare ARV carefully and check flood zones. Older properties here may fall under historic-district rules, so check them before planning exterior work.
Max offer when the ARV equals the median price: $285,000 × 70% − $23,000 repairs = $176,500 max offer
ZIP 76708 · Waco · $279,900 · Negotiate
Market snapshot: Waco (76708)
| Metric | Value |
|---|---|
| Median listing price | $279,900 ▼ 3.8% |
| Price per sq ft | $164 |
| Days on market | 78 days ▼ 11.7% |
| Median rent | $1,622 ▼ 7.3% |
| Active listings | 313 ▲ 7.3% |
| Gross rent yield | 7.0% |
North Waco (76708) posted a Zillow Home Value Index of $228,628 in August 2026, 1.2% lower than twelve months earlier.
ZIP 76708 covers the northern part of Waco, about 2 miles from the center of the city.
Investor note: 76708 sits close to central Waco, where older houses and rentals are common, so rental-registration and code-violation records are worth pulling.
Max offer when the ARV equals the median price: $279,900 × 70% − $22,000 repairs = $173,930 max offer
ZIP 76711 · Beverly Hills · $165,650 · Negotiate
Market snapshot: Beverly Hills (76711)
| Metric | Value |
|---|---|
| Median listing price | $165,650 ▼ 8.9% |
| Price per sq ft | $152 |
| Days on market | 58 days ▼ 0.8% |
| Median rent | $1,558 ▲ 10% |
| Active listings | 38 ▼ 2% |
| Gross rent yield | 11.3% |
Beverly Hills (76711) recorded a Zillow Home Value Index of $144,641 for August 2026, down 0.2% year over year.
Beverly Hills is an enclave city in McLennan County, Texas. The city is surrounded by Waco and is part of the Waco Metropolitan Statistical Area. Population: 1,878 (2020 census).
Max offer when the ARV equals the median price: $165,650 × 70% − $13,000 repairs = $102,955 max offer
Here, gross rent yield equals median rent for 12 months divided by the median listing price, and each max offer sets aside 8% of the median price for repairs.
Finding cash buyers in McLennan County
Line up Waco-area buyers before your first seller signs. Cash flippers, rental owners and small builders who close quickly come first.
McLennan County wholesalers and Texas assignment rules
Texas requires anyone who assigns a purchase contract without a license to disclose the nature of that interest in writing to the buyer and to the seller. Have a Texas real estate attorney review your contract and disclosure forms before your first McLennan County deal.
ForeclosuresDaily off-market opportunities before your competition
McLennan County at a glance
Texas foreclosures are usually nonjudicial.
Trustee sales are held at the county courthouse on the first Tuesday of the month after at least 21 days’ notice, and there is no right to buy the home back after a regular mortgage sale. An early contract can help a McLennan County owner sell before the sale date.
Sources: U.S. Census Bureau QuickFacts, McLennan County, Texas (2020 to 2024 American Community Survey; population estimate for July 1, 2025) and state foreclosure law summary.
In fact, since 2004, ForeclosuresDaily.com has helped investors, wholesalers, flippers, and agents reach motivated sellers first.
McLennan County wholesaling FAQs
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What can a McLennan County wholesaler earn per deal?
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How does a McLennan County foreclosure begin?
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