73 homes sold in Waterford in the last year, at a typical $441K
Almost every sale is a house. Below: what each kind of home sells for, what your budget buys, the best months to buy, how hard you’ll have to bid, and a shortcut to every site where Waterford homes are listed.
Every place Waterford homes are listed, in one stop
We don’t copy listings: the agents’ sites have the photos and the latest price changes. Set what you want once and we open each site already filtered to Waterford.
For sale
Rent
New, land & open houses
Links open the listing sites; TownRatings isn’t paid for them and doesn’t rank one above another. Rentals and government-owned homes come from sources outside the MLS.
Houses are 96% of Waterford’s sales, at a typical $441K
73 homes sold in the year to May 2026.
typical sale · 70 sold in 12 months
- Per square foot
- $284CA $494
- Days to sell
- 30
- Sold over asking
- 40%
- Listings with a price cut
- 34%
Multi-family (2–4 units): 3 sold, typical $598K
Too few sales in 12 months for reliable figures.
Fewer homes sell than before 2023, at twice the 2016 price
73 sales in the last year, against 125 in 2022 and a low of 52 in 2023. The typical sale went from $228K in 2016 to $441K.
Source: Redfin Data Center, MLS sales. Typical price and $/sq ft are the monthly medians, weighted by sales.
What $450K buys in Waterford
Check a listing against what Waterford homes sold for
Against the town’s median price per square foot over the last 12 months. A rough check: condition, lot and location within town move a price more than this can see.
Bidding wars in Waterford are more common than before the pandemic, but a quarter fewer homes come up for sale
We read every month of Waterford’s home sales since 2013 so you don’t have to. Each figure covers 12 months, because a single month in a town is too few sales to mean much. Latest: the year to May 2026, 73 sales.
If you’re buying in Waterford
- Shop in September. It brings about 11 new listings a month, close to the busiest month, with fewer bidding wars (36% over asking).
- Some room to negotiate. 32% of listings cut their price, about as many as before the pandemic.
- Bid near asking. Buyers paid 98.4% of the list price on average; 40% paid over.
- You’ll usually have time. Only 25% of homes go under contract within two weeks; the typical one takes 30 days.
Spring brings the homes; summer brings the bidding wars
May has the most new listings (about 13 a month), but June is the most competitive: 48% of June sales close over asking. September offers nearly as much choice with fewer homes bid up (36%). August has the least competition (31%).
Averages for each calendar month, 2015 on.
Calmer than the 2021 frenzy, and about like California as a whole
| Waterford now | 2017–19 | 2021 peak | CA now | |
|---|---|---|---|---|
| Sold over askingShare of sales that closed above the list price | 40% | 29% | 68% | 36% |
| Gone within two weeksShare of homes under contract within 14 days | 25% | 37% | 54% | 31% |
| Listings with a price cutShare of homes for sale that cut their price | 32% | 31% | 24% | 24% |
| Price paid vs. askingAverage sale price ÷ list price | 98.4% | 98.8% | 102.3% | 99.7% |
| Days to sellMedian days from listing to contract | 30 | 26 | 12 | 44 |
12 homes for sale on a typical day
That’s 1.7 times the 2023 low (7), 29% fewer than in 2017–19 and well under 2015’s 18.
1 in 3 listings has cut its price
32% in the last year, against 31% in 2017–19 and 24% across California.
Waterford ranks 213th of 555 busy California markets for bidding wars
Share of sales over asking in the last year, among towns with 60 or more sales. Waterford is in the middle of the pack.
Source: Redfin Data Center, city market tracker, January 2013 to May 2026 (MLS sales, not seasonally adjusted). Ratios are weighted by homes sold; price cuts by homes for sale.
Owning the typical Waterford home costs about $2,588 a month
Price: Waterford’s typical sale, last 12 months. Property tax at Waterford’s 0.8% (median bill ÷ median value, Census ACS); insurance at 0.35% of price a year. Before PMI, HOA dues, upkeep and the tax deduction. Whether Waterford is affordable on local pay is on Cost of living.
Six things worth knowing
New listings in May
The month with the most choice. December has the fewest, about 6.
Best time to buyProperty tax, a year
Of a home’s value: the median bill over the median home value. On a $441K home, about $3,440 a year.
Taxes vs. neighborsSchools
The schools grade for Waterford, from test results, graduation and how much students grow.
Schools in WaterfordTypical commute
The average one-way trip to work for people who live in Waterford.
Work & commuteCheck the flood map
Flood insurance isn’t in a standard policy, and lenders require it in FEMA flood zones. Check the address before you make an offer.
Natural hazardsLook up any property
Assessed value, lot size and every past sale of a home you’re eyeing are public, at the town or county assessor and the registry of deeds.
No busy market nearby sells for less a square foot; East Oakdale for far more
The busier markets within 25 miles of Waterford, by what sold. Prices, taxes and how far a paycheck goes next door are on Cost of living.
| Sold | Typical sale | $/sq ft | Over asking | Days to sell | |
|---|---|---|---|---|---|
| Oakdale | 255 | $510K | $291 | 30% | 31 |
| Hughson | 83 | $524K | $287 | 49% | 29 |
| Waterford | 73 | $441K | $285 | 40% | 30 |
| Denair | 46 | $483K | $324 | 24% | 38 |
| East Oakdale | 42 | $996K | $358 | 17% | 65 |
| Keyes | 27 | $505K | $278 | 15% | 53 |
| Empire | 22 | $373K | $295 | 41% | 60 |
Redfin Data Center, June 2025 to May 2026. Towns with fewer than 20 sales are left out, and Redfin doesn’t report every town separately.
Post your home to Waterford, free
Selling it yourself, renting out an apartment or looking for a roommate? Post it to Waterford. People who follow the town see it, and so do people comparing Waterford with their own town. No commission, no listing fee.
Questions about buying a home in Waterford
What do homes sell for in Waterford, CA?
73 homes sold in the year to May 2026 at a typical $441K, $285 a square foot.
Is Waterford a buyer’s or seller’s market?
A seller’s market: 10 homes were for sale in May 2026 and 7 sold, about 1.4 months of supply. Buyers paid 98.4% of asking on average, and 32% of listings cut their price.
When is the best time to buy in Waterford?
May brings the most new listings. The sales history shows which months have fewer bidding wars.
How much are property taxes in Waterford?
About 0.8% of a home’s value a year. On a $441K home that’s near $3,440.
Where can I see homes for sale in Waterford?
Zillow, Redfin, Realtor.com and Homes.com all carry Waterford’s MLS listings; the search links above open each one filtered to Waterford.
Sales, prices, days on market and listings: Redfin Data Center (MLS, monthly, not seasonally adjusted). Property tax rate: Census American Community Survey. Two-bedroom rent: HUD Fair Market Rent. Typical home value: Zillow Home Value Index. Schools grade: TownRatings (how grades work).