Published October 10, 2026 in Market Update

Buyers have more room in part of Tyler County this fall

By April Aberle, REALTOR® | RE/MAX Crossroads Realty

Real estate, Tyler County

The number that matters most right now is 13.8 months. That is how much supply the Real Estate Data Aggregator counted in ZIP 75938 for the three months ending August 31, 2026. When supply runs that high, sellers who price too boldly tend to sit. Buyers, on the other hand, have time to look around and room to ask.

That number does not stand alone. Realtor.com reported that 20.8% of listings nationally had price cuts in September, the highest share since October 2022. Freddie Mac put the 30-year fixed rate at 7.40% as of October 8, 2026. Higher rates make every dollar of list price matter more to a buyer.

What the ZIP 75938 numbers say

In the three months ending August 31, 2026, the Real Estate Data Aggregator counted 4 homes sold in ZIP 75938, with 18 homes for sale and 12 new listings coming to market. The average sale came in at 91.2% of list price. Not one home sold above list. That gap between asking and selling price is the clearest signal buyers have.

A 91.2% sale-to-list ratio means that on average, buyers paid about 8.8 cents less per dollar of asking price. For a home listed at $200,000, that is roughly $17,600 off. That is not a guarantee, but it tells you where negotiations have been landing.

The rest of Tyler County tells a different story

Not every part of Tyler County is sitting still. ZIP 75979 looked noticeably different in the same period. The Real Estate Data Aggregator counted 20 homes sold there, up 53.8% from the same three months in 2025. Pending sales rose 56.3% year over year, to 25. Supply dropped 5 months compared to a year ago, landing at 6.6 months. The median sale price came in at $187,000, up 3.9% from a year before.

More activity does not mean easy. The Real Estate Data Aggregator also showed that the median days on market in ZIP 75979 was 103 days, which is 44 days longer than the same period a year ago. Homes are moving, but buyers are still taking their time.

A quick look across all five ZIP codes

The Real Estate Data Aggregator has no sold price or days-on-market figures for ZIP 75936. The story for that area comes from the websites alone. In ZIP 77664, the picture flipped: 25% of homes sold above list, and the average sale came in at 103.1% of asking. Supply there was 4.6 months. In ZIP 77624, the sale-to-list ratio was 95.7%, with 6.1 months of supply. ZIP 77660 had only 3 pending sales, but 66.7% of them went under contract within two weeks of listing.

What this means if you are selling

In ZIP 75938, homes are averaging 91.2% of list price. That means the market is already doing the negotiating for buyers. Pricing carefully from day one gives you the best chance of landing close to your goal. A home that sits too long tends to invite lower offers.

In ZIP 75979, prices did rise 3.9% year over year. But days on market stretched 44 days longer than a year ago. Both things are true at once. A higher price does not mean a fast sale right now.

What this means if you are buying

In ZIP 75938, you have 18 homes to consider and 13.8 months of supply. That is time to compare, think, and negotiate. The data shows buyers have been getting about 8.8% off list on average. That is real room.

In ZIP 77664, the story is different. Homes there averaged 103.1% of list, and 1 in 4 sold above asking. If you are looking in that area, be ready to move and to price your offer carefully.

Rates are a real factor too. Freddie Mac reported the 30-year fixed rate at 7.40% as of October 8, 2026. Realtor.com noted that rates moved above 7% for the first time since January 2025. That shapes what a monthly payment looks like, and it shapes how much negotiating room you actually need.

One more thing worth saying: these are ZIP-code averages. One street, one neighborhood, one property type can read very differently from the whole. If you want to know where your home or your search fits, the answer is in the details, not the averages.