Published October 24, 2026 in Market Update

More choice in Nacogdoches means pricing matters more now

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

Real estate, Nacogdoches

Buyers in Nacogdoches have more homes to choose from right now. That is good news for them. For sellers, it means one thing: price it right from the start, or wait a long time.

What the numbers show for the three months ending August 31, 2026

The Real Estate Data Aggregator counted 58 homes for sale in the 75965 ZIP code and 28 homes for sale in 75964. That is a lot of competition for a market this size. In 75965, new listings hit 68 in that same period, which means fresh homes kept arriving even as older ones sat.

Months of supply tells the real story

Months of supply is the clearest sign of how balanced a market is. Six months is roughly even between buyers and sellers. Nacogdoches is well above that in two ZIP codes.

In 75964, the Real Estate Data Aggregator counted only 2 homes sold in those three months. With 28 homes for sale, that works out to 42.9 months of supply. Buyers there have a lot of room to compare and negotiate.

No home sold above list price

This is the number sellers need to sit with. The Real Estate Data Aggregator shows that 0% of homes sold above list price in both 75965 and 75964. Not one. In 75965, the average sale price came in at 92.3% of list. In 75964, it was 93.3% of list.

That gap between list price and sale price is where sellers feel the pinch. A home priced too high does not get offers. It sits. Then it sells low, or not at all.

Some homes still moved quickly

It is not all slow. The Real Estate Data Aggregator shows that in 75961, 38.5% of homes went under contract within two weeks of listing. In 75964, that share was 33.3%. In 75965, it was 28.1%. The homes that moved fast were almost certainly priced well from day one.

The national picture adds context

Nacogdoches is not alone in this. Realtor.com reported that active listings nationally grew to 1.16 million homes for sale, and 20.8% of listings had a price cut in September, the highest share since October 2022. More supply and more price cuts is a pattern playing out in many markets, not just here.

Mortgage rates are adding pressure too. CNBC reported that the average 30-year fixed rate came in at 7.41% in the week ending October 21, 2026. At that rate, monthly payments stretch budgets. Buyers get pickier. They compare more homes before making a move.

What this means if you are selling

With 25.4 months of supply in 75965 and 42.9 months in 75964, buyers are in no rush. They can wait. They can compare. They can negotiate. A seller who prices at the top of the range will likely watch other homes sell first.

The homes going under contract fast, that 38.5% in 75961 within two weeks, are almost always the ones priced close to where buyers already are. That is the lesson here.

What this means if you are buying

You have real choice right now. The Real Estate Data Aggregator shows 58 homes for sale in 75965 and 28 in 75964. You can take your time, compare carefully, and make offers that reflect what homes are actually selling for, not just what they are listed at. The median sale price in 75965 was $285,000, and homes there sold in a median of 25 days.