Published October 10, 2026 in Market Update

Nacogdoches buyers are getting more room to negotiate

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

Real estate, Nacogdoches

The biggest thing shaping this market right now is the rate. CNBC reported the average 30-year fixed mortgage rate hit 7.49% as of October 10, 2026. That is real money added to every monthly payment. Buyers feel it, and the numbers in Nacogdoches show it.

When rates climb, buyers get more careful. They push back on price. The Real Estate Data Aggregator counted zero homes selling above list price in either of the two Nacogdoches ZIP codes it tracked during the three months ending August 31, 2026. Not one.

In ZIP 75965, the Real Estate Data Aggregator put the average sale at 92.3% of list price. That means a home listed at $300,000 closed, on average, closer to $277,000. In ZIP 75964, it was 93.3% of list. Buyers are negotiating, and they are winning some ground.

For sellers, that gap is the story. Pricing well from day one is not just advice. It is the difference between a clean sale and a long wait.

How much inventory are buyers looking at?

The Real Estate Data Aggregator tracked 58 homes for sale in ZIP 75965 and 28 in ZIP 75964 during those same three months. That is a lot of choices for buyers. More supply means more leverage on price.

Months of supply tells the real story

Months of supply is how long it would take to sell every home on the market at the current pace. A balanced market sits around five or six months. The Real Estate Data Aggregator counted 42.9 months of supply in ZIP 75964 and 25.4 months in ZIP 75965 for the three months ending August 31, 2026. Both of those numbers put buyers firmly in control.

That said, some homes are still moving quickly. In ZIP 75965, the Real Estate Data Aggregator found that 28.1% of homes went under contract within two weeks of listing. In ZIP 75961, that share was 38.5%. The right home at the right price can still find a buyer fast.

The national picture adds context

Nacogdoches is not alone in this. Realtor.com reported that 20.8% of listings nationally had a price cut in September, the highest share since October 2022. CNBC reported that mortgage applications to purchase a home were 15% lower than the same week one year ago. Buyers are cautious everywhere.

The Federal Housing Finance Agency reported that U.S. home prices rose 2.6% from July 2025 to July 2026. Prices nationally are still moving up, just slowly. That is a different picture from what high supply and low sale-to-list ratios show here locally.

What this means if you own a home here

The median sale price in ZIP 75965 was $285,000 for the three months ending August 31, 2026, according to the Real Estate Data Aggregator. Homes there sat on the market a median of 25 days. That is not forever, but it is not instant either.

Pricing right matters more now than it has in a while. Buyers at 7.49% are doing the math on every offer. A price that feels a little high will sit. A price that feels honest will move.

One more thing worth knowing: these numbers cover whole ZIP codes. One street, one neighborhood, even one block can read very differently from the ZIP code average. If you want to know what the picture looks like for your specific address, that is exactly what I can help with.