Published October 17, 2026 in Market Update

Nacogdoches sellers may need sharper pricing as inventory builds

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

Real estate, Nacogdoches

The one fact sellers in Nacogdoches need to see right now: in the 75965 ZIP code, the Real Estate Data Aggregator counted 58 homes for sale in the three months ending August 31, 2026, with 25.4 months of supply. That is a lot of competition for every buyer walking through a door.

For context, a balanced market typically sits around six months of supply. At 25.4 months, buyers have choices. That means sellers who price too high are likely to sit.

What the numbers say across Nacogdoches

The Real Estate Data Aggregator also counted 68 new listings coming into 75965 in that same period. Only 7 homes sold. That gap is why supply is so high.

No home sold above list price in two of three ZIP codes

In ZIP 75964, the Real Estate Data Aggregator counted 42.9 months of supply and only 2 homes sold in the three months ending August 31, 2026. Homes there closed at 93.3% of list price on average, and not one sold above asking.

ZIP 75961 tells a slightly different story. The Real Estate Data Aggregator counted 25 homes for sale and 38.5% of homes went under contract within two weeks of listing. That is the strongest quick-sale rate of any ZIP code in this market for the period.

The national picture is pointing the same direction

Nacogdoches is not alone in this. Realtor.com reported that 20.8% of listings nationally had price cuts in September, the highest share since October 2022. Rates are a factor too. CNBC reported the average contract rate on a 30-year fixed mortgage hit 7.50% in mid-October. Realtor.com noted rates topped 7% for the first time since January 2025.

Higher rates make monthly payments bigger. That pushes some buyers to the sideline and gives others a reason to offer less. Fannie Mae, as reported by CNBC, forecast the 30-year fixed rate at 7.4% for the fourth quarter of 2026 and 7.5% through 2027. That is the environment sellers are pricing into right now.

CNBC also noted, citing Zillow, that pending home sales were down 8.5% year-over-year in September nationally. Fewer buyers under contract means sellers need to work harder to stand out.

What this means if you are selling

In 75965, homes that did sell closed at 92.3% of list price on average, according to the Real Estate Data Aggregator. That means a home listed at $300,000 might close near $276,900. Pricing with that gap in mind from the start is smarter than chasing the market down with cuts.

Only 28.1% of homes in 75965 went under contract within two weeks of listing. Most are sitting longer. A sharp price from day one gives a home its best window.

What this means if you are buying

With 58 homes for sale and only 7 sold in 75965, you have real room to compare. A 0% above-list-price sale rate in both 75964 and 75965 tells you sellers are not fielding competing offers. That gives you a calmer conversation at the table.

One thing to keep in mind: these numbers cover whole ZIP codes. One street, one neighborhood, or one style of home can read very differently from the ZIP code average. If you want to know where your specific home stands, reach out.