Tyler, Texas Housing Market

How much can you negotiate in Tyler?

Only 28 out of every 100 homes for sale have found a buyer. The other 72 are still waiting. Your offer may be the only one on the table. About 1 in 5 sellers has already dropped their price. Each one has learned their first price was too high. Start below their new price, not their old one.

A typical Tyler home takes 61 days to find a buyer. Half of them take even longer. That is 11% slower than a year ago. Those sellers are paying to own a house they want to sell. Search for homes listed 90+ days ago. There are 732 homes for sale in Tyler. That is 4.8 times the tightest month on record, but below the peak of 790. Supply is shrinking against last year.

What to do about it

• Start in 75709, 75707, and 75702. Those are the three softest ZIP codes in Tyler.
• Filter for homes listed 90+ days ago that have already cut their price.
• Offer below the reduced price.
• Keep your inspection and financing contingencies.
• In 75709 only 9 out of 100 homes have a buyer. You can lose a few offers there and still win.

Is now a good time to buy in Tyler?

Asking prices are 13.8% below their Feb 2023 peak. You are not buying at the top. Prices stopped falling about a year ago. They are flat now. Waiting will not get you a cheaper house. It might still get you a more motivated seller. Tyler prices have risen in 81 of the last 108 months. Drops here have been short and shallow. Buying in a slow month has rarely hurt a long hold.

The discount is already here. It is not getting bigger. Buy now while sellers are still weak. Waiting for a lower price stopped working a year ago.

Who will rent from you in Tyler?

In Tyler, 37 out of every 100 households rent. Most own their home. The renter share is shrinking. Five years ago it was 39 in 100. Renter households here average 2.6 people. Families rent here. Buy bedrooms, not studios.

Households grew 6% in five years. The housing stock grew 10%. Supply is outrunning demand. 17.7% of homes sit empty. Tenants have options. Budget extra weeks of vacancy between leases.

The median Tyler household earns $70,854 a year. Incomes here have grown 5.9% a year since 2019. Incomes are rising faster than home prices. Affordability is improving. A typical home costs 5.3 times the median income. That is the national middle. Neither cash flow nor appreciation is free here. A tenant on the median income can pay about $1,771 a month. That is the standard 30% affordability line. Rents above it thin your tenant pool fast.

That is the market, not your address. Run an address through the app to see its rent estimate and cash flow.

What numbers should you underwrite a Tyler deal with?

• Price growth to assume — +2.8%/yr. Tyler grew 5.3% a year over the decade. Ignore that rate. Most of it landed in the 2020 and 2021 boom. Without the boom, Tyler grows about 2.8% a year. That is the number to type in. Prices rose 0.7% over the last year. That is a timing signal, not a trend.
• Months of carrying cost — 3. A typical home takes 61 days to sell. Budget that long when you exit or refinance. It is 11% slower than a year ago.
• Odds you cut your price to sell — 1 in 5. About 20% of homes on the Tyler market right now have already cut their asking price. Assume you are one of them when you sell. Do not underwrite an exit at your asking price.
• Comp on this, not median price — $181/sqft. The typical Tyler listing shrank from 2,353 to 2,099 sqft since Jul 2016. So median price hides real growth: 67% per sqft versus 48% on the median. Comp on median price and you will overpay for small homes.
• Competition when you exit — -4%. That is how much the number of homes for sale shrank in a year. Your resale will face a smaller crowd than today's comps did.
• Price-to-income ratio — 5.3×. A typical home costs 5.3 times the median income. That is the national middle. Neither cash flow nor appreciation is free here. Incomes are rising faster than home prices. Affordability is improving.
• Tenant rent ceiling — $1,771/mo. 30% of the median household income of $70,854. Rents above this line shrink your tenant pool fast.

Is Tyler a buyer's or seller's market in 2026?

Yes, if you negotiate. Buyers have the upper hand in Tyler right now. 28 out of every 100 homes for sale have a buyer, 20% of sellers have cut their price, and a typical home takes 61 days to sell.

Are Tyler home prices going up or down?

Asking prices are 13.8% below their Feb 2023 peak. You are not buying at the top. Prices stopped falling about a year ago. They are flat now. Waiting will not get you a cheaper house. It might still get you a more motivated seller.

What price growth should I assume for Tyler?

Assume +2.8% a year. Tyler grew 5.3% a year over the decade. Ignore that rate. Most of it landed in the 2020 and 2021 boom. Without the boom, Tyler grows about 2.8% a year. That is the number to type in. Prices rose 0.7% over the last year. That is a timing signal, not a trend.

How fast are homes selling in Tyler?

A typical Tyler home takes 61 days to find a buyer. Half of them take even longer. That is 11% slower than a year ago. Those sellers are paying to own a house they want to sell. Search for homes listed 90+ days ago.

Is Tyler a renters' market or an owners' market?

In Tyler, 37 out of every 100 households rent. Most own their home. The renter share is shrinking. Five years ago it was 39 in 100. 17.7% of homes sit empty. Tenants have options. Budget extra weeks of vacancy between leases.

What rent can Tyler tenants afford?

A tenant on the median income can pay about $1,771 a month. That is the standard 30% affordability line. Rents above it thin your tenant pool fast. The median Tyler household earns $70,854 a year.

Which Tyler ZIP code has the most negotiating room?

75709. Only 9 out of 100 homes there have a buyer. 31% of sellers there have cut their price, and a typical home takes 94 days to sell.