Tyler, Texas Housing Market

What stands out in Tyler?

• 17 homes are under contract for every 100 still for sale: among the fewest homes under contract per listing of 584 tracked cities. Demand is light. Your offer may be the only one.
• 17.7% of homes are vacant: among the highest vacancy of 765 tracked cities. Tenants have choices. Budget extra vacancy.
• 31% of sellers have cut their price: among the highest share of price cuts of 765 tracked cities. Many sellers have already admitted their first price was too high.

How much more is for sale in Tyler than before the pandemic?

There are 793 homes for sale in Tyler, 63% more than in 2017–2019 at this time of year. That count is up 8% on last year, with 184 new listings this month. The build-up is biggest in 75702 (66 for sale, 151% above its 2017–2019 level) and 75706 (39 for sale, 117% above its 2017–2019 level). More choice means you can walk away from any home priced for the market of three years ago.

How much can you negotiate in Tyler?

For every 100 homes still for sale, 17 are under contract. In 2017–2019 at this time of year it was 42. The rest are still waiting for a buyer. About 1 in 3 sellers has already dropped their price. Each one has learned their first price was too high. Start your offer below their new price.

Tyler listings spend a median 66 days on the market. There are 793 homes for sale in Tyler. That is the most in ten years. It is 5 times the low of Feb 2022. Every one of them competes with the house you want.

What to do about it

• Start in 75706, 75709, and 75707, the softest ZIP codes in Tyler: in 75706, 33% of sellers have cut and listings spend a median 98 days on the market.
• Filter for listings older than 90 days with a price cut, and offer below the reduced price.
• Keep your inspection and financing contingencies.

How does Tyler compare with other Texas markets?

Ranked among the 77 Texas markets we track:

• Asking price: 37th cheapest of 77. Tyler is at $344,610. Closest: Arlington and Grand Prairie.
• Buyer competition: 3rd least competitive of 67. Tyler is at 0.17 buyers per home. Closest: Bryan and Galveston.
• Time on market: 36th longest time on market of 77. Tyler is at a median of 66 days on market. Closest: Mesquite and Victoria.
• Price cuts: 8th most price cuts of 77. Tyler is at 31% of sellers cutting. Closest: Coppell and Rowlett.

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. Studios will sit.

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 4.9 times the median income. That is the national middle. Neither cash flow nor appreciation is free here. At 30% of income, a tenant on the median income can pay about $1,771 a month.

To see what one Tyler address would rent for and cash flow, run it through the app.

When do Tyler prices dip?

Across 9 full years, Tyler asking prices ran lowest in January, about 3.0% below the year's average. They peaked in June. The most homes for sale show up in October, about 9% above the yearly average. Shop in October for choice, and expect the softest asking prices in January.

What numbers should you underwrite a Tyler deal with?

• Price growth to assume — +1.8%/yr. Tyler grew 5.2% a year over the decade. Ignore that rate. Most of it landed in the 2020 and 2021 boom. Without the boom, Tyler grows about 1.8% a year. That is the number to type in. Prices rose 0.6% over the last year. Use it for timing. The five-year rate is the better guide.
• Months of carrying cost — 3. Budget at least 66 days of holding costs, the current median time on market, when you exit or refinance.
• Odds you cut your price to sell — 1 in 3. 31% of Tyler listings have cut their asking price. Underwrite your exit below asking.
• Comp on price per square foot — $177/sqft. The typical Tyler listing shrank from 2,332 to 2,065 sqft since Jul 2016. So median price hides real growth: 63% per sqft versus 39% on the median. Comp on median price and you will overpay for small homes.
• Competition when you exit — +8%. Homes for sale in Tyler are up 8% on last year, so your resale faces more competition than today's comps did.

Read what days on market tells you about leverage and how we read these numbers, then run the numbers on a deal.

What is the median home price in Tyler?

The median asking price in Tyler is about $345,000 as of Sep 2026, about the same as a year ago. This is the asking price on homes listed for sale. Sites that report sold prices or estimated home values will show a different number. Our Tyler figures cover the 15 ZIP codes with a Tyler mailing address, which can reach past city limits.

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

Buyers have more room in Tyler than usual. We compare Tyler with 2017–2019 at this time of year: there are 17 pending sales per 100 listings, against 42 then; there are 63% more homes for sale; 31% of sellers have cut their price, against 20% then.

Are Tyler home prices going up or down?

The median asking price is 16.0% below its Feb 2023 peak. Per square foot the gap is smaller: 8.4% below the May 2023 high. Part of the drop is smaller homes coming to market. 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.

Which Tyler ZIP code has the most negotiating room?

75706. Only 23 homes under contract for every 100 still for sale. 33% of sellers there have cut their price, and listings there spend a median 98 days on the market.

What is the fair market rent in Tyler?

HUD's fiscal year 2026 fair market rent for Smith County is $1,338 a month for 2 bedrooms and $1,793 for 3 bedrooms. The figures include tenant-paid utilities and cover the whole county.