What is the current mortgage rate for a 30-year fixed loan?

As of February 26, 2026, the average 30-year fixed mortgage rate is 5.98%, according to Freddie Mac's weekly Primary Mortgage Market Survey — the first reading below 6% since mid-2022.

Will mortgage rates continue to drop in 2026?

Economists and housing analysts have mixed outlooks. The NAHB projects an average of around 6.17% for 2026, suggesting rates may tick back up slightly from current lows. However, a softening economy or additional Federal Reserve rate adjustments could push rates lower. The safest approach is to act when rates align with your personal financial goals rather than trying to time the market perfectly.

What credit score do I need to get the best mortgage rate?

Generally, borrowers with credit scores of 740 or higher qualify for the most competitive mortgage rates. Scores between 700-739 still qualify for good rates, though slightly higher. An Azalea Mortgage loan officer can review your credit profile and help identify strategies to maximize your rate eligibility.

How much does a 1% mortgage rate change affect my monthly payment?

On a $300,000 loan, each 1% change in interest rate affects your monthly payment by approximately $170-$180. On a $400,000 loan, that figure rises to approximately $230-$240 per month — or roughly $2,800 per year.

Can I get a mortgage in Tyler, TX with a low down payment?

Yes. Several loan programs offer low or no down payment options, including FHA loans (3.5% down), VA loans (0% down for qualifying veterans and service members), USDA loans (0% down for eligible rural and suburban properties), and conventional loans (as low as 3% down for first-time buyers). Azalea Mortgage specializes in helping Tyler-area buyers navigate all of these programs.

Tyler, TX Housing Market Update — November 2026 Report

Jason Yearty

16 hours ago

5 min read

If you've been waiting for the Tyler TX housing market to give buyers a little more room, November 2026 is that moment. The median home price in Tyler slipped to about $290,000 over the three months ending August 2026, down 6.5% from a year earlier, according to Redfin. At the same time, homes are taking longer to sell and more sellers are cutting prices.

That doesn't mean Tyler is in trouble. Price per square foot is still edging up and East Texas real estate remains one of the best values in the state. The pace has simply slowed.

At Azalea Mortgage, we help Tyler families buy and refinance homes every week. Here's our plain-English look at the latest Tyler TX real estate November 2026 numbers and what they mean for you.

Tyler, TX Home Prices

The typical Tyler home sold for a median of $290,000 over the three months ending August 2026, down 6.5% year over year (Redfin, August 2026). Price per square foot tells a slightly different story: it rose 2.8% to about $166. In short, smaller and lower-priced homes are making up more of the sales mix, while the value of each square foot is holding steady.

Asking prices are higher than sale prices. As of November 2, 2026, Movoto shows a median list price of about $340,000 for Tyler. That gap is one reason so many listings are seeing reductions.

How does Tyler compare? Texas Realtors reported a statewide median of $333,628 for the third quarter of 2026, down 0.4% from last year. Nationally, the National Association of Realtors reported a median existing-home price of $417,500 in September 2026, up 1.3%. Redfin estimates Tyler's median sale price is about 20% below the national figure, which keeps Tyler Texas homes for sale within reach for many first-time buyers.

Housing Inventory & Days on Market

Buyers have plenty to choose from right now. Movoto counted 1,452 active listings in Tyler as of November 2, 2026, and 244 of them had a price reduction.

Homes are also sitting longer. The median Tyler home took 58 days to sell in August 2026, up from 48 days a year earlier (Redfin). Redfin rates Tyler "somewhat competitive," with a Compete Score of 43 out of 100. Average homes go pending in about 70 days, while the best-priced "hot" homes go pending in about 29 days.

By our math, about 1,452 active listings divided by roughly 323 monthly sales works out to about 4.5 months of supply. Four to six months is usually considered a balanced market. So Tyler is no longer a seller's market. It sits in balanced territory and leans toward buyers on overpriced or dated homes.

Sales Activity

Sales have cooled but haven't stalled. Tyler recorded 323 home sales in August 2026, down 10.3% from 360 a year earlier (Redfin). Homes sold for about 99.6% of list price on average, and fewer than 1% sold above asking.

Recent closings show where the action is. Many three-bedroom homes in Tyler closed between about $200,000 and $350,000 in early October 2026, with several going under contract in roughly 40 to 46 days. Statewide, the Texas A&M Real Estate Center noted that pending sales pointed to a softer late summer, and it expects seasonal slowing through the rest of the year.

New construction is adding to the choices. Builders are active in subdivisions such as Caddo Woods at The Brooks, Park Central, Crown Point Estates II, and Henshaw Creek in Tyler, plus Cedar Vista between Tyler and Lindale. Ask builders about year-end incentives.

The local economy is steady. The Tyler metro unemployment rate was about 4.0% in September 2026, below the Texas rate of 4.4%, per Texas Workforce Commission data. Typical Tyler apartment rent runs around $1,300 a month in 2026, slightly lower than a year ago, so the rent-versus-buy math is worth running.

Neighborhood Spotlight: Bullard and Whitehouse

This month we're spotlighting two Smith County homes markets south of Tyler.

Bullard is bucking the Tyler trend. The median sale price was about $387,000 over the three months ending September 2026, up 13.8% year over year (Redfin). Homes there are larger and newer on average, but they take time to sell. The median was 96 days on market, and 28 homes sold in September, down from 43 a year earlier. Bullard ISD and easy access to South Tyler keep demand steady.

Whitehouse is one of the quicker-moving markets in the area. Redfin rated Whitehouse a 53 out of 100 on its Compete Score in fall 2026, with average homes going pending in about 48 days, faster than Tyler itself. Whitehouse ISD, Lake Tyler, and small-town feel continue to draw young families who still want a short commute into Tyler.

What This Means for Buyers and Sellers

For buyers: You have more leverage than at any time in the last few years. With hundreds of price-reduced listings, it's reasonable to ask for seller-paid closing costs, a rate buydown, or repairs. Get pre-approved first so you can move quickly on the right home. If you're a first-time homebuyer in Tyler, TX, ask about FHA, VA, and down payment assistance options. For the latest on rates, read our mortgage rates update for Tyler buyers.

For sellers: Price it right from day one. Homes that start too high tend to sit, collect price cuts, and sell for less. Clean, well-priced homes still go pending in about a month.

Frequently Asked Questions

Is Tyler, TX a good place to buy a home?

Yes, Tyler is a good place to buy a home for many households in late 2026. Prices sit about 20% below the national median, buyers have more than 1,400 listings to choose from, and the metro's 4.0% unemployment rate points to a stable local economy.

Are home prices going up in Tyler, TX?

No, Tyler's median sale price is down slightly right now. It fell 6.5% year over year to about $290,000 for the three months ending August 2026, though price per square foot rose 2.8%, per Redfin.

What is the average home price in Tyler, TX?

The median home sale price in Tyler, TX is about $290,000 based on Redfin data through August 2026. The median list price is higher, at about $340,000 as of November 2026, per Movoto.

Is Tyler, TX a buyer's or seller's market?

Tyler is a balanced market that leans toward buyers in late 2026. Inventory is near 4.5 months of supply, homes take about 58 days to sell, and many listings have had price reductions.

How does Tyler compare to the rest of Texas?

Tyler is more affordable than the Texas average. Tyler's median sale price of about $290,000 sits below the statewide median of about $333,600 reported by Texas Realtors for the third quarter of 2026.

Ready to Make a Move?

Whether you're buying your first home or selling your current one, the Tyler housing market has opportunities. Contact Azalea Mortgage today to get pre-approved and start your home journey in East Texas. Reach out through our contact page to connect with a Tyler TX mortgage lender who knows Smith County and the surrounding East Texas market.