East Texas Real Estate Outlook: Q1 2026 (Tyler & Longview)
Here’s the simple truth about Q1 2026 in East Texas: the market is still moving, but it’s not the free-for-all we saw a few years back. Buyers have more choices, sellers have more competition, and the homes that win are the ones that are priced right and show well.
What’s driving everything: monthly payment
Mortgage rates are still the biggest factor. When the payment feels doable, buyers jump. When it doesn’t, they hesitate. I expect Q1 to be steady in January and February, with a noticeable pickup heading into March as people get serious about spring moves.
Tyler: good homes sell—overpriced homes sit
In the Tyler area, buyers are being picky and they should be. There’s more inventory than we’ve been used to, so the days of “name your price and wait for 12 offers” are mostly gone.
What I’m seeing work in Tyler right now:
- Clean, updated, move-in-ready homes still sell.
- Homes priced above the market sit longer and usually end up doing price cuts.
- The best strategy is start at the right number, not “test the market.”
Longview: steady demand, but condition matters
Longview is solid, but it’s also very segmented. Buyers are paying for location and condition—not just square footage.
What’s working in Longview:
- Well-kept homes in good areas get the most attention.
- Properties needing work can sell, but they need realistic pricing and often concessions.
- If rates soften even a little, Longview tends to respond fast.
Quick advice for Q1 2026
If you’re buying
- Get fully pre-approved, and know your payment comfort zone.
- Don’t be shy about asking for closing costs, repairs, or a rate buy-down—especially if a home has been sitting.
- Be ready to move when the right one hits. The good ones don’t last forever.
If you’re selling
- Price it correctly from day one. Overpricing costs you time and money.
- Make it easy for buyers to say yes: clean, decluttered, and repaired.
- Have a plan for negotiations. Today’s buyers are smart and they’re comparing everything.
Bottom line
Q1 2026 in Tyler and Longview looks like a more normal market: fewer bidding wars, more negotiating, and more importance on strategy. If you want to buy or sell this quarter, I’ll shoot you straight and help you make the right move.
— Daniel Shipman
Norris Real Estate
