Tyler MSA pending listings fell hard in August while mortgage rates stayed elevated. East Texas sellers should set the ask for today’s buyers, not last spring.
Federal Reserve Economic Data (FRED) series PENLISCOUMM46340—pending home listings / housing inventory for the Tyler, TX metro, month-over-month percent change—shows −29.38% for August 2026. That is a sharp monthly drop in homes going under contract in the Tyler MSA, not a vibes chart.
At the same time, the Texas Real Estate Research Center’s September 2026 economic outlook (published September 11) reports average 30-year mortgage rates unchanged in August at 6.66%, with the 10-year Treasury flat at 4.75% and the mortgage spread holding at 191 basis points. Rates did not suddenly “unlock” August buyers. Pending activity still fell hard in Tyler’s print.
For sellers in Lufkin, Livingston, Nacogdoches, Huntsville, Conroe, and the broader East Texas draw, that combination means payment-sensitive buyers and thinner under-contract flow. An ask that felt fine in early summer can sit.
OnTheMarketTexas helps East Texas homeowners get a free, no-obligation look at what a home could sell for based on local activity. A local specialist reviews the request. That is an estimate conversation—not an appraisal and not a promise you will list.
Anchor to recent closed comps and active competition, not to the number you needed last year.
If you test a high ask, give it a short clock. A stale listing becomes the next reduction.
Do not wait solely for a friendlier mortgage headline. August’s Tyler pending drop happened while the statewide average 30-year rate was already elevated and flat month over month.
Takeaway: Tyler’s August pending-listings print fell sharply while Texas mortgage rates stayed near 6.66%. Set the East Texas list to today’s buyers—then check a local estimate before the house sits.
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