What’s happening with rates right now?
National mortgage rates have fallen for a fourth straight week. As of Oct. 30, 2025, Freddie Mac’s Primary Mortgage Market Survey shows the 30-year fixed at ~6.17% and the 15-year at ~5.41%—the lowest levels in more than a year. Softer Treasury yields and expectations of additional Fed easing are the big drivers. Lower rates can pull more buyers back into the market and improve affordability. MarketWatch+3Freddie Mac+3Freddie Mac+3
What this means for local sellers: With financing costs easing, more qualified buyers may tour and write offers in November/December. If you’ve been waiting for a better demand backdrop, this month offers a reasonable shot.
Snapshot: Tyler & Longview price trends
- Tyler: Average home value ~$251K, roughly -0.4% YoY, with listings going under contract in about ~44 days. Zillow
- Longview: Average home value ~$230K, about +2.5% YoY, and roughly ~47 days to pending. Zillow
Keep in mind: these are broad market gauges (ZHVI) and your property’s condition, location (e.g., near schools, Lake Palestine, Loop 323, etc.), and price point will drive your actual days-on-market and offers.
Texas market pulse
Statewide, home sales were up ~4.9% in Q3 2025 versus a year ago, and many metros saw increased activity as rates began to drift down. That momentum can carry into the holidays—especially for turnkey homes and well-priced properties. texasrealestate.com
The Texas Real Estate Research Center projects mortgage rates in the ~5.6%–6.0% range by late 2025 (with uncertainty), consistent with what we’re seeing in the latest PMMS readings. While forecasts aren’t guarantees, the direction supports a more balanced end-of-year market than we saw last winter. Texas Real Estate Research Center
Seasonal strategy: Why list (or sell direct) in November?
- Less competition: Many sellers wait for spring. A late-fall listing can stand out to serious buyers who need to move before year-end (job relocations, school calendar, tax timing).
- Rate tailwind: Each tick down in rates expands buyer pools—especially for FHA/VA and first-time buyers. Freddie Mac+1
- Year-end goals: If you need to close before Jan. 31 (Texas property tax deadline) or before a life change, a direct cash sale can compress timelines dramatically. Texas property taxes are billed in October and become delinquent after Jan. 31 in most counties. Texas Comptroller+2dallascounty.org+2
Your selling options with East Texas Property Buyers
We design offers around your priorities—speed, price, simplicity, or payment relief:
- As-is Cash Offer (Close in weeks): No repairs, no showings, we cover most closing costs. Ideal if you need a fast, predictable exit before year-end.
- Creative Financing (e.g., “Subject-To,” Seller Finance): If you’ve got a solid existing rate, we may structure terms to maximize your net and minimize hassle. Great when equity is tight or repairs are needed.
- Wholetail/Wholetime Options: Light cleanup, targeted updates, and a quick list—often faster than a full retail prep, with more upside than a straight wholesale.
Start with a no-pressure walk-through. Tell us your mortgage payoff, monthly payment, and any repair concerns, and we’ll model cash vs. terms vs. wholetail side-by-side so you can choose the path that fits.
Get your offer → • How our process works → • Sell my house fast in Tyler →
Pricing & prep checklist for November
- Right-price from day one: Use recent comps within 0.5–1.0 miles and adjust for condition; avoid chasing the market down or leaving money on the table.
- “First-week wow”: Minor paint touch-ups, deep clean, exterior mulch, and lighting can shave days on market.
- Pre-inspection lite: A handyman punch-list (GFCIs, door latches, leaky traps) reduces retrades after option period.
- Flexible terms: Consider paying for a one-year home warranty or rate buydown credit if going retail—it can be cheaper than a big price cut.
- Tax & homestead reminders:
- Property tax bills land in October; they’re due by Jan. 31 to avoid penalty/interest. Texas Comptroller+1
- Texas residence homestead exemption applications are generally due by April 30 of the tax year (late filing often allowed up to two years after the usual Feb. 1 delinquency date—check your county). Texas Comptroller+1
For buyers & investors watching East Texas
If you’ve been on the sidelines, sub-6.2% 30-year rates can materially improve monthly payments versus mid-2024 levels. Pair that with slightly longer days-on-market in some sub-markets and you’ll find better room to negotiate for repairs or concessions. Freddie Mac+1
Investors: keep an eye on Longview’s stabilizing inventory (reports showed ~5 months of supply by mid-2025), which often brings more realistic list prices and appraisal alignments. Longview, TX Homes