Top 18 Questions East Texas Sellers Are Asking in Today’s Market—ANSWERED
Selling a home can feel overwhelming, especially in today’s East Texas real estate market!
In this post, I’m answering the most common questions I hear from East Texas sellers—questions about pricing, timing, marketing, and strategy—so you have clear, honest answers you can trust. My goal as a listing agent in East Texas is to help you sell your home efficiently, protect your equity, and feel supported throughout the entire process. My job is to tell it like it is and paint the clearest picture of what it actually looks like to be a seller in today’s market.
By the end of this post, you’ll know what it takes to position your home in today’s market and why working with someone who knows East Texas inside and out can make all the difference!
1. How much is my house worth in today’s East Texas real estate market?
Your home's value depends on recent comparable sales, competition, condition, location, updates, interest rates, overall affordability, and demand in your area. Pricing strategy matters more than ever—the right number attracts buyers quickly and protects your equity. In East Texas, two homes that look similar online can have very different values depending on their location, upgrades, and competition. In addition, active properties hold a lot of weight in this market! Online estimate tools can be (and usually are) way off in our area.
If you’re truly interested in knowing what your home is worth in today’s market, you need to have a local real estate agent (who knows this market AND who has successfully sold properties in this market!) run a comparative market analysis (CMA) for you. This will give you the most accurate picture of what it would look like for you to be a seller in today’s East Texas market.
2. What’s the current market like in East Texas—is it a seller’s market or buyer’s market?
While there are some areas in East Texas that still favor sellers, as a whole, we have transitioned into a buyer’s market and we are continuing to shift toward a more balanced and normalized market. A buyer’s market occurs when there are more homes for sale than there are eager, well-qualified buyers competing for them. In this scenario:
buyers have more negotiating power which means more time to shop, more choices, and less pressure to “jump” at the first home they see
sellers often face longer days on market, may need to reduce asking price, or offer more incentives to attract buyers
homes may sell below asking price or have fewer multiple‑offer scenarios (if any)
inventory (the number of homes for sale) is higher, so supply is outpacing demand
the market shifts from “who can buy it” to “who will list it appealingly and price it right”
When a market leans this way, sellers need to adopt a more strategic, realistic mindset rather than assuming rapid, high‑competing offers. That’s just not the market we are in anymore! It’s important to note, too, that just because we are in a buyer’s market, that doesn’t mean your property won’t sell. Selling is simply going to look different than it did 18 months.
3. How long are homes taking to sell in East Texas?
Homes are staying on the market longer than the past few years—especially if they aren’t priced correctly or need updates. I just did a quick search in our Longview MLS for active single family dwellings and the average days on market is currently 112. Affordable, move-in ready homes are sitting on the market for 60 days before getting an offer! Here’s a breakdown of the DOM for school districts in our area:
White Oak ISD: 102
Longview ISD: 91
Spring Hill ISD: 79
Hallsville ISD: 94
Pine Tree ISD: 89
Gladewater ISD: 124
Kilgore ISD: 91
What does this mean? Patience is key and strategy matters. Sellers need to be willing to sit tight and wait for the right buyer to come. By combining patience with smart strategy, sellers can still get top value—even in a market that leans toward buyers. If waiting is not an option, you will need to be prepared to price your home accordingly to secure a buyer ASAP! The homes with the best price and the best condition win.
4. What should I list my home for if the market has slowed?
Price to compete—not to chase. Buyers are savvy right now, so the best strategy is pricing based on real data, not hope. Starting too high can cost you time and money! You don’t want to miss the market window. If the market (or an appraisal!) said your home was worth x amount 3 months ago but you overpriced your home, your value will have decreased and you will have missed your window due to an increase in inventory. Thus, it’s VITAL you price your home competitively and what the market says it’s worth.
5. Will buyers still pay over asking in East Texas?
In some cases, yes. However, it’s rare in this market! If your home is priced right, move-in-ready, and in a desirable area, strong offers still happen…but they’re not guaranteed like they were in recent years! THE MAJORITY OF BUYERS IN TODAY’S MARKET are offering BELOW asking price over and over again to see what sticks…especially if your home has been on the market for more than 30 days. On top of that, buyers are also expecting closing cost assistance, home warranties, AND repairs.
6. What repairs or updates should I do before listing in this region?
Once again, the best price and the best condition wins. Buyers are looking for move-in ready homes and the following updates:
fresh paint
clean, updated flooring
modern light fixtures
landscaping/tidy curb appeal
kitchens + bathrooms that feel current
If you have a purple bedroom or maroon dining room, you need to paint it a neutral color. Remove the wallpaper! Clean your carpet. Insurance is a HUGE obstacle these days, and there are a lot of insurance agencies that won’t insure a home if the roof is more than 10 years old even if it’s still in good condition. Buyers are also looking at the age of major appliances.
In this market, buyers are looking at the money they’re going to have to spend to get a house the way they want it. Small improvements often have big impact in East Texas homes! You need to know upfront what your budget is for selling and then have your listing agent tell you specifically what updates you can make to create stronger buyer appeal if money allows.
7. Do I need to stage my East Texas home to sell it faster?
It depends, but presentation matters greatly in this market. Decluttering and arranging furniture can go a long way. Full staging isn’t always necessary, but good prep is! It’s more important to declutter, minimize your belongings and/or furniture to make spaces feel bigger, deep clean the home and make sure it smells good, and simplify. You want to make sure your spaces are clearly defined and a buyer can envision what each space could be used for.
If you need ideas, my listing at 326 E Robinwood is a good example of what it looks like to stage a home so it’s presented well online!
8. How important are professional photos & online marketing in our local market?
CUE SOAP BOX! I have an extensive background in social media marketing, online marketing, and storytelling. I made a living as a marketing consultant prior to getting into real estate. Online presentation isn’t something to mess around with, and nothing grinds my gears more than seeing listing agents post iPhone or blurry photos as their listing photos.
BUYERS START ONLINE! Homes with professional photos, good descriptions, floor plans, drone shots, and video tours get more showings and stronger offers.
Please forgive my bluntness, but we realtors are the most expensive part of a transaction and EVERY LISTING deserves professional photos regardless of the sales price. Not all listings require drone photos or 3D tours or property highlight videos, but every single listing deserves to have it’s story told online in a way that’s going to capture the attention of targeted buyers. Some agents may disagree with me, but I’ve got a track record proving otherwise and this is absolutely a hill I am willing to die on.
For me personally, I provide EVERY SELLER with professional photos and videos. You can view my example listings here! That’s my skin in the game. It’s money out of my own pocket that I won’t ever seen again unless I get that property sold because that’s business and a risk I’m willing to take. THAT’S HOW MUCH I BELIEVE IN IT!
In short, professional photos and online marketing are not just important when it comes to getting your property sold. THEY’RE EVERYTHING.
9. Are interest rates affecting my ability to find a buyer in East Texas?
Absolutely! Higher rates make buyers more selective. That’s why pricing, presentation, and strategic marketing are critical right now. Interest rates can influence how quickly your home sells and the price buyers are willing to pay. When mortgage rates are higher, it directly affects a buyer’s purchasing power. For example:
A buyer qualifying for a $300,000 mortgage at 6% interest may only afford $250,000 if rates rise to 7%.
Higher monthly payments can make buyers more cautious, causing them to shop slower or hold off on purchasing altogether.
Buyers may negotiate more aggressively, asking for concessions or lower sales prices to offset their higher financing costs.
Interest rates don’t stop buyers from purchasing, but they do make them more deliberate. Sellers who understand the impact of rates and adjust their strategy accordingly with competitive pricing, smart marketing, and realistic expectations still sell successfully in East Texas.
10. How much will I pay in closing costs and other selling expenses in Texas?
Most sellers pay title insurance, realtor fees, title/attorney fees, and prorated taxes. This doesn’t include any negotiated items such as a home warranty, new survey, or closing cost assistance. Exact numbers vary based on the property and offer terms. It’s my fiduciary duty to walk my sellers through every cost upfront so there are no surprises.
Before we ever hit the market, my sellers know where their money is going and what they will roughly be walking away with based on different sales prices. I do the same thing when we get an offer! I create a detailed net sheet based on the sales price and offer terms so my sellers can make the best financial decision.
11. What disclosures am I legally obligated to make when selling a home in Texas?
In Texas, sellers must disclose material facts about the property regarding condition, repairs, systems, etc. Transparency protects you legally and builds trust with buyers! There is a Seller’s Disclosure for you to complete that we agents REQUIRED to upload in the MLS prior to publishing a new listing. This is where you will disclose what you know about the property! You’ll also need to disclose information regarding lead-based paint (if the house was built prior to 1978) and/or on-site sewer information if you live outside of the city limits.
My brokerage utilizes an online service that ensures sellers are protected when it comes to completing the Seller’s Disclosure, Lead-Based Paint Addendum, and Info About On-Site Sewer.
12. What is the best time of year to sell a home in East Texas?
Traditionally spring/summer is busiest, but good homes sell year-round. Inventory changes by season, so selling when others aren’t can actually be an advantage! Each season comes with its own advantages and challenges. Here are the pros and cons for selling during each designated season:
Spring (March—May) Pros:
Spring is traditionally the busiest season for homebuyers, especially families who want to move before the next school year.
Homes often show beautifully with flowers blooming and yards looking their best.
More buyers in the market means a higher chance of multiple offers.
Spring (March—May) Cons:
More competition—many homes come on the market at this time.
Buyers may be picky and compare more properties before making a decision.
Summer (June—August) Pros:
Families are looking to move during summer break, so larger homes and those in good school districts often do well.
Outdoor spaces, pools, decks, and landscaping show well in the summer.
Summer (June—August) Cons:
Heat and humidity can make showings less appealing, especially for older homes or rural properties without air conditioning.
Buyers may slow down around vacation season (July), which can create a slight lull.
Fall (September—November) Pros:
Buyers in the fall are often more serious—they’re motivated to buy before the holidays or year-end.
Less competition than spring, so your home can stand out more.
Cooler weather makes home shopping more comfortable.
Fall (September—November) Cons:
Inventory is lower, so homes that aren’t priced or presented well may get overlooked.
Homes may need extra attention to curb appeal if trees are losing leaves or yards aren’t at their peak.
Winter (December—February) Pros:
Serious buyers are still out there — usually those relocating for work or highly motivated to buy.
Less competition — your home may get more attention with fewer listings on the market.
Holidays and cozy staging can make homes feel inviting.
Winter (December—February) Cons:
Fewer buyers overall, which can slow the selling process.
Landscaping and outdoor spaces may not look as appealing.
Weather can occasionally affect showings, especially in rural or acreage properties.
The key is knowing your timeline, your market, and your property—sometimes listing in the off-season can actually give you an advantage if there’s less competition and your home stands out. No matter the season, the most important thing is having a clear plan and a knowledgeable partner by your side. From determining the right listing price to preparing your home for showings and attracting the right buyers, I am here to guide my sellers and provide the facts so they can make a decision that fits their needs.
With the right strategy, patience, and support, you can sell your East Texas home successfully, protect your equity, and make your next move with confidence.
13. How many listings are currently on the market in East Texas and how does that affect my home?
As of this moment, there are 2,022 properties on the market in our Longview MLS and 1,624 of those (more than half!) do NOT have a contract on them. That means a significant portion of homes are actively competing for buyers’ attention. More homes available = more competition.
So, what does this mean for you as a seller?
Competition is higher than in recent years.
With so many homes on the market, buyers have more choices than ever. Your home isn’t the only one they’ll consider, which means pricing, condition, and presentation are, once again, critical. Homes that are staged, clean, and move-in ready will attract the most attention.Pricing strategically matters.
Homes that are priced competitively tend to sell faster. If you overprice, buyers may scroll past your listing in favor of similar properties that are better positioned in the market. Proper pricing can also help you avoid multiple price reductions, which can sometimes signal to buyers that a home isn’t in demand.Marketing becomes vital.
When inventory is higher, your home needs to stand out. Professional photos, virtual tours, detailed descriptions, and exposure on multiple listing platforms help your property catch a buyer’s eye. In today’s market, strong marketing can be just as important as price.Your home’s unique features matter.
East Texas buyers often look for things like acreage, updated kitchens, outbuildings, or outdoor living spaces. Highlighting what makes your home special helps it rise above the competition.
In short, the current market means sellers need to be smart, strategic, and patient. With the right plan, your home can still attract serious buyers quickly—even in a market with more listings than we’ve seen in years.
14. What kinds of buyers are active in East Texas right now (relocating, local, investors)?
Buyers in this market are downsizing, upsizing, relocating due to job changes or school changes, or wanting land/acreage to either build on or experience a slower pace of life. Each buyer type responds differently and your strategy should, too!
15. Should I offer incentives (like rate buy-downs, closing cost help) to attract East Texas buyers?
If you are able to, I would definitely recommend being open to this idea as MOST BUYERS in this market are asking for closing cost assistance. We see it on nearly every single contract. In addition to closing cost assistance, they are also asking for residential service contracts/home warranties. A buyer may decide between two properties based on whether or not the seller is willing to contribute towards their buyer closing costs. Your willingness to contribute in this way can attract more buyers and make your home stand out in a competitive market.
Everything is negotiable in a contract, and there are ways to make the numbers work for both you and the buyer.
16. What happens if my home doesn’t sell quickly—should I reduce price, re-stage, or pull off market?
It depends on your specific scenario and the competition you are facing, but here’s what I tell my sellers—we’ll know right from the get-go how we land in the market once we list. If we don’t get a single phone call or showing within the first few weeks, the market is telling us no and we need to adjust accordingly. A strategic adjustment early prevents bigger issues later because the longer you wait to readjust to what the market is saying once you list, the more likely you are to miss your window.
A lot of sellers want to price high and see what happens, but you’re putting yourself at a disadvantage. It’s more important to price AGGRESSIVELY AND COMPETITIVELY from the start so you don’t miss your market window!
Price overcomes all obstacles.
17. How do I choose the right listing agent for East Texas?
Today’s market requires accurate pricing, negotiating skills, marketing expertise, local experience, contract knowledge, vendor contacts, and buyer strategy. Homes don’t “just sell” anymore and you don’t want to work with an whose business strategy is to “set it and forget it” or who has no strategy at all. Choosing the right listing agent is one of the most important decisions you’ll make when selling your home. You want someone who understands the East Texas market, communicates clearly, listens to your needs, and has a proven plan to get your home sold for the best possible price.
From rural acreage to established neighborhoods, school district preferences, and small-town buyer patterns, this area has its own trends and rhythms. You want an agent who lives here, studies this market daily, and understands buyer behavior in our region.
Your agent should help you understand pricing, current inventory levels, and realistic expectations—and then build a customized strategy for your home. That means knowing when to list, how to position your home, and what makes buyers say yes in today's market.
Selling a home can already feel overwhelming, and you deserve someone who explains each step, keeps you informed, and never leaves you guessing. Your agent should be available, responsive, and proactive — not someone who pops up only when paperwork is due.
Professional photos, compelling property descriptions, strong online exposure, and attention to staging and curb appeal are essential. You want an agent who takes pride in showcasing your home in the absolute best light and doesn’t cut corners. Before you sign the dotted line, I would strongly encourage you to go check out that agent’s other listings and see whether or not you are pleased with the story being told. Is that how you want your property to be presented online?
Beyond skills, look for someone who treats your sale with the same care they would if it were their own home. You deserve an advocate—someone who truly cares about your goals and works hard to protect your equity. Most importantly, you deserve a listing agent you can TRUST.
18. Do I have to make every minor repair or can I sell “as-is” in East Texas?
Yes, buyers will purchase as-is, but that pool of buyers is a lot smaller these days than it was in the past and selling as-is means pricing should reflect the condition. With higher interest rates, buyers want to check off as many boxes as they possibly can when it comes to purchasing a home. You can’t price on the high end of the market and be unwilling to make repairs.
Make repairs that matter to buyers. Put yourself in their shoes. What would you want to be taken care of prior to purchasing a new home? What repairs would be important to you?
Don’t shoot the messenger, but sellers can’t have their cake and eat it, too, in this market. That’s just not realistic. If you want to sell your property as-is, then you have to be willing to net less and price on the low end of the market.
Conclusion
Selling a home in today’s East Texas market takes more than just putting a sign in the yard. It takes strategy, local knowledge, and someone who truly cares about your goals. Whether you're relocating, downsizing, moving closer to family, or simply ready for a new chapter, you deserve a partner who will guide you, protect your investment, and help you make decisions with clarity and confidence.
My heart is to make this process easier for you—to remove the overwhelm, answer your questions, and walk with you step-by-step so you always feel supported and informed. When you list with me, you’re not just another transaction. I take the time to understand your unique situation, your timeline, and what matters most to you…and then I go to work with a plan tailored specifically to your home and your goals!
If you don’t already have a listing agent or if you know someone else who is on the hunt for someone they can trust, please pass my name along or share this post with them! I don’t just list properties…I SELL THEM! That’s precisely why sellers in East Texas choose to get listin’ with Kristin!
Kristin Koonce, REALTOR®
(903)241-2608
kristinkoonce@gmail.com
BOLD Real Estate Group