East Texas Real Estate FAQ
The most common questions clients ask Kirby & Co Realty Group, with concrete answers and links to deeper resources for each topic. The questions are grouped into six sections: buying, selling, building custom, relocating to East Texas, programs and incentives, and service areas. If your question is not here, call (903) 705-8320 or contact us directly.
Buying a home in East Texas
What is the median home price in Tyler in 2026?
The Tyler-area median sale price is approximately $325,000 in early 2026, up modestly year-over-year. Prices vary sharply by ZIP code and neighborhood: $150K-$300K in downtown and north Tyler, $250K-$500K in growing suburbs like Lindale and Whitehouse, and $400K-$1.5M+ in luxury communities like The Cascades, Hollytree, and The Woods. Numbers refresh monthly. See the current market update.
What are property taxes like in East Texas?
Smith County (Tyler) tax rates run roughly 1.8% to 2.0% of assessed value. Gregg County (Longview) is 2.0% to 2.2%. Both are well below Collin or Dallas counties (2.4% to 2.8%). The Texas homestead exemption knocks the first $100,000 off school district taxes for owner-occupied primary residences. Full property tax breakdown. Source: Smith County Appraisal District.
What are the best neighborhoods in Tyler?
The “best” depends on priorities. The Cascades and Hollytree for golf-and-country-club luxury. The Woods for master-planned with private lakes. Cumberland Estates and Oak Hollow for newer construction at moderate prices. Azalea District and Downtown / Brick Streets for historic walkable. Surrounding cities like Lindale, Whitehouse, and Bullard for top schools at lower price points. Compare Tyler neighborhoods.
What is the home buying process in Texas?
Pre-approval first, then property search, then offer-and-negotiation, then option period (Texas-specific 7-10 day inspection window), then financing finalization, then closing at a title company. Total time from contract to closing is typically 30-45 days for financed purchases, 14-21 days for cash. Step-by-step buyer’s guide.
Selling a home in East Texas
How long does it take to sell a home in Tyler?
Median days on market in early 2026 is 28 to 42 days for properly priced and prepared homes in Tyler-area neighborhoods. Luxury homes in The Cascades, Hollytree, and Lake Palestine waterfront typically take 60 to 120 days because the buyer pool is smaller. Mispriced homes can sit indefinitely. Selling process and pricing strategy.
What does it cost to sell a home in Texas?
Typical seller costs include real estate commissions (now negotiated separately for buyer-side and listing-side post-NAR-settlement), title insurance, closing costs, prep and staging, and any negotiated repairs from inspection. Total seller costs typically run 5% to 8% of sale price depending on the commission structure agreed up front. We walk through the math during the listing consultation.
Should I get a home valuation before listing?
Yes, and ideally six to eight weeks before listing so there is time to address any prep work the valuation surfaces. Kirby & Co provides free in-person valuations that include comparable sales, condition assessment, and a recommended pricing strategy with confidence band. Request a home valuation.
Building a custom home
Can you help me build a custom home in East Texas?
Yes. Stephanie’s husband Darren Kirby owns Kirby Custom Homes, which builds in The Cascades, Hollytree, The Woods, Lindale, Whitehouse, and Bullard. The family partnership means one team coordinates land search, design, financing introductions, and build, eliminating the realtor-builder coordination headache that derails most custom projects. How custom builds work.
How much does a custom home cost in East Texas?
Total cost depends on land, build size, and finish level. Land typically runs $50,000 to $300,000+ depending on location and acreage. Build cost runs $200 to $300+ per square foot for quality construction in 2026. A typical custom home from land purchase to move-in lands between $700,000 and $1.4 million. Lakefront, acreage, and luxury communities push higher.
How long does a custom build take?
From land contract to move-in, plan on 12 to 18 months for a quality build. Design and permitting consume the first 3 to 4 months; construction 9 to 12 months; punch list and move-in another 30 to 60 days. Skipping any phase to save time tends to add cost on the back end.
Relocating to East Texas
Why are people moving from DFW to East Texas?
Lower cost of living, larger lots, top-rated school districts, lake access, and a slower pace of life, all within a 90-minute commute or remote-work range to DFW. Communities like Lindale, Whitehouse, and Bullard offer excellent schools at meaningfully lower price points than Frisco, McKinney, or Plano equivalents. Dallas-to-Tyler relocation guide.
How long is the drive from Dallas to Tyler?
About 90 minutes from central DFW to Tyler on I-20 east, in light traffic. Allow 2 hours from west Plano or Frisco at rush hour. From east DFW (Mesquite, Forney, Terrell) the drive is 60-75 minutes. Tyler Pounds (TYR) flies American Eagle direct to DFW multiple times daily.
Can I keep my Dallas, Houston, or Austin job and live in Tyler?
For remote and hybrid roles, yes. Daily commute is realistic only from DFW. Houston and Austin moves work well for full-remote or weekly-commute schedules. Gigabit fiber is available across Tyler, Lindale, Whitehouse, and Bullard, supporting heavy video-call days. Full relocation guidance.
How do I start a relocation to East Texas?
Virtual consultation first to understand your budget, school priorities, commute reality, and timeline. Then a discovery weekend that tours 8 to 12 homes across 2 to 3 candidate towns so you can compare side by side. We coordinate remote showings, connect you with local lenders, and can help you build custom if nothing on the market fits. Start a relocation conversation.
Programs and incentives
What is the Texas homestead exemption?
The Texas homestead exemption removes the first $100,000 of assessed value from school district property taxes on owner-occupied primary residences. Additional exemptions exist for seniors (65+), disabled persons, and disabled veterans. The application is one-time and goes through the county appraisal district. Homestead exemption explained.
Does Kirby & Co work with VA loans?
Yes. Stephanie is G-Certified for military relocation and works with VA loans regularly, including zero-down purchases for qualifying veterans, active duty, and surviving spouses. Military relocation page.
Service areas
What areas does Kirby & Co serve?
The team works the I-20 corridor from Dallas to Shreveport with deepest expertise in Tyler, Bullard, Flint, Chandler, Brownsboro, Palestine, Frankston, Whitehouse, Lindale, Mineola, Longview, Terrell, Kilgore, Rockwall, Van, and the East Texas lakes (Lake Palestine, Lake Tyler, Eagles Bluff). We also serve relocation-driven moves from Dallas, McKinney, Houston, Austin, and Waco. All communities and neighborhoods.
Do you handle commercial real estate?
No. Kirby & Co focuses on residential, including resale, new construction, custom builds, lake homes, luxury, and farm and ranch acreage. For commercial transactions we refer to specialists in our network.
Do you serve Lake Palestine?
Yes. Lake Palestine is a primary service area, with active transactions across Eagles Bluff, Holly Lake Ranch, Coffee City, Chandler, Berryville, and the Bullard side of the lake. Lake Palestine real estate guide.
Where is your office?
Kirby & Co Realty Group is based in Tyler, TX, sponsored by Fathom Realty. Stephanie is a TREC-licensed Broker Associate. The team typically meets clients at properties or by appointment at the Fathom office; we are not a walk-in storefront. Hours are 8 AM to 8 PM, seven days a week. Phone: (903) 705-8320.
Still have a question?
Call (903) 705-8320, email stephanie@kirbycorealtygroup.com, or use the form on the contact page.
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Whether you're buying, selling, relocating, or building custom, Stephanie and the team will guide you from the first conversation to the keys.
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