How much do I need to make to buy in East Texas?

Roughly one third of the home price as household income covers a typical conventional loan. So $80,000 to $90,000 supports a $250,000 to $300,000 home; $120,000 supports $360,000 to $400,000. Get pre-approved for the real number tied to your specific debts, credit, and down payment.

What is a fair commission for a buyer's agent?

Texas commissions are negotiable post-2024 NAR settlement. Buyer broker compensation is now negotiated separately from listing-side. We walk through how it works in your specific transaction up front, no surprises.

How long does buying take from start to keys?

Typical timeline: 2 to 6 weeks from first tour to accepted offer, then 30 days to close on a financed purchase. Cash closings can wrap in 14 to 21 days. Faster is possible with motivated sellers and clean files.

Do you handle out-of-state relocation?

Yes. Most of our buyers relocate to East Texas. See the relocation playbook for DFW, Houston, Austin, and farther.

Buyer's Guide

Buyer's Guide to East Texas Real Estate

Q: What about closing costs?

Texas buyer closing costs typically run 2 to 4 percent of the purchase price. That covers loan origination, appraisal, title insurance, prepaid taxes and insurance, and recording fees. Sellers sometimes contribute toward buyer closing costs as part of negotiation. Use our closing cost estimator for a concrete number.

The full playbook we walk every Kirby & Co buyer through, from "thinking about it" to keys in hand, across Tyler, Longview, and the East Texas lakes.

30-45 Days Typical contract to closing on a financed home

2-4% Buyer closing costs as a share of price

0-20% Down payment range by loan type

7-10 Day Texas option period for inspections

The Process

The East Texas Buyer Process, Step by Step

Getting the order of operations right saves you weeks and thousands of dollars. Here is the path we walk every buyer through.

Get Your Finances Ready

Pull credit, calculate debt-to-income, save the down payment plus 2 to 3 percent for closing, and get pre-approved (not pre-qualified) with a Tyler-licensed lender.

Define Your Must-Haves

Beds, school district, yard, commute tolerance, move-in ready versus willing to renovate, and the hard nos. Clarity here makes every tour count.

Tour With Intention

Four to eight homes per tour day. Score each on your must-haves while you are still in the house, before the next one resets your memory.

Make the Offer

Price based on real comps, earnest money, a 7 to 10 day option period, financing terms, closing date, and the contingencies that protect you.

Inspect During the Option Period

Foundation (East Texas clay soils), HVAC, roof, septic if rural, and termites. We line up trusted inspectors and negotiate repairs from the findings.

Close

About 60 pages of paperwork, wire your funds, and walk out with the keys. We are with you at the title company through the last signature.

Financing

Loan Programs East Texas Buyers Actually Use

We will help you match the right program to your credit, income, and the property type before you tour.

Loan type	Min down	Best for	East Texas notes
Conventional	3-20%	Buyers with steady credit	Most flexible; PMI drops off at 20% equity
FHA	3.5%	First-time buyers, lower credit thresholds	Wide acceptance; mortgage insurance for the life of the loan unless refinanced
VA	0%	Veterans, active duty, surviving spouses	Stephanie is G-Certified for military relocation
USDA Rural Development	0%	Rural-eligible properties	Most of Smith County's rural areas qualify; income limits apply
Mortgage Credit Certificate (MCC)	n/a (tax credit)	First-time buyers	Up to $2,000/year federal tax credit; ask your lender about eligibility

Where Buyers Land

Choose the Right Neighborhood First

The fastest way to narrow a search is school district plus commute window. Each community page has price ranges, schools, and live MLS listings.

Hollytree

Country club lifestyle, south Tyler · Tyler ISD

The Cascades

Golf and lake luxury, west Tyler · Tyler ISD

Lake Palestine

Waterfront and weekend homes · Bullard / Brownsboro ISD

Lindale

Top schools, I-20 access · Lindale ISD

Explore all communities →

Your Buyer's Agent

Representation That Works for You, Not the Seller

Stephanie McLean Kirby · Broker Associate

Buyer representation through Kirby & Co means comp pulling, offer strategy, inspection negotiation, lender coordination, and school-zone confirmation, with a vetted contractor list when you need one. We bring the local knowledge and the transaction discipline; you bring your priorities.

CRS · Certified Luxury Agent · Farm & Ranch Specialist · Relocation Specialist · 25 years in relocation.

Talk to Stephanie

Common Questions

What Buyers Ask First

How long does it take to buy a home in East Texas?

Pre-approval takes a few days. Touring varies with inventory, from a weekend to a couple of months. Once you are under contract, expect 30 to 45 days to close on a financed purchase and 14 to 21 days on cash.

How much do buyers pay in closing costs?

Typically 2 to 4 percent of the purchase price, covering loan origination, appraisal, title insurance, prepaid taxes and insurance, and recording fees. Sellers sometimes contribute as part of negotiation.

Do you work with first-time buyers?

Yes, including FHA, USDA, VA, and conventional programs. We walk every first-time buyer through the down payment, closing cost, and rate math before the search begins, so the numbers are clear from day one.

What if I am relocating from out of state or out of metro?

Most of our buyers are. We start with a virtual consultation on budget, schools, commute, and lifestyle, then run a discovery weekend touring 8 to 12 homes across two or three candidate towns. See the relocation playbook.

Ready to Start Your Home Search?

Tell us your budget, neighborhoods, schools, and timeline. We will line up pre-approval and a discovery weekend tailored to your search.

Let's Get Started →