Freestone County, TX housing market

What this means

• Valuation. Prices are 22% above what local incomes have historically supported (this area's pre-2020 price-to-income ratio).
• Prices. Home values are down 2.3% over the past year (U.S.: +1.2%), 9% below their 2022-23 peak.
• Supply. Listings are 11% below the 2017-19 norm and falling (−16% vs. a year ago), still somewhat tight.
• Negotiating. Buyer leverage is high (67/100; U.S.: 54): homes sell for about 1.9% below their final list price; 13% of listings had a price cut (U.S.: 26%).
• Affordability. A mortgage on the typical home takes 32% of the median household income (U.S.: 35%); it takes about $64k a year to keep the payment at 30% of gross pay. That includes about $2,262 a year for home insurance (U.S.: $1,790).
• Buy vs. rent. Buying costs about $799/mo more than renting a typical home (mortgage payment vs. typical rent).
• Disaster risk. FEMA expects about $81 a year in natural-disaster damage per $100k of building value (U.S.: $155), mostly from flooding.
• Outlook. No clear direction: likely −8% to +8% over the next 12 months (61% chance of a rise).

Next 12 months

No clear direction

A rise is somewhat more likely than a fall, but not by enough to call. Likely change: −7.9% to +8.5% (80% range; middle estimate +1.6%), chance of a rise 61%, of a 5%+ drop 17%.

HouseVane's model, refit every month on local market signals and national ones, trained only on data known at the time. How accurate it has been.

ZIP codes in Freestone County, TX