The story of this market
The typical home in ZIP 75946 sells for about $285,040, or $145 per square foot.
Prices are up +4.2% from a year ago, so sellers still have some momentum. Homes take about 88 days to sell, which is slow. HUD's fair market rent for a two-bedroom is $1,250 a month.
ZIP 75946 — Garrison
The housing market in 75946 remains stable with limited inventory and modest price appreciation. Demand is driven by local residents and those seeking affordable rural living, though the market is constrained by a low volume of closed sales.
This ZIP is best suited for families and individuals seeking an affordable, quiet, rural lifestyle with proximity to the amenities and employment of Nacogdoches.
Median prices moved up 4.2% year over year.
Homes spend a median of 88 days on market with 6.4 months of supply — a balanced-paced market.
12% of listings have cut prices · homes sell at 96.5% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 4.8% · poverty 14.2% — a stable, low-distress profile.
Researched annual trajectory for this ZIP, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 7.8%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this ZIP's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 6.0%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
net influx — more people moved in than out
ZCTA 75946, Nacogdoches County TX
Crime rates in Garrison are generally low and consistent with rural East Texas trends, though specific comparative regional data is limited.
The area is served by the Garrison Independent School District, which maintains a community-focused educational environment typical of small rural Texas towns.
The region faces standard East Texas risks including seasonal severe thunderstorms and potential for localized flooding; wildfire risk is moderate.
Economic momentum is driven by local agriculture, timber, and proximity to the larger employment hub of Nacogdoches.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. State (Texas) — Senior (65+) and Disabled Homestead Exemption and School Tax Ceiling: Grants an additional mandatory $10,000 exemption from ISD appraised value (Taxable Value_ISD = Appraised Value - $100,000 - $10,000) and establishes an absolute statutory tax freeze (school tax ceiling): total ISD property taxes cannot exceed the dollar ceiling established in the… State (Texas) — General Residence Homestead Exemption and 10% Valuation Growth Cap: Imposes mandatory state-level valuation deductions and growth limitations on the qualifying homestead: (1) Mandates a $100,000 deduction from appraised value for independent school district (ISD) maintenance and operations/debt taxation: Taxable Value_ISD = Appraised Value - $100… State (Texas) — Ad Valorem Real Property Taxation and Assessment Ratio: Mandates ad valorem appraisal of all real property at 100% of fair market value as of January 1 each tax year (Assessment Ratio = 1.00).
Residents primarily commute by personal vehicle to Nacogdoches for employment, typically a 15-20 minute drive via US-59.
Local recreation centers on outdoor activities, including proximity to the Angelina National Forest and various community parks within Garrison.
The rental market is limited in depth with low turnover, primarily serving local workers and those seeking a rural lifestyle.
The economy is anchored by agriculture, timber production, and small-scale retail, with significant reliance on the nearby Nacogdoches labor market.
Transportation is almost exclusively reliant on private vehicles, with US-59 serving as the primary arterial corridor.
Development is primarily focused on low-density residential and agricultural land use with no major large-scale commercial projects currently reported.
The Nacogdoches Central Appraisal District manages property assessments for all parcels within the county.
Parcels are subject to Garrison ISD taxes and various county-level special districts for emergency services and road maintenance.
Property insurance premiums are influenced by regional wind and hail risk common to East Texas.
Texas is a non-judicial foreclosure state with relatively short timelines for lender recovery.
Texas law requires sellers to provide a standard Seller's Disclosure Notice regarding the condition of the property.
Data retrieved from data.census.gov ZCTA 75946 profile.
- Splash Kingdom Timber Falls4.419.6 mi
- Texas Pro Bowl3.617.6 mi
- Homer Bryce Stadium4.518.2 mi
- Banita Creek Hall4.519.8 mi
- William R Johnson Coliseum4.618.3 mi
- Millard's Crossing Historic Village4.716.3 mi
- Naca Valley Vineyard4.912.3 mi
- Stone Fort Museum4.618.7 mi
- Millard's Crossing Historic Village4.716.3 mi
- Lake Naconiche Park4.67.8 mi
Theme parks, venues, golf, airports, museums, water and shopping across the area from Google Maps, ranked by popularity within the radius shown.
Community park providing local green space and recreational facilities.
Large regional forest offering hiking, fishing, and outdoor recreation nearby.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.