The story of this market
The typical home in ZIP 75964 sells for about $191,000, or $128 per square foot.
Prices are down 2.1% from a year ago, which gives buyers more room to negotiate. Homes take about 72 days to sell, which is slow. HUD's fair market rent for a two-bedroom is $1,150 a month.
ZIP 75964 — Nacogdoches
The 75964 housing market is currently experiencing a period of softness, with median prices showing a slight year-over-year decline. High vacancy rates and management intensity in the rental sector continue to challenge investors, while the local economy remains heavily reliant on the university and healthcare sectors.
This ZIP is best suited for local owner-occupants and disciplined investors who understand the specific management requirements of the local market, rather than passive or out-of-area investors.
Median prices moved down 2.1% year over year.
Homes spend a median of 72 days on market with 6.8 months of supply — a balanced-paced market.
18% 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 5.2% · poverty 18.9% — 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 3.9%/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 5.3%/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 75964, Nacogdoches County TX
Crime rates in this area are higher than the Texas state average, with property crime being the primary concern for residents.
Schools in the Nacogdoches area generally receive mixed performance ratings, with significant variance between individual campuses within the district.
The area faces moderate risks related to severe thunderstorms and occasional flooding, typical of East Texas geography.
Economic momentum is driven by the presence of Stephen F. Austin State University and local healthcare providers, though broader regional development remains steady rather than rapid.
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).
The mean travel time to work is approximately 20.3 minutes, reflecting a localized employment base centered around Nacogdoches.
Residents have access to local parks, the historic downtown district, and proximity to outdoor recreation areas like Lake Nacogdoches.
The rental market is characterized by high management intensity and vacancy drift, with lower-than-average resident income impacting rent collection stability.
The economy is anchored by Stephen F. Austin State University, healthcare services, and local government administration.
The area is served by major highway corridors including US-59, facilitating regional connectivity.
Development is primarily focused on infill projects and university-related infrastructure improvements.
The Nacogdoches Central Appraisal District manages property assessments with a focus on market-value parity.
Parcels are subject to Nacogdoches ISD and various county-level special districts for emergency services and hospital operations.
Property insurance premiums are influenced by regional weather patterns, including wind and hail risk common to East Texas.
Data retrieved from Census Reporter and ACS 2024 profiles.
- Splash Kingdom Timber Falls4.43.7 mi
- Texas Pro Bowl3.63.7 mi
- Homer Bryce Stadium4.53.8 mi
- Banita Creek Hall4.52.9 mi
- William R Johnson Coliseum4.64 mi
- Millard's Crossing Historic Village4.74.6 mi
- Splash Kingdom Timber Falls4.43.7 mi
- Pecan Acres Park4.73.8 mi
- Stone Fort Museum4.63.5 mi
- Naca Valley Vineyard4.911.5 mi
- Millard's Crossing Historic Village4.74.6 mi
- Stone Fort Museum4.63.5 mi
- Museum of East Texas4.618.5 mi
- Millard's Crossing Historic Village4.74.6 mi
- Texas Forestry Museum4.918 mi
- Heritage Antiques4.718.9 mi
- Pecan Acres Park4.73.8 mi
- Lake Nacogdoches Eastside Park4.46.9 mi
- Millard's Crossing Historic Village4.74.6 mi
- Maroney Park4.55.2 mi
- Lake Nacogdoches Westside Park4.47.8 mi
- Belk44.1 mi
- Brookshire Brothers4.44.1 mi
- Nacogdoches Marketplace II4.34.1 mi
- University Park Plaza4.14.2 mi
- Northview4.13.7 mi
Theme parks, venues, golf, airports, museums, water and shopping across the area from Google Maps, ranked by popularity within the radius shown.
Major regional employer and cultural hub.
Historic district with local retail and dining.
Primary local water feature for fishing and boating.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.