07/31/2026
Current Angelina County housing trends, the latest mortgage and inflation news, and what is happening across the Pineywoods this weekend.
Rosalie's Market Insight (For those who want the short version first)
One thing worth paying attention to right now is that buyers have more opportunities to compare homes than they did a few years ago. That extra time can be valuable, but it's also important not to focus only on the purchase price. Property taxes, insurance, maintenance, and financing all contribute to the true cost of homeownership.
For REALTORS® and buyers alike, having those conversations early can make the process smoother and reduce surprises after a contract is signed.
Detailed Version from public data (yes, sources can be provided upon request)
As we head into the weekend across Angelina County and the surrounding Pineywoods communities, the local housing market continues to offer opportunities for buyers, sellers, and homeowners who are prepared to make decisions based on their individual circumstances rather than national headlines alone.
Inventory has improved in several East Texas markets, giving buyers more properties to compare. At the same time, mortgage rates, insurance costs, property taxes, and home condition remain important parts of the affordability conversation.
Here is this week’s local housing and financial market update.
**Local Real Estate Market Update
Angelina County entered the summer with approximately 742 homes listed for sale and a median listing price near $289,900.
The median listing price was up less than 1% from one year earlier but had declined approximately 1.8% from the prior month. Homes were spending a median of 76 days on the market, which was longer than a year ago.
June sales closed at approximately 97% of asking price on average, and Realtor.com classified Angelina County as a buyer’s market because the supply of available homes was greater than current demand.
Within the county, median asking prices varied considerably by location:
Lufkin: approximately $282,450
Hudson: approximately $279,710
Diboll: approximately $211,950
Huntington: approximately $369,900
Zavalla: approximately $299,900
Pollok: approximately $259,950
These are listing-price medians, not appraised values or guaranteed sale prices. Property type, acreage, condition, neighborhood, waterfront access, improvements, and available comparable sales can all affect an individual property’s value.
Nacogdoches County also showed increased buyer choice, with approximately 490 homes for sale and a median listing price of $332,500. Inventory was slightly higher than one year ago, while the median time on market increased to approximately 88 days. Homes sold for about 98% of asking price on average in June.
In Shelby County, homes sold near asking price on average during June, although activity varies widely among Center, Timpson, Joaquin, Shelbyville, and the county’s rural areas.
In Newton County, the Newton market’s median listing price was approximately $183,000, while Burkeville’s was around $240,000. Lake, recreational, acreage, and rural properties can cause substantial price variation in these smaller markets.
Sabine and San Augustine counties continue to be influenced by lake, rural, and second-home inventory. San Augustine County’s recent public data showed a median listing price near $257,450, approximately 203 properties for sale, and a median market time of 58 days.
The practical takeaway is that buyers generally have more time and more choices than they did during the most competitive years. That does not mean every seller must accept a substantial discount or that every property will be easy to finance.
For buyers, the full payment should be reviewed early, including principal, interest, taxes, homeowners insurance, flood insurance when applicable, mortgage insurance, and possible association dues.
For sellers, accurate pricing, clean presentation, showing availability, and early attention to repair or insurance concerns can help prevent a listing from sitting longer than necessary.
For real estate professionals, this remains a market where early communication among the buyer, REALTOR®, lender, insurance agent, title company, and other transaction partners can make a meaningful difference.
**National Economic and Financial Market Context
Mortgage rates moved higher this week.
Freddie Mac reported that the average 30-year fixed mortgage rate increased to 6.55% as of July 16, compared with 6.49% the prior week and 6.75% one year earlier. The average 15-year fixed rate increased to 5.93%.
These are national survey averages, not a rate quote available to every borrower. Actual mortgage pricing varies based on credit, loan program, down payment, property type, occupancy, loan amount, points, market conditions, and other factors.
The latest inflation report offered some improvement. The Consumer Price Index increased 3.5% over the 12 months ending in June, down from 4.2% in May. Core inflation, which excludes food and energy, increased 2.6% over the year.
Inflation remains important because mortgage rates are closely influenced by bond-market expectations regarding inflation, economic growth, and Federal Reserve policy.
The Federal Reserve maintained its federal funds target range at 3.50% to 3.75% during its June meeting. The federal funds rate is not the same as a mortgage rate, but Federal Reserve policy and economic expectations can influence borrowing costs throughout the economy.
National housing demand also remains sensitive to affordability. Pending home sales declined 5.4% in June, indicating that elevated rates and home prices continue to affect the number of buyers signing contracts.
The broader message is mixed rather than dramatic. Inflation has improved, but mortgage rates remain elevated and can move quickly as markets react to economic and geopolitical developments.
Anyone considering buying or refinancing should focus on the complete financial picture rather than waiting for a particular headline or attempting to predict the exact lowest rate.
**Positive Local News and Weekend Events
Downtown Lufkin’s Summer in the City series continues Saturday, July 18, with Music Mingle, presented by the Lufkin Limners.
The free summer series was created to support downtown activity and bring residents and visitors together for music, arts, family entertainment, and community events. Attendees should check the official event page or Visit Lufkin social media for final time, location, and weather updates.
The Lufkin Chamber is also celebrating its 2026 Leading Edge graduating class. The six-month leadership program helps participants strengthen leadership skills and become more involved in the local community.
In Nacogdoches, the public library calendar includes Scrapbooking Friends on Saturday, July 18. Families and visitors can also enjoy the area’s trails, parks, historic downtown, gardens, and local businesses throughout the weekend.
Across the broader Pineywoods region, Lake Sam Rayburn, Toledo Bend Reservoir, the Angelina and Davy Crockett national forests, and local parks continue to support tourism and small businesses during the summer travel season.
Anyone planning an outdoor activity should check the weather, lake conditions, park information, and event schedules before traveling. East Texas weather remains deeply committed to making simple plans unnecessarily complicated.
**Closing
Housing conditions across East Texas vary considerably by city, neighborhood, property type, and price range.
A home in Lufkin may face different market conditions than acreage in Huntington, a lake home near Sam Rayburn, a historic property in Nacogdoches, or a rural home in Sabine, Shelby, San Augustine, Jasper, or Newton County.
That is why local information and personalized planning matter.
If a friend, family member, past client, or coworker has questions about buying, refinancing, preparing for homeownership, or understanding today’s mortgage market, I am always glad to provide clear information and a practical starting point.
Have a safe and enjoyable weekend.
Rosalie Lowrey
Mortgage Loan Originator
GFS Home Loans
NMLS #1331872
936-465-7229
[email protected]
www.RosalieLowreyMortgage.com
Mortgages Made Simple, Dreams Made Possible.
All loans are subject to approval. Equal Housing Lender.
