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City · 32,197 residents · Nacogdoches County, Texas

Nacogdoches , Texas

In Nacogdoches, a typical home is worth $186,000 and typical rent is $964 a month. Compared with all of Nacogdoches County, typical household income is 27% lower, the typical home value is 10% higher, and the share of households that own their home is 21 points lower.

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  • Typical home value

    $186,000

    10% above the county

    34% below Texas

    • Nacogdoches
    • County
    • Texas

  • Typical rent

    $964a month

    About the same as the county

    31% below Texas

    • Nacogdoches
    • County
    • Texas

  • Typical household income

    $39,281a year

    27% below the county

    50% below Texas

    • Nacogdoches
    • County
    • Texas

  • Households that own their home

    38%

    21 points below the county

    24 points below Texas

    • Nacogdoches
    • County
    • Texas

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$223,274
5.2% more than 12 months ago

From Zillow (ZHVI), September 2026. The Census figures above are 5-year averages (2020–2024).

Nacogdoches is in Nacogdoches County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Nacogdoches County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Nacogdoches apart

What this place has that others do not, from public data, most unusual first.

  1. Nacogdoches has the 10th lowest homeownership rate of the 426 cities in Texas with more than 5,000 people (38%).

  2. Nacogdoches has the 11th lowest typical household income of the 424 cities in Texas with more than 5,000 people ($39,281).

  3. According to Zillow, in the 12 months to September 2026 the typical home value in Nacogdoches rose 5.2%; in Texas, it fell 1.4%.

  4. Nearby, in Rusk, the typical home value is $157,400: 15% less than in Nacogdoches ($186,000).

Sources: U.S. Census Bureau (Average 2020–2024); Zillow (September 2026 data). Zillow data

The homes here

Housing in Nacogdoches

What homes there are in Nacogdoches, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

Homes in Nacogdoches are varied: detached houses are the largest group, at 47%, against 56% in Nacogdoches County.

Year built

Homes in Nacogdoches are older: the typical year built is 1981; in Nacogdoches County, 1985.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes

At least 94% of owner-occupied homes in Nacogdoches are worth less than $500,000, below the FHA loan limit for Nacogdoches County ($541,287).

Monthly rent with utilities

Measured against HUD's 2-bedroom fair market rent ($1,139), about 65% of rented homes in Nacogdoches cost less.

With a mortgage

$1,473 a month

Nacogdoches County: $1,482 a month

Without a mortgage

$527 a month

Nacogdoches County: $474 a month

Owners with a mortgage

46%

Nacogdoches County: 40%

In Nacogdoches, 46% of owners have a mortgage; their typical cost is $1,473 a month, about the same as in Nacogdoches County.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

The typical home value in Nacogdoches rose 24% since 2015–2019, less than in Nacogdoches County (30%).

Much as in Nacogdoches County, the typical rent in Nacogdoches rose 25% since 2015–2019.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureNacogdochesNacogdoches CountyTexasUnited States
Rental vacancy 8.0%6.8%7.7%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate1.1%0.9%
More than one person per room 5.2%5.7%4.8%3.4%
People per household 2.182.382.692.53
Drive alone 74%74%71%69%
Carpool 10%11%10%9%
Public transit Unreliable estimateUnreliable estimate1%3%
Walk or bike 6%4%2%3%
Work from home 7%7%14%15%
Other means 4%4%2%2%
Typical commute 10 to 19 minutes10 to 19 minutes20 to 29 minutes20 to 29 minutes

There is more rental housing open in Nacogdoches: 8.0% is empty and offered for rent, against 6.8% in Nacogdoches County.

In Nacogdoches, 5.2% of households live with more than one person per room, about the same as in Nacogdoches County.

Fewer people live in each home here: 2.18 on average, against 2.38 in Nacogdoches County.

In Nacogdoches, 74% of workers drive alone to work; in Nacogdoches County, 74%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Nacogdoches?

A typical home costs more than the typical income allows

We start with a typical home in Nacogdoches, worth $186,000, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 47% of the typical household income in Nacogdoches, which is $39,281 a year. For that payment to be 28% of income, a household would need to earn about $65,915 a year.

The calculator's FHA and conventional loan limits are those of all of Nacogdoches County.

Your numbers

Local data
$

Starts at the typical home value in Nacogdoches. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $6,510 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$1,538

at 7.18% · 30 years

Loan amount
$182,631
Total interest
$262,763
Paid off in
November 2056

Includes $3,141 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $917 a month

  • Tight

    $917 to $1,178 a month

  • Hard

    more than $1,178 a month

    Your payment · 47%

Compared with the typical household income in Nacogdoches ($39,281 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,538
Principal & interest$1,237
Property tax$141
Home insurance$78
FHA mortgage insurance (MIP)$82

You need at least $6,510 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Nacogdoches and Nacogdoches County

Nacogdoches is in Nacogdoches County, Texas. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Nacogdoches's own numbers

Typical home value
$186,000
Typical monthly rent
$964
Typical yearly household income
$39,281
Households that own their home
38%
Effective property tax rate
0.91%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Nacogdoches County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,139
Price change over 5 years (FHFA)
+47%
Homes in a high flood-risk zone
1.5%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Nacogdoches County.

Everything about Nacogdoches County

Buying

Buying a home in Nacogdoches

A typical home in Nacogdoches is worth $186,000: 10% above the county and 34% below Texas. With the typical household income in Nacogdoches ($39,281 a year), a typical home costs 4.7 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Nacogdoches 4.7 years
  • County 3.2 years
  • Texas 3.6 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Nacogdoches County

According to FHFA’s house price index, home prices in Nacogdoches County rose 71% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Nacogdoches County.

Period County Texas U.S.
Last year (2025) +3.1% +0.8% +2.9%
5 years (2020–2025) +47% +44% +47%
10 years (2015–2025) +71% +88% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Nacogdoches next to Nacogdoches County, Texas and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Nacogdoches $186,000
  • County $169,200
  • Texas $283,800
  • United States $332,700
Typical monthly rent
  • Nacogdoches $964
  • County $965
  • Texas $1,403
  • United States $1,413
Typical yearly household income
  • Nacogdoches $39,281
  • County $53,555
  • Texas $78,476
  • United States $80,734
See the full table
Nacogdoches next to Nacogdoches County and Texas
Measure Nacogdoches Nacogdoches County Texas U.S.
Typical home value $186,000 $169,200 $283,800 $332,700
Typical monthly rent $964 $965 $1,403 $1,413
Typical yearly household income $39,281 $53,555 $78,476 $80,734
Households that own their home 38% 59% 63% 65%
Typical yearly property tax $1,696 $1,399 $4,232 $3,119
Effective property tax rate 0.91% 0.83% 1.49% 0.94%
Renters with high rent for their income 59% 58% 52% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Nacogdoches County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Nacogdoches

For a typical $186,000 home in Nacogdoches, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Nacogdoches's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $1,538a month

    Least cash to close
    Down payment
    $6,510
    Cash to close
    $12,090
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $82

  • Conventional, 5% down $1,504a month

    Down payment
    $9,300
    Cash to close
    $14,880
    Rate
    7.18%
    Mortgage insurance
    PMI · $88

  • Conventional, 20% down, no PMI $1,227a month

    Down payment
    $37,200
    Cash to close
    $42,780
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,399a month

    Down payment
    $27,900
    Cash to close
    $33,480
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Nacogdoches and for Nacogdoches County.

Property tax

Effective rate in Nacogdoches

0.91%of the home’s value each year

$1,696 a year for the typical owner in Nacogdoches.

  • Nacogdoches 0.91%
  • County 0.83%
  • Texas 1.49%

What Texas publishes School-district homestead exemption (Texas Comptroller of Public Accounts)

Exemptions and deadlines in Texas

Flood risk in Nacogdoches County

FEMA does not publish these numbers by city: they are for all of Nacogdoches County.

Homes in the high-risk zone
1.5%
300
Of those, with NFIP insurance
19%
County Texas U.S.
Homes in the high-risk zone 1.5% 4.1% 3.5%
Of those, with NFIP insurance 19% 48% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Nacogdoches

Typical rent in Nacogdoches is $964 a month: about the same as the county. In Nacogdoches, 59% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Nacogdoches County, by unit size. To pay the 2-bedroom one ($1,139 a month) without spending more than 30% of your income, you would need to earn $21.90 an hour working full time.

HUD fair market rent for all of Nacogdoches County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $902 $17.35 $36,080
1 bedroom $944 $18.15 $37,760
2 bedrooms $1,139 $21.90 $45,560
3 bedrooms $1,357 $26.10 $54,280
4 bedrooms $1,527 $29.37 $61,080

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Nacogdoches

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Nacogdoches has 4 ZIP codes with their own.

For 2 bedrooms it runs from $1,110 in 75965 to $1,190 in 75961.

2 of the 4 are above the fair market rent for Nacogdoches County ($1,139).

  • 75961 $1,190$1,420
  • 75962 $1,120$1,340
  • 75964 $1,150$1,370
  • 75965 $1,110$1,320

3 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Nacogdoches when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Nacogdoches

HUD lists 15 buildings with rents for lower incomes in Nacogdoches. These are the largest.

  • Summit at Orton Hill 3116C - 3116D E. J. Campbell Boulevard, Nacogdoches 75961 192 low-income homes · For families (936) 569-8533
  • Pine Lake Estates 2012 Durst St, Nacogdoches 75964 100 low-income homes · 1 bd: 100 · In service since 2015 · For people with disabilities, families (936) 560-3073
  • Town Parc at Nacogdoches (cardinal Village) 1630 Cardinal St, Nacogdoches 75961 96 homes, 95 low-income · In service since 2003
  • Cypress Ridge 2701 Logan Cir, Nacogdoches 75961 76 low-income homes · In service since 2002
  • Commonwealth Apts 5317 Northway Dr, Nacogdoches 75965 70 low-income homes · 1 bd: 12 · 2 bd: 36 · 3 bd: 22 · In service since 1998

See all 16 buildings in Nacogdoches County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Nacogdoches

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

We found no HUD-approved agencies with an office in Nacogdoches County. The nearest ones are below; many serve by phone or online.

A young man and a young woman look something up together on a laptop.

HUD counseling is free or low-cost

Assistance programs in Nacogdoches

No down payment, repair or rent-help program on our list is for Nacogdoches or Nacogdoches County. The ones below are statewide in Texas: they work in Nacogdoches the same as in the rest of the state.

Which programs do I qualify for? All programs in Texas

  • My First Texas Home

    Statewide in Texas

    Texas state program for first-time buyers: a 30-year mortgage with down payment assistance. Offered by Texas Department of Housing and Community Affairs (TDHCA).

    DeferredForgivable

    See the program Official page

  • My Choice Texas Home

    Statewide in Texas

    Texas state program with down payment assistance for any buyer, not only first-time buyers. Offered by Texas Department of Housing and Community Affairs (TDHCA).

    DeferredForgivable

    See the program Official page

  • Texas Mortgage Credit Certificate (MCC)

    Statewide in Texas

    Limited funds remain, per the source

    Texas state certificate that turns part of your mortgage interest into a credit on your federal tax return. Offered by Texas Department of Housing and Community Affairs (TDHCA).

    Tax credit

    See the program Official page

Housing counselors near Nacogdoches

The HUD-approved agencies closest to the center of Nacogdoches, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Catholic Charities of Southeast Texas

    2780 Eastex Fwy, Beaumont · 109 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 4 more
    (409) 924-4425

  • Nid-Hca Dightman

    113 N Avenue H, Humble · 117 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 8 more
    (281) 895-0563

  • NSC (naca Counseling Subsidiary) - Houston, TX

    14425 Torrey Chase Blvd Ste 200, Houston · 123 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 5 more
    (713) 706-3400

All counseling agencies in Texas

Help in Spanish near Nacogdoches

2 of the 3 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Nacogdoches

HUD’s record names them for Nacogdoches or Nacogdoches County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

  • Housing Authority of the City of Nacogdoches Section 8 vouchers (936) 569-1131

One other authority has an office in Nacogdoches County: see the list Source: HUD

Cities

Nearby cities

The cities closest to Nacogdoches, with the typical home value.

Everything about Nacogdoches County Housing in Texas

Neighboring counties

If Nacogdoches County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Nacogdoches.

All guides
A mother holds hands with her two daughters on the beach at sunset.

Questions

Housing questions about Nacogdoches

Short answers with the numbers for Nacogdoches and all of Nacogdoches County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Nacogdoches?

The typical home value in Nacogdoches is $186,000, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Nacogdoches County it is $169,200.

How much does it cost to rent in Nacogdoches?

Typical rent in Nacogdoches is $964 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Nacogdoches County is $1,139.

What is the FHA loan limit in Nacogdoches?

Nacogdoches uses the FHA limit for all of Nacogdoches County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.

How much property tax do owners pay in Nacogdoches?

The typical homeowner in Nacogdoches pays $1,696 a year, according to the U.S. Census Bureau. That is 0.91% of the home’s value; in Nacogdoches County, the rate is 0.83%.

Where can I find free help to buy or rent in Nacogdoches?

We found no HUD-approved counseling agencies with an office in Nacogdoches County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).