Paris and Lamar County Real Estate Market Report, November 2026

Market conditions and rates can change. The information below reflects data available as of the publication date, with each statistic cited to its source and reporting period.

This is the November 2026 edition of the Shannon Miles Group monthly market report for Paris, Texas and Lamar County, written for local homeowners, buyers, sellers, and relocating families who want a clear, honest read on the market they are living in or shopping in. What is new this month: Redfin published a fresh September 2026 reading for the city of Paris, Zillow updated its Lamar County figures on September 30, and mortgage rates peaked in mid-October and then eased. The statewide and rural land context comes from the Texas Real Estate Research Center at Texas A&M, and the notes call out where each source measures different things.

The Short Answer: What Is the Paris and Lamar County Housing Market Doing Right Now?

Market Snapshot: Paris and Lamar County

Here is the plain-English snapshot, organized by source so each number keeps its own context. The city of Paris and the broader county can move differently, so we report them separately rather than blending them into one figure. For a broader look at the community beyond the numbers, our Paris, TX real estate overview covers the town in more depth.

What This Means for Paris-Area Sellers

In the city of Paris, Redfin's September 2026 median sale price of about $189,910 was up 14.9% year over year, following an August reading near $194,000, up 6.6%. On the surface that looks like a strong market for sellers, and for well-priced homes it is. But Redfin also describes the market as not very competitive, with homes often selling below list price and a large share of listings receiving price cuts. Higher median prices with below-list sales is a classic sign of a market where the mix of homes that sold matters: stronger, better-priced homes close closer to asking while weaker listings sit and cut.

The rate picture has loosened slightly. The 30-year fixed average peaked at 7.40% in mid-October and eased to 7.24% for the week ending October 29, per Freddie Mac. A quarter-point move does not transform affordability for most buyers, but it does take a little pressure off monthly payments at the margin and it changes the conversation about locking a rate. Our reading, based on the data rather than a prediction: pricing and condition remain the levers that decide whether a home sells this season.

For sellers, the practical takeaways are the same ones that have held all year: price against your own recent comparable sales, present the property well, and do not mistake a county average or a city median for the value of your specific home. A listing that starts too high risks losing the best weeks of buyer attention, and with the slower season arriving, a long sit is expensive. Our Paris seller guide walks through the whole process, the Seller Center organizes the resources by property type, and how to price a home to sell explains the thinking behind a listing price. If you want to know what you would actually walk away with, start with an estimated seller net discussion.

What This Means for Paris-Area Buyers

For buyers, the headline is that there is less bidding pressure than in recent years and typically more room to evaluate a home before committing. Redfin scores Paris at 23 out of 100 on competitiveness, describes the market as not very competitive, and notes that homes often sell below list. Zillow's county estimate of about 40 days to pending, down from about 61 days in the spring update, is the counterpoint: well-priced homes are finding buyers faster than they were a few months ago, so the easy lane is narrowing for the specific homes priced right.

The rate side of the ledger is still the main constraint. Even after easing to 7.24%, a 30-year fixed rate above 7% keeps monthly payments meaningfully higher than they were when rates sat near 6.5%. That makes pre-approval and a clear budget more important than ever, and it means the homes most likely to move are the ones priced where a qualified buyer's payment still works. Statewide, the Texas Real Estate Research Center reports seller concessions remained large in August, which suggests negotiation room for buyers who know what to ask for.

This is rural Northeast Texas, and every property is genuinely different. Condition, systems, and utilities deserve real attention before you commit. If you would like someone to help you read a specific property or neighborhood, our residential buying services exist for exactly that, the guide to what it is like to live in Paris, Texas gives you a feel for the town beyond the sales data, and how long it takes to buy a home sets expectations for the process.

The Rural and Acreage Difference

An important note for anyone looking at land: the residential statistics above do not apply to land, farm-and-ranch, or homes-on-acreage markets. A county average home value built mostly from homes in town says very little about what a specific tract of land is worth.

The gap between Redfin's city median and Zillow's county average this month, about $189,910 versus about $201,796, is partly the county's rural mix and partly the difference between a sold median and an estimated value. Rural and land pricing is property-specific, driven by access, utilities, water, terrain, improvements, and intended use. Two tracts across the road from each other can price completely differently for those reasons. That is why we invite a conversation for land and acreage questions rather than quoting a county average. Our land and rural real estate and acreage pages cover the property types we work with across Lamar County and Northeast Texas, and if you are a landowner thinking about selling, selling a home on acreage explains how the house and the land get evaluated together. For buyers weighing a home in town against acreage, should you buy in town or move to acreage lays out the trade-offs honestly, and how much acreage adds to a home's value answers the question buyers ask most often.

Northeast Texas Land & Acreage Market Pulse: November 2026

This is the monthly land and acreage section of the report, a companion to the residential report above. It focuses on land, acreage homes, farms, ranches, and rural property across the eight counties the Shannon Miles Group serves: Lamar, Fannin, Red River, Delta, Hopkins, Hunt, Grayson, and Collin. Every figure below is cited to its source and reporting period, and the geography and date of each statistic are labeled. Verified sales data comes from the Texas Real Estate Research Center at Texas A&M (TRERC); county inventory figures come from active-listing market data and are asking prices, not closed sales. Where a reliable county median price per acre is not published, we say so rather than invent one.

Verified Sales Data: TRERC Rural Land Markets

The most authoritative regional numbers come from the Texas Real Estate Research Center at Texas A&M, whose quarterly rural land report covers verified sales of farmland and ranchland. The second quarter 2026 report was published August 20, 2026, and it remains the most recent verified release; the third quarter report was not yet published as of this edition. TRERC reports rural land as one combined market of farmland and ranchland tracts, so it does not split the figures into separate farmland versus ranchland prices.

The regional picture is a slowdown after a strong run. In the third quarter of 2025, TRERC's Northeast Texas region reported $9,313 per acre, up 4.38% year over year. The Q2 2026 reading of $8,604 continues that cooling trend, while the statewide average has plateaued rather than fallen. None of this prices any individual tract, which is why we pair the verified data with a property-specific conversation for every land question. Once TRERC publishes its third quarter 2026 report, this section will update with the newer verified figures.

County by County: What the Active Listings Show

The table below is asking-price inventory data from Land.com market insights, captured for this report in November 2026. These are active listings, not closed sales, and they are not the same quantity as the TRERC verified sales figures above. Median asking price per acre is shown only where the source publishes one; for Lamar County no reliable county median price per acre is published, so we do not quote one.

What Is Changing on the Ground

Beyond the listing data, several public projects are reshaping parts of the eight-county footprint, and each one touches rural property owners in a different way:

• Paris and Lamar County: TxDOT's roughly $90 million Loop 286 improvement program on the northeast loop between Stillhouse and Pine Mill, with a new overpass at North Collegiate Avenue, a revamped FM 195 overpass, and frontage roads, is moving through design, and the city and county have each pledged $900,000 toward it. The project underpins growth around the Forestbrook Estates area, where the new construction community and its planned commercial site sit off Loop 286.
• Forestbrook Estates: D.R. Horton's new construction community in Paris held its grand opening in April 2026 and is selling from roughly $235,000, with about 43 single-family homes planned in Phase I out of roughly 330 total lots. The development is part of a roughly 200-acre mixed-use master plan that includes a commercial site at the Loop 286 intersection, The Retreat at Forestbrook, a planned apartment complex of about 330 units, a future Paris ISD elementary school, and a Trail de Paris connection, alongside the new Paris High School.
• Business growth: Huhtamaki was named the Paris Economic Development Corporation's 2026 Industry of the Year at the Lamar County Chamber of Commerce's 122nd annual celebration on October 20, 2026, after celebrating its expanded Paris manufacturing plant in June. Brakes Plus opened a new store at 4225 Lamar Ave. in August, and Happy Trailers opened its new corporate headquarters at 550 NE Loop 286 in July.
• Sherman and Grayson County: Texas Instruments began production at its first Sherman semiconductor fab in December 2025, the anchor of a roughly $30 to $40 billion megasite, with additional capacity under construction. That demand pressure is part of why transitional land along US 75 commands a premium over farm and ranch land farther out.
• Water: Bois d'Arc Lake in Fannin County, Texas' first major new reservoir in about 30 years, was about 90% full as of October 2026. Phase II expansion of the Leonard Water Treatment Plant toward 140 million gallons per day is targeted for completion in late 2027.

For Rural Landowners: USDA Programs and Deadlines

For owners of farm, ranch, and grassland in these counties, one federal item is worth knowing this month:

• EQIP applications: the Natural Resources Conservation Service accepts Environmental Quality Incentives Program applications year-round with ranked batching, and the current deadline for FY 2027 funding is November 13, 2026. Common cost-shared practices in this region include brush management, prescribed grazing, pasture work, and wildlife habitat improvements, ranked at the local county office.

What Rural Property Buyers and Sellers Should Know

For buyers, the verified regional data shows per-acre prices softening after several years of strong appreciation, and asking-price inventory is deep in most of the eight counties, which supports patient, due-diligence-heavy buying. Water, septic, utilities, access, terrain, and any agricultural exemptions matter far more than a county average, and the land and acreage answer book collects the questions buyers ask us most often. Our land and rural property hub, the acreage page, and the land and ranch services page lay out how we work across the region, and the county guides linked in the table above cover each market in depth.

For sellers, the region's total dollar volume fell about 11% year over year in Q2 2026 even as per-acre prices held near their recent range, which is a signal that pricing against comparable closed sales in your own county matters more than a regional average. If you own a home on acreage, selling a home on acreage explains how the house and land are evaluated together, and selling ranch and land covers the larger-tract side. The land for sale in Lamar County page and the Lamar County land and rural property guide are the natural starting points for our home county, and country homes and equestrian properties cover the lifestyle segments buyers search for most.

One standing note: the Shannon Miles Group serves all buyers and sellers equally, and every statistic in this pulse is reported with its geography and date so you can check the source yourself. We would rather tell you a number is not reliably published than hand you one that will not hold up.

Local Context: Paris, Lamar County, and the Late-Year Market

The data only makes sense against the place. In-town Paris is a market of older homes, historic neighborhoods, and established streets, where character and condition do much of the talking. Buyers there are often relocating from the DFW metroplex or coming home to family, and they care about walkability, schools, and the pace of small-town life. Our Lamar County overview and the guide to buying a historic home cover what those buyers should weigh.

This year, new construction has become a bigger part of the local conversation. Forestbrook Estates off Loop 286 gives Paris buyers a true new-build alternative, and our Forestbrook Estates community page and the new construction in Paris guide cover what that means for the market. When resale inventory is slow-moving, a new home with a builder warranty and predictable costs becomes more attractive to buyers, and it changes the pricing conversation for existing homes nearby.

Outside Paris, the county is a different market entirely: homes on acreage, farms, ranches, and land tracts where the buyer is usually after space, water, utilities, and room to work. Those buyers move on a different clock and different criteria, and they are typically less sensitive to the mortgage-rate headlines than in-town buyers, because a meaningful share of acreage purchases involve equity, cash, or land-sale proceeds. That distinction is part of why the city and county figures diverge.

Seasonally, listing activity and buyer traffic typically ease after October, and the November holiday stretch is historically the quietest window of the year. None of this is a prediction; it is context for reading the numbers above.

What We Are Seeing Locally

From our conversations with Northeast Texas buyers and sellers this month, a few themes keep coming up. These are observations from local conversations, not statistics, and they are not a prediction about any specific property:

• Buyers are asking whether the late-October rate easing is a real shift or a temporary pause, and what it means for the monthly payment they are pre-approved for.
• Sellers whose homes sat through the summer are asking what to change, in pricing, condition, or timing, to find a buyer before the holiday lull.
• More buyers are weighing Forestbrook Estates and other new construction against existing homes, often asking how builder pricing compares to the resale homes they have seen.
• Acreage buyers are still spending real time on water, septic, access, and utility due diligence before they make an offer, which is exactly the right instinct in this market.
• Rate lock timing is coming up in more conversations: whether to lock now or float through the last weeks of the year given how much rates have moved month to month.

If you would like a property-specific read on any of these questions, we are glad to walk through it with you. Our what is my home worth page is the natural starting point for a pricing conversation, and there is no obligation attached to it.

Three Things That May Surprise You

A few observations from the data that a local homeowner may not expect:

• The city median rose sharply while the county average barely moved. Redfin's September 2026 median for Paris was about $189,910, up 14.9% year over year, while Zillow's Lamar County average home value rose just 1.3% to about $201,796. One number cannot describe both markets, and comparing them directly will mislead you.
• Days to pending fell even as days on market stayed long. Zillow's county estimate of typical days to pending dropped from about 61 days to about 40 days between its May and September 2026 updates, while Redfin's sold-home snapshot still shows about 85 days on market. Well-priced homes are moving faster while a longer tail of listings sits, which is exactly the split the price-cut data implies.
• Rates ended October lower than they started it, after a mid-month spike. The 30-year fixed average hit 7.40% in mid-October, then eased to 7.24% for the week ending October 29. After two months of rising rates, the direction flipped late in the month, and a quarter-point move changes the lock conversation even if it does not transform affordability.

Questions Buyers and Sellers Are Asking This Month

Is Paris currently a buyer's or seller's market?

Redfin scores the Paris market at 23 out of 100 on competitiveness, describes it as not very competitive, and reports that homes often sell below list with a large share of listings receiving price cuts. That leans toward buyers having more time and more options than they did a year ago. It is Redfin's measure, not a guarantee about any single home.

Are home prices rising or falling?

It depends on which geography and which measure you mean. Redfin's September 2026 median for Paris was up 14.9% year over year, while Zillow's county average home value was up 1.3%. Statewide, TRERC reports prices essentially flat in August 2026, ending a 15-month streak of annual declines. The markets are genuinely different, which is why this report keeps them separate.

How long are homes taking to sell?

Zillow's county estimate puts typical days to pending at about 40 days as of September 30, 2026, down from about 61 days in its spring update. Redfin's market snapshot still shows about 85 typical days on market for sold homes in its latest published window. The two measure different moments: how fast a listed home finds a buyer, and how long sold homes took in an earlier window.

Is inventory increasing?

Locally, inventory counts are not reliably published by our standard sources for this reporting period, so we flag that gap rather than guess. Statewide, TRERC reports that active inventory remained elevated in August 2026 but began its normal seasonal decline. The local days-to-pending figure suggests the best-priced homes are not sitting long.

Are homes on acreage behaving differently?

Yes. The gap between the city median and the county average reflects a county mix that includes rural homes and acreage, and acreage pricing is property-specific rather than driven by a county average. The most recent verified regional land data, TRERC's second quarter 2026 report, shows Northeast Texas prices per acre down about 6% year over year.

Should I sell now or wait?

Rates are still above 7% and the market rewards pricing discipline and a property that shows well. Timing matters less than price and condition right now, and a home priced against its own comparable sales can find a buyer even in a slower season. A property-specific conversation, including an estimated seller net discussion, is the honest way to answer this for your home.

Is this a good time to buy in Paris?

There is less competition and more room to negotiate than a year ago, which is genuinely helpful for buyers, and well-priced homes are pending faster than in the spring. The offset is the rate: even after easing to 7.24%, a 30-year fixed payment is meaningfully higher than it was when rates were near 6.5%, so the practical question is what your payment looks like at today's rate.

How much negotiating room do buyers have?

Sale-to-list ratios are not reliably published for this period, so we do not quote one. Redfin reports that homes in Paris often sell below list with a large share of listings receiving price cuts, and TRERC reports seller concessions statewide remained large in August 2026. That points to real room to negotiate, especially on homes that have been listed for a while.

Frequently Asked Questions

Where do the numbers in this report come from?

The Paris city figures come from Redfin, whose most recent monthly reading covers September 2026, and the Lamar County figures come from Zillow home value data updated September 30, 2026. The mortgage rates come from the Freddie Mac Primary Mortgage Market Survey for the weeks of October 2026. The statewide and rural land context comes from the Texas Real Estate Research Center at Texas A&M, including its October 2026 Housing Insight and its second quarter 2026 rural land report. Each figure carries its own geography and reporting period, and this report does not blend them into a single number.

Why are the Paris city and Lamar County figures so different?

They cover different geographies, different mixes of property, and different measures. The city figure covers Paris proper, while the county figure includes rural homes and acreage that trade at different price points. Redfin's September 2026 median for Paris is about $189,910, while Zillow's county average home value is about $201,796, and a median sale price is not the same quantity as an estimated home value.

How did mortgage rates move in October 2026?

The 30-year fixed-rate average sat at 7.28% for the week ending October 1, peaked at 7.40% for the weeks ending October 8 and October 15, then eased to 7.32% and 7.24% for the weeks ending October 22 and October 29, according to Freddie Mac. Rates ended the month about a quarter point below the mid-October peak, though still above the 6.76% reading from mid-September.

Is now a good time to sell a home on acreage?

Acreage pricing is property-specific and driven by access, utilities, water, terrain, and improvements rather than by a county average. The most recent verified regional data shows per-acre prices down about 6% year over year in the second quarter of 2026, so pricing against comparable closed sales in your own county matters more than ever. A property-specific pricing conversation is the honest way to answer this for your land, and our guide to selling a home on acreage explains how the house and land get evaluated together.

When will the next verified rural land data be available?

The Texas Real Estate Research Center had not yet published its third quarter 2026 rural land report as of this edition. The second quarter 2026 report, published August 20, 2026, remains the most recent verified source, and this report labels every rural land figure with its actual reporting period rather than presenting stale numbers as current.

Sources for This Report

The Paris and Lamar County residential figures above are drawn from Redfin and Zillow market data, which calculate from MLS and public records. The links below are the primary sources for the mortgage-rate, statewide, and land and acreage figures in this report:

• Freddie Mac Primary Mortgage Market Survey, 30-year fixed-rate average, weeks of October 2026.
• Federal Reserve Bank of St. Louis, FRED, MORTGAGE30US, 30-year fixed-rate mortgage average, October 2026 readings.
• Texas Real Estate Research Center at Texas A&M, Texas Housing Insight, October 2026, published October 23, 2026, covering August 2026 statewide data.
• TRERC, housing data and Housing Reports, 2026.
• TRERC, Texas Rural Land Markets, Second Quarter 2026, published August 20, 2026, including Region 4 (Northeast Texas) and statewide rural land figures.
• TRERC, Texas Rural Land Markets, First Quarter 2026, Region 4 context for the prior quarter.
• Land.com market insights, Lamar County, active-listing data captured November 2026.
• Land.com market insights, Fannin County, active-listing data captured November 2026.
• Land.com market insights, Red River County, active-listing data captured November 2026.
• Land.com market insights, Hopkins County, active-listing data captured November 2026.
• Land.com market insights, Delta County, active-listing data captured November 2026.
• LandWatch, Lamar County listings, and LandAndFarm, Lamar County listings, accessed November 2026.
• Zillow, Lamar County land for sale, accessed November 2026.
• TxDOT, US 82 Lamar County widening project, and the US 75 Project in Sherman and Denison, project status as of late 2026.
• North Texas Municipal Water District, Bois d'Arc Lake, reservoir status and Phase II expansion, 2026.
• USDA NRCS, Environmental Quality Incentives Program in Texas, application batching deadline November 13, 2026.