Tyler, TX
The numbers that matter most
What an investor checks first when sizing up a new metro — affordability ratio, rent vs income, cap rate proxy, and where the market is moving. Each metric shown vs. state and national medians for instant context.
moderate
Price to income
3.07×
The single most-cited 'is this market still cheap' check. Below 3× and you're in an affordability tailwind.
- vs Texas
- 2.95×
- vs U.S.
- 3.43×-0.36
Benchmark
ACS median home value ÷ median HHI
comfortable
Rent to income
22.3%
What share of a typical household's income goes to rent. Below 30% means tenants can absorb modest rent increases.
- vs Texas
- 23.2%-0.9
- vs U.S.
- 23.3%-1.0
Benchmark
(HUD FMR 2BR × 12) ÷ median HHI
deal-by-deal
Cap rate proxy
4.73%
Rough first-pass yield assuming a 35% expense ratio. Not an underwriting number — a 'is this even worth modeling' filter.
- vs Texas
- 5.06%
- vs U.S.
- 4.35%+0.38
Benchmark
(FMR 2BR × 12 × 0.65) ÷ ACS median home value
steady
Net migration
+0.26%
Forward-looking demand signal. Positive net migration drives rent growth and absorbs new supply.
- vs Texas
- -0.00%+0.27
- vs U.S.
- 0.03%+0.23
Benchmark
IRS net migration ÷ population
normal
Permit pipeline
2.32
permits per 1,000 residents
Forward-supply indicator. Above ~5 means the metro is building meaningfully relative to its size; below 2 means supply is tight.
- vs Texas
- 5.01
- vs U.S.
- 3.52
Benchmark
Census BPS permits TTM ÷ population × 1,000
softening
Unemployment
4.3%
Tighter unemployment means higher wages, more rental demand, lower vacancy.
- vs Texas
- 3.7%
- vs U.S.
- 3.9%
Benchmark
BLS LAUS, latest month
Where prices are and where they've been
5-year price appreciation
+47.7%
homeValues.yearOverYear
+1.7%
Median home value
$220,800
The rent ladder
| Bedroom | Monthly | Annual | % of median HHI |
|---|---|---|---|
| 1 BR | $1,089 | $13,068 | 18.2% |
| 2 BR | $1,338 | $16,056 | 22.3% |
| 3 BR | $1,793 | $21,516 | 29.9% |
Labor market direction
Unemployment
4.3%
Median household income
$71,923
What's being built
Total TTM
544
+25.6% YoY
Single-family
515
2–4 unit
19
5+ unit
10
All 1 counties, ranked by population
| County | Population | Home value | Median HHI | Permits TTM | YoY |
|---|---|---|---|---|---|
| Smith County | 234,667 | $220,800 | $71,923 | 544 | +25.6% |
Similar metros nationally
| Metro | Pop | Med HHI | P/I | Cap proxy | HPI 5y | Permits/1k | Unemp |
|---|---|---|---|---|---|---|---|
| ★Tyler | 234,667 | $71,923 | 3.07× | 4.73% | +47.7% | 2.32 | 4.3% |
| Daphne-Fairhope-Foley, AL | 233,420 | $75,019 | — | — | +56.8% | — | 2.1% |
| Medford, OR | 222,604 | $71,443 | — | — | +32.7% | — | 5.5% |
| Topeka, KS | 232,995 | $68,160 | — | — | +51.1% | — | 3.6% |
| Fargo, ND-MN | 251,635 | $75,523 | — | — | +34.6% | — | 2.8% |
| Prescott Valley-Prescott, AZ | 237,830 | $66,106 | — | — | +56.2% | — | 3.8% |
Where people are moving in from
Net migration
+616
+0.26% of population
| Origin county | Tax returns |
|---|---|
| Dallas County, TX | 403 |
| Cherokee County, TX | 379 |
| Henderson County, TX | 366 |
| Gregg County, TX | 338 |
| Tarrant County, TX | 264 |
| Wood County, TX | 210 |
Who lives in Tyler
- Median age
- 37
- Bachelor's+
- 27.7%
- Owner-occupancy
- 69.3%
- Vacancy rate
- 17.2%
- Rent burdened (30%+)
- 42.9%
- Median household income
- $71,923
This page shows federally sourced data. A full editorial analysis with charts and investment commentary is in progress.