75686
Mount Pleasant, Texas

Mount Pleasant's 75686 ZIP code shows clear buyer-market dynamics with a median sale price of $217,000, down 9.6% year-over-year as of February 2026. Properties are averaging 106.5 days on market, significantly above the national norm of 30-45 days for balanced conditions. The stark reality: zero homes are selling above list price, indicating sellers hold no pricing power and must meet market expectations or sit unsold.

This environment strongly favors patient, price-sensitive buyers who can leverage the 106-day average DOM to negotiate below asking prices. Investors seeking cash-flow properties benefit from declining acquisition costs, though the 9.6% price depreciation demands careful attention to rental yield calculations. Sellers face difficult conditions and should only list if relocation or financial circumstances require it, as holding costs will likely exceed any near-term appreciation given current trajectory.

The PropIQ score of 41/100 signals caution, suggesting continued price pressure through mid-2026 with limited recovery catalysts visible in current data. Buyers should monitor whether DOM contracts below 90 days or any properties start closing above list, which would indicate sentiment shift. The negative price trend combined with extended marketing periods suggests this market needs another two quarters minimum to establish a floor before stabilization begins.