Question 1

Healthcare is 22.7% of Tyler payrolls. Does that make medical office the asset for permanent debt?

Accepted Answer

Medical office and clinic space tied to the metro's two hospital systems is the case this market supports. Education and health services employment is 27,700 of Tyler's 122,100 total nonfarm jobs, 22.7% of everything the metro employs (BLS CES, June 2026), a number pulled from the payroll survey rather than a press release. No Smith County CRE vacancy, rent, or cap-rate figure exists for any asset class, so a permanent quote here is built from your signed leases and tenant credit, not a published market comp. Bring the rent roll.

Question 2

Why do CHRISTUS Trinity Mother Frances and UT Health East Texas anchor the story?

Accepted Answer

Because they're the two largest employers headquartered in Tyler, not a rotating cast of local businesses. The Tyler Economic Development Council's major employers list puts CHRISTUS Trinity Mother Frances Health System's Tyler-area jobs at 5,000 and UT Health East Texas at 4,500, both headquartered in the metro. That's an institutional tenant base for medical office and clinic space near either campus. The figures are TEDC-published and undated, so treat them as directional, not audited; no Smith County cap rate or vacancy data exists to attach a number to the story.

Question 3

Does the new UT Tyler School of Medicine change how you underwrite a medical office building?

Accepted Answer

It adds a durable, recurring source of demand, not a one-time headline. UT Tyler's School of Medicine, the first in East Texas, trains 230 resident physicians who rotate through the UT Health East Texas system, a cohort that renews on the same academic calendar year after year. Combined with the two hospital systems and 22.7% of metro employment in education and health services, it's the qualitative case for a medical-adjacent asset holding its tenancy through a cycle. It stays a qualitative factor, since no Tyler cap rate or absorption data has been published for medical office or any other CRE class.

Question 4

How much does the Smith County tax stack eat into stabilized NOI?

Accepted Answer

About 1.63% of assessed value inside the Tyler city limits, with no homestead relief on investment property. The Tyler stack (Smith County 0.364231 + City of Tyler 0.236452 + Tyler ISD 0.845000 + Tyler Junior College 0.185068 per $100, Texas Comptroller 2025 rates) lands under the roughly 2.00% a Killeen parcel carries, and the city's own rate of 0.236452 is far below its mid-size Texas peers Longview 0.5619, Temple 0.6999, Killeen 0.7014, and Waco 0.7550. An unincorporated Tyler ISD parcel outside city limits runs closer to 1.46%, since it carries no city rate at all. Confirm the parcel's taxing units on Smith CAD before you lock stabilized NOI, and talk to your CPA about how the stack runs across a long hold.

Question 5

Is healthcare the only long-hold industrial story in Tyler, or is there a real counterweight?

Accepted Answer

Delek's Tyler refinery is the other one, and it still runs today. The plant runs 74,000 barrels per calendar day of operating atmospheric crude distillation capacity (77,500 barrels per stream day), with 28,000 b/d of vacuum distillation and 7,500 b/d of delayed coking, as of January 2026, per the U.S. Energy Information Administration's refinery capacity survey. East Texas's oil history is a century old, but this is a live industrial asset that still runs a payroll and moves product today, a counterweight to a purely healthcare-driven long-hold thesis. No cap rate or vacancy figure exists for industrial or refinery-adjacent property in Smith County, so the pitch here is the asset's own operating scale, not a market comp.

Question 6

What does the bridge-to-permanent path look like in a flat Tyler market?

Accepted Answer

Plan on stabilizing at the market's pace, not a pro forma's. Median list price was $370,250 in July 2026, down 1.3% year over year and 6.2% off the 2022 peak, with a median 66 days on market and roughly 36% of active listings carrying a price cut. That's four straight years of flat-to-lower list prices, a slow market rather than a falling one, and lease-up or repositioning here takes the time it takes. A common path is a bridge loan to carry the asset through stabilization, then a refinance into permanent debt once the leases are signed and the property performs. We place both sides in-house, so the file doesn't have to be resold to a new lender at the handoff.

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