A one-line notice went out to Woods I & II Property Owners Association members this spring, thanking them for supporting a dues increase. Starting June 1, 2026, monthly assessments there rose from $55 to $75 for homeowners and from $45 to $65 for lot owners. It is the kind of update that lives on a homeowners association website, gets read by the people already living there, and never makes it onto a listing sheet in time for the next round of showings.
If you are searching "The Woods homes for sale, Tyler TX" on a portal right now, you are looking at a single median price and, usually, a single generic HOA line item. That framing hides something a buyer touring two "Woods" listings this summer needs to know before comparing them side by side: The Woods is not one neighborhood with one board. It is an umbrella name for a stretch of southeast Tyler built out over decades, and at least two separate, independently run associations govern different sections of it, each with its own dues, its own elections, and its own meeting calendar (read our complete guide to living in The Woods neighborhood in Tyler).
Two Boards, Not One
The Woods Garden Club Homeowners Association describes itself as overseeing a community of elegantly landscaped custom homes on heavily wooded lots, with amenities like walking trails, landscaped common areas, a community pool, and greenbelts spread across the many subdivisions inside the larger development. That is one governing body.
A separate organization, the Woods I & II Property Owners Association, runs its own board, holds its own meetings, and just voted through the dues increase described above. Board positions there are filled by named residents serving multi-year terms, architectural control, recreational facilities and security, social activities, lakes and common grounds, each assigned to a different volunteer. Meetings have been held at rotating local venues, including one January session at the Crutcher & Hartley office on University Boulevard and a special meeting in May at a business office on South Donnybrook Avenue. None of this shows up when a portal pulls one median price for the whole area.
The practical effect is that two homes both marketed as being in The Woods can carry different monthly obligations, different rules about what you can build or change on your lot, and different boards to petition if something goes wrong. The address alone will not tell you which one applies.
What a Buyer Actually Needs to Ask
If you are comparing listings inside The Woods this summer, the dues line on a single spec sheet is a snapshot of one section's current number, not a neighborhood constant (learn more in our guide to buying a home in Tyler, TX). Before you get attached to a house:
- Confirm which association governs that specific address, not just which neighborhood name appears in the listing.
- Ask for the most recent dues notice directly, since an increase like the one that took effect June 1, 2026 may not have filtered into every listing description yet.
- Request board meeting minutes or recent notices if you want a sense of what the association has been dealing with lately, from garage sale logistics to spillway inspections to special assessments.
- Budget for the higher of the two known figures if you are unsure which section a home sits in, rather than assuming the lower number applies.
None of this is a large sum on its own. The Woods I & II POA increase adds up to $20 a month for homeowners, or $240 a year. But it is exactly the kind of detail that gets lost when a buyer is comparing a printed median price across a handful of listings, and it is the difference between a monthly number you expected and one you did not.
The Price Dip That Looks Worse Than It Is
Layer that governance patchwork over what the market itself did this summer. As of July 2026, homes listed for sale in The Woods carried a median list price of $464,000, working out to roughly $179 per square foot. That figure is down 14% from the prior month and down 13% from July 2025. On its own, a double-digit price drop looks like a neighborhood losing momentum.
But median days on market in July 2026 sat at 75 days, unchanged from July 2025. That combination, a falling price paired with a flat time-to-sell, tells a different story than a stalled market would. If homes were sitting unsold and sellers were slashing prices out of desperation, you would expect days on market to stretch out too. Instead, homes are moving at roughly the same pace they did a year ago, just at a lower price point. That pattern reads less like a neighborhood in trouble and more like sellers recalibrating asking prices to match where actual buyer demand is, rather than where it was twelve months ago (see our insights on moving to Tyler, TX).
For a buyer, that distinction matters. A market with rising days on market alongside falling prices suggests you might wait out a seller who eventually gets desperate. A market with flat days on market and falling prices suggests sellers have already adjusted, and homes priced realistically are still finding buyers at roughly the same speed as before. The negotiating room exists, but it is baked into the current asking price rather than something you win by waiting.
At $464,000 with 25% down, a household would need income in the neighborhood of $101,000 a year to keep housing costs at 35% of income, a useful gut check for whether a given Woods listing fits your budget before you start comparing HOA line items at all.
Reading the Two Signals Together
Put the governance question and the pricing question side by side and the takeaway sharpens. The Woods is not a single market with a single cost structure. It is a collection of subdivisions, each carrying its own association dues and its own slice of this summer's price recalibration. A home in a Woods I & II POA section priced at the new July median might carry a $75 monthly assessment that did not exist at that rate a year ago. A home under the Garden Club association a few streets over might carry a different number entirely. Comparing the two purely on the portal's median price treats them as interchangeable when they are not (explore other top communities in our guide to the best neighborhoods in Tyler, TX).
This is the kind of detail that only surfaces if you ask the right questions before you write an offer, not after. It also means a listing's asking price and its HOA disclosure deserve equal scrutiny. One tells you what the seller wants. The other tells you what you are actually signing up to pay every month for as long as you own the home.
FAQ
Is The Woods one HOA or several?
At least two separate, unaffiliated associations operate within The Woods: The Woods Garden Club Homeowners Association and the Woods I & II Property Owners Association. They run independent boards, hold separate meetings, and set their own dues.
Why did the Woods I & II POA raise its dues?
Members voted to approve an increase that took effect June 1, 2026, raising monthly assessments from $55 to $75 for homeowners and from $45 to $65 for lot owners.
Does a falling median price mean The Woods is a buyer's market right now?
The July 2026 median list price of $464,000 was down from both the prior month and the prior year, but days on market held steady at 75, matching July 2025. That combination suggests sellers have adjusted pricing to current demand rather than a market where homes are sitting unsold.
If you are weighing two homes in The Woods this summer and want a straight answer on which association governs a specific address, what the current dues actually are, and how this year's pricing shift applies to that particular section, that is a conversation worth having before you make an offer. The Crutcher & Hartley Team has been working Tyler and East Texas neighborhoods since 1997. Request a free home valuation or contact us today when you are ready to see where your numbers actually land.
