Longview, Texas Housing Market

How much can you negotiate in Longview?

Only 37 out of every 100 homes for sale have found a buyer. The other 63 are still waiting. Your offer may be the only one on the table. About 1 in 4 sellers has already dropped their price. Each one has learned their first price was too high. Start below their new price, not their old one.

A typical Longview home takes 61 days to find a buyer. Half of them take even longer. Those sellers are paying to own a house they want to sell. Search for homes listed 90+ days ago. There are 377 homes for sale in Longview. That is 4.7 times the tightest month on record, but below the peak of 719. Supply is growing against last year.

What to do about it

• Start in 75603, 75605, and 75602. Those are the three softest ZIP codes in Longview.
• Filter for homes listed 90+ days ago that have already cut their price.
• Offer below the reduced price.
• Keep your inspection and financing contingencies.
• In 75603 only 18 out of 100 homes have a buyer. You can lose a few offers there and still win.

Is now a good time to buy in Longview?

Asking prices are at their highest point on record. You are buying at the top. Underwrite it that way. Prices stopped falling about a year ago. They are flat now. Waiting will not get you a cheaper house. It might still get you a more motivated seller. Longview prices have risen in 88 of the last 108 months. Drops here have been short and shallow. Buying in a slow month has rarely hurt a long hold.

The discount is already here. It is not getting bigger. Buy now while sellers are still weak. Waiting for a lower price stopped working a year ago.

Who will rent from you in Longview?

In Longview, 39 out of every 100 households rent. Most own their home. The renter share is shrinking. Five years ago it was 40 in 100. Longview added about 1,400 renter households in five years. Renter households average 2.2 people. Two and three bedrooms fit the typical renter.

Households grew 12% in five years. The housing stock grew 9%. Demand is outrunning supply. 9.6% of homes sit empty. That is normal for a healthy market.

The median Longview household earns $66,884 a year. Incomes here have grown 5.2% a year since 2019. Incomes and home prices are rising in step. A typical home costs 5.0 times the median income. That is the national middle. Neither cash flow nor appreciation is free here. A tenant on the median income can pay about $1,672 a month. That is the standard 30% affordability line. Rents above it thin your tenant pool fast.

That is the market, not your address. Run an address through the app to see its rent estimate and cash flow.

What numbers should you underwrite a Longview deal with?

• Price growth to assume — +5.5%/yr. Longview has grown about 5.7% a year for five years and for ten. That is a durable trend, not a boom artifact. It is a fair long-run input. Prices rose 4.4% over the last year. That is a timing signal, not a trend.
• Months of carrying cost — 3. A typical home takes 61 days to sell. Budget that long when you exit or refinance.
• Odds you cut your price to sell — 1 in 4. About 25% of homes on the Longview market right now have already cut their asking price. Assume you are one of them when you sell. Do not underwrite an exit at your asking price.
• Comp on this, not median price — $159/sqft. The average listing runs +33% above the median. Luxury homes skew it. Comp your own size class per sqft.
• Competition when you exit — +4%. That is how much the number of homes for sale grew in a year. Your resale will face a bigger crowd than today's comps did.
• Price-to-income ratio — 5.0×. A typical home costs 5.0 times the median income. That is the national middle. Neither cash flow nor appreciation is free here. Incomes and home prices are rising in step.
• Tenant rent ceiling — $1,672/mo. 30% of the median household income of $66,884. Rents above this line shrink your tenant pool fast.

Is Longview a buyer's or seller's market in 2026?

Yes, if you negotiate. Buyers have the upper hand in Longview right now. 37 out of every 100 homes for sale have a buyer, 25% of sellers have cut their price, and a typical home takes 61 days to sell.

Are Longview home prices going up or down?

Asking prices are at their highest point on record. You are buying at the top. Underwrite it that way. Prices stopped falling about a year ago. They are flat now. Waiting will not get you a cheaper house. It might still get you a more motivated seller.

What price growth should I assume for Longview?

Assume +5.5% a year. Longview has grown about 5.7% a year for five years and for ten. That is a durable trend, not a boom artifact. It is a fair long-run input. Prices rose 4.4% over the last year. That is a timing signal, not a trend.

How fast are homes selling in Longview?

A typical Longview home takes 61 days to find a buyer. Half of them take even longer. Those sellers are paying to own a house they want to sell. Search for homes listed 90+ days ago.

Is Longview a renters' market or an owners' market?

In Longview, 39 out of every 100 households rent. Most own their home. The renter share is shrinking. Five years ago it was 40 in 100. 9.6% of homes sit empty. That is normal for a healthy market.

What rent can Longview tenants afford?

A tenant on the median income can pay about $1,672 a month. That is the standard 30% affordability line. Rents above it thin your tenant pool fast. The median Longview household earns $66,884 a year.

Which Longview ZIP code has the most negotiating room?

75603. Only 18 out of 100 homes there have a buyer. 24% of sellers there have cut their price, and a typical home takes 80 days to sell.