Real Estate Investing in Longview, Texas
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in Longview, TX? Our answer, based on the numbers below.
For Homebuyers
GOOD FIT
Grade B (81/100)
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
For Investors
MIXED
3.0 / 5
(52/100)
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
Risks to Know
1 flag
- Elevated vacancy: 11.1% vacancy may signal weakening demand.
What’s happening in Longview, TX?
Click any question — our AI will research it live from the web and show you sources.
🏦 30-yr Fixed Rate:
6.76%
as of Sep 10
Source: Freddie Mac PMMS
Avg Investability
★★★★★
Avg Home Value
$101,830
Avg Monthly Rent
$1,174
ZIP Codes
11
Market Trends — Longview, TX
Home Value History
Rent History
Local Pulse Report
AI-researched developments and news for Longview, TX. Updated on demand as visitors ask.
Growth & development in Longview, TX Updated 141 days ago
Longview is experiencing significant growth with new businesses, major infrastructure projects, and employer expansions, alongside some business closures.
Opportunities
- Ninth Avenue Foods plans to invest over $200 million and create 150 jobs with a new manufacturing facility in Longview's North Business Park, starting operations in 2027. — This expands job opportunities and brings substantial capital investment to the area. CBS19 / Area Development
- Eastman is expanding its Longview operations with a $1.2 billion project, creating more than 200 jobs and a new manufacturing facility. — This provides new employment and strengthens the local industrial base. Area Development Magazine
- The City of Longview has several 2024 and 2025 Capital Improvement Plan projects, including drainage, bridge, culvert, water, and wastewater system improvements. — These projects enhance essential public services and infrastructure for residents. Citylitics
- Construction for a new Residence Inn by Marriott near Interstate 20 began in 2024 and is expected to open mid-2026, supporting business travel and economic activity. — This adds lodging options and aims to attract more business and industry to Longview. Longview News-Journal
- The Mobberly Complete Streets Project, with an estimated construction timeline of October 2024 to Spring 2026, will add bike lanes, improve crosswalks, lighting, sidewalks, and road quality. — This enhances safety, encourages alternative transportation, and improves the streetscape for residents and businesses. Longview, TX City Website
Concerns
- Ellie Bee's, a longtime Longview boutique, announced in September 2025 that it would close its doors in Spring 2026 after 15 years in business. — This reduces local retail options and represents a loss of an established business. CBS19
- More than 40 employees were set to lose their jobs in January 2025 due to SNB shutting down its Longview facility after Eastman Chemical Company terminated an engineering contract. — This results in job losses for local residents. KETK
- Flinz Holdings LLC, operating as The Gallery of Lights in Longview, filed for Chapter 11 bankruptcy in November 2025 after nearly 27 years in business. — This indicates financial distress for a local retailer and potential loss of a long-standing business. WhatNow
- Red Lobster in Longview closed in May 2024, leaving a vacant building at a prominent intersection. — This reduces dining options and leaves a commercial property unoccupied. CBS19
Bottom line: Longview is experiencing significant economic development and infrastructure improvements, though some established businesses have faced closures.
Local news & events in Longview, TX Updated 141 days ago
Longview residents face ongoing concerns about water quality and crime, while the city hosts numerous community events and initiatives.
Opportunities
- Longview is hosting the U.S. National Hot Air Balloon Championship for three consecutive years, starting in 2023, alongside the Great Texas Balloon Race. — These events expand recreational opportunities and attract visitors, boosting local economy and community engagement. Uniquely Longview / Tour Texas
- The City of Longview launched the 'Blue Crew' program to revitalize local recycling efforts. — This initiative provides residents with a renewed opportunity to participate in environmental stewardship. Longview, TX Official Website
- Longview Parks announced a new community message board program to place boards in strategic locations across all city districts. — This program enhances communication and provides more avenues for community information sharing. Longview, TX Official Website
- Longview's Enhanced 2026 Point-in-Time Count provides a clearer picture of community need, aiding in addressing homelessness. — Improved data collection can lead to more effective resource allocation and support for vulnerable populations. Longview, TX Official Website
- The Longview Police Department, in partnership with Kilgore College, launched a public safety training program, graduating 14 individuals in October 2025. — This program enhances public safety through increased training and staffing for law enforcement. City of Longview YouTube
Concerns
- Longview's water contains nine contaminants exceeding health advocacy guidelines, including arsenic and chromium-6, as of March 2026. — This imposes unconsented health risks and potential long-term costs for residents due to exposure to harmful chemicals. Longview TX Water Quality Report
- Longview has one of the highest crime rates in America, with a 1 in 37 chance of becoming a victim of violent or property crime. — High crime rates restrict residents' sense of safety and freedom, potentially leading to increased personal costs and reduced quality of life. NeighborhoodScout
- A Longview neighborhood pleaded to the city in June 2025 to fix ongoing drainage problems causing repeated flooding and property damage. — Unresolved drainage issues impose significant financial burdens and emotional distress on affected homeowners. KLTV News
- Longview is ranked among the worst metropolitan areas for high ozone days, 24-hour particle pollution, and annual particle pollution. — Poor air quality restricts residents' ability to engage in outdoor activities safely and poses health risks, especially for vulnerable populations. American Lung Association
- A Longview man was sentenced to nearly 20 years in federal prison in October 2025 for trafficking fentanyl. — Drug trafficking contributes to public safety concerns and can lead to increased crime and health issues within the community. Justice.gov
Bottom line: Longview is actively promoting community engagement and public safety initiatives, yet residents face significant challenges with water quality, crime rates, and environmental pollution.
Schools in Longview, TX Updated 141 days ago
Longview ISD is undergoing significant facility upgrades and showing improved academic performance, despite a slight enrollment decline.
Opportunities
- Longview ISD received a 'B' rating (88) from the Texas Education Agency for 2025, an increase from 87 in 2024. — This indicates improved academic performance and effectiveness in educating students. Longview ISD News
- The 2024 Bond Program, a $456.2 million package, was approved by voters to address aging infrastructure and build new facilities. — This voluntary capital investment provides modern learning environments and expanded opportunities for students. Longview ISD Bond 2024
- Groundbreaking occurred in November 2025 for a Multipurpose Indoor Facility, a Career and Technical Education (CTE) Center, and a Natatorium. — These new facilities expand athletic, vocational, and recreational choices for students and the community. CBS19.tv
- Longview ISD unveiled plans in April 2026 for a new Early Childhood Learning Center with 30 classrooms for infants to preschoolers. — This expands early education options and aims to boost early literacy for younger residents. CBS19.tv
- The district approved raising the minimum teacher salary to $55,000 for the 2025-2026 school year, with tiered increases for returning teachers. — This aims to attract and retain quality educators, improving the learning environment for students. East Texas Montessori Prep Academy
Concerns
- Longview ISD's total student enrollment was 7,923 in 2026, a 10.2% decrease since 2016. — Declining enrollment can lead to reduced state funding and potential program cuts in the future. Texas Tribune Schools Explorer
Bottom line: Longview ISD is actively investing in new facilities and improving academic ratings, while navigating a trend of declining student enrollment.
Civic & policy in Longview, TX Updated 141 days ago
Longview, TX has seen recent city and state decisions impacting property taxes, animal control, food truck regulations, and housing development.
Opportunities
- The City of Longview lowered its proposed tax rate increase in July 2025 due to higher-than-estimated Gregg County property values, reducing the annual increase for average homeowners. — This decision reduces the financial burden on homeowners by decreasing the property tax increase. Longview News-Journal
- Longview ISD adopted a balanced budget and lowered its overall tax rate for the seventh consecutive year in August 2025. — This provides financial relief to property owners within the Longview ISD, potentially leading to lower tax bills. Longview News-Journal
- Texas state laws effective September 2025 eased operating requirements for food trucks and caterers, shifting permitting authority to the state and removing some local regulations. — This streamlines operations for food truck businesses and caterers, potentially fostering growth and reducing regulatory hurdles. Longview News-Journal
- The City of Longview is considering reallocating $150,000 in federal funds for street improvements on Park Street and $100,000 to expand a down payment assistance program for first-time homebuyers in March 2026. — This investment improves local infrastructure and expands opportunities for first-time homebuyers, making homeownership more accessible. KLTV
- The City of Longview's sales tax revenue increased by $1.67 million from 2024 to 2025, exceeding projections. — Increased sales tax revenue indicates economic growth, which can support city services without relying solely on property taxes. Longview News-Journal
Concerns
- Longview voters approved a 2-cent property tax rate increase in May 2022 to help fund the Longview Firefighters' Relief and Retirement Fund. — This increases property tax costs for residents to address an existing financial liability. City of Longview
- New city ordinances effective February 2025 require pets over 6 months old within city limits to be spayed or neutered, or owners must secure a $25 intact pet permit. — This imposes new regulations and potential costs on pet owners, restricting their choices regarding pet care. CBS19
- Longview's per capita property taxes grew by 177% between 2001 and 2024, outpacing population and CPI growth. — This indicates a significant increase in the property tax burden on individual residents over time. O'Connor
- The Texas Legislature passed House Bill 2844 in Spring 2025, which eliminates cities' authority to permit, regulate, and inspect food trucks, shifting it to the Texas Department of State Health Services. — While intended to streamline, a city official expressed concern that this shift could impact consumer safety due to potential inconsistencies in the permitting process. Longview News-Journal
Bottom line: Longview is experiencing growth and some tax relief, but also new regulations and ongoing concerns about rising property tax burdens.
AI-generated from public web sources. Always verify with official records. Not financial, legal, or investment advice.
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Best ZIP codes in Longview, TX
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Landlord Ground Truth
Real numbers from people who own or manage rentals in Longview, TX. Anonymous, moderated, never written by AI.
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Avg Home Value
$101,830
Avg Monthly Rent
$1,174
1% Rule
✓ Passes
Landlord Friendly (TX)
★★★★★
❄️
Cool Market
— Longview, TX metro
86
Days to pending
8.9%
Listings with price cuts
0.0%
Sale-to-list ratio
📅 Data as of August 29, 2026 — updated weekly
🎓 Colleges & Universities in Longview
2 Colleges
3,405 Students
ZIP Codes in Longview, TX
75605
Home Value
$290,549
Rent
$1,232/mo
75604
Home Value
$221,075
Rent
$1,029/mo
75602
Home Value
$144,299
Rent
$1,243/mo
75601
Home Value
$215,778
Rent
$1,392/mo
75603
Home Value
$248,432
Rent
$972/mo
75615
Home Value
$0
75660
Home Value
$0
75663
Home Value
$0
75606
Home Value
$0
75607
Home Value
$0
75608
Home Value
$0
Screen every ZIP in Longview
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View PlansFrequently Asked Questions About Longview, TX
What is it like being a landlord in Longview, TX?
The landlord environment in Longview, TX is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
How strong is tenant demand in Longview, TX?
Expect a solid tenant pool in Longview, TX. The rental market absorbs $1,174/mo rents without meaningful friction.
How do experienced investors play Longview, TX?
For Longview, TX, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
How strong is Longview, TX for real estate investors?
Our data puts Longview, TX at 3.0/5 for investability. Home prices of $102K and rents around $1,174/mo create a solid backdrop for investor activity.
What do landlords charge for rent in Longview, TX?
Investors in Longview, TX typically see rents near $1,174/mo per month against $102K home values - a solid setup for rental cash flow.
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