Longview, TX
⚖️ Balanced Market📊 Fundamental Scores
🎯 The Bottom Line
Longview shows stable but slow growth with neutral investment outlook. Balanced supply and demand suggest modest appreciation, making it suitable for risk-averse investors seeking steady returns.
📈 Price History
📊 Market Activity
📈 Market Analysis
Market Cycle
The Longview market is in a stable phase with a 1.0% YoY price increase, indicating minimal appreciation. The neutral verdict reflects a balanced cycle where neither overheating nor decline dominates, supported by a Price-to-Rent ratio of 18.3x that suggests fair valuation relative to rental income.
Supply & Demand
Supply and demand are in equilibrium with 6.0 months of inventory, leaning slightly toward a buyer's market. Active inventory stands at 298 homes, with 83 new listings and 50 sold properties, showing moderate buyer engagement. The 15.0% off-market rate in two weeks indicates some urgency but not frenzy.
Pricing Power
Sellers have limited pricing power with a 98.3% sale-to-list ratio, meaning offers are close to asking but not exceeding it. 21.1% of listings see price drops, reflecting seller flexibility. With a 62-day DOM, properties move slowly, giving buyers leverage to negotiate. Overall, pricing is stable but not aggressive.
Longview, TX Housing Market Forecast 2026–2028
🔮 Longview Price Forecast 2026–2028
Longview, TX Housing Market Forecast 2026–2028
When evaluating the Longview housing market forecast for the 2026-2028 period, the data suggests a period of stabilization rather than dramatic shifts. The current median home price of $223,008 and a price-to-rent ratio of 18.3x indicate that buying remains a viable alternative to renting, keeping demand steady. However, with a modest YoY price change of just 1.0% and a market temperature score of 56/100, the explosive growth seen in the prior five years—which delivered a 32.0% total gain—is likely to temper. The extended days on market (62 days) signal that buyers have regained some negotiating power, moving the market away from the frenzied pace of recent years.
For those asking will Longview home prices drop, the local economic fundamentals suggest a floor under values. Longview’s position as a hub for the energy and manufacturing sectors, combined with a strong affordability profile (median rent $930/mo), supports a stable owner-occupier base. While national economic headwinds could create volatility, the area's lower risk grade of A- and steady five-year CAGR of 5.6% point to resilience. The outlook for Longview real estate Longview 2027 hinges on job growth and inventory levels; if new construction fails to keep pace with household formation, prices may see modest appreciation rather than a correction.
Ultimately, the forecast for 2026-2028 leans neutral. The "Buy/Rent Verdict" currently sits at NEUTRAL, reflecting a market where neither buyers nor sellers have a distinct advantage. Investors should view Longview as a steady cash-flow market rather than a speculative appreciation play, given the low rent-to-price ratio. While a price decline is possible in the short term due to broader economic factors, the underlying demand from the local economy and the lack of extreme overvaluation (relative to the national average) suggest that any downturn would likely be shallow and short-lived.
Disclaimer: This forecast is a statistical projection based on historical price trends and should not be considered financial advice. Actual market outcomes may vary due to economic conditions, interest rates, local regulations, and other factors.
🏠 Rent vs Buy Analysis
Monthly Costs
Buying at $223,008 with a typical mortgage (e.g., 7% rate, 20% down) yields monthly costs around $1,400-$1,600 including taxes and insurance, versus renting at $930/mo. The rent premium makes renting cheaper short-term, but building equity offsets this over time. The 18.3x P/R ratio means buying is 18.3 times annual rent, a moderate threshold for affordability.
5-Year View
Over five years, assuming 1.0% YoY appreciation, home value could reach ~$234,000, with rent potentially rising to $1,000-$1,100 monthly. Buying builds equity of ~$20,000 after mortgage paydown, while renting offers flexibility but no asset growth. Total cost of ownership may exceed renting initially but equalizes by year 3-4.
When to Rent
- Short-term stays under 3 years to avoid transaction costs.
- Low cash reserves for down payment and maintenance.
- Uncertain job stability in Longview's economy.
When to Buy
- Long-term horizon of 5+ years to capture appreciation.
- Stable income to handle $1,400+ monthly costs.
- Desire for equity building and tax benefits.
🧮 Can You Afford Longview? Interactive Calculator
Income Reality Check
Can you actually afford Longview?
Great! At 23.0%, this mortgage falls within healthy financial limits. You have strong purchasing power in Longview.
💰 Investment Thesis
Cash Flow
At $930 monthly rent and $223,008 purchase price, gross yield is 5.0% ($11,160 annual rent / $223,008). After expenses (taxes, insurance, maintenance ~25% of rent), net cash flow is ~$200-300/month for a leveraged investor. This is neutral but not strong; investors should target properties with higher yields or value-add opportunities to boost returns.
House Hacking
House hacking is viable with a duplex or single-family home with rental potential. Live in one unit, rent the other for ~$500-600, reducing personal housing cost to near zero. With 6.0 months supply, finding deals is feasible. Appreciation at 1.0% adds long-term wealth, but cash flow remains modest without optimization.
Target Investor
Suitable for conservative, long-term investors seeking 5-7% total returns (appreciation + cash flow). Not ideal for flippers due to slow 62-day DOM and 21.1% price drops. Best for those with A- risk tolerance, focusing on stable markets like Longview over high-growth areas. Prioritize properties below $200k for better yields.
🏘️ House Hacking Calculator Interactive Calculator
House Hacking CalculatorOwner-Occupied Multi-Fam
🗺️ Neighborhood Breakdown
Entry-Level
Entry-level homes ($150k-$200k) in Longview offer the best affordability with 50/100 score, attracting first-time buyers. Inventory is higher here, with 21.1% price drops providing negotiation opportunities. Rent yields can exceed 5.5%, but competition from renters keeps DOM around 60 days. Ideal for investors targeting cash flow over appreciation.
Mid-Range
Mid-range properties ($200k-$250k) align with the median price of $223,008, showing balanced demand. The 98.3% sale-to-list ratio indicates steady sales, but 6.0 months supply means buyers aren't rushed. Appreciation is capped at 1.0% YoY, making this segment stable for buy-and-hold strategies with moderate 50/100 investor scores.
Premium
Premium homes ($300k+) in Longview face slower movement with 62-day DOM and higher price sensitivity. Limited buyer pool due to 53/100 boomtown score reduces appreciation potential. Investors should avoid unless targeting luxury rentals; focus on mid-range for better liquidity and 18.3x P/R ratio efficiency.