Property Makler
Advanced analytics for residential real estate investing

Longview, TX housing market

Housing market indicators

Indicator	2022	2023	2024	2025*	2022	2023	2024	YTD
Median Listing Price per Square Feet	$144	$146	$151	$156	15.2%	1.4%	3.4%	3.3%
Active Listing Count	540	797	931	1,132	50.4%	47.6%	16.8%	21.6%
Median Days on Market	67	68	84	78	36.7%	1.5%	23.5%	-7.1%
Share of listings with price increase	0.7%	0.6%	0.4%	0.5%
Share of listings with price decrease	13.5%	18.9%	20.4%	20.6%

* last available value

Note: 12M MA - 12 months moving average, Permits - New Private Housing Structures Authorized by Building Permits. Source: FRED

The Longview Metropolitan Statistical Area (MSA) covers Gregg, Harrison, Rusk, and Upshur counties in Northeast Texas, with a 2024 population of 295,490 across 6,943 km².
Key cities include Longview (principal city, pop. 83,668), Kilgore, Marshall, and Henderson; smaller towns like Gilmer, Gladewater, Hallsville, and White Oak contribute to urban and rural mix.
Geographic regions feature urban core around Longview, oil-rich areas in Kilgore/Rusk County, rural outskirts in Upshur/Harrison, and I-20 corridor for connectivity.

Area	City/Town	Population	Density	Income	Quality of Schools	Crime Level	Property Tax (%)	Comments
Urban Core	Longview	83,668	High	Median	6-8/10	Moderate-High	2.1-2.5	Economic hub, diverse housing.
Oil Region	Kilgore	13,000	Medium	Above Median	7-9/10	Moderate	1.8-2.2	Energy jobs drive growth.
Rural North	Marshall	22,000	Low	Low-Median	5-7/10	Moderate	2.0-2.4	Historic, manufacturing base.
East County	Henderson	13,000	Low	Low	6-8/10	Low-Moderate	1.9-2.3	Agriculture, oil support.
North Suburbs	Gilmer	5,000	Low	Median	8-10/10	Low	1.7-2.1	Top schools, family-friendly.
South Suburbs	Gladewater	6,000	Medium	Low-Median	6-8/10	Moderate	2.0-2.4	Affordable, commuter town.
West Suburbs	White Oak	6,000	Medium	High	8-9/10	Low	1.8-2.2	Suburban appeal, low crime.
Small Towns	Hallsville	4,000	Low	Above Median	9-10/10	Very Low	1.6-2.0	Premium schools, safe.

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Density based on urban (high >500/sq mi), medium (200-500), low (<200); incomes relative to MSA median $56,777; schools from GreatSchools ranges; property taxes county averages (no local personal income tax).

MSA median household income $56,777 (2021 ACS), per capita $29,315; 15.5% below poverty line.
Male median income higher than female; 60% married-couple households, average 2.6 persons/home.
Education: High school completion strong; bachelor's degrees around 20-25% in urban areas, lower in rural (15-20%).
Key institutions: LeTourneau University (Longview), Kilgore College, UT Tyler Longview Center boost skilled workforce.
Age median 38.3; 18% under 18, 18% over 65; racial mix 61% White, 16% Black, 17% Hispanic.

Energy dominant: Oil/gas extraction in Rusk/Kilgore areas, supports 20-25% jobs.
Manufacturing: 15% employment, includes automotive, paper products in Marshall/Longview.
Healthcare/education: 12-15%, growing with facilities like Good Shepherd Medical Center.
Retail/trade: 11%, tied to I-20 corridor; logistics from highways 80/259.
Construction/agriculture: Support roles in rural Upshur/Harrison counties.

Zoning openness moderate: Suburban areas like White Oak/Hallsville allow single-family builds; urban Longview stricter on density.
Regulatory strictness low-moderate: Texas streamlined permitting, but local floodplain rules in piney woods slow projects.
Construction workforce cost low: Local labor abundant from energy sector, wages 10-15% below national average.
Land availability high: Rural counties offer cheap acreage; 121,614 housing units, 87% occupancy.
Median home value $155,700; 30% units under $100,000, supply favors affordable segments.

Net migration positive: +1-2% annual growth 2020-2024, from Texas influx and remote workers.
Growing industries: Energy rebound post-2020, healthcare expansion add 2,000+ jobs yearly.
Declining: Traditional manufacturing flat, but oil up 5-10% employment in Rusk.
71% owner-occupied; demand strong for $200k-300k homes (18% inventory), suburbs see family migration.
I-20 proximity attracts Dallas commuters, boosting Kilgore/White Oak.

Affordability pressure: Median income lags home price growth in urban core.
Inventory shortage: Low turnover in owner-heavy market, 30% sub-$100k but aging stock.
Crime in core: Longview moderate-high rates deter buyers, push to suburbs.
Energy volatility: Oil price swings impact Kilgore/Rusk demand.
Infrastructure lag: Rural roads/schools strain growth in Upshur/Harrison.
Flood risk: East Texas weather affects insurance, construction in low areas.

Area	Appreciation Potential	Risk	Key Drivers
Longview Core	Medium	Medium	Job hub, but crime/aging homes cap gains.
Kilgore Oil Region	High	High	Energy boom, income growth offset volatility.
White Oak/Hallsville Suburbs	High	Low	Schools, safety, family migration.
Marshall Rural	Low	Medium	Stagnant industry, low incomes.
Gilmer North	Medium-High	Low	Education appeal, low density growth.
Henderson East	Low-Medium	Medium	Affordable but limited job drivers.

Overall MSA appreciation 4-6% annual projected, led by suburbs/energy; rural lags without diversification.