Gregg County · Longview · population 83,668
Where Longview stands
At or near all-time high.
Home value trajectory · last 10 years
Zillow ZHVI · monthlyLifestyle scores
Scores are heuristic estimates from population density, state, and known transit/walkable cities. Not based on a paid Walk Score / Transit Score API — see methodology for the formula.
Rent trajectory · last 5 years
Zillow ZORI · monthlyHome value vs rent · indexed to 100
Both rebased at first month of ZORI data (~2015)Rent vs buy
At a 16.4 price-to-rent ratio, Longview is in the 'depends on horizon' zone. Buy if you'll be there 5+ years and value flexibility on the home; rent if you might move, want zero maintenance friction, or expect rates to drop.
How the momentum score breaks down
methodology →Longview has held up across the cycle: home values at $232,445 with +5.8% 5-year CAGR. The bull case is structural — population, location, employer base — and holds even if next year's print is soft.
Longview's bear case is the boring one: the cycle is real and any market that's run hard can stall. Watch for slowing population growth, rising days-on-market, or builder discounts as the early warning signals.
About Longview
Longview is a city in Gregg County, Texas, with an estimated population of 83,668. The population grew 0.6% annually from 2020 to 2024, a moderate gain. The median home value in Longview is $232,445 as of 2026-04, up 1.7% over the last 12 months. Over the last five years, home values have averaged +5.8% annual growth, with prices at or near the 5-year peak. Rents in Longview average $1,180 per month, roughly flat year-over-year (+2.6%). The composite momentum score is 67 of 100 (Rising). The market is healthy with prices supported by underlying demand.
▲ Bull case
▼ Bear case
About Longview (Wikipedia)
Longview is a city in and the county seat of Gregg County, Texas, United States. Longview is located in East Texas, where Interstate 20 and U.S. highways 80 and 259 converge just north of the Sabine River. The population was 81,638 as of the 2020 census, and was estimated at 83,668 in 2024. Longview is the principal city of the Longview metropolitan statistical area, comprising Gregg, Upshur, and Rusk counties. The population of the metropolitan area as of 2025 census estimates was 297,315.
Source: Wikipedia · this summary is contributed and licensed under CC-BY-SA.
City facts
Extracted from the Wikipedia infobox. Values may be slightly out of date relative to the latest sources.
Playbook
You're not in a frenzy but you're not getting bargains either. Make a competitive offer with normal inspection terms. Don't lowball — the listing will move with or without you.
Price at fair market value; expect movement in 30-45 days. Don't get clever with terms (rent-back, contingencies) — buyers in a Rising market have options.
Appreciation tailwind exists but cash flow requires discipline on price. Run the numbers conservatively and confirm rent comps before committing.
Local safety & alerts
No active National Weather Service alerts for Gregg County right now.
Public-safety links are official .gov sources, not curated by us. Gregg County routes NWS alerts; check the state EM portal for non-weather emergencies.
Cities like Longview
Run the numbers for Longview
Sources: Zillow ZHVI (home values), Zillow ZORI (rents), US Census ACS + place population. Updated when source agencies publish revisions.
Climate & natural-disaster risk
State-level averages from NOAA Climate Normals (1991-2020) and FEMA National Risk Index. City-level conditions can vary significantly within a state.
Current weather
Find rentals & listings
Open current Longview listings on the major real-estate sites.
Links open the live search on the destination site — results are always current.
Local news & community
Latest news
- Longview nonprofit fundraiser raises $14,000 for Alzheimer’s caregiversKLTV.com · 7h ago
- Longview High School Band to perform at 2028 London New Year’s Paradecbs19.tv · 1d ago
- 36th annual ‘Run for the Wall’ rolls through Longview en route to Vietnam memorial wall in D.C.KSLA · 3d ago
- It Was Twenty Years Ago Today … Saturday, May 20, 2006Longview News-Journal · 17h ago
- David Cunninigham Obituary (2026) – Longview, TX – Craig Funeral Home – LongviewLegacy · 5d ago
- How Gas Prices Have Changed in Longview, Texas in the Last WeekStacker · 1w ago
Local chatter (Reddit)
Updated 2026-05-21 from Google News + Reddit RSS. Headlines link to original sources.
Local sports teams
Major professional teams the Longview area cheers for. Detailed stats, schedules, and player pages on intherafters.com.
Local economy & environment
Humidity is annual average relative humidity (NOAA). Income is Census ACS 5-year estimate. Industries are largest employment sectors statewide (BLS); the local mix in a given city may vary.
Cities similar to Longview
Explore other places with comparable momentum or affordability.