Longview TX Real Estate: Homes, Schools, and Communities
Longview, TX is a city of about 80,000 in Gregg County and the second-largest city in East Texas after Tyler. The 2026 median sale price runs approximately $255,000, meaningfully lower than Tyler’s $325,000, with strong school options across Pine Tree ISD, Spring Hill ISD, and Longview ISD. Longview sits 38 miles east of Tyler on I-20, has a stable industrial economy anchored by oil-and-gas services, healthcare (Christus Good Shepherd), and education (LeTourneau University), and is a 90-minute drive from both Dallas and Shreveport.
Is Longview, TX a good place to live?
Yes, especially for buyers prioritizing affordability without sacrificing schools. Cost of living runs roughly 12-14% below the U.S. average. Longview’s housing stock is older on average than Tyler’s, which both keeps prices lower and creates remodel opportunities. The city is more industrial in character than Tyler, which suits some buyers and not others. The drive to Tyler for healthcare and retail is 35-40 minutes; the drive to Shreveport for entertainment is 90 minutes.
What is the median home price in Longview in 2026?
The Longview-area median sale price is approximately $255,000 in early 2026, with significant variation by school district. Pine Tree ISD and Spring Hill ISD homes carry premiums; Longview ISD homes are typically more affordable. Inventory is roughly 3.0 months, similar to Tyler. Numbers refresh in the monthly East Texas market update.
How are Longview-area schools rated?
Longview-area buyers typically choose school district first, then neighborhood. Pine Tree ISD and Spring Hill ISD are widely considered the strongest in the metro and command housing premiums. Longview ISD covers the city’s older neighborhoods and has improved consistently but rates lower on standardized metrics. Hallsville ISD east of Longview is also well-regarded. Source: Texas Education Agency.
What are property taxes like in Longview?
Longview property tax rates run roughly 2.0% to 2.2% of assessed value across Gregg County, depending on city, school district, and special-purpose districts. That is a touch higher than Smith County (Tyler) but still well below Collin or Dallas counties. The Texas homestead exemption knocks the first $100,000 off school district taxes for owner-occupied primary residences. Source: Gregg County Appraisal District.
What are the best neighborhoods in Longview?
Quick orientation by area and school district:
| Area | Price band | Best for | School district |
|---|---|---|---|
| Pine Tree (north Longview) | $280K-$700K+ | Top schools, established neighborhoods | Pine Tree ISD |
| Spring Hill (north Longview) | $300K-$800K+ | Top schools, larger lots, newer homes | Spring Hill ISD |
| South Longview | $180K-$450K | Established homes, lower price point | Longview ISD |
| Hallsville (east of Longview) | $250K-$600K | Acreage, small-town feel | Hallsville ISD |
| Lake Cherokee area | $300K-$1M+ | Lake lifestyle, weekenders | Varies |
Longview is on I-20, 38 miles east of Tyler
Longview vs Tyler
| Feature | Longview | Tyler |
|---|---|---|
| Approximate population | 80,000 | 110,000 |
| Median home price | $255K | $325K |
| Top school districts | Pine Tree, Spring Hill | Lindale, Whitehouse, Bullard |
| Anchor employers | Energy, Christus, LeTourneau | Healthcare (UT Health, Christus), UT Tyler |
| Character | Industrial heritage, working-city feel | Healthcare hub, regional retail |
| Drive to Dallas | 2 hours west | 90 minutes west |
| Drive to Shreveport | 90 minutes east | 2 hours east |
Many buyers tour both cities before deciding. Read the Tyler real estate guide.
Working with Kirby & Co in Longview
Kirby & Co works the full I-20 corridor from Dallas to Shreveport with deep expertise in Longview neighborhoods, schools, and the Pine Tree-vs-Spring Hill-vs-Longview ISD trade-off. Several recent transactions involved buyers who initially looked in Tyler and pivoted to Longview for the value-per-square-foot.
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