All homes and bedroom counts
RENTAL MARKET INTELLIGENCE
Longview, TX
Longview merits investigation by yield-focused buyers comfortable with slow growth and flood due diligence; buyers needing strong rent momentum should avoid it.
Median price$222k
Median rent$1,214
Gross yield6.6%
Job growth▲ 0.2%
Composite Market ScoreRank #267 of 571 scored US market areas
Direct rental answer
How much is rent in Longview, TX?
Zillow's metro-wide Observed Rent Index is $1,214 per month for 2026-06-30. That is up 0.50% from a year earlier.
Occupied rental units paying rent
Two-bedroom standard
These figures are not averaged together. Zillow and Realtor describe asking-rent markets, ACS measures rent paid by surveyed households, and HUD publishes administrative bedroom standards.
Exact county schedules
HUD rent benchmarks inside Longview
Every row keeps its own county FIPS schedule. No county is selected as a metro proxy and no synthetic metro FMR is calculated.
| County | Studio | 1 BR | 2 BR | 3 BR | 4 BR |
|---|---|---|---|---|---|
| Gregg County, TXFIPS 48183 | $1,007 | $1,013 | $1,199 | $1,606 | $1,694 |
| Harrison County, TXFIPS 48203 | $869 | $960 | $1,260 | $1,511 | $1,668 |
| Rusk County, TXFIPS 48401 | $890 | $895 | $1,175 | $1,451 | $1,606 |
| Upshur County, TXFIPS 48459 | $1,007 | $1,013 | $1,199 | $1,606 | $1,694 |
The read
Why this market scores where it does
Longview merits investigation by yield-focused buyers comfortable with slow growth and flood due diligence; buyers needing strong rent momentum should avoid it. A $221,747 median value and $1,214 monthly asking rent produce a 6.57% gross yield.
Affordability supports the opportunity: price-to-income is 3.33, while rent absorbs 21.86% of median household income. Supply pressure appears contained, with 1.11 permits per 1,000 residents, but 4.8 months of listings and 71 median days on market suggest buyers need not rush.
The main tension is adequate entry economics without strong demand growth. Jobs rose 0.23% and rents only 0.5%; positive net migration of 368 households offers some support. Inland flood is the dominant hazard, requiring property-level review despite the low reported climate loss ratio.
Frequently Asked Investor Questions
Is migration adding or subtracting households?
Tax filings show 5,751 households moved in and 5,383 moved out, for net migration of 368.
How much buyer negotiating room is visible?
The record reports 4.8 months of supply, 71 median days on market, and price drops on 27.8% of listings.
Who are the largest reported sources of incoming households?
Smith County leads with 730 households, followed by Dallas County with 316 and Tarrant County with 230.
Investor Quick Takeaways
Gross Yield: 6.6%
Computed from the current Zillow rent and home-value medians.
Rent Momentum: ▲ 0.50%
Zillow ZORI rent growth trend over trailing 12 months.
Investor Activity: 12.7%
Originated investment purchase share (CFPB HMDA).
Climate Exposure: FEMA NRI
Annualized loss ratio evaluated for flood & hurricane risk.
Put the evidence to work
Test the market, then test the deal
Keep Longview as the starting point or move into a more specific property and rent check.
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Market pulse
The current market in eight signals
Fast-moving Redfin conditions sit beside the slower fundamentals so a buyer can separate today's negotiating climate from the long-run investment case.
Months of supply4.8 mo.▼ from 4.9 mo. a year ago
Median days on market71 days▲ from 67 days a year ago
Listings with price drops27.8%▼ from 30.6% a year ago
Sale-to-list ratio94.4%2026-05-01
Home value growth▲ 0.6%Zillow ZHVI · trailing 12 months
Rent growth▲ 0.50%Zillow ZORI · trailing 12 months
Gross rental yield6.6%Rent × 12 ÷ price
Payroll job growth▲ 0.2%CES · 12m to 2026-06
Release-to-release evidence
What actually changed
This comparison exists because at least one underlying source period advanced. Rebuilding the same data never creates a new observation.
Published score held steady50→50
0 ptsThe published component scores did not move in this release.
Weights were unchanged at metro-2026-07-v2-omb2023, so the movement comes from refreshed evidence and percentile ranks.
The named source periods advanced, but the measured values on this page held steady.
The one chart
Rents versus prices, indexed to 2019
Both series start at 100. The gap between the lines is the investment case, and which line is closing it tells you what kind of market this is.
Reindexed Price vs. Rent Growth
2019 = 100 · annual · 2019–2026
Since 2019, prices are up 36% and rents 40%. Rents running ahead of prices is what lifts yield. ✓ recomputed from series
Composite breakdown
What each component measures
Weights are published, not hidden, and the arithmetic is shown. Five components, each measured as a national percentile across all tracked metros.
Published arithmeticComponent × weight = points
50| Signal | Score | Weight | Points |
|---|---|---|---|
| Job growth | 55 | 30% | 16.50 |
| Rent trend | 10 | 25% | 2.50 |
| Affordability | 70 | 15% | 10.50 |
| Supply pressure | 57 | 15% | 8.55 |
| Climate risk | 78 | 15% | 11.70 |
| Published score | 50 | ||
Longview, TX scoreRank #267
50Job growth55/100
Job: 0.23% annual growth -> employment demand is positive but weak.
Rent trend10/100
Rent: 0.5% annual growth -> current yield matters more than rent momentum.
Affordability70/100
Afford: a 3.33 price-to-income ratio and 21.86% rent-to-income burden -> acquisition and tenant affordability appear relatively workable within this record.
Supply pressure57/100
Supply: 322 permits and 4.8 months of listings -> new construction is limited, but resale inventory gives buyers negotiating room.
Climate risk78/100
Climate: a 0.1085% annual loss ratio with inland flood dominant -> reported losses are low, but water exposure requires property-level diligence.
The numbers
What this market costs and what it earns
Every derived ratio below recomputes from the same source record used by the article and score.
ZHVI Median Price
$222k
YoY ▲ 0.6%
ZORI Median Rent
$1,214
YoY ▲ 0.50%
Gross Rental Yield
6.6%
Rent × 12 ÷ price
$1,214 × 12 ÷ $221,747
Job Growth (YoY)
▲ 0.2%
CES payrolls
Job signal 55/100
Median Household Income
$67k
Census ACS 5-year
Rent Burden
21.9%
Annual rent ÷ household income
Price-to-Income
3.3x
Median value ÷ household income
HUD 2BR Fair Market Rent
$1,199
Market rent 101.3% of FMR
Historical affordability context
Compare aligned 2019 and 2024 asking-rent and nominal household-income endpoints across the direct-overlap metro set.
Independent rent evidence
One market, several legitimate rent benchmarks
These releases observe different homes and different moments. RentMarker keeps them separate: ZORI remains the scoring baseline, while the other sources test how sensitive the market story is to bedroom mix and measurement method.
Monthly benchmark4 of 4 reported values
Zero-based scale$1,214Primary RentMarker baseline
2026-06-30
All homes and bedroom counts
A smoothed metro rent index for observed rentals; it is the primary rent used by RentMarker scores and career ratios.
View source release ↗$987−$228 vs ZORI
FY2026 FMR
One-bedroom standard
An administrative gross-rent benchmark used by HUD programs; it is neither a listing median nor a prediction of one lease.
View source release ↗$1,199−$15 vs ZORI
FY2026 FMR
Two-bedroom standard
An administrative gross-rent benchmark used by HUD programs; it is neither a listing median nor a prediction of one lease.
View source release ↗$1,060−$154 vs ZORI
ACS 2024 5-year
Occupied rental units paying rent
A five-year survey estimate of contract rent plus applicable tenant-paid utilities; it is not a current asking-rent index.
View source release ↗Take the next step
Keep Longview as context, then replace market-wide evidence with the candidate property's facts.
Direct local rental evidence
Recent leases and rental-market liquidity in Longview, TX
These Apartment List observations match the exact metro CBSA code 30980. They are kept separate from Zillow asking rent, Census occupied-home rent and property-level comparables.
Direct recent-lease rent history
Monthly overall-rent index; missing observations are not filled from another geography.
Recent-lease rent$9502026-07 · -4.6% year over year
Rental vacancyn/an/a
Time on marketn/an/a
Regional price level
What feels expensive inside Longview
BEA compares each category with the United States, which equals 100. This is a 2024 price-level comparison—not annual inflation.
BEA Regional Price Parities · 2024US = 100
Occupation wage lens
How asking rent sits against major local occupations
Annualized Zillow asking rent is divided by each BLS annual median wage. This is a screening ratio for one wage, not a household budget or affordability verdict.
Six largest published major groupsannual rent ÷ median wage
Office and Administrative Support Occupations$40,880 median wage
35.6%
Transportation and Material Moving Occupations$38,780 median wage
37.6%
Sales and Related Occupations$33,860 median wage
43.0%
Food Preparation and Serving Related Occupations$27,430 median wage
53.1%
Production Occupations$45,200 median wage
32.2%
Construction and Extraction Occupations$46,180 median wage
31.5%
Supply pipeline
What is being built, and for whom
Permits are the 12-to-24 month early warning. The total matters less than the mix: apartments compete with a rental the day they open.
National supply context
Compare this authorization pipeline with asking-rent growth, jobs and for-sale liquidity across the evidence-complete metro set.
Building permits by structure type
units per year · latest year annualised
294 units authorised in 2026, 0% of them in 5+ unit buildings. This is a single-family building cycle, so the competition is other houses, not new apartments. ✓ recomputed from series
Who is arriving, and who is buying
Demand, and the competition for it
Tax filings say how many households moved and what they earn; mortgage disclosures say how many local purchases went to someone who will not live there. Moves between counties inside this metro are netted out of both flow figures.
Net Household Move
+368
5,751 in vs 5,383 out (IRS SOI)
▲ 6.4% of arriving households
Mover Income Gap
+$7,477
Arriving $59,264 vs leaving $51,787
Average AGI per tax return (IRS SOI)
Investor Purchase Share
12.7%
354 of 2,792 originated purchase loans
CFPB HMDA 2024
Dominant Hazard
inland flooding
0.108% building value annual loss ratio
FEMA NRI · risk type: water
Compare yield and FEMA exposure →Households arrive mainly from: Smith County · Dallas County · Tarrant County · Harris County · Marion County
✓ 5,751 in − 5,383 out = 368 netDirect market links
Where tax-return households moved from and to
These are the largest flows where both counties map to a RentMarker market area. They are a documented subset of the all-US IRS totals above.
Leading inbound markets
- Tyler, TX730 arriving
- Dallas, TX664 arriving
- Houston, TX201 arriving
Leading outbound markets
- Tyler, TX753 leaving
- Dallas, TX687 leaving
- Houston, TX194 leaving
The other side
What would make this a bad buy
Generated from the same figures with the instruction to argue against the score, and published unedited. A page that only agrees with itself is an advertisement.
Three ways the case breaks
- Weak job growth may limit household demand and rent gains.
- Slow rent growth may leave little cushion against operating-cost increases.
- Inland flood exposure may create property-specific loss, insurance, or financing concerns not resolved by the metro loss ratio.
Inside this metro area
Move from the market-area average to local evidence
Use the available county and city pages to add local price, rent, housing, migration and hazard context to the market-area view.
Statistical peers
Market areas that behave like Longview
Nearest neighbours on price level, income, yield and job growth — not on geography. Every market page gets a different peer set, which is the point.
| Market area | Score | Price | Rent | Yield | Job Growth |
|---|---|---|---|---|---|
| Longview, TX (Target) | 50 | $222k | $1,214 | 6.6% | ▲ 0.2% |
| Champaign, IL | 59 | $242k | $1,338 | 6.6% | ▲ 0.6% |
| Tallahassee, FL | 32 | $287k | $1,513 | 6.3% | ▲ 0.2% |
| Waco, TX | 50 | $259k | $1,430 | 6.6% | ▲ 0.7% |
| Flint, MI | 76 | $199k | $1,087 | 6.6% | ▲ 0.5% |
Provenance
Where every figure came from
“Checked nightly” means every source is re-pulled and re-verified each night. It does not mean every source moves nightly — the release column tells you how fresh each number can possibly be.
| Dataset Source | Method | Release Period | Pulled Date |
|---|---|---|---|
| Census ACS 5-year — household income and gross rent | direct | ACS 2024 5-year | 2026-08-05 |
| Census ACS 5-year — historical household income | direct | ACS 2019 and 2024 5-year | 2026-08-05 |
| Census ACS 5-year — population | direct | ACS 2024 5-year | 2026-07-26 |
| Apartment List Rent Estimates — recent-lease rent index | direct | Apartment List 2026-07 | 2026-08-08 |
| Apartment List Time on Market — listing liquidity | direct | Apartment List 2026-07 | 2026-08-08 |
| Apartment List Vacancy Index — rental vacancy | direct | Apartment List 2026-07 | 2026-08-08 |
| BEA County Personal Income — income and population | direct | 2024 County Personal Income (released 2026-02-05); history 1969-2024 | 2026-08-03 |
| BEA Regional Price Parities — metropolitan price levels | direct | 2024 Regional Price Parities (released 2026-02-19); history 2008-2024 | 2026-08-03 |
| BLS CES — payroll employment | direct | CES SM current | 2026-07-26 |
| BLS LAUS — resident employment | direct | LAUS current | 2026-07-26 |
| BLS OEWS — occupation employment and wages | direct | May 2025 OEWS estimates (released 2026-05-15) | 2026-08-03 |
| BLS QCEW — county employment and wages | direct | annual county employment and wages 2021-2025; latest 2025 vs 2024 | 2026-08-02 |
| OMB/BLS delineation — metro geography | direct | OMB July 2023 delineation | 2026-07-30 |
| Census Building Permits Survey — permitted units | direct | BPS through 2026 | 2026-07-26 |
| Census ACS 5-year — city population, households and housing | direct | ACS 2024 5-year | 2026-07-29 |
| Census ACS 5-year — county housing value, tenure and stock | direct | ACS 2024 5-year | 2026-07-30 |
| Census ACS 5-year — cities and communities | direct | ACS 2024 5-year | 2026-07-30 |
| Census ACS five-year — ZCTA housing and income | direct | ACS 2024 5-year ZCTA | 2026-08-08 |
| FEMA National Risk Index — hazard loss ratios | modelled | NRI counties (FEMA ArcGIS) | 2026-07-26 |
| FHFA House Price Index — annual county appreciation | direct | annual county HPI history 1975-2025; latest 2025 | 2026-08-02 |
| HMDA / CFPB — purchases by occupancy type | direct | HMDA 2024 purchase originations | 2026-07-26 |
| HUD CHAS — renter burden by HAMFI income band | direct | HUD CHAS 2018-2022 ACS 5-year (released 2025-12-23) | 2026-08-03 |
| HUD Fair Market Rents — Section 8 standard | direct | FY2026 FMR | 2026-07-26 |
| HUD USPS crosswalk and Small Area FMRs — ZIP rent fallback | direct | ZIP-CBSA 2025Q4 + SAFMR FY2026 | 2026-07-26 |
| HUD-USPS ZIP-to-county residential-address crosswalk | direct | HUD-USPS 2026Q1 | 2026-08-09 |
| IRS SOI — county migration and mover income | direct | SOI migration 2022-2023 | 2026-07-26 |
| Freddie Mac PMMS — mortgage rates | direct | week of 2026-07-30 | 2026-08-06 |
| Census ACS 5-year — effective property tax | direct | ACS 2024 5-year | 2026-08-06 |
| Realtor.com Economic Research — county listing inventory | direct | county inventory 2026-06 | 2026-07-28 |
| Realtor.com Rental Report — top-50 asking rents | direct | top-50 rental asking rents 2026-05 | 2026-08-05 |
| Redfin Data Center — inventory, days on market, and price cuts | direct | metro tracker through 2026-05-01 | 2026-07-26 |
| Redfin Data Center — ZIP resale activity and supply | direct | ZIP rolling 3 months through 2026-06-30; updated 2026-07-03 | 2026-08-12 |
| USDA ERS — Rural-Urban Continuum Codes | direct | USDA ERS 2023 Rural-Urban Continuum Codes | 2026-08-02 |
| Zillow ZHVI and ZORI — county values and rents | direct | county ZHVI/ZORI 2026-06 | 2026-07-26 |
| Zillow ZHVI — metro home values | direct | Metro_zhvi_uc_sfrcondo_tier_0.33_0.67_sm_sa_month.csv | 2026-07-26 |
| Zillow ZHVI — city home values | direct | zillow_zhvi_city.csv | 2026-07-29 |
| Zillow ZORI — metro market rents | direct | Metro_zori_uc_sfrcondomfr_sm_sa_month.csv | 2026-07-26 |
| Zillow ZORI — city market rents | direct | zillow_zori_city.csv | 2026-07-29 |
| Zillow ZORI - metro market rents, not seasonally adjusted | direct | Metro_zori_uc_sfrcondomfr_sm_month.csv | 2026-08-15 |
| Zillow ZORI — ZIP market rents | direct | ZORI ZIP 2026-06 | 2026-08-08 |