75602
Longview, Texas

The 75602 ZIP code in Longview reflects a cooling residential market, with the median sale price holding at $180,000 but declining 2.7% year-over-year. Properties average 99 days on market, significantly above the typical 30-60 day range seen in balanced conditions. The zero percent rate of homes selling above list price indicates sellers hold minimal pricing power, marking a clear departure from competitive bidding environments.

This market configuration favors deliberate buyers with financing contingencies and inspection requirements. The extended 99-day marketing period creates negotiation leverage for purchasers willing to wait out motivated sellers. Cash investors seeking rental properties benefit from the median $180,000 entry point and reduced competition, while sellers face headwinds unless pricing below recent comparables or offering concessions to compensate for the negative 2.7% price trajectory.

The PropIQ intelligence score of 45/100 signals caution and suggests continued price pressure through the next quarter. Monitor whether days on market extend beyond 100, which would confirm further market softening. The absence of above-list transactions indicates demand constraints that typically precede additional price corrections. Buyers should track listing inventory levels and price reduction frequency as leading indicators of whether the -2.7% decline stabilizes or accelerates.