75644
Longview, Texas

The 75644 ZIP code in Longview shows a softening market with a median sale price of $200,000, down 2.4% year-over-year. Homes are moving slowly at 183 days on market, nearly triple the typical Texas average. Only 6% of properties sold above asking price, indicating minimal competition among buyers. This extended marketing period and price decline signal a clear shift from the previous year's momentum, with sellers increasingly conceding on both price and timeline expectations.

This environment favors patient buyers with negotiating leverage. The 183-day average marketing period gives purchasers time to conduct thorough due diligence without pressure from competing offers. Investors seeking cash flow properties benefit from the $200,000 price point and weak seller positioning. Conversely, current homeowners looking to sell face challenging conditions, with the 2.4% price decline and low above-list transactions suggesting they'll need to price aggressively and expect extended holding periods before closing.

The PropIQ score of 51 signals caution, reflecting the combination of declining prices and stagnant inventory movement. The 183-day marketing period suggests further price compression is likely if absorption rates don't improve. Buyers should monitor whether days-on-market begins declining, which would indicate stabilization. Until velocity metrics improve, the negative price trend and extended sale timelines suggest continued buyer advantages through mid-2026, with sellers needing to adjust expectations accordingly.