75652
Longview, Texas

The 75652 ZIP code in Longview is showing clear buyer-favorable conditions with a median sale price of $222,000, down 1.2% year-over-year as of February 2026. No homes are selling above list price, indicating buyers hold negotiating leverage in current transactions. The 82-day average market time sits well above the typical 30-45 day benchmark for balanced markets, suggesting inventory is moving slowly and sellers are facing extended listing periods before finding qualified buyers.

This environment strongly favors patient buyers with financing in place who can negotiate price concessions and favorable terms. The zero percent above-list sales metric means buyers can submit offers at or below asking price with realistic acceptance probability. Investors seeking cash-flow properties may find receptive sellers, though the -1.2% price decline warrants conservative appreciation assumptions in underwriting models. Sellers face headwinds and should price aggressively or consider waiting for improved conditions.

The PropIQ score of 41 signals caution, suggesting deteriorating fundamentals that could pressure prices further in coming months. Buyers should monitor whether days-on-market extends beyond 82 and if price declines accelerate past the current 1.2% annual rate. The lack of competitive bidding and negative price momentum indicates this market hasn't found a floor, making spring 2026 a watch period for either stabilization signals or continued softening that would push the score lower.