75662
Longview, Texas

The 75662 ZIP code in Longview reports a median sale price of $269,500 as of February 2026, marking a 10.5% year-over-year increase that outpaces typical inflation adjustments. However, this appreciation occurs alongside a 92-day average market time, significantly above the regional benchmark of 45-60 days for balanced conditions. Notably, zero homes have closed above list price, indicating limited competition and weakened buyer urgency despite the double-digit price gains from the previous year.

This environment favors patient buyers with financing secured who can leverage the extended 92-day absorption period to negotiate at or below asking prices. The absence of bidding wars eliminates pressure for waived contingencies or appraisal gaps. Sellers who purchased before 2024 can still extract equity from the 10.5% annual gain, but recent buyers face minimal short-term appreciation potential given the PropIQ score of 51 and stagnant transaction velocity.

The PropIQ 51 rating signals caution as price momentum may be decelerating toward stabilization or contraction. The combination of rising inventory time and zero above-ask sales suggests demand is softening while seller expectations remain anchored to 2025 price levels. Investors should monitor whether days-on-market extends beyond 100 days in Q2 2026, which would confirm a definitive shift toward buyer leverage and potential price corrections in subsequent quarters.