75755
Longview, Texas

The 75755 ZIP code in Longview shows a median sale price of $189,975 with a notable 15.8% year-over-year increase, yet the market displays friction with properties averaging 129 days to sell. Zero homes closed above asking price in the recent period, indicating buyers maintain negotiating leverage despite the double-digit appreciation. This disconnect between rising prices and extended market time suggests seller expectations have outpaced buyer urgency, creating a standoff that favors patient purchasers willing to wait out motivated sellers.

Price-sensitive buyers gain the most advantage in these conditions, as the 129-day average DOM provides substantial room for negotiation and the 0% above-list closings confirm sellers must meet the market. Cash investors seeking rental inventory at the $190K price point can leverage the extended timeframes to conduct thorough due diligence and submit below-ask offers. Sellers who purchased before the 15.8% run-up can still extract equity, but recent buyers face compressed margins and should avoid listing unless necessary.

The PropIQ score of 51 signals heightened caution as the market exhibits contradictory indicators that typically precede correction or stagnation. The combination of aggressive year-over-year appreciation and stalling absorption suggests the recent price gains may not sustain through 2026 without improvement in days-on-market metrics. Monitor monthly DOM trends and list-to-sale price ratios closely; deterioration in either metric would confirm softening, while improvement toward 90-day DOM would validate current pricing levels and reduce transaction risk.