Construction Manager in Longview, TX

The Salary Picture: Where Longview Stands

As a local, I can tell you that Longview’s construction market has a distinct rhythm, tied closely to the energy sector and regional infrastructure. For Construction Managers, the numbers paint a clear picture. The median salary here is $104,444/year, with an hourly rate of $50.21/hour. This is slightly below the national average for the role, which sits at $108,210/year, but the lower cost of living more than makes up for that difference. The metro area supports about 168 jobs for Construction Managers, and the 10-year job growth is projected at 8%. That growth isn't explosive, but it's stable, driven by ongoing residential development and industrial maintenance.

Here’s how salaries typically break down by experience level in the Longview area. Note that these are estimates based on local market trends and the provided median data.

Experience Level	Estimated Annual Salary	Notes for Longview
Entry-Level (0-3 yrs)	$65,000 - $85,000	Often starts with assistant project manager roles on residential or small commercial builds.
Mid-Level (4-7 yrs)	$95,000 - $115,000	This is where the median sits. You'll be managing entire projects, often for local developers.
Senior (8-12 yrs)	$120,000 - $145,000	Typically oversees multiple large-scale projects, possibly for industrial clients like Pilgrim's Pride.
Expert (13+ yrs)	$145,000+	Often in director-level roles or specialized consulting (e.g., heavy civil, industrial plant construction).

Compared to other Texas cities, Longview offers a strong value proposition. In Dallas-Fort Worth, the median for Construction Managers can push $120,000+, but the average 1BR rent is over $1,500/month. Austin is similar, with even higher housing costs. In Houston, salaries are competitive, but the market is more volatile. Longview’s salary is robust for its cost of living, making it a strategic choice for managers looking to maximize savings.

The Real Take-Home: After Taxes and Rent

Let’s get practical. With a median salary of $104,444, your take-home pay after federal taxes (assuming single filer, standard deduction) and Texas state tax (none) is approximately $7,500/month (this is an estimate; actual will vary with deductions). The average 1BR rent in Longview is $930/month. That leaves you with a comfortable cushion.

Monthly Budget Breakdown (Median Salary):

• Gross Monthly: ~$8,703
• Estimated Net (After Taxes): ~$7,500
• Housing (Avg 1BR Rent): -$930
• Remaining for Utilities, Car, Food, Savings: $6,570

This financial breathing room is Longview’s biggest advantage. Buying a home is very feasible. The median home price in Longview is around $225,000. With a 20% down payment ($45,000) and a 30-year mortgage at current rates, your monthly payment (including taxes and insurance) would be roughly $1,400 - $1,500. That’s less than 20% of your net monthly income, well within the recommended range. Insider Tip: Many local managers I know live in suburbs like Gladewater or White Oak for more space and lower property taxes, with a commute under 20 minutes.

Where the Jobs Are: Longview's Major Employers

Longview’s job market is tied to its identity as an East Texas hub for logistics, energy, and manufacturing. Construction managers are needed to build and maintain these facilities. Here are the key players:

1. Pilgrim's Pride (Gibbs Plant): A massive employer. They regularly need construction managers for plant expansions, maintenance projects, and new facility construction. Jobs here are stable but require familiarity with food processing facility standards.
2. East Texas Oil Field Services: Many mid-sized contractors in the Greggton and North Longview areas service the oil and gas industry. They build pipelines, service roads, and construct support facilities. Hiring is cyclical but profitable.
3. Christus Health: The local hospital system (Christus Good Shepherd) is in a constant state of upgrade and expansion. Projects range from new medical office buildings to hospital wing renovations. These are great for managers with healthcare construction experience.
4. Longview Economic Development Corporation (LEDCO): While not an employer directly, LEDCO is behind most major industrial park developments. Their projects (like the Global Business Park) require GCs and construction managers. Following their announcements is key to spotting upcoming bids.
5. Local School Districts (Longview ISD, Pine Tree ISD): Bond projects are a major source of work. New schools, stadium renovations, and facility upgrades are common. These are public projects with strict bidding processes, offering steady, predictable work.
6. Residential Developers: Companies like Larkspur Development and various local builders are active in suburbs like Kilgore and Hallsville. Single-family and multi-family projects are booming to meet demand from new residents.
7. City of Longview Public Works: The city’s own capital improvement projects (road widening, sewer upgrades, park development) are a direct source of public sector construction management jobs.

Hiring trend: There’s a noticeable shift toward industrial and commercial projects as the energy sector stabilizes. Residential remains strong, but the larger contracts are in industrial. Insider Tip: The best way to find these jobs isn’t always online. Networking with the East Texas Builders Association is crucial. Many positions are filled through word-of-mouth.

Getting Licensed in TX

Texas does not have a state-level license for general construction managers. However, to bid on or manage projects over a certain value, you must hold a Texas Construction Contractor License through the Texas Department of Licensing and Regulation (TDLR). For a Construction Manager, the relevant license is typically a Commercial Building Contractor license (if working on commercial projects) or a Residential Builder license.

• Requirements: You need proof of financial responsibility (a surety bond or letter of credit), proof of experience (4-5 years as a journeyman, foreman, or supervisor), and must pass an exam.
• Costs: The license application fee is $295. The exam (through PSI) costs $110. A surety bond can range from $5,000 to $25,000 depending on your financial standing and project scope. Total startup cost: $1,000 - $3,000.
• Timeline: From starting your application to receiving your license, plan for 2-4 months. This includes gathering financials, studying for the exam, and processing. Insider Tip: The TDLR website has a "License Search" tool. Use it to verify any contractor you're considering working for. It's a critical step for your own due diligence.

Best Neighborhoods for Construction Managers

Longview’s geography means your commute and lifestyle can vary significantly. Here’s a breakdown:

Neighborhood/Area	Vibe & Commute	Avg. 1BR Rent	Why It's Good for CMs
North Longview / Greggton	Central, established, close to major employers like Pilgrim's Pride.	$900 - $1,100	Minimal commute to industrial parks. Older homes, lower property taxes.
South Longview / Judson Road	Family-friendly, newer subdivisions. 15-20 min to downtown.	$950 - $1,150	Great for families. Easy access to I-20 for travel to other East Texas cities.
Gladewater (Suburb)	Small-town feel, very affordable. 20-25 min commute to Longview core.	$800 - $950	Insider Tip: Many CMs live here for the lower cost of living. It's quiet, safe, and homes are priced well.
Kilgore (Suburb)	Slightly larger than Gladewater, historic downtown, strong community.	$850 - $1,000	Good balance. Close to both Longview and Tyler job markets. The Kilgore College area has a nice energy.
White Oak (Suburb)	Very quiet, suburban, highly rated schools. 15-20 min to Longview.	$900 - $1,050	Popular with professionals seeking space and a family-oriented environment.

Insider Tip: If your job is at Pilgrim's Pride or in the Spur 63 industrial corridor, look in North Longview or Gladerville. The commute is a breeze, and you avoid the I-20 traffic during peak hours.

The Long Game: Career Growth

In Longview, advancement is less about jumping to bigger companies and more about specialization and reputation. The 8% job growth is modest, but it's real. Here’s how to maximize it:

• Specialty Premiums: Managers with experience in industrial construction (oil & gas, manufacturing) or specialized commercial (medical, large retail) can command a 10-15% premium over the median. The same goes for those with expertise in green building (LEED) or disaster-resistant construction (important in hurricane-prone East Texas).
• Advancement Paths:
  1. Project Manager -> Senior Project Manager: The standard path, managing larger budgets and more complex schedules.
  2. Field Superintendent -> Construction Manager: Transitioning from on-site daily operations to overall project management.
  3. Specialist -> Consultant: After 15+ years, many seasoned managers go independent, consulting for smaller firms or acting as owner's reps for local investors.
  4. Entrepreneurship: Starting your own small contracting firm is viable, especially if you build a strong network with local developers and the LEDCO.
• 10-Year Outlook: The outlook is cautiously optimistic. Longview’s position on the I-20 corridor ensures steady logistics and distribution center development. The energy sector will continue to require maintenance and upgrade work. The biggest risk is a downturn in the oil and gas industry, which can ripple through local construction. Insider Tip: Diversify your portfolio. Don’t put all your eggs in the oil basket. Working on a mix of commercial, industrial, and public projects will insulate you from sector-specific dips.

The Verdict: Is Longview Right for You?

Pros	Cons
Low Cost of Living: Your salary goes much further here.	Limited Big-City Amenities: Fewer cultural events, dining, and shopping options than DFW or Austin.
Stable, Diverse Job Market: Energy, healthcare, logistics provide a buffer.	Slower Growth: The 8% job growth is steady, not explosive. Career advancement can feel slower.
Short Commutes: You can live nearly anywhere and be at work in 15-25 minutes.	Isolation: It's a 2-hour drive to Dallas. Can feel "out there" if you're used to a major metro.
Strong Community: Networking is personal and effective here.	School Districts Vary: Research is key if you have kids. Some suburbs (White Oak, Gladewater) have better ratings.
Outdoor Access: Excellent for hunting, fishing, and lake activities (Lake Gladewater, Lake O' the Pines).	Weather: Hot, humid summers and the potential for severe thunderstorms/tornadoes.

Final Recommendation: Longview is an excellent choice for a Construction Manager who prioritizes financial stability and work-life balance over big-city bustle. It's ideal for mid-career professionals looking to buy a home, save aggressively, and build a strong local reputation. It may not be the best fit for a young, single manager seeking nightlife and rapid career leaps. For the right person, Longview offers a sustainable, rewarding career path where you can truly put down roots.

FAQs

1. Is the cost of living really that much lower?
Yes, absolutely. With a Cost of Living Index of 88.4 (US avg = 100), everything from groceries to utilities is cheaper. The biggest savings are in housing. A $104,444 salary in Longview feels more like $120,000+ in a national average city.

2. Do I need a truck for this job?
It’s not strictly required, but it’s highly recommended. Many job sites are on the outskirts of town or in industrial parks where a truck is practical. You’ll also need it for hauling materials or visiting multiple sites in a day.

3. What’s the best way to find housing?
For rentals, sites like Zillow and Apartments.com work, but also check local Facebook groups ("Longview, TX Rentals"). For buying, a local realtor is essential. They know which areas are appreciating and can navigate the quirks of older East Texas homes (e.g., pier-and-beam foundations).

4. How competitive is the job market?
With only 168 jobs in the metro, it’s not a massive market, but it’s not oversaturated either. Competition is moderate. Having a Texas contractor's license and a local network (via the East Texas Builders Association) gives you a significant edge over out-of-state applicants.

5. Is Longview good for families?
Yes, particularly in the suburbs like White Oak, Gladewater, and Kilgore. The school districts are decent, crime rates are lower than national averages in those areas, and there’s a strong sense of community. For families, the affordability is a game-changer.