Loan Officer in Longview, TX

The Salary Picture: Where Longview Stands

As a career analyst who’s spent years studying the Texas job market, I can tell you Longview offers a stable, if not explosive, environment for loan officers. Let’s cut through the noise with the numbers. The median salary for a loan officer in Longview is $73,548 per year, which breaks down to an hourly rate of $35.36. This places you slightly under the national average of $76,200 per year, a typical scenario for a cost-adjusted market like East Texas. The key metric for job availability is the 168 total loan officer jobs currently in the metro area, reflecting a steady demand that’s anchored by the region’s core industries. However, the 10-year job growth projection for loan officers is only 3%—a figure that signals a mature, competitive field where your personal reputation and specialization will matter more than sheer market expansion.

To understand where you fit in, here’s a realistic experience-level breakdown. These estimates are based on regional pay scales and my analysis of local job postings:

Experience Level	Years of Experience	Estimated Annual Salary Range	Key Responsibilities
Entry-Level	0-2 years	$55,000 - $65,000	Processing applications, underwriting support, learning compliance.
Mid-Career	3-7 years	$68,000 - $80,000	Managing a client pipeline, relationship building, complex underwriting.
Senior-Level	8-15 years	$80,000 - $95,000+	Jumbo loans, commercial/multi-family, mentoring junior officers.
Expert	15+ years	$95,000 - $120,000+	Niche expertise (e.g., agricultural loans), managing teams, business development.

How does Longview compare to other Texas cities? It’s a story of cost of living. While metro hubs like Austin and Dallas boast higher median salaries (often exceeding $85,000), their cost of living can be 30-50% higher. Houston and San Antonio are closer peers, but Longview’s affordability is its secret weapon. You’re trading the high-energy pace of a major metro for a lower-stress environment with a significantly lower financial barrier to entry, especially for home ownership.

The Real Take-Home: After Taxes and Rent

The median salary of $73,548 sounds solid, but what’s the real-world purchasing power? Let’s break it down for a single filer. After federal, state (Texas has no state income tax), and FICA taxes, a typical take-home pay is around $55,000 to $57,000 annually, or roughly $4,580 to $4,750 per month. This is where Longview’s affordability shines.

Monthly Budget Breakdown for a Loan Officer Earning $73,548:

Category	Estimated Monthly Cost	Notes
Take-Home Pay	$4,650	After taxes (estimate).
Rent (1BR Apartment)	$930	Citywide average.
Utilities (Electric, Water, Internet)	$200	Higher in summer due to AC.
Health Insurance	$300	Varies greatly by employer plan.
Car Payment & Insurance	$450	Essential in Longview; public transit is limited.
Groceries & Household	$400
Health/Wellness	$150	Gym, occasional doctor visit.
Discretionary Spending	$1,720	This is your buffer for savings, dining, entertainment.

Can they afford to buy a home? Absolutely. With $1,720 in discretionary income, a loan officer can comfortably save for a down payment. The median home price in Longview is approximately $230,000. A 10% down payment would be $23,000, which is achievable within 2-3 years of disciplined savings. Furthermore, your own expertise gives you an edge in navigating mortgage products. The Cost of Living Index of 88.4 (US avg = 100) means your dollar goes about 12% further here than the national average, making homeownership a realistic goal for many in this profession.

Where the Jobs Are: Longview’s Major Employers

Longview’s economy is a trifecta of healthcare, education, and heavy industry—sectors that create a constant need for residential and commercial lending. The metro population of 84,418 supports a tight-knit business community where relationships are currency. Here are the key employers and hiring trends:

1. Christus Good Shepherd Health System: The largest employer in the area. With multiple facilities, including the main hospital on McCann Road, they hire thousands. Their growth drives demand for physician home loans and housing in nearby neighborhoods like Green Tree. Hiring is steady for consumer lenders, especially those with experience in medical professional mortgages.

2. Longview Regional Medical Center: A competitor to Christus, located off US-259. They attract a similar professional demographic. Look for loan officers who can connect with traveling nurses and specialists on temporary contracts.

3. Gregg County & Greggton: The local government and its entities are massive employers. Positions here mean stable government employees seeking FHA, VA, and conventional loans. Knowledge of these programs is critical.

4. East Texas Oil & Gas Companies: While not as dominant as in the past, companies like Apache Corporation and numerous mid-sized operators have a significant presence. This drives demand for commercial real estate loans, land loans, and high-income mortgages for engineers and geologists. Expertise in jumbo loans or asset-based lending is a premium here.

5. Longview Economic Development Corporation (LEDCO): While not a direct employer, LEDCO actively recruits new businesses to the area. A thriving business climate means more commercial lending opportunities and a growing need for business banking services. This is a long-term growth indicator.

6. Higher Education (LeTourneau University & Kilgore College): LeTourneau University, with its focus on engineering, and Kilgore College’s nursing programs, create a pipeline of educated professionals. These graduates often become first-time homebuyers within 3-5 years of graduation, making them a prime clientele.

Insider Tip: The real hiring happens through professional networking, not just online job boards. Join the Longview Chamber of Commerce and the East Texas Chapter of the National Association of Mortgage Brokers (NAMB). Many of the 168 available jobs are filled through referrals before they’re ever publicly posted.

Getting Licensed in Texas

Texas has a stringent, well-defined process for mortgage loan originators (MLOs). You cannot legally originate loans without it.

Step 1: Pre-Licensing Education (PE)
You must complete 20 hours of NMLS-approved education. This includes:

• 3 hours of Federal Law
• 3 hours of Ethics
• 2 hours of Non-Traditional Mortgage Lending
• 12 hours of General Mortgage Knowledge

Cost: Approximately $300 - $500 for the course package.
Timeline: Can be completed online in 1-2 weeks if you study intensively.

Step 2: National and State Exams
After your PE is complete, you’ll register for the NMLS Nationwide Mortgage Licensing System (NMLS) MLO exam and the Texas State Exam.

• Exam Fee: $80 - $110 per attempt.
• Passing Score: 75% on both exams.
• Timeline: Schedule your exams 1-2 weeks after completing PE. Most candidates study for 2-4 weeks before taking the exam.

Step 3: Background Check & Credit Report
You must submit fingerprints for a background check and authorize a credit report. Texas requires a minimum credit score (typically 680 FICO) and a review of your financial history.

• Cost: $50 - $100 for fingerprinting and processing.

Step 4: Find a Sponsoring Broker
You cannot get licensed independently. You must be employed by a Texas-licensed mortgage company or bank. Your sponsoring broker will submit your application to the Texas Department of Savings and Mortgage Lending (TDSML) and the NMLS.

• Application Fee: Typically covered by the employer, but budget $100 - $200 for your portion if needed.

Total Estimated Cost: $530 - $900 (excluding employer costs).
Total Timeline: 4-8 weeks from starting your education to receiving your license, assuming you pass exams on the first try.

Insider Tip: Many local banks and credit unions in Longview have in-house training programs that pay for your licensing if you commit to working for them for a year. This can be a great path if you’re new to finance.

Best Neighborhoods for Loan Officers

Where you live in Longview affects your commute, social life, and client accessibility. The city is divided by I-20, with distinct vibes on each side.

1. Green Tree / McCann Road Area

• Vibe: Established, family-friendly, close to Christus Good Shepherd.
• Commute: 10-15 minutes to downtown.
• Rent (1BR): $900 - $1,100/month.
• Why Here: Prime for networking with healthcare professionals. Quiet, with good schools. Perfect if you work at Christus or service their employees.

2. Downtown / Historic District

• Vibe: Walkable, revitalizing, with new apartments and lofts. Social hub.
• Commute: 5-10 minutes to most offices.
• Rent (1BR): $950 - $1,250/month.
• Why Here: Excellent for building a young professional network. Close to restaurants and the Longview World of Wonders (a popular family destination). Ideal for a social loan officer who wants to be in the mix.

3. North Longview / Estes Parkway

• Vibe: Affordable, convenient, no-frills.
• Commute: 15-20 minutes to downtown.
• Rent (1BR): $800 - $950/month.
• Why Here: Maximizes your savings. Good access to I-20 and shopping centers. A practical choice for someone focused on saving for a down payment.

4. The Piney Woods / South of I-20

• Vibe: Suburban, spacious, quieter.
• Commute: 20-25 minutes to downtown.
• Rent (1BR): $950 - $1,200/month (often for townhomes or larger complexes).
• Why Here: Offers more space and a "nature" feel while still being close to amenities. Good for those wanting a home office or a quieter lifestyle.

Insider Tip: Traffic on South Eastman Road is notoriously congested during rush hour. If you work near the mall or along US-259, consider living on the same side of town to keep your commute minimal.

The Long Game: Career Growth

In a market with only 3% job growth, advancement comes from specialization and reputation. Here’s how to increase your earning potential:

• Specialty Premiums: In Longview, expertise in VA loans (for veterans at the nearby military installations and veterans in the community) and USDA Rural Development loans (for properties in the surrounding rural areas) is highly valuable. Commercial and land lending for the oil/gas/agriculture sectors can push your salary toward the $95,000 - $120,000 expert level.
• Advancement Paths:
  1. Path A (Corporate): Loan Officer > Senior Loan Officer > Branch Manager > Regional Director. This path offers stability and benefits.
  2. Path B (Brokerage): Loan Officer > Independent Broker > Owner of your own firm. Higher risk, but with a strong local network, the ceiling is much higher.
  3. Path C (Specialist): Move into a niche role, such as a Commercial Lender for a local bank or a Relationship Manager for a wealth management firm serving high-net-worth clients in the area.
• 10-Year Outlook: With the 3% growth, the market won’t see massive influxes of new loan officers. This means established professionals with deep community ties will dominate. The key to growth will be adapting to technology (online applications, digital document signing) while maintaining the personal touch that is valued in East Texas culture. The expanding industrial base around the Longview Industrial Park and Gregg County Airport could spur more commercial lending needs.

The Verdict: Is Longview Right for You?

Longview offers a distinct proposition: a lower-pressure, affordable lifestyle with a solid career foundation for loan officers. It’s not a get-rich-quick market, but it’s a place where you can build a stable, rewarding career and a comfortable life.

Pros	Cons
High Affordability: Cost of living index of 88.4 means your $73,548 salary goes far.	Limited Job Growth: 3% growth means competition is steady and you must be above average to advance.
Stable Job Base: 168 jobs powered by healthcare, education, and industry.	Slower Pace: Fewer networking events, less industry competition compared to major metros.
Strong Community: Easy to build a reputation and client base through local connections.	Dependent on Single-Industry Health: A downturn in oil & gas or healthcare could soften the market.
Ideal for Homebuyers: High $1,720/month discretionary pay makes saving for a home very feasible.	Limited Cultural/Nightlife: Compared to Austin or Dallas, options are more limited.

Final Recommendation: Longview is an excellent choice for loan officers who value work-life balance, affordability, and community. It’s ideal for mid-career professionals looking to put down roots, save money, and build a solid client book without the intense pressure of a major financial center. It’s less suitable for those seeking rapid career climbs in a cutthroat, high-volume corporate environment.

FAQs

1. How competitive is the loan officer market in Longview?
It’s moderately competitive. With 168 jobs and 3% growth, there’s regular turnover and some new openings, but you’re competing with a local talent pool that values established relationships. Your best edge is local knowledge and a strong network within the major employer sectors.

2. Do I need a college degree to be a loan officer here?
While not a state requirement, most employers (especially banks and credit unions) prefer a bachelor’s degree in finance, business, or a related field. The NMLS license is the mandatory certification, but your education level will impact your starting salary and employer options.

3. Is Longview a good place for commercial loan officers?
Yes, but it’s a niche. The demand is real due to the oil & gas, agriculture, and small business sectors, but the number of pure commercial loan officer roles is smaller than residential. You’ll often need to start in consumer lending and transition, or have prior commercial experience.

4. How important is my credit score for getting hired?
Extremely important. Texas requires a credit review as part of the licensing process. Most employers set their own standards, but a FICO score below 680 will be a major red flag. A score above 720 will make you a strong candidate.

5. What’s the best way to get started if I’m new to Longview?

1. Get your Texas MLO license (as outlined above).
2. Apply for entry-level positions at local banks (like Austin Bank or Texas Bank and Trust) and credit unions.
3. Immediately join the Longview Chamber of Commerce.
4. Focus on building relationships with real estate agents at firms like Coldwell Banker or RE/MAX in the area—they are the primary source of referrals.