The Real Estate Agent's Guide to Longview, TX

Longview isn't just another East Texas dot on the map. It's a gritty, resilient city built on oil, timber, and healthcare, with a cost of living that makes it one of the last affordable frontiers in the Lone Star State. For a real estate agent, it represents a market where the playing field is level, the competition is fierce but manageable, and the community is tight-knit. This guide is for the agent who wants the unvarnished truth—no fluff, just the data, the neighborhoods, and the real path to making a living here.

The Salary Picture: Where Longview Stands

Let's cut straight to the numbers. The median salary for a Real Estate Agent in Texas is $59,340/year, which breaks down to an hourly rate of $28.53/hour. It's crucial to understand that "median" in real estate is a nuanced concept. It doesn't account for the feast-or-famine cycle of commissions. It's an average of all agents, from the part-timer closing a home a year to the top producer closing 50.

Here’s a more realistic breakdown of what you can expect to earn based on your experience level in the Longview metro area:

Experience Level	Estimated Annual Income	Key Responsibilities & Expectations
Entry-Level (0-2 years)	$35,000 - $50,000	Building a pipeline, handling small transactions, leaning heavily on your broker for guidance. Expect long hours with modest returns.
Mid-Level (3-7 years)	$55,000 - $75,000	Established client base, consistent transaction volume, some specialization (e.g., first-time buyers). This is where the median $59,340 falls.
Senior (8-15 years)	$80,000 - $120,000+	Strong referral network, expertise in a niche (land, commercial, luxury), mentoring new agents. You're a known entity in the market.
Expert (15+ years)	$125,000+	Market dominance, high-volume team leadership, speaking engagements. These are the household names in Longview real estate.

Comparison to Other Texas Cities:
Longview's median of $59,340 sits slightly below the Texas-wide median and well below the national average of $61,480. Why the difference? Major metros like Dallas ($78,000+) and Austin ($82,000+) have higher transaction values and more corporate relocations. However, Longview's lower cost of living means your money goes further. A $59,340 salary in Longview feels like a $75,000+ salary in Houston. The trade-off is volume: Longview's metro population of 84,418 supports 168 real estate agent jobs, according to the Bureau of Labor Statistics (BLS). The 10-year job growth is a modest 3%, indicating a stable, but not exploding, market. You won't be drowned in new agents every month, but you'll have to work to carve out your share.

The Real Take-Home: After Taxes and Rent

A $59,340 salary doesn't stretch as far as you might think in a high-tax state like Texas, but Longview's low rent is your secret weapon. Let's break down a monthly budget for a single agent earning the median salary.

Assumptions: Single filer, no dependents, taking the standard deduction. We'll estimate a 25% effective tax rate (federal, state, FICA), which is a common ballpark for a $59,340 income in Texas.

• Annual Gross Salary: $59,340
• Monthly Gross Salary: $4,945
• Estimated Taxes (25%): $1,236/month
• Monthly Take-Home Pay: $3,709

Now, let's layer in the cost of living. The Cost of Living Index for Longview is 88.4 (US avg = 100), meaning it's 11.6% cheaper than the national average. The average 1-bedroom rent is $930/month. We'll use a conservative estimate of $1,200/month for a nicer 1BR or a modest 2BR, plus utilities.

Monthly Budget Breakdown for a Longview Agent:

• Take-Home Pay: $3,709
• Rent (1BR/2BR): -$1,200
• Utilities (Electric, Water, Internet): -$200
• Car Payment/Insurance (Essential in car-centric Longview): -$450
• Groceries & Household: -$400
• Health Insurance (Marketplace Plan): -$300
• Miscellaneous (Food, Entertainment, Continuing Ed): -$400
• Remaining Savings/Buffer: $759

Can They Afford to Buy a Home?
This is the million-dollar question. The median home price in Longview is approximately $220,000. With a 20% down payment ($44,000), a 30-year mortgage at 6.5% interest would result in a monthly principal and interest payment of roughly $1,100. Add taxes and insurance, and you're looking at $1,400 - $1,500/month.

For an agent earning the median $59,340, buying a home is feasible but tight. It would consume nearly 40% of their take-home pay, leaving little room for savings or emergencies. The key is to have a partner with a dual income or to build your business to the mid-level ($70,000+) before taking the plunge. Many agents in Longview are "house hackers"—buying a duplex, living in one unit, and renting the other.
Insider Tip: Longview has a strong first-time homebuyer program through the Longview Economic Development Corporation (LEDC). It offers down payment assistance for qualified buyers. As an agent, you need to know this inside and out—it's a powerful tool to convert renters into buyers.

Where the Jobs Are: Longview's Major Employers

Real estate is a people business, and people follow jobs. Longview's economy is anchored by a few key sectors. Knowing where the paychecks come from tells you where the buyers are.

1. Christus Good Shepherd Health System: The largest employer in the region. With over 2,500 employees, it's a constant source of relocations—doctors, nurses, and administrators moving in for work. Their new "Medical Campus" on McCann Road is a hub of activity, driving demand for housing in the surrounding neighborhoods.
2. Longview Regional Medical Center: Owned by HCA Healthcare, this is another major medical employer. The competition for healthcare talent between the two hospital systems keeps salaries competitive and housing demand steady.
3. Eastman Chemical Company: A global specialty chemical company with a massive plant in nearby Gladewater (a 15-minute commute). Eastman employees are well-paid and often seek homes in the quieter, established neighborhoods of Longview like Judson or Spring Hill. They are a prime source for high-end listings.
4. Gulfstream Aerospace: While its headquarters is in Savannah, GA, its Longview facility is a significant aerospace manufacturing plant. It draws a skilled workforce, often from other Gulfstream locations, creating a niche for agents familiar with corporate relocation packages.
5. Longview Independent School District (LISD): One of the largest employers in the area. Teachers, administrators, and support staff are a stable, home-buying demographic. They often look for homes in family-friendly suburbs like White Oak or Gladewater.
6. Tyler Junior College (TJC) & LeTourneau University: While not in Longview proper, these institutions draw students and faculty to the broader East Texas region. LeTourneau, in particular, is a major engineering school, attracting international students and professors who often rent initially before buying.
7. The Oil & Gas Sector: While not as dominant as in the Permian Basin, companies like Crosstex Energy and various midstream operators have a presence. This industry is cyclical; when it's up, it drives luxury home sales and land deals.

Hiring Trends: The healthcare sector is the most reliable grower. Eastman is stable. The oil sector is the wild card. For a real estate agent, this means your marketing should be visible in hospital break rooms, at Eastman's community events, and in local publications that cover the energy sector.

Getting Licensed in TX

The Texas Real Estate Commission (TREC) oversees licensure. It's a straightforward but rigorous process.

State-Specific Requirements & Costs:

1. Education: You must complete 180 hours of approved pre-licensing education from a TREC-certified school. This includes courses like Real Estate Law, Finance, and Principles. Cost: $300 - $600.
2. Exam: After completing your courses, you apply to take the Texas Real Estate Salesperson Exam. The exam fee is $43. You must pass both the state and national portions.
3. Background Check & Application: Submit a license application to TREC ($205 fee) and get fingerprinted. The total cost for the application and fingerprinting is approximately $250.
4. Sponsoring Broker: You cannot practice without a sponsoring broker. Interview multiple firms in Longview. Some charge desk fees, while others take a higher commission split. Your broker's fee structure is a critical part of your financial planning.

Timeline to Get Started:

• Pre-Licensing Course (4-6 months): Can be done online or in-person at a local school like the Longview School of Real Estate.
• Exam & Application (1-2 months): Study time for the exam, plus processing time with TREC.
• Onboarding with Broker (1 month): Getting your MLS access, signs, and marketing materials together.
• Total Time: 6 to 9 months from zero to active licensed agent.

Insider Tip: The pass rate for the Texas exam is around 70%. Don't rush it. Take a reputable prep course. Your local Longview broker will have strong opinions on which schools produce the best-prepared new agents.

Best Neighborhoods for Real Estate Agents

Where you live affects your commute, your lifestyle, and your network. Longview's neighborhoods are diverse.

Neighborhood	Vibe & Commute	Rent Estimate (1BR/2BR)	Why It's Good for an Agent
Downtown Longview	Urban, walkable, historic. 5-10 min drive to most offices.	$850 - $1,300	Proximity to listings, coffee shops for meetings, and a growing arts scene. You're in the heart of the action.
Judson (East)	Established, quiet, mid-century homes. 10-15 min to hospitals.	$900 - $1,400	Stable, family-oriented area. Easy to build a reputation as the "Judson expert." Good for listing older, well-maintained homes.
White Oak (North)	Suburban, family-focused, new construction. 15-20 min to downtown.	$1,100 - $1,600	High demand for larger, newer homes. Excellent school district (White Oak ISD). Great for agents specializing in first-time buyers and families.
Gladewater (West)	Small-town feel, larger properties, land. 15-20 min to Longview.	$800 - $1,200	Lower entry cost. Perfect for agents who want to specialize in land sales, ranchettes, and first-time buyers priced out of Longview.
Spring Hill (South)	Affluent, newer, master-planned. 10-15 min to everything.	$1,300 - $1,800+	High-end market. Working here builds a luxury portfolio. Networking opportunities with affluent clients.

Insider Tip: If you're new and on a tight budget, Gladewater or a modest apartment in Judson are smart choices. They offer lower rent and give you access to a strong, loyal client base. If you have a larger budget and want to target a higher-income clientele, Spring Hill is the place to plant your flag.

The Long Game: Career Growth

Longview is not a "get rich quick" real estate market. It's a "build a solid, sustainable business" market. Growth comes from specialization and community integration.

• Specialty Premiums:

  • Land Sales: East Texas is full of acreage. Becoming a land expert (understanding zoning, surveying, well/septic systems) can command a higher commission and fewer competitors.
  • Luxury Home Specialist: The $500,000+ market is smaller but lucrative. It requires impeccable service and a deep network.
  • Commercial/Industrial: With its central location and I-20 corridor access, Longview is a logistics hub. Commercial agents handle warehouse, retail, and office space. This is a different license (Broker vs. Salesperson) but offers high fees.
  • Relocation Specialist: Partnering with HR departments at Christus, Eastman, and Gulfstream to be their go-to agent for new hires.

• Advancement Paths:

  1. Team Agent: Join a top-producing team to learn the ropes and split commissions. The fastest path to consistent volume.
  2. Broker Associate: After two years of experience, you can upgrade your license. This allows you to open your own firm, but it requires more capital and responsibility.
  3. Property Management: Managing rental properties provides a steady, monthly income stream, smoothing out the commission feast-or-famine cycle.

• 10-Year Outlook: The 3% job growth indicates stability, not boom. The city's focus is on diversifying its economy beyond healthcare and manufacturing. Longview's strategic location on I-20 makes it a candidate for growth in logistics and distribution. For an agent, this means the market will likely remain steady, with periodic bursts of activity from corporate expansions or new industrial projects. The key to long-term success is becoming a permanent fixture in the community.

The Verdict: Is Longview Right for You?

Longview offers a balanced life for a real estate agent. It's affordable, the market isn't oversaturated, and the community is welcoming. But it demands patience and a hustle that's more about relationship-building than flashy marketing.

Pros and Cons Table:

Pros	Cons
Very Low Cost of Living: Your $59,340 salary goes far. Rent is a fraction of major metros.	Lower Median Salary: You'll work harder to hit the numbers you'd see in Dallas or Austin.
Stable, Diverse Economy: Healthcare provides a consistent baseline of buyers.	Slower Market Pace: Fewer transactions than major metros. Patience is required.
Tight-Knit Community: Easy to become a known entity. Word-of-mouth is powerful.	Limited Luxury Market: The $1M+ home sales are rare. High-end agents must work the entire region.
Strategic Location: I-20 corridor access to Dallas, Shreveport, and Tyler.	Car-Dependent: Public transit is minimal. You'll spend on gas and vehicle maintenance.
Good for New Agents: Less intimidating competition than in big cities.	Limited Cultural Scene: Fewer museums, concerts, and dining options than larger cities.

Final Recommendation:
Longview is an excellent choice for a real estate agent who is:

• Budget-conscious and wants to build wealth without a high-cost-of-living barrier.
• Patient and relational, preferring to build a long-term book of business over chasing quick deals.
• Looking for a balanced lifestyle with a manageable commute and a strong sense of community.
• Willing to specialize in land, healthcare relocations, or a specific neighborhood to stand out.

It is not the right market for an agent seeking a high-volume, fast-paced, luxury-focused career. If you thrive in the energy of a major metropolitan area, Longview may feel too slow. But for the right agent, it's a place where you can build a sustainable, profitable career over 10, 20, or 30 years.

FAQs

1. Is the real estate market in Longview competitive?
The market has 168 agents, which is moderate for a population of 84,418. It's not as cutthroat as Houston or Austin, but it's not easy either. Success comes from specialization and community involvement, not from outspending competitors on ads.

2. How long does it take to get my first sale in Longview?
For a diligent new agent who is active in their brokerage and community, the average time to the first closing is 4-6 months. This is faster than in some competitive markets because the community is smaller and people are more open to working with new agents they meet in person.

3. Do I need my own car?
Absolutely. Longview is a sprawling, car-dependent city. You'll be driving to showings in Gladewater, White Oak, and everywhere in between. Factor $400-$500/month for a car payment, insurance, and gas