Deep Dive Relocation Report: Longview, Texas (2026)

Longview: The Data Profile (2026)

Longview represents a specific archetype in the post-2025 economic landscape: the "Legacy Industrial Hub." With a population of 84,418, it is statistically significant enough to offer urban amenities but small enough to retain a distinct small-city feel. The primary economic friction point for new residents is the income-to-cost ratio. The median household income sits at $57,211, which is 23.3% below the national median of $74,580. This income disparity is compounded by a lower educational attainment rate, where only 21.4% of the population holds a bachelor's degree or higher, compared to the US average of 33.1%.

The statistical target demographic for Longview in 2026 is the remote-first professional or the hybrid worker. While local wages lag, the region's Cost of Living (COL) index for housing is 88.0 (12% below average). This creates a unique arbitrage opportunity for individuals earning a national-average salary while residing in Longview, effectively purchasing a 12% premium on their disposable income.

Cost of Living Analysis

While the aggregate COL index is favorable, the granular data reveals a "consumption economy." Groceries, transportation, and healthcare all hover between 92.2 and 95.0 on the index. The most significant variable for the 2026 resident is energy costs, where Longview residential electricity averages 14.94 cents/kWh, undercutting the US average of 16.0 cents by 6.6%.

Table 1: Cost of Living Breakdown (Monthly Budgets)

Disposable Income Analysis:
For a single earner matching the national median income ($74,580 / $6,215 monthly gross), the Longview monthly burn of $2,860 leaves approximately $2,355 after taxes for savings/investment. However, a resident earning the local median of $57,211 (approx. $4,765 gross) faces a much tighter margin of roughly $1,305 after taxes, highlighting the necessity of remote work for wealth accumulation here.

Housing Market Deep Dive

The housing market is the strongest asset in Longview's profile. The disparity between buying and renting favors ownership significantly due to the 88.0 housing index. The median home price is roughly 12% lower than the national baseline. For investors or owners, the Price per Square Foot ($128) offers substantial equity growth potential compared to the US average of $158.

Table 2: Housing Market Data (Buying vs Renting Analysis)

Buy vs. Rent Analysis:
Buying is mathematically superior in Longview. With the median home price at $255,000, a standard 20% down payment ($51,000) results in a mortgage significantly lower than the rising rental rates for 3BR units ($1,850). The rent-to-price ratio suggests that renting is relatively expensive compared to the asset cost, making Longview a prime market for first-time homebuyers looking to lock in low costs of entry.

Economic & Job Market Outlook

In the 2026 landscape, Longview's economy is defined by a "hybrid stability" model. The local economy is anchored in petrochemicals, manufacturing, and logistics. The unemployment rate stands at 4.2%, nearly identical to the national average of 4.0%, indicating a stabilized labor market post-pandemic.

RTO & Commute:
Unlike major metros facing aggressive Return-to-Office (RTO) mandates, Longview maintains a flexible environment. The average commute time is 18.5 minutes, significantly lower than the US average of 27.6 minutes. For the 21.4% of the workforce in professional services, the "hybrid" model is the default. Local employers (e.g., East Texas Oil & Gas, Pilgrim's Pride, Komatsu) are less likely to mandate 5-day office weeks, relying instead on regional talent retention.

Quality of Life Audit

Longview presents a complex Quality of Life (QoL) score. While the air quality is pristine (AQI 48), health risk factors are statistically elevated. The region suffers from "Southern Diet" health markers, with obesity rates at 37.5% (vs. 31.9% US) and diabetes at 14.1% (vs. 10.9% US). However, the Health Score of 77.3 suggests that despite lifestyle risks, access to care and lower stress levels mitigate severe outcomes.

Table 3: Quality of Life Metrics

Safety & Environment:
Safety is a bifurcated metric. Violent Crime is 446 per 100k residents, which is roughly 17% higher than the national average (380). However, Property Crime is the primary concern, clocking in at 2,876 per 100k—a staggering 43.8% above the US average of 2,000. Residents must invest in home security systems.

Weather:
Current conditions reflect a mild transition season with a high of 56°F and a low of 45°F. Summers are hot and humid, while winters are mild with occasional ice events.

The Verdict

Pros:

• Housing Value: Median home price of $255,000 is 20% below the national average, offering high purchasing power.
• Energy Costs: Electricity at 14.94¢/kWh saves approximately $150-$200 annually vs. the national average.
• Commute: Average commute of 18.5 minutes is 33% faster than the US average.

Cons:

• Income Ceiling: Median income of $57,211 is 23.3% lower than the US median, limiting local career growth.
• Property Crime: Rate of 2,876 per 100k requires high vigilance.
• Health Risks: High rates of obesity (37.5%) and diabetes (14.1%) suggest a challenging environment for health-conscious lifestyle maintenance.

Recommendation:
Longview is a Buy for 2026, specifically for remote workers earning $75,000+ annually. The arbitrage between national salaries and local housing costs is the primary financial driver. It is not recommended for those seeking rapid local career advancement in the corporate sector or those highly sensitive to property crime rates.

FAQs

1. What salary is needed to live comfortably in Longview?
For a single person, a gross salary of $60,000 provides a comfortable margin. For a family, $95,000 is recommended to account for healthcare and larger housing needs.

2. Is the value proposition better than Austin or Dallas?
Strictly on housing. Longview housing is ~45% cheaper than Austin and ~30% cheaper than Dallas. However, entertainment and dining options are significantly fewer.

3. How concerning is the safety data?
Property crime is the primary concern at 2,876 per 100k. While violent crime is near average, auto and home theft rates are high. Budgeting for security measures is data-backed advice.

4. What is the best timing for relocation?
Target the Q1 to Q2 transition. The current weather (52°F) is ideal for house hunting before the humid summer (95°F+) sets in.