Where to Live in
Longview

2026 Longview Neighborhood Shortlist

The 2026 Vibe Check

Longview isn't the same city it was even five years ago. The biggest shift is the hard line being drawn by I-20. Everything south and east of that concrete ribbon is exploding with cookie-cutter subdivisions and strip malls—think Greggton is trying to swallow Kilgore whole. That's your generic, safe, new-smell housing stock.

The real story, the one that matters, is the squeeze north of the tracks. The revitalization of North Fourth Street has finally spilled over, creating a weird, wonderful tension between the old guard and the new money. You can smell it on a Saturday morning: espresso from a renovated bungalow next to a decades-old mechanic's shop. Gentrification isn't a wave here; it's a slow flood, and the water line is creeping towards Judith Lane. The city is actively trying to stitch the downtown core back together, but for now, the action is in the pockets of revitalization. The old Kilgore corridor, especially east of the High School, still holds the city's blue-collar soul, but the 'For Sale' signs are getting more frequent. If you're looking for investment potential, you're looking north. If you're looking for predictability, you're looking south.

The Shortlist

The Loop

• The Vibe: Old Money
• Rent Check: $1,200+ (30% over avg)
• The Good: This is the city's historic crown, the area encircled by Eastman Road and Hudson Street. It’s all mature oak canopies and distinct architecture—Craftsmans, Colonials, and sprawling Victorians. The walkability to Bode’s on North Fourth for a coffee is unmatched. You're zoned for Longview High School, which still carries weight. Browns Park is your backyard.
• The Bad: The price of admission is steep, and property taxes will make you wince. Parking is a nightmare during any event at the Pitser Garrison Civic Center. You will be maintaining an old house; expect plumbing and electrical surprises.
• Best For: Established professionals with kids who want history and a prime school district without moving to the suburbs.
• Insider Tip: Drive down Green Street between Fourth and Fifth on a Sunday afternoon. That’s the gold standard of what people are chasing here.

North Fourth Corridor

• The Vibe: Hipster Industrial
• Rent Check: $980 (Slight premium)
• The Good: This is the city's pulse. The stretch of North Fourth Street around Tyler Street is ground zero for new businesses. You can walk to V. L. Cox for coffee, grab a beer at The Alley, and catch live music without moving your car. The lofts and shotgun houses are being snatched up by young professionals who want to be near the action. It’s the only real "walkable" zone outside The Loop.
• The Bad: It's a patchwork. One block is renovated perfection, the next is a struggling auto-body shop. Street noise is real, and parking for guests is a joke. Crime of opportunity (unlocked cars, etc.) is higher here than in the suburbs.
• Best For: Young professionals and creatives who want a social life and hate driving. If you have a dog and no kids, start here.
• Insider Tip: The alley behind Tyler Street is where the best murals are, and where developers are quietly buying up lots for future infill.

Kilgore Corridor (East)

• The Vibe: Working-Class Value
• Rent Check: $850 (10% under avg)
• The Good: This is your foothold. The area east of Highway 259, centered around Kilgore High School, offers solid, no-frills ranch homes on decent lots for a price that doesn't exist elsewhere. You get the Kilgore College influence, which means decent amenities and a stable, blue-collar workforce. The commute to the industrial plants is a breeze.
• The Bad: It's a haul to get to the good part of Longview for dinner or shopping. The housing stock is from the 60s and 70s, and many haven't been updated since. The schools are fine, but they don't have the prestige of The Loop.
• Best For: First-time buyers who work in the plants or at Eastman and want to build equity without being house-poor. Also great for renters who need space for their money.
• Insider Tip: Look at the streets off North Longview Street, like Arp Avenue. The lots are massive and the neighbors keep to themselves.

South/East Longview

• The Vibe: New Build Sprawl
• Rent Check: $950 (Near avg)
• The Good: If you want a new house, a two-car garage, and zero maintenance for the first five years, this is it. Areas like Summer Hill and The Vineyards offer granite countertops and open floor plans. The schools (Pine Tree ISD) are new and well-funded, and you're close to the Tanger Outlets and big-box shopping.
• The Bad: It has zero soul. You will drive everywhere. You will not know your neighbors' names. The traffic on Loop 281 during rush hour is a test of patience. It's Longview's version of anywhere, USA.
• Best For: Families who prioritize a new home, a big yard for the kids, and brand-name schools over character or walkability.
• Insider Tip: Don't pay attention to the model home. Drive the surrounding streets to see the actual build quality and how close your windows are to your neighbor's.

Strategic Recommendations

• For Families: You're in The Loop if you can afford it, full stop. The combination of walkability to Browns Park, the architecture, and the Longview High feeder pattern is unbeatable. If that's out of reach, the Pine Tree ISD area in South/East Longview is your next best bet for new schools and a big, safe backyard. Avoid the central city blocks west of Highway 259.

• For Wall St / Tech (Remote/Commuter): Live in the North Fourth Corridor. You can walk to everything you need, and you're 60 seconds from I-20 to get out of town or commute east to Tyler or west to Dallas. You get the urban feel without the isolation of the sprawl. Your Uber Eats options are better here, too.

• The Value Play: The Kilgore Corridor (East). The gentrification of North Fourth is pushing prices up, and that wave will eventually crest over the tracks and into Kilgore. Buying a solid ranch home there now, before the flippers fully arrive, is the smartest money you can spend in Longview in 2026. Look for the original 1960s brick homes on Arp Avenue or Shady Lane.