The Longview real estate market is undergoing a significant transformation, moving away from the frenzied pace of recent years to a more measured and strategic environment. Local real estate agents describe a market defined by steady prices and persistent challenges, including high interest rates, rising property taxes, and soaring insurance costs, which are reshaping decisions for both buyers and sellers.
While sales volumes have not returned to the peak levels seen between 2019 and 2022, the market is showing signs of stabilization. Buyers and sellers are slowly adapting to these new conditions, creating a complex landscape that requires careful navigation and expert guidance.
Key Takeaways
- The Longview real estate market has shifted from a high-speed, competitive environment to a more stable, strategic one.
- Rising homeowners insurance costs have become the primary obstacle for many potential buyers, surpassing even high interest rates.
- Single-family home sales fluctuated over the past year, with 295 sales in August 2025, down from peak years but showing resilience.
- Experts express cautious optimism for improvement in the market by spring 2026, contingent on interest rate adjustments and increased housing inventory.
A Shift from 'Furious' to 'Strategic'
The days of rapid-fire sales and bidding wars in Longview appear to be over, replaced by what local experts are calling a “steady and strategic” market. This change marks a significant cooling-off period compared to the high-demand years that were fueled by an influx of cash buyers from other states.
Amanda Robins, chairwoman of the Longview Area Association of Realtors, noted that agents are constantly pivoting to meet the new demands. “We’ve seen things level out compared to the craziness of a few years ago, which isn’t necessarily a bad thing,” she said. “Prices have steadied, interest rates stayed higher than most people would like, but buyers and sellers are starting to adjust to the new normal.”
This adjustment period requires more effort and creativity from real estate professionals to finalize deals. While the overall volume of transactions is lower than the peak years, the market remains active for those who can navigate the current financial landscape.
The Peak Years: A Look Back
Between 2019 and 2022, Longview experienced an unprecedented real estate boom. A significant number of buyers, many from California, arrived with cash offers, often waiving appraisals and paying well above asking price. This activity drove property valuations up dramatically, leading to the higher property tax bills that residents face today.
The Triple Challenge: Rates, Taxes, and Insurance
While interest rates have been a major topic of discussion nationwide, local realtors report that two other factors are having an even greater impact in Longview: property taxes and homeowners insurance.
Insurance Costs Emerge as Top Concern
Martha Weant, a Realtor with Summers Cook & Co. Real Estate Brokerage, identified rising insurance premiums as the number one barrier for many buyers. “We’ve had a number of people that are holding off, I think, because of the [interest] rates and mostly taxes and insurance. Insurance is probably the No. 1,” she explained.
The sharp increase in insurance costs is attributed to a rise in catastrophic weather events that have led to large payouts from insurance companies. Realtor Linda Voyles added that a surge in lawsuits against insurers has also contributed to driving up premiums for all homeowners, making the overall cost of homeownership significantly higher than just a few years ago.
A Market by the Numbers
According to data from the Longview Area Association of Realtors, single-family home sales have seen fluctuations. Sales dropped from 301 in August 2024 to a low of 179 in January 2025, before recovering to 295 by August 2025. The area is served by 1,095 licensed Realtors registered with the local association.
Persistent Interest Rates and Property Taxes
High interest rates continue to deter both buyers and sellers. For buyers, they increase monthly mortgage payments, affecting affordability. For sellers, the prospect of giving up a low-rate mortgage to buy a new home at a higher rate is a powerful disincentive, which contributes to lower housing inventory.
The property valuation boom of previous years has also left a lasting impact. “A house that, in my opinion, should be listed at $175,000 is listed at about $250,000,” Voyles commented on the valuation shifts. These higher valuations directly translate to higher annual property tax bills, adding another layer of expense for potential homeowners.
Is It a Buyer's or Seller's Market?
Defining the current Longview market is challenging, with different dynamics at play across various price points. According to Voyles, the market below $350,000 has limited options for buyers. Conversely, the luxury home segment remains active, with many cash buyers still present.
However, Weant suggests the overall environment is leaning more towards a buyer's market, even if statistics don't fully reflect it yet. “There’s not as much competition among buyers,” she said. With fewer buyers in the market, those who are actively looking have more leverage.
“Because the number of buyers has been lower, remaining buyers have more options and can possibly strike a better deal.”
This has led some motivated sellers to lower their asking prices or offer concessions, such as contributing to closing costs, to attract buyers and close sales.
A Look Toward 2026
Local real estate professionals are looking toward the future with cautious optimism. Both Weant and Robins anticipate potential improvements in the housing market by spring 2026. Weant hopes to see a return to a “pre-COVID inventory and sales scenario,” which would include an increase in new home construction that has slowed over the past year.
A drop in interest rates remains the most anticipated catalyst for change. While the Federal Reserve made a minor cut to its funds rate in September, Robins clarified this doesn't immediately translate to lower mortgage rates. “It doesn’t inversely impact mortgage rates like people think,” she stated. “That said, I do think we’ll start to see rates ease a little in the next year, but maybe not as quickly as people are hoping.”
Despite the uncertainties, the advice for prospective buyers is to remain proactive. Weant encourages anyone considering a home purchase to “go ahead and make the effort.”
She emphasized the importance of preparation and local expertise. “Everyone’s situation is different, and what’s ‘right’ for one buyer or seller might not be for another. That’s why working with a local agent who knows the Longview area inside and out can make a huge difference.”
