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Longview Hard Money and Investor Loans

The county is reappraising residential property right now, and investors get no cushion.

USA Mortgage funds investors across Longview, Texas. Gregg and Harrison counties meet inside the city limits. Longview registers short-term rentals and zones them by right. Business-purpose loans only, on non-owner-occupied investment property.

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You hear the decision from the people who underwrote your deal.

Second Mortgage

A second mortgage on a Longview, Texas rental, first untouched.

Second mortgages on non-homestead Longview, Texas investment property, $50K to $1M, up to 80% CLTV. Business purpose only. Subject to underwriting.

$1M
max loan
80%
max CLTV
660
min FICO
3-4 weeks
to close

Typical terms, subject to underwriting and market conditions. Investment property and business purpose only. Not a commitment to lend.

Rents are outrunning values

As of July 2026, Zillow's single-family rent index for the Longview metro was up 3.4% year over year while mid-tier home values were up 0.6%, so the rental math here is improving on cash flow, not on appreciation.

The school district moves the carry

On 2025 rates, inside the city of Longview, Spring Hill ISD runs 1.254799 per $100 against Pine Tree ISD at 1.105200, about $374 a year on a $250,000 basis, with the same city and county rates.

Short-term rentals register, and renew each May

Longview zones short-term rentals by right in every district listed, including all six single-family districts, but requires a city registry permit renewed every May with proof of hotel occupancy tax and property tax paid.

Loan programs in Longview

Acquisition through exit, all funded or arranged by one lender.

Second Mortgage in LongviewFix and Flip in LongviewRental / DSCR in LongviewGround-Up Construction in LongviewCRE Bridge in LongviewTransactional Funding in LongviewBank Statement / No-Doc in LongviewConventional Investment in LongviewPortfolio Loans in LongviewCRE Permanent in LongviewSBA Financing in Longview

Longview lending questions

Do you lend in Longview, Texas and the towns around it?
Yes, across the Longview area. We fund investors in Longview, Kilgore, White Oak, Gladewater, Hallsville, Marshall, Lakeport, and Liberty City. We are a direct, business-purpose lender headquartered in Bee Cave, Texas, and every loan here funds an investment property, never a primary residence. Apply now. Subject to underwriting.
Why do county lines matter for a Longview investment property?
Because the parcel's county sets the tax rate, the clerk, and the foreclosure courthouse. The city of Longview straddles Gregg and Harrison counties, and the city's own fee schedule carries separate Gregg and Harrison recording lines. Kilgore straddles Gregg and Rusk, and that line is worth 24 cents per $100 of value on 2025 rates (Gregg 0.304331 against Rusk 0.544476). Marshall and Hallsville are Harrison County, so a first-Tuesday foreclosure sale there is at the courthouse in Marshall, not in Longview. Gladewater sits on the Gregg County line. Check which county a parcel is in before you price the deal.

Sources: longviewtexas.gov, greggcounty.texas.gov, ruskcad.org

What does an investor pay in property tax around Longview?
The full stack: investment property gets no homestead exemption and no appraisal cap, and the total moves with the school district. On 2025 rates, county plus city plus school district runs 1.996131 per $100 in Longview ISD, 1.971431 in Pine Tree ISD, and 2.121030 in Spring Hill ISD. Hallsville runs 1.395234 and Kilgore's Gregg County side runs 2.202134, the heaviest in the set because it also carries a junior college district. The Spring Hill and Pine Tree gap is 14.96 cents per $100, about $374 a year on a $250,000 basis (0.149599 x 2,500). Gregg CAD began a residential reappraisal in July 2026 that runs to March 2027, and the county posted 2026 tax-rate notices dated August 6, 2026; we did not find the proposed 2026 rates. Talk to your CPA about your own position.

Sources: greggcounty.texas.gov, gcad.org

Can I run a short-term rental in Longview?
Yes, with a city registry permit. Longview's Unified Development Code (Ordinance 4288) defines a short-term rental as the whole unit rented to one renter at a time, with a maximum stay of 30 days per booking, and permits it by right in every district it lists, including all six single-family districts. You apply through Development Services, a Certificate of Occupancy is required, the city may inspect on 24 hours' notice, and the permit renews every May with proof that hotel occupancy tax and property tax are current. Three neighbor complaints for noise or traffic in 24 months can get a property removed from the registry. The city page lists no permit fee and does not state the hotel occupancy tax rate, so confirm both. We did not research short-term rental rules in Kilgore, White Oak, Gladewater, Hallsville, or Marshall, and Texas leaves them to each city.

Sources: longviewtexas.gov

What is the Longview market doing right now?
It is a flat, yield-driven market: values barely moving, rents rising, and homes slow to sell. Zillow's mid-tier single-family value for the Longview metro was $221,337 in July 2026, up 0.6% from a year earlier, while its single-family rent index was $1,591, up 3.4%. In August 2026 the median listing sat 68 days, and 516 of 1,205 active listings carried a price cut, about 43% by our arithmetic on two published series. Total nonfarm employment was 123.9 thousand in July 2026 against 123.2 thousand in July 2019, with oil-field and industrial jobs down and health care up. Gregg County's population was 126,095 in 2025, down from 126,439 in 2023, so underwrite cash flow and basis, not growth.

Sources: fred.stlouisfed.org

Serving Longview and nearby
LongviewKilgoreWhite OakGladewaterHallsvilleMarshallLakeportLiberty City
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About the local figures on this page

Local rules move. Every tax rate, fee, ordinance and market figure here comes from a primary source and carries the date we read it, and we correct them as the rules change. Where a number is mid-change or we could not verify it, we say so rather than guess. Before you commit a budget, confirm anything that drives it with the city or county, and talk to your attorney or CPA on questions of law or tax.

Published by USA Mortgage Funding, LLC, NMLS #152588. Researched from primary sources by our team, drafted with AI assistance, and every figure checked against its source before publishing. Where an answer rests on a public record, that record is linked under it. Figures read on 2026-09-04.

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