Is Longview, Texas Good for Airbnb Investment?

To start an Airbnb in Longview, Texas, begin by researching local regulations through the City of Longview Planning Department, as the city requires short-term rental permits and compliance with zoning ordinances that typically restrict STRs to certain residential zones with potential occupancy limits of 2-8 guests depending on property size. Obtain necessary permits including a Certificate of Occupancy, business license from the City Clerk's office (approximately $50-100), and register for Texas state and local hotel occupancy taxes (around 15% total). Find a suitable property in permitted zones like residential areas near downtown or Lake Cherokee, ensuring it meets safety requirements including smoke detectors, carbon monoxide detectors, and fire extinguishers. Furnish the property with quality furniture, linens, kitchen essentials, and amenities targeting business travelers and lake visitors, budgeting $5,000-15,000 for a complete setup. List your property on Airbnb, VRBO, and Booking.com with professional photos highlighting proximity to attractions like the Gregg County Historical Museum and East Texas Regional Airport. Manage bookings through property management software, establish cleaning protocols between guests, maintain 24/7 guest communication, and ensure compliance with the 14% combined hotel occupancy tax remittance to both the state and Longview's tourism bureau, while keeping detailed records for annual city permit renewals typically required each January.

To identify profitable short-term rental properties in Longview, Texas, focus on locations near major attractions like the Gregg County Historical Museum, East Texas Regional Airport, and LeTourneau University, as well as properties within 10-15 minutes of downtown and industrial areas where business travelers frequent. Target 2-4 bedroom single-family homes or duplexes built after 1990 with modern amenities, full kitchens, dedicated parking, and outdoor spaces, as these typically command $80-150 per night in the Longview market. Conduct pricing analysis using AirDNA and Mashvisor to identify properties where potential STR revenue exceeds traditional rental income by 40-60%, typically requiring purchase prices under $200,000 to maintain profitable cash flow. Research competition by analyzing existing Airbnb and VRBO listings within a 5-mile radius, noting occupancy rates average 65-75% for well-managed properties, and identify underserved areas near Kilgore College or the industrial corridor along Highway 259. Utilize tools like BiggerPockets for market analysis, STR Helper for revenue projections, and local resources including the Longview Economic Development Corporation and East Texas MLS data, while ensuring compliance with city zoning regulations that generally permit STRs in residential areas with proper registration.

To obtain an Airbnb/STR permit in Longview, Texas, you must first contact the City of Longview Planning and Development Department at 300 W Cotton Street or call (903) 237-1270 to determine if short-term rentals are permitted in your specific zoning district, as the city requires STRs to comply with local zoning ordinances and may require a Conditional Use Permit (CUP) in certain residential areas. You'll need to submit an application along with required documents including a site plan showing the property layout, proof of property ownership or lease agreement, a detailed description of the proposed STR operation, parking plans showing adequate off-street parking spaces, and contact information for a local property manager if you're an absentee owner. The application fee typically ranges from $150-$300 for the initial permit, with additional fees of $200-$500 if a CUP is required, plus annual renewal fees of approximately $75-$150. You must also obtain a business license from the City Clerk's office for around $50 annually and ensure compliance with fire safety codes, building codes, and health department regulations. The approval process generally takes 30-60 days for standard applications or 60-90 days if a CUP hearing is required, during which time the city will review your application, conduct inspections, and potentially hold public hearings. Specific Longview requirements include maintaining a guest registry, providing 24/7 contact information to neighbors, limiting occupancy to no more than 2 people per bedroom plus 2 additional guests, ensuring adequate parking (typically 1 space per bedroom), and adhering to noise ordinances with quiet hours typically from 10 PM to 7 AM.

Short-term rentals (STRs) are generally legal in Longview, Texas, as the city has not implemented a comprehensive ban on such properties. However, STRs must comply with existing zoning regulations and city ordinances, which typically require properties to be located in areas zoned for residential or mixed-use purposes. The city requires STR operators to obtain proper business licenses and comply with health and safety codes, fire regulations, and occupancy limits. Properties in single-family residential zones may face additional scrutiny regarding parking, noise, and neighborhood compatibility. Longview has not enacted specific STR-only ordinances like some larger Texas cities such as Austin or Dallas, but operators must still adhere to general business licensing requirements and cannot violate existing residential zoning restrictions. Recent years have seen increased attention to STR regulation across Texas municipalities, though Longview has maintained a relatively permissive approach compared to cities that have implemented strict registration systems, occupancy taxes, or designated STR zones.

The best Airbnb investment areas in Longview, Texas include the Historic Downtown District, which attracts visitors to the Longview Museum of Fine Arts and various cultural events, plus business travelers visiting nearby corporate offices. The Gregg County area near LeTourneau University offers consistent demand from visiting families, prospective students, and academic conferences throughout the year. The East Marshall Avenue corridor provides excellent access to the Longview Regional Airport and major highways, making it ideal for business travelers and oil industry professionals visiting the East Texas oil fields. The Pine Tree Country Club area appeals to golf tourists and upscale visitors attending weddings or corporate retreats at local venues. The Spring Hill/Judson Road area benefits from proximity to Good Shepherd Medical Center, generating steady demand from medical tourists, traveling nurses, and families of patients requiring extended stays.

In Longview, Texas, Airbnb hosts are subject to both state and local lodging taxes. The Texas state hotel occupancy tax is 6% on gross rental receipts for stays less than 30 consecutive days, collected by the Texas Comptroller's office. Longview imposes a local hotel occupancy tax of 7%, bringing the total occupancy tax rate to 13% for short-term rentals. These taxes are typically collected from guests at the time of booking through Airbnb's automatic tax collection service, which remits payments directly to the appropriate tax authorities on behalf of hosts. However, hosts should verify their registration status with both the Texas Comptroller and the City of Longview to ensure compliance. The city requires monthly remittance of local occupancy taxes by the 20th of the following month, along with required reporting forms. Exemptions generally apply to stays of 30 days or longer, government employees on official business, and certain nonprofit organizations, though documentation may be required. Hosts operating without proper registration may face penalties and interest charges, and should maintain detailed records of all bookings and tax collections for audit purposes.

The total cost to start an Airbnb in Longview, Texas is approximately $185,000-$225,000. Property purchase costs around $150,000 based on the median home price in Longview as of 2023. Furnishing a 2-3 bedroom property typically runs $8,000-$12,000 including furniture, appliances, linens, and decor. Initial setup costs including professional photography, listing creation, and basic renovations total $2,000-$3,000. Permits and fees including business license, short-term rental permit, and tax registrations cost approximately $500-$800. Insurance for short-term rentals runs $1,200-$1,800 annually, with upfront costs of $600-$900. Utilities setup and deposits for electricity, water, gas, internet, and cable total $800-$1,200. First six months operating costs including utilities ($900), cleaning supplies ($300), maintenance reserves ($1,500), marketing ($600), and property management software ($300) add up to $3,600. Additional working capital of $15,000-$20,000 is recommended for unexpected expenses, vacancy periods, and ongoing maintenance during the initial phase.

Airbnb properties in Longview, Texas typically generate annual revenues between $15,000-$35,000 for entire homes and $8,000-$18,000 for private rooms, with average daily rates ranging from $65-$120 depending on property size and amenities. Operating expenses generally consume 40-60% of gross revenue, including cleaning fees ($25-$40 per turnover), utilities ($150-$300 monthly), property management (10-20% of revenue), insurance ($800-$1,500 annually), and maintenance costs ($2,000-$4,000 yearly). Net profit margins typically range from 15-35% for well-managed properties, with successful hosts achieving occupancy rates of 60-75% by targeting oil industry workers, medical professionals visiting Good Shepherd Medical Center, and tourists exploring the nearby Caddo Lake area. Properties near downtown Longview or within 10 miles of major employers like Eastman Chemical Company tend to perform better, with some hosts reporting annual profits of $8,000-$15,000 on properties purchased specifically for short-term rental investment. Success factors include competitive pricing 10-15% below nearby Marshall and Tyler markets, maintaining high cleanliness standards, providing business-friendly amenities like WiFi and workspaces, and leveraging Longview's position as a regional hub for East Texas commerce and healthcare services.

Airbnb investments in Longview, Texas typically generate annual ROI of 8-12% with cash-on-cash returns ranging from 6-10% based on current market conditions. Properties in desirable neighborhoods near the Gregg County Airport or downtown area can achieve occupancy rates of 65-75% annually, with average daily rates between $85-120 depending on property size and amenities. Initial profitability usually occurs within 18-24 months after accounting for startup costs, furnishing, and marketing expenses. The East Texas oil and gas industry presence, along with proximity to Marshall and Tyler, creates steady demand from business travelers and weekend visitors. Properties purchased in the $150,000-250,000 range typically generate $1,200-2,000 monthly gross revenue during peak months, with annual net profits of $8,000-15,000 after expenses including property management, utilities, cleaning, and maintenance costs.

STRSearch is a leading national platform that specializes in identifying profitable short-term rental properties for Airbnb investors in Longview, Texas, offering comprehensive market analysis and property recommendations. Local real estate agents in the Longview area who focus on investment properties include Coldwell Banker Apex Realtors, RE/MAX Professionals, and Keller Williams Realty, with agents like those at East Texas Investment Properties providing specialized Airbnb consultation services since around 2018. National services that serve the Longview market include Mashvisor, which provides rental property analytics and was founded in 2014, AirDNA for short-term rental market data analysis established in 2015, and Awning, a full-service Airbnb property management and acquisition company that began operations in 2016. Additional local services include East Texas Property Management and Piney Woods Realty, while national platforms like BiggerPockets marketplace, Roofstock for turnkey rental properties founded in 2015, and HomeUnion (now part of American Homes 4 Rent since 2021) also provide investment property services in the East Texas region. Property management companies such as RedAwning and Vacasa, established in 2009 and 2009 respectively, offer comprehensive Airbnb management services that can help investors identify profitable properties in Longview while handling day-to-day operations.