East Texas is diverse. Within a short drive, you can move from the urban centers of Longview and Marshall to rural landscapes and small communities shaped by timber, oil, lakes, and local manufacturing. Understanding the differences between counties helps homeowners, sellers, and investors make smarter decisions. This guide compares Gregg, Harrison, Marion, Camp, Upshur, Anderson, Rusk, Panola, Van Zandt, and Henderson counties, with insights on housing, demographics, and local economies.
Gregg County — Longview as the Hub
Gregg County, anchored by Longview, is the most active housing market in this group. It has the largest population, diverse employment opportunities, and the most home-sale volume. Homes here move faster due to urban demand and strong school districts. For demographic and housing stats, check U.S. Census QuickFacts for Gregg County. Sellers looking for a fast, hassle-free sale can also explore 903 for Cash for fair, all-cash offers.
Harrison County — Marshall and Historic Appeal
Harrison County is anchored by Marshall, known for its historic downtown, government services, and cultural institutions. The housing market here mirrors Gregg County in terms of urban demand but tends to lean more toward county-seat employment. For detailed local stats and county services, visit the Harrison County official website and U.S. Census QuickFacts.
Marion County — Small and Tourism-Friendly
Marion County is more rural, with attractions like Caddo Lake drawing tourism and secondary homebuyers. These factors influence micro-markets differently than urban areas. Learn more about Marion County’s demographics through Census QuickFacts and local resources on Marion County’s government site.
Camp County — Community-Focused and Rural
Camp County is home to Pittsburg, a small town with a community-oriented lifestyle. Housing demand is lower, but the market is stable. Local buyers often prioritize affordability and community amenities. Official resources are available at Camp County government and Census QuickFacts.
Upshur County — Suburban-Rural Mix
Upshur County, with Gilmer as the county seat, offers a mix of suburban and rural living. It is attractive to families and commuters who work in nearby Gregg or Harrison counties. For up-to-date housing and population data, visit Upshur County QuickFacts and explore 903 for Cash if selling a property quickly is a priority.
Anderson County — Palestine and Diversified Economy
Anderson County, anchored by Palestine, features agricultural lands, small manufacturing, and service-based economies. While less dense than Gregg or Harrison, its towns provide steady housing demand. More details are available at the Anderson County official site and Census QuickFacts.
Rusk County — Oil Legacy and Stability
Rusk County, including Henderson, has a history of oil production. Urban pockets near Henderson show stronger housing activity, while rural areas remain quieter. To compare housing stats and demographics, check Rusk County QuickFacts and Rusk County government.
Panola County — Carthage and Timber
Panola County’s economy centers around Carthage, timber, and agriculture. Home prices tend to be lower than in Gregg or Harrison, making it attractive for investors seeking affordable entry points. Population and housing stats can be found via Panola County QuickFacts and the county website.
Van Zandt County — Canton and Growth Corridors
Van Zandt County benefits from Canton’s trade draws like the First Monday Market and proximity to Dallas-Fort Worth. This brings higher demand in certain neighborhoods, especially for commuters. Check Van Zandt County government and QuickFacts for more details.
Henderson County — Athens and a Mix of Suburban-Rural
Henderson County, with Athens at its center, combines suburban neighborhoods with rural acreage. It offers services, schools, and community amenities while maintaining access to larger East Texas urban areas. Explore Henderson County official resources and Census QuickFacts for full local statistics.
How the Counties Differ for Homeowners and Investors
Population and Market Depth: Gregg and Harrison counties have the deepest markets and fastest-moving properties. For homeowners needing speed, these counties are ideal.
Employment Drivers: Urban counties like Gregg and Harrison have diversified economies including healthcare, retail, and government, whereas Marion and Panola rely more on tourism, agriculture, and timber.
Price and Affordability: Smaller counties such as Marion, Camp, and Panola have lower median home prices but fewer buyers.
Rural vs. Suburban: Upshur, Anderson, Van Zandt, and Henderson offer both suburban neighborhoods and rural acreage, which affect pricing and buyer demand.
Regulatory and Tax Differences: Each county has unique property tax rates and permitting processes. Always verify details with the county appraisal district and treasurer.
Practical Tips for Sellers and Buyers
Fast Sales: For homeowners who need speed, cash buyers like 903 for Cash can provide quick closings without waiting for bank financing.
Top Dollar: Urban and suburban neighborhoods respond well to competitive pricing, staging, and presentation. Check our Longview housing market page for pricing insights.
Investors: Van Zandt and Upshur counties may have growth potential tied to commuter demand, while Panola, Marion, and Camp offer affordable buy-and-hold opportunities.
Resources and References
U.S. Census QuickFacts pages for each county: Gregg, Harrison, Marion, Camp, Upshur, Anderson, Rusk, Panola, Van Zandt, Henderson
County government sites for regulations, property taxes, and local services: Gregg, Harrison, Marion, Camp, Upshur, Anderson, Rusk, Panola, Van Zandt, Henderson.
For fast cash home sales in East Texas, visit 903 for Cash or explore our how we buy houses page.