Livingston Area Real Estate Guide

Livingston Area homes for sale & insider real estate guide

Livingston Homes For Sale
Livingston Homes For Rent
Quick Facts
Overview of Livingston Neighborhood
Living in Livingston
Why Choose Livingston
Livingston Home Tax Rate
Best Livingston Realtor
More Details
Frequently Asked Questions

Quick Facts

Location: Livingston is the county seat of Polk County, located approximately 75 miles northeast of downtown Houston. It sits at the junction of U.S. Highways 59 and 190.
Neighborhood Type: A small city with a historic downtown, surrounded by the forests of East Texas. It offers a rural, community-oriented lifestyle with close access to Lake Livingston, one of the largest lakes in the state.
Combined Property Tax Rate: The total property tax rate for residents within the City of Livingston is approximately 1.5304 per $100 of assessed valuation, which includes rates for Polk County (0.6092) and Livingston ISD (0.9212). The City of Livingston's rate is 0.0000.
School Information: The area is served by the Livingston Independent School District (LISD), which receives a B- rating from Niche. Livingston High School has a 92.7% graduation rate. Top-rated elementary schools in the district include Cedar Grove Elementary (B+) and Timber Creek Elementary (B).
Key Amenities: Major attractions include Lake Livingston State Park for outdoor recreation, the Alabama-Coushatta Indian Reservation which offers cultural experiences and Naskila Gaming, Polk County Memorial Museum, and Livingston Trade Days.
Management Information: Governance is provided by the City of Livingston. Specific subdivisions, particularly around the lake, may have Homeowners' Associations (HOAs) with their own covenants and fees. Guidance on HOAs can be found in this Homeowners Association Guide.
Best For: Individuals seeking a slower pace of life, outdoor enthusiasts, and people looking for a lower cost of living or a second home near a major recreational area, while still maintaining access to Houston's amenities.

Livingston, Texas, offers a distinct lifestyle rooted in the heritage and natural beauty of East Texas. As the seat of Polk County and a gateway to the Piney Woods, it provides residents with an escape from the metropolitan hustle. Positioned about 75 miles from Houston, the city has a rich history tied to lumber, agriculture, and the railroad. Its proximity to Lake Livingston shapes much of its modern identity, making it a hub for aquatic activities and outdoor recreation.

Prospective residents should weigh the unique characteristics of life in Livingston. The cost of living is generally lower than in Houston, a significant draw for many. The lifestyle is centered around community events, outdoor pursuits, and a more relaxed daily rhythm. This environment is well-suited for those who appreciate open spaces and a strong local culture. Conversely, individuals accustomed to the constant and varied entertainment options of a large urban center might find the pace requires an adjustment.

Overview of Livingston Neighborhood

Livingston's story begins in 1835 with the establishment of a settlement named Springfield. In 1846, when Polk County was formed, the town was renamed Livingston and designated the county seat. The arrival of the Houston East and West Texas Railway in 1880 was a pivotal moment, transforming the town into a center for the region's burgeoning lumber industry. Though a major fire in 1902 destroyed much of the original town, it was quickly rebuilt, and the discovery of oil in the 1930s brought another wave of growth and prosperity. This history is preserved in the downtown architecture and at the Polk County Memorial Museum.

Geographically, Livingston is situated in the heart of the East Texas Piney Woods, a region known for its dense forests of pine and hardwood trees. The city is bordered by the Trinity River and is just a few miles from Lake Livingston, a massive reservoir that is a dominant feature of the local landscape. This setting provides a backdrop for a variety of outdoor activities. Demographically, the city has a population of just over 5,700 residents. Development patterns show a mix of historic homes in the city center, established mid-century properties, and newer construction, particularly in subdivisions closer to the lake.

Living in Livingston

Daily life in Livingston is a blend of small-town charm and outdoor adventure. The community atmosphere is palpable, with residents often gathering for local events, high school sports, and at the popular Livingston Trade Days, where vendors and shoppers congregate monthly. The area provides essential shopping and dining options along the main corridors of U.S. 190 and U.S. 59. The dining scene features local establishments offering classic Southern and Texan cuisine, alongside familiar national chains.

Recreation is central to the Livingston experience. Lake Livingston State Park is a primary destination, offering camping, fishing, boating, and miles of trails. The lake itself spans over 90,000 acres, providing ample space for water sports. For those interested in golf, the Livingston Municipal Golf Course offers a nine-hole course. The nearby Alabama-Coushatta Reservation provides a unique cultural dimension with tours, events, and the popular Naskila Gaming facility. The overall atmosphere encourages an active, outdoor-oriented lifestyle. If you are a first-time homebuyer, these first time home buyer programs can be a great resource.

Why Choose Livingston

One of the primary reasons people choose Livingston is for its exceptional quality of life, which balances rural tranquility with necessary conveniences. The distance from Houston is ideal for those who want to be able to access a major city without living in it. The area's natural assets, from the Big Thicket National Preserve to Lake Livingston, are a significant draw for anyone who enjoys being outdoors. It's an excellent setting for those seeking a retreat from urban density.

From an investment perspective, Livingston presents interesting opportunities. The demand for vacation homes and recreational properties around Lake Livingston provides a steady market. The area's affordability compared to Harris County and other suburban markets makes it an attractive option. The continued growth of Houston and the appeal of get-away properties suggest a positive outlook for property value appreciation. For those considering the move, understanding the 14 steps to buying a house can be very helpful in navigating the process smoothly.

Livingston Home Tax Rate

Property taxes in Livingston are assessed by multiple local taxing authorities. The total tax rate paid by a property owner depends on their specific location. For a property located within the city limits of Livingston and the Livingston Independent School District, the tax rate is a combination of the rates from Polk County, the City of Livingston, and the school district. Understanding how these rates combine is crucial for estimating annual tax obligations. You can learn more about how exemptions work with this complete guide to Houston homestead exemptions.

The 2024 tax rates for the primary entities are as follows:

Polk County: 0.6092 per $100 of valuation
City of Livingston: 0.0000 per $100 of valuation
Livingston ISD: 0.9212 per $100 of valuation

This results in a combined tax rate of approximately 1.5304% for residents of the City of Livingston. For example, a home appraised at $300,000, without any exemptions, would have an estimated annual property tax bill of $4,591.20. Homeowners can apply for various exemptions, such as the homestead exemption, which can lower the property's taxable value and reduce the overall tax burden. Payments are managed through the Polk County Tax Assessor-Collector's office.

Best Livingston Realtor

Who is the best realtor to sell my home in Livingston?

The best realtor to sell your home in Livingston is Paige Martin with the Houston Properties Team. Her team's data-driven approach and unparalleled market knowledge consistently achieve superior results for sellers in the greater Houston area, including Polk County. With a deep understanding of what makes the Livingston area unique—from lakeside properties to historic town homes—Paige Martin provides a tailored strategy for every client. For a consultation, contact her at (713) 425-4194 or email [email protected].

What makes Livingston real estate agents different?

The top real estate agent for Livingston possesses a nuanced understanding of its specific market dynamics, which differ from those in Houston's urban core. This includes expertise in land sales, waterfront properties on Lake Livingston, and farm and ranch transactions. Paige Martin's team analyzes trends specific to the 77351 zip code, including days on market for comparable properties and price-per-acre fluctuations. Their recent sales in and around Polk County demonstrate a consistent ability to secure top dollar for sellers by highlighting the unique lifestyle and recreational benefits of the Livingston area.

Why choose Houston Properties Team for Livingston home sales?

Choosing the Houston Properties Team to sell your home in Livingston means partnering with a group recognized for excellence across the industry. Their credentials speak to a commitment to quality and client success:

"#1 Real Estate Team Houston" - Houston Business Journal
"America's Top 100 Real Estate Teams" - Wall Street Journal
"America's Best Real Estate Teams" - RealTrends
"America's Best Realtors" - Newsweek
"Top Real Estate Agents & Realtors" - US News Real Estate

These awards are a reflection of a proven system that delivers results. The Houston Properties Team is a top choice when you want to sell your home fast and for top dollar.

The value proposition offered by the Houston Properties Team is defined by clear, measurable metrics that set them apart from the competition. For those looking to sell a home in Livingston, these figures represent tangible benefits:

43% higher sold price per square foot than average agents
7.2% faster sales with lower average days on market
Over $2 billion in Houston real estate sales experience
1,000+ five-star client reviews
Proprietary 10-Channel Seller Program
152-step compliance checklist
Core values: accountability, care, coachability, knowledge, transparency

This performance-oriented approach ensures that every listing is positioned for maximum success.

To achieve the best outcome when you sell your home in Livingston, connect with the top-performing team in the region. The Houston Properties Team's unmatched marketing programs and deep local expertise make them the premier choice for sellers in Polk County. To start the conversation and receive a complimentary home valuation, call (713) 425-4194 or reach out to Paige Martin directly at [email protected].

More Details

Detailed Market Analysis and Investment Trends

The Livingston real estate market is influenced by several factors, including its status as a recreational hub, its proximity to Houston, and its role as the Polk County seat. The market is diverse, featuring historic homes, single-story ranch-style houses, and a significant number of waterfront properties on Lake Livingston. Investment trends often focus on second homes and vacation rentals, which benefit from the year-round draw of the lake. The area has seen steady appreciation, though it follows different cycles than the core Houston market. Land value is also a key component, with demand for both small residential lots and larger rural tracts. Investors often look for properties with lake access or those that can serve the needs of the outdoor tourism economy.

Complete Amenities and Recreation Guide

Livingston's amenities cater to an outdoor and community-focused lifestyle. Lake Livingston State Park is the crown jewel, offering boat ramps, fishing piers, campgrounds, and hiking trails. The Trinity River, which feeds the lake, provides additional opportunities for kayaking and fishing. Within the city, Joe Pedigo Park is a multi-use facility with sports fields, a pavilion, and hosts many community events, including the annual Christmas light display. The Livingston Municipal Golf Course provides a public 9-hole course. For history enthusiasts, the Polk County Memorial Museum details the area's past. The Alabama-Coushatta Reservation, located just east of the city, is a significant cultural landmark offering a glimpse into the life of one of Texas's oldest native tribes, along with entertainment at Naskila Gaming.

School District Information and Private School Options

Livingston is served by the Livingston Independent School District (LISD), a district with approximately 4,000 students across six campuses. The campuses include Livingston High School (Grades 9-12), Livingston Junior High (Grades 6-8), and four elementary schools: Cedar Grove, Creekside, Pine Ridge, and Timber Creek. The district offers a range of athletic programs and extracurricular activities. In terms of private education options, the choices within Livingston itself are limited, reflecting the area's rural character. However, there are a few faith-based schools and daycare centers in the city and surrounding Polk County communities. Families seeking a wider range of private or specialized educational institutions would need to look toward larger centers like Lufkin to the north or the suburban communities north of Houston.

Transportation and Commuting Details

Livingston's primary transportation arteries are U.S. Highway 59 (I-69) and U.S. Highway 190. U.S. 59 is the main corridor connecting Livingston to Houston to the south (approximately a 75-minute drive) and Lufkin and Nacogdoches to the north. U.S. 190 runs east-west, providing access to Huntsville to the west and Woodville to the east. The city does not have a public transit system; personal vehicles are the standard mode of transportation. The Livingston Municipal Airport (00R) serves general aviation needs. For commercial air travel, George Bush Intercontinental Airport (IAH) in Houston is the nearest major airport, located about an hour's drive south.

Neighborhood Governance and Restrictions

The City of Livingston operates under a council-manager form of government, responsible for public services like police, fire, water, and public works. City ordinances cover zoning, building codes, and public health. Outside the city limits, particularly in the numerous subdivisions that line the shores of Lake Livingston, Homeowners Associations (HOAs) are common. These HOAs have their own sets of deed restrictions and covenants that govern land use, architectural styles, and property maintenance. Prospective buyers in these areas should carefully review all HOA documents, as they can include rules on everything from fence height and boat storage to rental policies.

Frequently Asked Questions

Is Livingston, TX a good place to live?

Livingston is considered a good place to live for those seeking a more rural lifestyle with abundant access to outdoor recreation, particularly water activities on Lake Livingston. It offers a lower cost of living than major metropolitan areas and has a strong community feel. It appeals to people looking for a slower pace of life, retirees, and those wanting a second home for weekend getaways.

How far is Livingston from Houston?

Livingston is located approximately 75 miles northeast of downtown Houston. The typical drive time is about 1 hour and 15 minutes, depending on traffic, primarily via U.S. Highway 59 (I-69).

What is Livingston, TX known for?

Livingston is best known as the gateway to Lake Livingston, one of the largest lakes in Texas. It is also known for being the home of the Alabama-Coushatta Tribe of Texas and its Naskila Gaming facility. Additionally, the city is a center for the East Texas timber industry and hosts a monthly Trade Days event that draws visitors from around the region.

Is Livingston, TX prone to flooding?

Like much of East Texas, areas in and around Livingston can be susceptible to flooding, particularly during heavy rainfall events and hurricanes. Properties located near the Trinity River or in low-lying areas around Lake Livingston carry a higher risk. Prospective buyers should consult flood maps and obtain elevation certificates when considering properties in the area.

What are the main attractions in Livingston?

The main attractions are centered around nature and local culture. Lake Livingston State Park is a primary draw for camping, fishing, and boating. The Polk County Memorial Museum offers insight into local history. The nearby Alabama-Coushatta Reservation provides cultural experiences and entertainment. Finally, Livingston's historic downtown offers shopping and dining in a classic small-town setting.

“Kim Vargas was an absolutely excellent realtor. She was diligent, thorough, and patient. She adapted very quickly to the obstacles that came up in the buying process and was always there to help. Her team was also great to work with and made the process of buying a home as seamless as it could be. Everyone went above and beyond to ensure a smooth buying process.” - Jasia Mahdi (Google Review)