Real Estate Investing in Fairfield, Texas (75840)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 75840 (Fairfield, TX)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 24.7% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Fairfield, TX (75840)?
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Market Analysis: 75840 Fairfield
Investors eyeing 75840 need to respect the fundamentals at play. Home values of $227K come alongside slower price movement and elevated management overhead.
The investment case in 75840 is healthy only for operators who understand what they are buying. A $227K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Nearby ZIPs in Fairfield have seen price recovery that 75840 has not matched. Freestone County data supports the view that the spread is structural rather than temporary.
The demographic picture in 75840 includes headwinds that any investor should price in. Income distribution skews lower than Fairfield averages, and tenant stability requires active management.
New investors are better served looking at Fairfield's stable or hybrid ZIPs before stepping into 75840. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Fairfield:
Property Strategy for 75840
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $219,412 | $1,350 | 4.4% | +8.7% | $73,137 |
| 4BR | $303,879 | $1,490 | 3.5% | +7.9% | $75,970 |
Market Trends
Home Value History (with trend line)
📊 How Does 75840 Compare?
| Metric | 75840 | Fairfield | Texas |
|---|---|---|---|
| Home Value | $226,518 | $226,518 | $297,000 |
| 5-Year CAGR | 4.0% | 4.0% | 5.4% |
| Avg Rent | $909 | $909 | - |
| Cap Rate | 3.1% | 3.1% | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 75840 (Fairfield, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $226,518 |
| Monthly Rent | $909 |
| Price-to-Rent | 20.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.8% |
| Cap Rate | 3.1% |
| 5-Year IRR | 7.1% |
📈 Home Appreciation
| 1-Year | +0.6% ▲ |
| 3-Year CAGR | -0.3% ▼ |
| 5-Year CAGR | +4.0% ▲ |
| 10-Year CAGR | +5.4% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.1%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 75840
Population: 6,993
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 75840
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
Frequently Asked Questions
Where do home prices stand in Fairfield, TX?
Fairfield, TX home values average about $227K. That price point suits investors targeting rentals with $909/mo in monthly income.
Should investors worry about vacancy in Fairfield, TX?
Vacancy in Fairfield, TX is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $909/mo.
How does Fairfield, TX stack up for property investment?
Yes - Fairfield, TX a 3.0/5 investability score. With $227K home prices against $909/mo monthly rent, the market delivers a reasonable entry point for new investors.
Does house hacking work in Fairfield, TX?
House hacking in Fairfield, TX is reasonable to execute. Prices around $227K and rents of $909/mo solid owner-occupant economics.
How strong is tenant demand in Fairfield, TX?
Working renters make up the core of the Fairfield, TX tenant base. The pool is reasonable for investors targeting long-term holds.
You know 75840 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 75840 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
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