Real Estate Investing in Weatherford, Texas (76086)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 76086 (Weatherford, TX)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- Elevated vacancy: 8.8% vacancy may signal weakening demand.
What’s happening in Weatherford, TX (76086)?
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Market Analysis: 76086 Weatherford
Investors eyeing 76086 need to respect the fundamentals at play. Home values of $278K come alongside slower price movement and elevated management overhead.
The investment case in 76086 is robust only for operators who understand what they are buying. A $278K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
In the broader TX picture, 76086 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
A robust renter share of 47% in 76086 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The right play in 76086 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Weatherford:
Property Strategy for 76086
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $214,172 | $1,660 | 5.6% | +6.3% | $107,086 |
| 3BR | $287,492 | $2,190 | 5.5% | +6.5% | $95,831 |
| 4BR | $368,468 | $2,710 | 5.3% | +6.0% | $92,117 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 76086 Compare?
| Metric | 76086 | Weatherford | Dallas-Fort Worth-Arlington, TX | Texas |
|---|---|---|---|---|
| Home Value | $277,762 | $419,539 | N/A | $297,000 |
| 5-Year CAGR | 3.5% | 4.1% | N/A | 5.4% |
| Avg Rent | $1,426 | $1,627 | N/A | - |
| Cap Rate | 4.0% | 3.1% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 76086 (Weatherford, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $277,762 |
| Monthly Rent | $1,426 |
| Price-to-Rent | 16.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.2% |
| Cap Rate | 4.0% |
| 5-Year IRR | 7.5% |
📈 Home Appreciation
| 1-Year | +1.4% ▲ |
| 3-Year CAGR | -0.6% ▼ |
| 5-Year CAGR | +3.5% ▲ |
| 10-Year CAGR | +6.4% ▲ |
🏠 Rent Trends
| 1-Year | -4.6% ▼ |
| 3-Year CAGR | +1.3% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.0%). 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 76086
Population: 22,900
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 76086
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.
🎓 Nearby Colleges & Universities
Investor Insight: With 1,833 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How viable is house hacking in Weatherford, TX?
Weatherford, TX is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $278K price point reasonable to enter.
Are eviction rules reasonable in Weatherford, TX?
Rental owners in Weatherford, TX deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
Is Weatherford, TX a smart market for rental property?
Weatherford, TX records an investability rating of 3.0/5, with median home values near $278K and average rents around $1,426/mo. That combination puts it in the resilient tier for investor interest.
What do landlords charge for rent in Weatherford, TX?
Investors in Weatherford, TX typically see rents near $1,426/mo per month against $278K home values - a solid setup for rental cash flow.
Is it easy to find good tenants in Weatherford, TX?
Weatherford, TX offers a reliable renter base at the $1,426/mo rent level. Tenant turnover is reasonable for well-managed properties.
You know 76086 now. You don’t know where it ranks.
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How 76086 ranks in Dallas-Fort Worth-Arlington, TX
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