Real Estate Investing in Denton, Texas (76209)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 76209 (Denton, TX)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in Denton, TX (76209)?
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Market Analysis: 76209 Denton
Not every below-median market is a bargain. Denton's 76209 ZIP sits at signals that favor experienced operators who can absorb the risk $288K pricing implies.
Rent of $1,419/mo on a $288K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 76209 sits below the stated 0.0% once reality is priced in.
Statewide comparisons place 76209 among TX's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Who lives in 76209 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Strategy in 76209 is an operator game, not a passive one. In practical terms, entry prices of $288K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Denton:
Property Strategy for 76209
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $214,991 | $1,740 | 5.8% | +5.9% | $107,496 |
| 3BR | $283,551 | $2,190 | 5.6% | +5.9% | $94,517 |
| 4BR | $348,735 | $2,790 | 5.8% | +5.9% | $87,184 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 76209 Compare?
| Metric | 76209 | Denton | Dallas-Fort Worth-Arlington, TX | Texas |
|---|---|---|---|---|
| Home Value | $287,633 | $279,834 | N/A | $297,000 |
| 5-Year CAGR | 2.8% | 2.9% | N/A | 5.4% |
| Avg Rent | $1,419 | $1,485 | N/A | - |
| Cap Rate | 3.9% | 3.5% | - | - |
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 76209 (Denton, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $287,633 |
| Monthly Rent | $1,419 |
| Price-to-Rent | 16.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.9% |
| Cap Rate | 3.9% |
| 5-Year IRR | 6.6% |
📈 Home Appreciation
| 1-Year | -1.6% ▼ |
| 3-Year CAGR | -1.7% ▼ |
| 5-Year CAGR | +2.8% ▲ |
| 10-Year CAGR | +6.0% ▲ |
🏠 Rent Trends
| 1-Year | -6.4% ▼ |
| 3-Year CAGR | -2.1% ▼ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.9%). 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 76209
Population: 27,859
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 76209
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
NEWTON RAYZOR EL
CALHOUN MIDDLE
KI CHARTER - DENTON
DENTON K-8 VIRTUAL ACADEMY
DENTON CO J J A E P
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 2,375 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the rental occupancy rate in Denton, TX?
Expect elevated vacancy in Denton, TX. Rents at $1,419/mo are absorbed by the tenant base without meaningful lag.
Which investment style suits Denton, TX?
Most investors in Denton, TX run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
Is Denton, TX a good market for buy-and-hold investors?
Denton, TX rates 3.0/5 for investability. With median values at $288K and rents near $1,419/mo, the market offers reasonable fundamentals for rental investors.
Is rental property easy to operate in Denton, TX?
TX law landlord-friendly for landlords, and Denton inherits those rules. Investors should still review local ordinances for rental licensing.
How expensive is real estate in Denton, TX?
In Denton, TX the median home value sits at $288K. Against the broader TX market, that reads as reasonable for most investors.
You know 76209 now. You don’t know where it ranks.
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How 76209 ranks in Dallas-Fort Worth-Arlington, TX
Every ZIP in this metro, ranked. Free.
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