Real Estate Investing in Clifton, Texas (76634)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 76634 (Clifton, 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: 21.5% 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 Clifton, TX (76634)?
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Market Analysis: 76634 Clifton
Investors eyeing 76634 need to respect the fundamentals at play. Home values of $232K come alongside slower price movement and elevated management overhead.
The investment case in 76634 is healthy only for operators who understand what they are buying. A $232K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Statewide comparisons place 76634 among TX's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
A significant renter share of 24% in 76634 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 76634 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 Clifton:
Property Strategy for 76634
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $175,937 | $1,060 | 4.3% | +7.8% | $87,968 |
| 3BR | $246,471 | $1,470 | 4.3% | +7.5% | $82,157 |
| 4BR | $365,333 | $1,780 | 3.5% | +7.5% | $91,333 |
Market Trends
Home Value History (with trend line)
📊 How Does 76634 Compare?
| Metric | 76634 | Clifton | Texas |
|---|---|---|---|
| Home Value | $232,165 | $232,165 | $297,000 |
| 5-Year CAGR | 3.4% | 3.4% | 5.4% |
| Avg Rent | $954 | $954 | - |
| Cap Rate | 3.2% | 3.2% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 76634 (Clifton, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $232,165 |
| Monthly Rent | $954 |
| Price-to-Rent | 20.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.9% |
| Cap Rate | 3.2% |
| 5-Year IRR | 6.6% |
📈 Home Appreciation
| 1-Year | +0.7% ▲ |
| 3-Year CAGR | +0.0% ▲ |
| 5-Year CAGR | +3.4% ▲ |
| 10-Year CAGR | +6.5% ▲ |
🏠 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 (3.2%). 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 76634
Population: 7,483
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 76634
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
How much should I expect to pay for a home in Clifton, TX?
Expect median prices around $232K in Clifton, TX. The market has run at a 0.0% 5-year CAGR, so entry costs have been stable.
How landlord-friendly is Clifton, TX?
The landlord environment in Clifton, TX is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
Is it easy to find good tenants in Clifton, TX?
The renter base in Clifton, TX is reasonable for the $954/mo price point. Screening well and pricing to market typically yields consistent tenants.
How high is vacancy risk in Clifton, TX?
Clifton, TX carries elevated vacancy risk. Expect reliable absorption at market rents of $954/mo.
What real estate strategy is ideal for Clifton, TX?
Clifton, TX investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($232K prices, $954/mo rents) make it a reasonable choice.
You know 76634 now. You don’t know where it ranks.
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