Real Estate Investing in Montgomery, Texas (77316)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 77316 (Montgomery, 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.
- 1-year downturn: Values declined 4.2% in the last year.
What’s happening in Montgomery, TX (77316)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 77316 Montgomery
This part of Montgomery County is not an easy win. The 77316 ZIP shows softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 77316 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Within TX, ZIP 77316 trails on several market indicators that neighboring Montgomery County submarkets outperform. The gap is real and durable enough to shape underwriting.
The demographic picture in 77316 includes headwinds that any investor should price in. Income distribution skews lower than Montgomery averages, and tenant stability requires active management.
The right play in 77316 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 Montgomery:
Property Strategy for 77316
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $252,483 | $1,690 | 4.8% | +6.2% | $126,242 |
| 3BR | $298,939 | $2,270 | 5.5% | +6.1% | $99,646 |
| 4BR | $497,434 | $2,830 | 4.1% | +7.8% | $124,358 |
| 5BR | $787,941 | — | — | +8.3% | $157,588 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 77316 Compare?
| Metric | 77316 | Montgomery | Houston-The Woodlands-Sugar Land, TX | Texas |
|---|---|---|---|---|
| Home Value | $418,069 | $392,933 | N/A | $297,000 |
| 5-Year CAGR | 3.1% | 3.5% | N/A | 5.4% |
| Avg Rent | $1,908 | $1,881 | N/A | - |
| Cap Rate | 3.6% | 3.7% | - | - |
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 77316 (Montgomery, TX). Anonymous, moderated, never written by AI.
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Property managers serving Montgomery County
Manage rentals here? List your business →RentLife Property Management offers property management services across Greater Houston, including Spring, Tomball, The Woodlands, Conroe, Hockley, Houston, Katy, Cypress, Kingwood, Humble, Magnolia, summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $418,069 |
| Monthly Rent | $1,908 |
| Price-to-Rent | 18.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.5% |
| Cap Rate | 3.6% |
| 5-Year IRR | 6.7% |
📈 Home Appreciation
| 1-Year | -4.2% ▼ |
| 3-Year CAGR | -1.4% ▼ |
| 5-Year CAGR | +3.1% ▲ |
| 10-Year CAGR | +4.0% ▲ |
🏠 Rent Trends
| 1-Year | +13.7% ▲ |
| 3-Year CAGR | +5.0% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.6%). 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 77316
Population: 31,917
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 77316
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 18,599 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How strong is the working-renter base in Montgomery, TX?
Montgomery, TX draws a stable base of working renters. Demand at the $1,908/mo rent level is reasonable for standard single-family and small multi rentals.
What is the investability score for Montgomery, TX?
Montgomery, TX rates 3.0/5 for investability. With median values at $418K and rents near $1,908/mo, the market offers reasonable fundamentals for rental investors.
How much should I expect to pay for a home in Montgomery, TX?
The median home value in Montgomery, TX is roughly $418K. That puts it reasonable relative to the TX statewide average.
Does house hacking make sense in Montgomery, TX?
The house hack math a challenging in Montgomery, TX. Owner-occupant buyers benefit from the $1,908/mo rents and $418K home values.
Is Montgomery, TX good for landlords?
The landlord environment in Montgomery, TX is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
You know 77316 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 77316 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.
How 77316 ranks in Houston-The Woodlands-Sugar Land, TX
Every ZIP in this metro, ranked. Free.
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