Real Estate Investing in Willis, Texas (77318)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 77318 (Willis, 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.
- High vacancy: 14.0% of homes vacant — above national norms.
What’s happening in Willis, TX (77318)?
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Market Analysis: 77318 Willis
Not every below-median market is a bargain. Willis's 77318 ZIP comes in at signals that favor experienced operators who can absorb the risk $336K pricing implies.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 77318 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
ZIP 77318's metrics run below Montgomery County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Looking more closely, 19,820 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Strategy in 77318 is an operator game, not a passive one. From an investor standpoint, entry prices of $336K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Willis:
Property Strategy for 77318
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $208,900 | $1,480 | 5.1% | +6.7% | $104,450 |
| 3BR | $287,392 | $1,990 | 5.0% | +6.1% | $95,797 |
| 4BR | $395,139 | $2,480 | 4.5% | +6.7% | $98,785 |
| 5BR | $644,349 | — | — | +9.4% | $128,870 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 77318 Compare?
| Metric | 77318 | Willis | Houston-The Woodlands-Sugar Land, TX | Texas |
|---|---|---|---|---|
| Home Value | $335,642 | $290,647 | N/A | $297,000 |
| 5-Year CAGR | 3.2% | 2.6% | N/A | 5.4% |
| Avg Rent | $1,857 | $1,804 | N/A | - |
| Cap Rate | 4.3% | 4.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 77318 (Willis, 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 | $335,642 |
| Monthly Rent | $1,857 |
| Price-to-Rent | 15.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.6% |
| Cap Rate | 4.3% |
| 5-Year IRR | 7.5% |
📈 Home Appreciation
| 1-Year | +1.0% ▲ |
| 3-Year CAGR | +0.5% ▲ |
| 5-Year CAGR | +3.2% ▲ |
| 10-Year CAGR | +4.1% ▲ |
🏠 Rent Trends
| 1-Year | -2.4% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.3%). 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 77318
Population: 19,820
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 77318
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 do home values compare in Willis, TX?
In Willis, TX the median home value sits at $336K. Against the broader TX market, that reads as reasonable for most investors.
How do experienced investors play Willis, TX?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Willis, TX. The numbers - $336K homes against $1,857/mo rents - support that play.
How strong is tenant demand in Willis, TX?
Willis, TX draws a consistent base of working renters. Demand at the $1,857/mo rent level is reasonable for standard single-family and small multi rentals.
Is house hacking profitable in Willis, TX?
House hacking in Willis, TX is reasonable to execute. Prices around $336K and rents of $1,857/mo solid owner-occupant economics.
What are vacancy rates like in Willis, TX?
Willis, TX sees elevated vacancy, which is reasonable relative to the broader TX rental market.
You know 77318 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 77318 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 77318 ranks in Houston-The Woodlands-Sugar Land, TX
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