Real Estate Investing in Montgomery, Texas (77356)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 77356 (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.
- High vacancy: 14.7% of homes vacant — above national norms.
What’s happening in Montgomery, TX (77356)?
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Market Analysis: 77356 Montgomery
ZIP 77356 in Montgomery, TX carries a robust set of headwinds. Home values near $368K and rents of $1,854/mo sit inside a market where underwriting has to be tight.
Rent of $1,854/mo on a $368K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 77356 sits below the stated 0.0% once reality is priced in.
The gap between 77356 and stronger Montgomery ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Demographically, 77356 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Strategically, 77356 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Montgomery:
Property Strategy for 77356
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $136,403 | $1,580 | 8.3% | +8.5% | $136,403 |
| 2BR | $193,141 | $1,880 | 7.0% | +6.7% | $96,570 |
| 3BR | $335,036 | $2,530 | 5.4% | +6.4% | $111,679 |
| 4BR | $494,275 | $3,150 | 4.6% | +7.9% | $123,569 |
| 5BR | $942,565 | — | — | +9.0% | $188,513 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 77356 Compare?
| Metric | 77356 | Montgomery | Houston-The Woodlands-Sugar Land, TX | Texas |
|---|---|---|---|---|
| Home Value | $367,798 | $392,933 | N/A | $297,000 |
| 5-Year CAGR | 3.9% | 3.5% | N/A | 5.4% |
| Avg Rent | $1,854 | $1,881 | N/A | - |
| Cap Rate | 3.9% | 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 77356 (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 | $367,798 |
| Monthly Rent | $1,854 |
| Price-to-Rent | 16.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.1% |
| Cap Rate | 3.9% |
| 5-Year IRR | 7.8% |
📈 Home Appreciation
| 1-Year | +1.7% ▲ |
| 3-Year CAGR | +0.3% ▲ |
| 5-Year CAGR | +3.9% ▲ |
| 10-Year CAGR | +4.3% ▲ |
🏠 Rent Trends
| 1-Year | -2.4% ▼ |
| 3-Year CAGR | -0.7% ▼ |
| 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 77356
Population: 31,069
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 77356
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
Is housing expensive in Montgomery, TX?
Montgomery, TX median home values land near $368K. That is reasonable territory for investors looking at $1,854/mo-per-month rentals.
How qualified is the tenant pool in Montgomery, TX?
Expect a solid tenant pool in Montgomery, TX. The rental market absorbs $1,854/mo rents without meaningful friction.
What is the average monthly rent in Montgomery, TX?
Expect rents around $1,854/mo per month in Montgomery, TX. With home values at $368K, the yield math works out to reasonable levels for rental investors.
What kind of vacancy should I budget for in Montgomery, TX?
Occupancy in Montgomery, TX runs stable with elevated vacancy. Well-priced units at $1,854/mo lease on reasonable timelines.
Is Montgomery, TX a friendly market for rental owners?
Montgomery, TX falls under TX landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
You know 77356 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 77356 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 77356 ranks in Houston-The Woodlands-Sugar Land, TX
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