Real Estate Investing in Willis, Texas (77378)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 77378 (Willis, TX)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
No major risk flags on the data we track.
What’s happening in Willis, TX (77378)?
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Market Analysis: 77378 Willis
Not every below-median market is a bargain. Willis's 77378 ZIP sits at signals that favor experienced operators who can absorb the risk $246K pricing implies.
Turning to rents, the numbers look inviting — $246K purchase price, 0.0% nominal cap — the work to hit that pro forma in 77378 is substantial and deserves full respect.
In the broader TX picture, 77378 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Employment concentration in 77378 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The 77378 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Willis:
Property Strategy for 77378
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $169,074 | $1,550 | 6.6% | +4.6% | $84,537 |
| 3BR | $227,663 | $2,090 | 6.6% | +4.6% | $75,888 |
| 4BR | $266,253 | $2,600 | 7.0% | +3.7% | $66,563 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 77378 Compare?
| Metric | 77378 | Willis | Houston-The Woodlands-Sugar Land, TX | Texas |
|---|---|---|---|---|
| Home Value | $245,653 | $290,647 | N/A | $297,000 |
| 5-Year CAGR | 2.0% | 2.6% | N/A | 5.4% |
| Avg Rent | $1,751 | $1,804 | N/A | - |
| Cap Rate | 5.6% | 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 77378 (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
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📊 Market Snapshot
| Home Value | $245,653 |
| Monthly Rent | $1,751 |
| Price-to-Rent | 11.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.6% |
| Cap Rate | 5.6% |
| 5-Year IRR | 7.5% |
📈 Home Appreciation
| 1-Year | +1.1% ▲ |
| 3-Year CAGR | -1.2% ▼ |
| 5-Year CAGR | +2.0% ▲ |
| 10-Year CAGR | +4.3% ▲ |
🏠 Rent Trends
| 1-Year | +3.5% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (5.6%). 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 77378
Population: 17,576
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 77378
Schools in This ZIP Code
About Repit School Scores
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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?
Willis, TX median home values land near $246K. That is reasonable territory for investors looking at $1,751/mo-per-month rentals.
Is vacancy a concern in Willis, TX?
Willis, TX sees elevated vacancy, which is reasonable relative to the broader TX rental market.
Is real estate in Willis, TX a good investment right now?
Willis, TX clocks in at an investability rating of 3.0/5, with median home values near $246K and average rents around $1,751/mo. That combination puts it in the robust tier for investor interest.
Can owner-occupants cash flow in Willis, TX?
For house hackers, Willis, TX is a challenging. The $1,751/mo rent on a unit helps defray the mortgage on a $246K property.
How strong is tenant demand in Willis, TX?
The renter base in Willis, TX is reasonable for the $1,751/mo price point. Screening well and pricing to market typically yields steady tenants.
You know 77378 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 77378 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 77378 ranks in Houston-The Woodlands-Sugar Land, TX
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