Real Estate Investing in Spring, Texas (77389)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 77389 (Spring, TX)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in Spring, TX (77389)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 77389 Spring
ZIP 77389 inside Harris County looks affordable on the surface — median value of $518K — but the discount exists for reasons that a careful buyer should understand before committing.
The 77389 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Regionally, 77389 sits on the difficult end of the TX spectrum. The a strong candidate for read — for disciplined operators — is that pricing reflects the difficulty.
Resident income in 77389 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
trends toward the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Spring:
Property Strategy for 77389
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $299,760 | $2,130 | 5.1% | +8.1% | $149,880 |
| 3BR | $349,995 | $2,870 | 5.9% | +6.8% | $116,665 |
| 4BR | $512,545 | $3,570 | 5.0% | +7.5% | $128,136 |
| 5BR | $902,026 | — | — | +9.5% | $180,405 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 77389 Compare?
| Metric | 77389 | Spring | Houston-The Woodlands-Sugar Land, TX | Texas |
|---|---|---|---|---|
| Home Value | $518,110 | $422,812 | N/A | $297,000 |
| 5-Year CAGR | 5.2% | 5.0% | N/A | 5.4% |
| Avg Rent | $1,807 | $1,929 | N/A | - |
| Cap Rate | 2.7% | 3.8% | - | - |
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 77389 (Spring, TX). Anonymous, moderated, never written by AI.
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Property managers serving Harris County
Manage rentals here? List your business →SBB Community Management provides Texas HOA management services, including financial management, property maintenance, and technology solutions, serving Dallas, Fort Worth, and Houston since 1974. summary from their website
KPM Property Management offers end-to-end solutions including pre-acquisition due diligence, on-site property management, and development of townhomes in the Houston area. summary from their website
SBB Community Management provides Texas HOA management services for homeowners associations, condominium associations, and master-planned communities across Dallas, Fort Worth, and Houston. 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 | $518,110 |
| Monthly Rent | $1,807 |
| Price-to-Rent | 23.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.2% |
| Cap Rate | 2.7% |
| 5-Year IRR | 7.9% |
📈 Home Appreciation
| 1-Year | +3.1% ▲ |
| 3-Year CAGR | +2.6% ▲ |
| 5-Year CAGR | +5.2% ▲ |
| 10-Year CAGR | +4.5% ▲ |
🏠 Rent Trends
| 1-Year | +6.1% ▲ |
| 3-Year CAGR | +4.0% ▲ |
| 5-Year CAGR | +4.6% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.7%). 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 77389
Population: 44,545
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 77389
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
HAILEY EL
LAMAR EL
WILKERSON INT
KNOX J H
THRIVE CENTER FOR SUCCESS
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 do experienced investors play Spring, TX?
In Spring, TX the substantial play is typically careful cash-flow rentals with hands-on management. The combination of $518K prices and $1,807/mo rents suits that approach.
Are renters plentiful in Spring, TX?
The renter base in Spring, TX is reasonable for the $1,807/mo price point. Screening well and pricing to market typically yields predictable tenants.
What is the typical rental rate in Spring, TX?
Rents in Spring, TX run near $1,807/mo. Compared with median home prices of $518K that produces solid gross yields for typical rentals.
What kind of vacancy should I budget for in Spring, TX?
Vacancy risk in Spring, TX is elevated. That supports even-keeled cash flow for typical rental holds.
How viable is house hacking in Spring, TX?
House hacking in Spring, TX is reasonable to execute. Prices around $518K and rents of $1,807/mo solid owner-occupant economics.
You know 77389 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 77389 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 77389 ranks in Houston-The Woodlands-Sugar Land, TX
Every ZIP in this metro, ranked. Free.
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