Real Estate Investing in Katy, Texas (77494)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 77494 (Katy, 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 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 Katy, TX (77494)?
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Market Analysis: 77494 Katy
This part of Fort Bend County is not an easy win. The 77494 ZIP comes in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
From an investor standpoint, the numbers look inviting — $487K purchase price, 0.0% nominal cap — the work to hit that pro forma in 77494 is substantial and deserves full respect.
ZIP 77494's metrics run below Fort Bend County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Who lives in 77494 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
New investors are better served looking at Katy's stable or hybrid ZIPs before stepping into 77494. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Katy:
Property Strategy for 77494
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $353,854 | $2,360 | 4.8% | +6.6% | $176,927 |
| 3BR | $361,787 | $3,170 | 6.3% | +7.4% | $120,596 |
| 4BR | $485,745 | $3,960 | 5.9% | +8.0% | $121,436 |
| 5BR | $691,866 | — | — | +8.3% | $138,373 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 77494 Compare?
| Metric | 77494 | Katy | Houston-The Woodlands-Sugar Land, TX | Texas |
|---|---|---|---|---|
| Home Value | $487,108 | $370,831 | N/A | $297,000 |
| 5-Year CAGR | 4.8% | 3.9% | N/A | 5.4% |
| Avg Rent | $1,976 | $1,955 | N/A | - |
| Cap Rate | 3.2% | 4.3% | - | - |
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 77494 (Katy, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $487,108 |
| Monthly Rent | $1,976 |
| Price-to-Rent | 20.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.9% |
| Cap Rate | 3.2% |
| 5-Year IRR | 8.0% |
📈 Home Appreciation
| 1-Year | +0.1% ▲ |
| 3-Year CAGR | +0.8% ▲ |
| 5-Year CAGR | +4.8% ▲ |
| 10-Year CAGR | +4.3% ▲ |
🏠 Rent Trends
| 1-Year | +5.9% ▲ |
| 3-Year CAGR | +2.0% ▲ |
| 5-Year CAGR | +3.2% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.2%). 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 77494
Population: 137,213
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 77494
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
Frequently Asked Questions
How strong are rents in Katy, TX?
The typical rental in Katy, TX commands about $1,976/mo monthly. That rent profile consistent cash flow against the $487K purchase basis.
Is Katy, TX landlord-friendly?
TX law landlord-friendly for landlords, and Katy inherits those rules. Investors should still review local ordinances for rental licensing.
What kind of market is Katy, TX for investors?
Investors tracking Katy, TX will find a 3.0/5 rating supported by $487K median home values and $1,976/mo rents. That profile suits long-term holders targeting predictable returns.
What are vacancy rates like in Katy, TX?
Vacancy in Katy, TX is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,976/mo.
What real estate strategy is ideal for Katy, TX?
Katy, TX investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($487K prices, $1,976/mo rents) make it a reasonable choice.
You know 77494 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 77494 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 77494 ranks in Houston-The Woodlands-Sugar Land, TX
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