Real Estate Investing in George West, Texas (78022)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 78022 (George West, TX)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 26.1% of homes vacant — above national norms.
- Declining values: -0.2% 5-year CAGR — values have moved lower.
- Elevated poverty: 21.9% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in George West, TX (78022)?
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Market Analysis: 78022 George West
Looking more closely, ZIP 78022 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $259K median. It rewards specialists, not generalists.
The investment case in 78022 is durable only for operators who understand what they are buying. A $259K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
ZIP 78022's metrics run below Live Oak County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Resident income in 78022 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
leans 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 George West:
Market Trends
Home Value History (with trend line)
📊 How Does 78022 Compare?
| Metric | 78022 | George West | Texas |
|---|---|---|---|
| Home Value | $258,576 | $258,576 | $297,000 |
| 5-Year CAGR | N/A | N/A | 5.4% |
| Avg Rent | $945 | $945 | - |
| Cap Rate | 2.9% | 2.9% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 78022 (George West, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $258,576 |
| Monthly Rent | $945 |
| Price-to-Rent | 22.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.4% |
| Cap Rate | 2.9% |
| 5-Year IRR | 2.6% |
📈 Home Appreciation
| 1-Year | +2.9% ▲ |
| 3-Year CAGR | +1.2% ▲ |
| 5-Year CAGR | -0.2% ▼ |
| 10-Year CAGR | +0.9% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.9%). 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 78022
Population: 4,694
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 78022
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 it easy to find good tenants in George West, TX?
Tenant demand in George West, TX is solid. The local workforce $945/mo rents across most rental classes.
How does George West, TX stack up for property investment?
George West, TX shows an investability rating of 2.0/5, with median home values near $259K and average rents around $945/mo. That combination puts it in the sturdy tier for investor interest.
How high is vacancy risk in George West, TX?
George West, TX carries elevated vacancy risk. Expect reliable absorption at market rents of $945/mo.
Is TX a landlord-friendly state?
Landlord-friendliness in George West, TX is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
How should investors approach George West, TX?
In George West, TX the notable play is typically careful cash-flow rentals with hands-on management. The combination of $259K prices and $945/mo rents suits that approach.
You know 78022 now. You don’t know where it ranks.
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