Real Estate Investing in Bastrop, Texas (78602)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 78602 (Bastrop, TX)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- Elevated vacancy: 8.7% vacancy may signal weakening demand.
What’s happening in Bastrop, TX (78602)?
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Market Analysis: 78602 Bastrop
Meanwhile, ZIP 78602 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $353K median. It rewards specialists, not generalists.
The 78602 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Nearby ZIPs in Bastrop have seen price recovery that 78602 has not matched. Bastrop County data supports the view that the spread is structural rather than temporary.
A sturdy renter share of 25% in 78602 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
looks to 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 Bastrop:
Property Strategy for 78602
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $261,273 | $1,760 | 4.9% | +5.4% | $130,637 |
| 3BR | $336,268 | $2,240 | 4.8% | +6.3% | $112,089 |
| 4BR | $400,568 | $2,600 | 4.7% | +6.3% | $100,142 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 78602 Compare?
| Metric | 78602 | Bastrop | Austin-Round Rock-Georgetown, TX | Texas |
|---|---|---|---|---|
| Home Value | $352,939 | $389,290 | N/A | $297,000 |
| 5-Year CAGR | 1.6% | 2.1% | N/A | 5.4% |
| Avg Rent | $1,837 | $1,710 | N/A | - |
| Cap Rate | 4.1% | 3.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 78602 (Bastrop, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $352,939 |
| Monthly Rent | $1,837 |
| Price-to-Rent | 16.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.3% |
| Cap Rate | 4.1% |
| 5-Year IRR | 5.7% |
📈 Home Appreciation
| 1-Year | -1.2% ▼ |
| 3-Year CAGR | -2.5% ▼ |
| 5-Year CAGR | +1.6% ▲ |
| 10-Year CAGR | +5.3% ▲ |
🏠 Rent Trends
| 1-Year | -3.4% ▼ |
| 3-Year CAGR | -0.3% ▼ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.1%). 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 78602
Population: 35,786
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 78602
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 Bastrop, TX a smart market for rental property?
The 3.0/5 investability rating in Bastrop, TX reflects its $353K prices and $1,837/mo rents. Investors generally consider it a solid option within TX.
How tight is the rental market in Bastrop, TX?
Bastrop, TX carries elevated vacancy risk. Expect steady absorption at market rents of $1,837/mo.
What monthly rent should investors expect in Bastrop, TX?
Average rent in Bastrop, TX is approximately $1,837/mo per month. Against $353K home values that yields a reasonable rent-to-price ratio.
Does house hacking make sense in Bastrop, TX?
House hacking in Bastrop, TX is reasonable to execute. Prices around $353K and rents of $1,837/mo solid owner-occupant economics.
What is it like being a landlord in Bastrop, TX?
TX ranks as a landlord-friendly state for landlord-tenant law. Bastrop generally follows the statewide framework, so landlords face reasonable operating rules.
You know 78602 now. You don’t know where it ranks.
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How 78602 ranks in Austin-Round Rock-Georgetown, TX
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Community Ratings
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