Real Estate Investing in Bertram, Texas (78605)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 78605 (Bertram, TX)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
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.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Bertram, TX (78605)?
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Market Analysis: 78605 Bertram
ZIP 78605 in Bertram, TX carries a healthy set of headwinds. Home values near $422K and rents of $1,584/mo sit inside a market where underwriting has to be tight.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 78605 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
ZIP 78605's metrics run below Burnet County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
The 78605 ZIP's population of 7,632 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that shows the need for careful underwriting.
The right play in 78605 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Bertram:
Property Strategy for 78605
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $362,145 | $2,240 | 4.5% | +7.7% | $120,715 |
| 4BR | $452,984 | $2,600 | 4.1% | — | $113,246 |
Market Trends
Home Value History (with trend line)
📊 How Does 78605 Compare?
| Metric | 78605 | Bertram | Texas |
|---|---|---|---|
| Home Value | $421,511 | $498,247 | $297,000 |
| 5-Year CAGR | 2.4% | 1.8% | 5.4% |
| Avg Rent | $1,584 | $1,337 | - |
| Cap Rate | 2.9% | 2.2% | - |
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 78605 (Bertram, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $421,511 |
| Monthly Rent | $1,584 |
| Price-to-Rent | 22.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 2.9% |
| 5-Year IRR | 5.3% |
📈 Home Appreciation
| 1-Year | -2.4% ▼ |
| 3-Year CAGR | -2.7% ▼ |
| 5-Year CAGR | +2.4% ▲ |
| 10-Year CAGR | +7.1% ▲ |
🏠 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 78605
Population: 7,632
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 78605
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
What investment strategy works best in Bertram, TX?
Investors usually favor careful cash-flow rentals with hands-on management in Bertram, TX. With home values at $422K and rents near $1,584/mo, other strategies can work but produce steady rather than outsized returns.
How much rent can I charge in Bertram, TX?
Rental rates in Bertram, TX average $1,584/mo. Tenant demand and $422K home values make the yield look reasonable by investor standards.
How strict are landlord regulations in Bertram, TX?
For rental operators, Bertram, TX rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
Can owner-occupants cash flow in Bertram, TX?
The house hack math a challenging in Bertram, TX. Owner-occupant buyers benefit from the $1,584/mo rents and $422K home values.
Does Bertram, TX make sense for an investment property?
Bertram, TX reflects an investability rating of 3.0/5, with median home values near $422K and average rents around $1,584/mo. That combination puts it in the significant tier for investor interest.
You know 78605 now. You don’t know where it ranks.
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