Real Estate Investing in Hutto, Texas (78634)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 78634 (Hutto, TX)? Our answer, based on the numbers below.
Mixed — values have been flat. OK for long-horizon buyers, less attractive if you may need to sell soon.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- Declining values: -1.1% 5-year CAGR — values have moved lower.
- 1-year downturn: Values declined 3.9% in the last year.
What’s happening in Hutto, TX (78634)?
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Market Analysis: 78634 Hutto
ZIP 78634 inside Williamson County looks affordable on the surface — median value of $335K — but the discount exists for reasons that a careful buyer should understand before committing.
The investment case in 78634 is durable only for operators who understand what they are buying. A $335K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
ZIP 78634's metrics run below Williamson County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Demographically, 78634 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Experienced landlords with local relationships tend to find 78634 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Hutto:
Property Strategy for 78634
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $314,730 | $2,830 | 6.5% | +5.4% | $104,910 |
| 4BR | $362,052 | $3,320 | 6.6% | +6.2% | $90,513 |
| 5BR | $427,662 | — | — | +6.3% | $85,532 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 78634 Compare?
| Metric | 78634 | Hutto | Austin-Round Rock-Georgetown, TX | Texas |
|---|---|---|---|---|
| Home Value | $334,628 | $334,628 | N/A | $297,000 |
| 5-Year CAGR | N/A | N/A | N/A | 5.4% |
| Avg Rent | $1,764 | $1,764 | N/A | - |
| Cap Rate | 4.1% | 4.1% | - | - |
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 78634 (Hutto, TX). Anonymous, moderated, never written by AI.
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Property managers serving Williamson County
Manage rentals here? List your business →PS Property Management is an Austin HOA Management Company. summary from their website
PURE Property Management of Texas aims to provide simple and satisfying rental experiences for all. summary from their website
MBM Property Management offers property management services for rentals in various Central Texas communities, including Austin, Cedar Park, Georgetown, and Round Rock. 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 | $334,628 |
| Monthly Rent | $1,764 |
| Price-to-Rent | 15.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.3% |
| Cap Rate | 4.1% |
| 5-Year IRR | 3.0% |
📈 Home Appreciation
| 1-Year | -3.9% ▼ |
| 3-Year CAGR | -4.3% ▼ |
| 5-Year CAGR | -1.1% ▼ |
| 10-Year CAGR | +4.5% ▲ |
🏠 Rent Trends
| 1-Year | +8.5% ▲ |
| 3-Year CAGR | -0.5% ▼ |
| 5-Year CAGR | +0.3% ▲ |
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 78634
Population: 43,466
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 78634
Schools in This ZIP Code
About Repit School Scores
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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
Can I house hack in Hutto, TX?
Hutto, TX is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $335K price point reasonable to enter.
What is the tenant pool like in Hutto, TX?
Expect a solid tenant pool in Hutto, TX. The rental market absorbs $1,764/mo rents without meaningful friction.
Are rents high in Hutto, TX?
Rents in Hutto, TX run near $1,764/mo. Compared with median home prices of $335K that produces solid gross yields for typical rentals.
How do landlord-tenant laws work in Hutto, TX?
TX law landlord-friendly for landlords, and Hutto inherits those rules. Investors should still review local ordinances for rental licensing.
What is the average home sale price in Hutto, TX?
Expect median prices around $335K in Hutto, TX. The market has run at a 0.0% 5-year CAGR, so entry costs have been steady.
You know 78634 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 78634 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 78634 ranks in Austin-Round Rock-Georgetown, TX
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