Real Estate Investing in Johnson City, Texas (78636)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 78636 (Johnson City, TX)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 21.9% of homes vacant — above national norms.
- 1-year downturn: Values declined 4.3% in the last year.
- High price-to-rent: Price-to-rent ratio 31.7 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Johnson City, TX (78636)?
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Market Analysis: 78636 Johnson City
The 78636 ZIP in Johnson City, TX is a local-operator market. Outside capital chasing a $603K entry has to pair deep knowledge with the discount.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 78636 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Within TX, ZIP 78636 trails on several market indicators that neighboring Blanco County submarkets outperform. The gap is real and sturdy enough to shape underwriting.
Demographically, 78636 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.
The 78636 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Johnson City:
Market Trends
Home Value History (with trend line)
📊 How Does 78636 Compare?
| Metric | 78636 | Johnson City | Texas |
|---|---|---|---|
| Home Value | $603,213 | $603,213 | $297,000 |
| 5-Year CAGR | 2.5% | 2.5% | 5.4% |
| Avg Rent | $1,584 | $1,584 | - |
| Cap Rate | 2.1% | 2.1% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 78636 (Johnson City, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $603,213 |
| Monthly Rent | $1,584 |
| Price-to-Rent | 31.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.2% |
| Cap Rate | 2.1% |
| 5-Year IRR | 4.6% |
📈 Home Appreciation
| 1-Year | -4.3% ▼ |
| 3-Year CAGR | -3.3% ▼ |
| 5-Year CAGR | +2.5% ▲ |
| 10-Year CAGR | +7.3% ▲ |
🏠 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 (2.1%). 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 78636
Population: 3,842
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 78636
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
How much rent can I charge in Johnson City, TX?
Rents in Johnson City, TX run near $1,584/mo. Compared with median home prices of $603K that produces solid gross yields for typical rentals.
What is the typical renter like in Johnson City, TX?
Tenant quality in Johnson City, TX ranks as solid. Landlords generally report reliable occupancy at market rents of $1,584/mo.
Is Johnson City, TX a good place for real estate investing?
Yes - Johnson City, TX a 3.0/5 investability score. With $603K home prices against $1,584/mo monthly rent, the market delivers a reasonable entry point for new investors.
How expensive is real estate in Johnson City, TX?
Median home price in Johnson City, TX is near $603K, with a 5-year CAGR of 0.0%. Prices have been measured and supportive of buy-and-hold strategies.
What is the smart move for investors in Johnson City, TX?
Most investors in Johnson City, TX run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
You know 78636 now. You don’t know where it ranks.
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