Real Estate Investing in Burton, Texas (78932)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 78932 (Burton, 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: 41.6% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (1.5% CAGR).
- 1-year downturn: Values declined 3.9% in the last year.
- High price-to-rent: Price-to-rent ratio 35.8 — hard to cash-flow at these prices.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Burton, TX (78932)?
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Market Analysis: 78932 Burton
Investors eyeing 78932 need to respect the fundamentals at play. Home values of $646K come alongside slower price movement and elevated management overhead.
The investment case in 78932 is significant only for operators who understand what they are buying. A $646K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
ZIP 78932's metrics run below Washington 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 78932 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The right play in 78932 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 Burton:
Market Trends
Home Value History (with trend line)
📊 How Does 78932 Compare?
| Metric | 78932 | Burton | Brenham, TX | Texas |
|---|---|---|---|---|
| Home Value | $645,693 | $599,268 | N/A | $297,000 |
| 5-Year CAGR | 1.5% | 2.2% | N/A | 5.4% |
| Avg Rent | $1,503 | $1,373 | N/A | - |
| Cap Rate | 1.8% | 1.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 78932 (Burton, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $645,693 |
| Monthly Rent | $1,503 |
| Price-to-Rent | 35.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.8% |
| Cap Rate | 1.8% |
| 5-Year IRR | 3.3% |
📈 Home Appreciation
| 1-Year | -3.9% ▼ |
| 3-Year CAGR | -1.4% ▼ |
| 5-Year CAGR | +1.5% ▲ |
| 10-Year CAGR | +6.4% ▲ |
🏠 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 (1.8%). 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 78932
Population: 501
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 78932
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 is the investability score for Burton, TX?
Burton, TX comes in at an investability rating of 2.0/5, with median home values near $646K and average rents around $1,503/mo. That combination puts it in the impressive tier for investor interest.
How do home values compare in Burton, TX?
In Burton, TX the median home value sits at $646K. Against the broader TX market, that reads as reasonable for most investors.
What real estate strategy is ideal for Burton, TX?
Burton, TX investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($646K prices, $1,503/mo rents) make it a reasonable choice.
Is TX a landlord-friendly state?
The landlord environment in Burton, TX is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
What kind of vacancy should I budget for in Burton, TX?
Burton, TX vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
You know 78932 now. You don’t know where it ranks.
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How 78932 ranks in Brenham, TX
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