Corpus Christi, TX
The numbers that matter most
What an investor checks first when sizing up a new metro — affordability ratio, rent vs income, cap rate proxy, and where the market is moving. Each metric shown vs. state and national medians for instant context.
affordable
Price to income
2.97×
The single most-cited 'is this market still cheap' check. Below 3× and you're in an affordability tailwind.
- vs Texas
- 2.95×
- vs U.S.
- 3.43×-0.46
Benchmark
ACS median home value ÷ median HHI
comfortable
Rent to income
24.9%
What share of a typical household's income goes to rent. Below 30% means tenants can absorb modest rent increases.
- vs Texas
- 23.2%
- vs U.S.
- 23.3%
Benchmark
(HUD FMR 2BR × 12) ÷ median HHI
deal-by-deal
Cap rate proxy
5.45%
Rough first-pass yield assuming a 35% expense ratio. Not an underwriting number — a 'is this even worth modeling' filter.
- vs Texas
- 5.06%+0.39
- vs U.S.
- 4.35%+1.11
Benchmark
(FMR 2BR × 12 × 0.65) ÷ ACS median home value
shrinking
Net migration
-0.19%
Forward-looking demand signal. Positive net migration drives rent growth and absorbs new supply.
- vs Texas
- -0.00%
- vs U.S.
- 0.03%
Benchmark
IRS net migration ÷ population
normal
Permit pipeline
4.76
permits per 1,000 residents
Forward-supply indicator. Above ~5 means the metro is building meaningfully relative to its size; below 2 means supply is tight.
- vs Texas
- 5.01
- vs U.S.
- 3.52+1.24
Benchmark
Census BPS permits TTM ÷ population × 1,000
softening
Unemployment
4.3%
Tighter unemployment means higher wages, more rental demand, lower vacancy.
- vs Texas
- 3.7%
- vs U.S.
- 3.9%
Benchmark
BLS LAUS, latest month
Where prices are and where they've been
5-year price appreciation
+39.2%
homeValues.yearOverYear
+0.6%
Median home value
$195,400
The rent ladder
| Bedroom | Monthly | Annual | % of median HHI |
|---|---|---|---|
| 1 BR | $1,117 | $13,404 | 20.4% |
| 2 BR | $1,366 | $16,392 | 24.9% |
| 3 BR | $1,796 | $21,552 | 32.8% |
Labor market direction
Unemployment
4.3%
Median household income
$65,801
What's being built
Total TTM
2,010
+38.3% YoY
Single-family
1,829
2–4 unit
16
5+ unit
165
All 2 counties, ranked by population
| County | Population | Home value | Median HHI | Permits TTM | YoY |
|---|---|---|---|---|---|
| Nueces County | 353,245 | $194,700 | $66,021 | 1,583 | +37.8% |
| San Patricio County | 68,942 | $180,400 | $67,512 | 427 | +40.5% |
Similar metros nationally
| Metro | Pop | Med HHI | P/I | Cap proxy | HPI 5y | Permits/1k | Unemp |
|---|---|---|---|---|---|---|---|
| ★Corpus Christi | 422,187 | $65,801 | 2.97× | 5.45% | +39.2% | 4.76 | 4.3% |
| Canton-Massillon, OH | 400,960 | $65,666 | — | — | +53.1% | — | 4.4% |
| Fort Wayne, IN | 419,715 | $69,378 | — | — | +65.4% | — | 2.5% |
| Salisbury, MD-DE | 421,982 | $69,592 | — | — | +59.5% | — | 3.9% |
| Beaumont-Port Arthur, TX | 396,279 | $65,245 | — | — | +33.7% | — | 5.2% |
| Gulfport-Biloxi, MS | 416,839 | $61,266 | — | — | +48.1% | — | 3.0% |
Where people are moving in from
Net migration
-800
-0.19% of population
| Origin county | Tax returns |
|---|---|
| Bexar County, TX | 695 |
| Nueces County, TX | 674 |
| San Patricio County, TX | 648 |
| Harris County, TX | 415 |
| Aransas County, TX | 345 |
| Jim Wells County, TX | 295 |
Who lives in Corpus Christi
- Median age
- 37
- Bachelor's+
- 23.0%
- Owner-occupancy
- 62.1%
- Vacancy rate
- 16.0%
- Rent burdened (30%+)
- 47.9%
- Median household income
- $65,801
This page shows federally sourced data. A full editorial analysis with charts and investment commentary is in progress.