Texas
Montague County
ZIP 76239
20,599 residents15 permits TTM$62,818 median HHI7 ZIP codesUpdated April 16, 2026
Investor first look
Median home value
$189,400
ACS 5-Year
Cap rate proxy
6.1%
FMR × 0.65 ÷ Home Value
Rent-to-income
18.3%
HUD FMR ÷ ACS HHI
Net migration
+2.42%
IRS SOI
Permits (TTM)
15
Census BPS
Climate risk
54.9
FEMA NRI (0–100)
ZIP 76239
Median home value
$453,423
Gross yield
2.8%
Cap rate
2.5%
Rent gap
9.3%
Affordability
P/I: 7.2R/I: —
Section 8 detail
SAFMR: $1,055Rent: $957Gap: 10.2%
ZIP code breakdown7 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Cap rate | Rent gap |
|---|---|---|---|---|---|
| 76230 | $235,558 | $1,055 | 5.4% | 7.1% | -32.7% |
| 76239 | $453,423 | $1,055 | 2.8% | 2.5% | 9.3% |
| 76251 | $189,400county est. | $1,055 | 6.7% | 6.1% | 9.3% |
| 76255 | $224,188 | $1,055 | 5.6% | 5.1% | 9.3% |
| 76261 | $189,400county est. | $1,055 | 6.7% | 6.1% | 9.3% |
Ranked by composite score
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Demographics
Owner-occupied
78.8%
Census ACS
Vacancy rate
21.1%
Census ACS
Bachelor's degree +
17.8%
Census ACS
Rent burdened
37.8%
Census ACS (>30% income)
Median age
44.0
Census ACS
U.S. Census Bureau — American Community Survey 5-Year Estimates
U.S. Census Bureau — Building Permits Survey
U.S. Department of Housing and Urban Development — Fair Market Rents / Small Area Fair Market Rents (SAFMR)
Internal Revenue Service — Statistics of Income Migration Data
FEMA — National Risk Index
Last updated: April 16, 2026