Houston-The Woodlands-Sugar Land, TX · Texas
Montgomery County
ZIP 77316
654,722 residents12,525 permits TTM$97,266 median HHI22 ZIP codesUpdated April 16, 2026
Investor first look
Median home value
$317,500
ACS 5-Year
Cap rate proxy
5.9%
FMR × 0.65 ÷ Home Value
Rent-to-income
18.1%
HUD FMR ÷ ACS HHI
Net migration
+3.54%
IRS SOI
Permits (TTM)
12,525
Census BPS
Climate risk
95.7
FEMA NRI (0–100)
ZIP 77316
Median home value
$420,036
Gross yield
4.8%
Cap rate
4.8%
Rent gap
0.2%
Affordability
P/I: 4.3R/I: 20.8%
Section 8 detail
SAFMR: $1,690Rent: $1,471Gap: 14.9%
ZIP code breakdown22 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Cap rate ↓ | Rent gap |
|---|---|---|---|---|---|
| 77306 | $224,766 | $1,070 | 5.7% | 9.1% | -59.5% |
| 77378 | $241,850 | $1,550 | 7.7% | 8.3% | -8.3% |
| 77357 | $262,418 | $1,490 | 6.8% | 8.3% | -21.8% |
| 77302 | $324,144 | $1,590 | 5.9% | 7.7% | -30.8% |
| 77301 | $236,804 | $1,420 | 7.2% | 7.7% | -6.5% |
| 77372 | $237,273 | $1,440 | 7.3% | 7.4% | -2.1% |
| 77303 | $263,958 | $1,400 | 6.4% | 7.3% | -15.1% |
| 77365 | $308,552 | $1,550 | 6.0% | 7.0% | -16.8% |
| 77318 | $329,182 | $1,480 | 5.4% | 6.7% | -23.9% |
| 77356 | $360,540 | $1,880 | 6.3% | 6.3% | -1.4% |
| 77385 | $345,541 | $1,950 | 6.8% | 6.2% | 8.8% |
| 77355 | $365,560 | $1,590 | 5.2% | 6.0% | -14.6% |
| 77386 | $364,922 | $2,160 | 7.1% | 5.9% | 16.3% |
| 77354 | $377,873 | $1,870 | 5.9% | 5.4% | 8.3% |
| 77380 | $381,239 | $1,990 | 6.3% | 5.1% | 18.4% |
| 77304 | $329,244 | $1,570 | 5.7% | 5.0% | 11.8% |
| 77381 | $561,223 | $2,060 | 4.4% | 4.9% | -12.1% |
| 77316 | $420,036 | $1,690 | 4.8% | 4.8% | 0.2% |
| 77362 | $392,117 | $1,750 | 5.4% | 4.5% | 15.9% |
| 77384 | $410,293 | $1,660 | 4.9% | 4.5% | 7.3% |
| 77382 | $581,046 | $2,260 | 4.7% | 4.5% | 4.5% |
| 77873 | $413,134 | $1,310 | 3.8% | 4.3% | -12.3% |
Sort by any column. Click a ZIP for detail. Rent gap: green = HUD FMR above market rent.
Demographics
Owner-occupied
71.7%
Census ACS
Vacancy rate
7.2%
Census ACS
Bachelor's degree +
37.9%
Census ACS
Rent burdened
43.0%
Census ACS (>30% income)
Median age
37.2
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