Victoria, 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
2.82×
The single most-cited 'is this market still cheap' check. Below 3× and you're in an affordability tailwind.
- vs Texas
- 2.95×-0.13
- vs U.S.
- 3.43×-0.61
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
5.72%
Rough first-pass yield assuming a 35% expense ratio. Not an underwriting number — a 'is this even worth modeling' filter.
- vs Texas
- 5.06%+0.66
- vs U.S.
- 4.35%+1.38
Benchmark
(FMR 2BR × 12 × 0.65) ÷ ACS median home value
steady
Net migration
+0.02%
Forward-looking demand signal. Positive net migration drives rent growth and absorbs new supply.
- vs Texas
- -0.00%+0.03
- vs U.S.
- 0.03%
Benchmark
IRS net migration ÷ population
tight
Permit pipeline
1.94
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
Benchmark
Census BPS permits TTM ÷ population × 1,000
healthy
Unemployment
3.9%
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
+37.2%
homeValues.yearOverYear
-6.5%
Median home value
$196,500
The rent ladder
| Bedroom | Monthly | Annual | % of median HHI |
|---|---|---|---|
| 1 BR | $1,153 | $13,836 | 19.9% |
| 2 BR | $1,442 | $17,304 | 24.9% |
| 3 BR | $1,729 | $20,748 | 29.8% |
Labor market direction
Unemployment
3.9%
Median household income
$69,618
What's being built
Total TTM
191
+467.0% YoY
Single-family
48
2–4 unit
0
5+ unit
143
All 2 counties, ranked by population
| County | Population | Home value | Median HHI | Permits TTM | YoY |
|---|---|---|---|---|---|
| Victoria County | 91,209 | $197,600 | $70,101 | 189 | +472.7% |
| Goliad County | 7,092 | $182,800 | $59,556 | 2 |
Similar metros nationally
| Metro | Pop | Med HHI | P/I | Cap proxy | HPI 5y | Permits/1k | Unemp |
|---|---|---|---|---|---|---|---|
| ★Victoria | 98,301 | $69,618 | 2.82× | 5.72% | +37.2% | 1.94 | 3.9% |
| Cape Girardeau, MO-IL | 97,622 | $67,267 | — | — | +43.5% | — | 3.0% |
| Grand Forks, ND-MN | 104,055 | $68,653 | — | — | +34.8% | — | 2.7% |
| Ithaca, NY | 102,555 | $73,012 | — | — | +52.0% | — | 3.4% |
| Fond du Lac, WI | 104,027 | $73,154 | — | — | +63.7% | — | 2.7% |
| Dubuque, IA | 98,812 | $75,919 | — | — | +47.6% | — | 3.4% |
Where people are moving in from
Net migration
+22
+0.02% of population
| Origin county | Tax returns |
|---|---|
| Calhoun County, TX | 163 |
| Harris County, TX | 139 |
| DeWitt County, TX | 107 |
| Jackson County, TX | 103 |
| Bexar County, TX | 88 |
| Nueces County, TX | 85 |
Who lives in Victoria
- Median age
- 37
- Bachelor's+
- 19.6%
- Owner-occupancy
- 68.7%
- Vacancy rate
- 13.6%
- Rent burdened (30%+)
- 43.9%
- Median household income
- $69,618
This page shows federally sourced data. A full editorial analysis with charts and investment commentary is in progress.