3016 Iron Woods Dr · Katy, TX 77493

$289,000

5 bd · 2.5 ba · 2,586 sqft · SingleFamily public records · 35 Days on market

Built 2020 Fair condition 5,580 sqft lot $112/sqft · 7% below area Est $312k · 7% under $33/mo HOA · 1% of rent

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.4/30.0
• ARV discount +10.8/15.0
• 1% rule +6.0/10.0
• DSCR +4.7/10.0
• Livability +3.8/5.0
• Rent growth +2.3/5.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Space and storage abound in the beautiful Driftwood plan offered at Freeman Ranch. Inside this 2-story home with 5 bedrooms and 2.5 baths, you will find over $10,000 in upgrades including a full suite of kitchen appliances, granite countertops and designer flooring. The Driftwood showcases an open floor plan featuring a spacious family room and master suite downstairs, a large game room plus four additional bedrooms upstairs, as well as a fenced backyard and front yard landscaping.

Key facts

• Private backyard
• Low-maintenance turf
• Modern kitchen

Tags

• OPEN-CONCEPT LAYOUT
• MODERN KITCHEN
• PRIVATE BACKYARD
• LOW-MAINTENANCE TURF
• PATIO SPACE
• STORAGE SHEDS

Property features AI

Finance

• HOA & community: Freeman Ranch HOA with an annual fee of $400

Exterior

• Parking: Attached garage with garage door opener; 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 2020; Slab foundation; Brick and vinyl siding exterior; Composition roof
• Construction: Built in 2020; Brick and vinyl siding construction; Composition roof; Slab foundation
• Exterior features: Deck; Fence (back yard); Hot tub/spa (exterior spa/Hot Tub listed); Porch; Patio; Outdoor storage / shed(s)

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Pantry; Breakfast bar
• Bedrooms: Primary bedroom on the first floor (20 x 18); Four additional bedrooms on the second floor (approx. 15 x 14, 14 x 13, 14 x 13, 13 x 12)
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; High ceilings; Hot tub/spa (interior access noted); Primary bedroom with attached bath; Pantry; Soaking tub; Separate shower; Tub/shower combination; Ceiling fans
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $289k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $110 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $289k).
• Recommended offer: $280k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 3.0% in Katy — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 76/100 on livability (#111 in TX, #3,613 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: crime C-, amenities D, commute F.
• Royal ISD (rural): math 23% / reading 23% proficiency, ranked #744 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Royal H S (math 17% / reading 26%, grade F, #1,377 of 1,632 statewide, top 85%, 842 students, 71% FRL).
• Market conditions: Rents soft (-0.8%/yr); 2696 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 483 units permitted in Waller County in 2024 (89 in 5+ unit buildings).
• This rent runs 32% of the median local income ($118k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Waller County population projected at +62% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($280k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $280,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.10% ✓
• Cap rate: 6.75%
• Cash-on-cash: 1.64%
• DSCR: 1.07
• GRM: 7.5

CMA / ARV

• ARV (median comp): $312,031
• List price: $289,000
• Delta: -7.38%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
405 Elaine Valley Dr	0.40mi	5/2.5	2,586 (0%)	1mo	$280,000	$108	81
1018 Texas Timbers Dr	0.43mi	5/2.5	2,586 (0%)	1mo	$329,900	$128	79
217 Elm Patch Dr	0.34mi	5/2.5	2,663 (+3%)	1mo	$300,000	$113	78
1017 Misty Patch Dr	0.32mi	5/2.5	2,586 (0%)	10mo	$270,000	$104	77
5707 Blue Grama Dr	0.41mi	5/3.0	2,439 (-6%)	21mo	$358,990	$147	52
5734 Quest Valley Dr	0.41mi	5/3.0	2,439 (-6%)	22mo	$359,990	$148	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.40×
• Total profit: $-48,852
• Equity at exit: $43,091

10-year hold

• IRR: -18.8%
• Equity multiple: 0.15×
• Total profit: $-68,405
• Equity at exit: $24,987

Cash invested: $80,920 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 77493

• Rents YoY: -0.8%
• Active inventory: 2696
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $3,191 high
• Mortgage (P&I): −$1,516
• Tax from tax record: −$742 /mo · $8,901/yr
• Insurance: −$120
• HOA: −$33
• Vacancy / Maint / Mgmt: −$670
• Net cashflow: $110

Break-even live

Break-even rent $3,052

Max offer price $289,000

Occupancy floor 92%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3020 Wild Dunes Dr Katy, TX	4.0	2.0	1776	$2,355	$1.33	12d	1	1.11mi
3104 Nori Shores Dr Katy, TX	5.0	2.5	1947	$3,695	$1.90	3d	1	1.14mi
3053 Fantasy Terrace Dr Katy, TX	4.0	2.0	2085	$2,440	$1.17	15d	1	1.16mi
3112 Wild Dunes Dr Katy, TX	4.0	2.0	1776	$2,330	$1.31	24d	1	1.18mi
3041 Colusa Ridge Dr Katy, TX	4.0	2.5	2263	$2,500	$1.10	12d	1	1.19mi
3124 Wild Dunes Dr Katy, TX	4.0	2.0	1776	$2,330	$1.31	24d	1	1.20mi
3072 Fantasy Terrace Dr Katy, TX	4.0	2.0	2279	$2,550	$1.12	21d	1	1.20mi
3136 Wild Dunes Dr Katy, TX	4.0	2.0	1776	$2,355	$1.33	12d	1	1.22mi
3084 Fantasy Terrace Dr Katy, TX	4.0	2.0	2085	$2,325	$1.12	12d	1	1.22mi
3060 Nori Shores Dr Katy, TX	6.0	2.5	2408	$3,995	$1.66	24d	1	1.27mi
3076 Dylan Skyland Dr Katy, TX	4.0	2.5	2240	$3,395	$1.52	24d	1	1.28mi
3025 Nori Shores Dr Katy, TX	6.0	2.5	2480	$3,798	$1.53	4d	1	1.30mi
3020 Nori Shores Dr Katy, TX	5.0	2.5	2408	$3,995	$1.66	24d	1	1.32mi
3013 Pearl Coastline Ln Katy, TX	6.0	2.5	2480	$3,995	$1.61	24d	1	1.37mi
3004 Fall Gold Ln Katy, TX	5.0	3.0	2156	$2,762	$1.28	10d	1	1.42mi
3004 Fall Gold Ln Katy, TX	5.0	3.0	2156	$3,850	$1.79	43d	1	1.42mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: landscaping

Listing history 29 events

1. 2026-06-18
   days on market $289,000 Active 35 DOM
2. 2026-06-17
   days on market $289,000 Active 34 DOM
3. 2026-06-16
   days on market $289,000 Active 33 DOM
4. 2026-06-15
   days on market $289,000 Active 32 DOM
5. 2026-06-13
   days on market $289,000 Active 30 DOM
6. 2026-06-10
   days on market $289,000 Active 26 DOM
7. 2026-06-08
   days on market $289,000 Active 25 DOM
8. 2026-06-07
   days on market $289,000 Active 24 DOM
9. 2026-06-04
   days on market $289,000 Active 21 DOM
10. 2026-06-03
    days on market $289,000 Active 20 DOM
11. 2026-06-02
    days on market $289,000 Active 19 DOM
12. 2026-06-01
    days on market $289,000 Active 18 DOM
13. 2026-05-31
    days on market $289,000 Active 17 DOM
14. 2026-05-14
    listed $289,000 Active 496-char remark
15. 2020-12-16
    soldstatus Sold 490-char remark

    Show marketing remark (490 chars)

    Space and storage abound in the beautiful Driftwood plan offered at Freeman Ranch. Inside this 2-story home with 5 bedrooms and 2.5 baths, you will find over $10,000 in upgrades including a full suite of kitchen appliances, granite countertops and designer flooring. The Driftwood showcases an open floor plan featuring a spacious family room and master suite downstairs, a large game room plus four additional bedrooms upstairs, as well as a fenced backyard and front yard landscaping.

16. 2020-11-09
    status Pending 490-char remark

    Show marketing remark (490 chars)

    Space and storage abound in the beautiful Driftwood plan offered at Freeman Ranch. Inside this 2-story home with 5 bedrooms and 2.5 baths, you will find over $10,000 in upgrades including a full suite of kitchen appliances, granite countertops and designer flooring. The Driftwood showcases an open floor plan featuring a spacious family room and master suite downstairs, a large game room plus four additional bedrooms upstairs, as well as a fenced backyard and front yard landscaping.

17. 2020-11-02
    status Active 490-char remark

    Show marketing remark (490 chars)

    Space and storage abound in the beautiful Driftwood plan offered at Freeman Ranch. Inside this 2-story home with 5 bedrooms and 2.5 baths, you will find over $10,000 in upgrades including a full suite of kitchen appliances, granite countertops and designer flooring. The Driftwood showcases an open floor plan featuring a spacious family room and master suite downstairs, a large game room plus four additional bedrooms upstairs, as well as a fenced backyard and front yard landscaping.

18. 2020-10-26
    status Pending 490-char remark

    Show marketing remark (490 chars)

    Space and storage abound in the beautiful Driftwood plan offered at Freeman Ranch. Inside this 2-story home with 5 bedrooms and 2.5 baths, you will find over $10,000 in upgrades including a full suite of kitchen appliances, granite countertops and designer flooring. The Driftwood showcases an open floor plan featuring a spacious family room and master suite downstairs, a large game room plus four additional bedrooms upstairs, as well as a fenced backyard and front yard landscaping.

19. 2020-10-15
    price $253,900 490-char remark

    Show marketing remark (490 chars)

    Space and storage abound in the beautiful Driftwood plan offered at Freeman Ranch. Inside this 2-story home with 5 bedrooms and 2.5 baths, you will find over $10,000 in upgrades including a full suite of kitchen appliances, granite countertops and designer flooring. The Driftwood showcases an open floor plan featuring a spacious family room and master suite downstairs, a large game room plus four additional bedrooms upstairs, as well as a fenced backyard and front yard landscaping.

20. 2020-10-13
    price $251,900 490-char remark

    Show marketing remark (490 chars)

    Space and storage abound in the beautiful Driftwood plan offered at Freeman Ranch. Inside this 2-story home with 5 bedrooms and 2.5 baths, you will find over $10,000 in upgrades including a full suite of kitchen appliances, granite countertops and designer flooring. The Driftwood showcases an open floor plan featuring a spacious family room and master suite downstairs, a large game room plus four additional bedrooms upstairs, as well as a fenced backyard and front yard landscaping.

21. 2020-10-08
    price $253,900 490-char remark

    Show marketing remark (490 chars)

    Space and storage abound in the beautiful Driftwood plan offered at Freeman Ranch. Inside this 2-story home with 5 bedrooms and 2.5 baths, you will find over $10,000 in upgrades including a full suite of kitchen appliances, granite countertops and designer flooring. The Driftwood showcases an open floor plan featuring a spacious family room and master suite downstairs, a large game room plus four additional bedrooms upstairs, as well as a fenced backyard and front yard landscaping.

22. 2020-10-05
    status Active 490-char remark

    Show marketing remark (490 chars)

    Space and storage abound in the beautiful Driftwood plan offered at Freeman Ranch. Inside this 2-story home with 5 bedrooms and 2.5 baths, you will find over $10,000 in upgrades including a full suite of kitchen appliances, granite countertops and designer flooring. The Driftwood showcases an open floor plan featuring a spacious family room and master suite downstairs, a large game room plus four additional bedrooms upstairs, as well as a fenced backyard and front yard landscaping.

23. 2020-08-31
    status Pending 490-char remark

    Show marketing remark (490 chars)

    Space and storage abound in the beautiful Driftwood plan offered at Freeman Ranch. Inside this 2-story home with 5 bedrooms and 2.5 baths, you will find over $10,000 in upgrades including a full suite of kitchen appliances, granite countertops and designer flooring. The Driftwood showcases an open floor plan featuring a spacious family room and master suite downstairs, a large game room plus four additional bedrooms upstairs, as well as a fenced backyard and front yard landscaping.

24. 2020-08-26
    price $244,900 490-char remark

    Show marketing remark (490 chars)

    Space and storage abound in the beautiful Driftwood plan offered at Freeman Ranch. Inside this 2-story home with 5 bedrooms and 2.5 baths, you will find over $10,000 in upgrades including a full suite of kitchen appliances, granite countertops and designer flooring. The Driftwood showcases an open floor plan featuring a spacious family room and master suite downstairs, a large game room plus four additional bedrooms upstairs, as well as a fenced backyard and front yard landscaping.

25. 2020-08-24
    status Active 490-char remark

    Show marketing remark (490 chars)

    Space and storage abound in the beautiful Driftwood plan offered at Freeman Ranch. Inside this 2-story home with 5 bedrooms and 2.5 baths, you will find over $10,000 in upgrades including a full suite of kitchen appliances, granite countertops and designer flooring. The Driftwood showcases an open floor plan featuring a spacious family room and master suite downstairs, a large game room plus four additional bedrooms upstairs, as well as a fenced backyard and front yard landscaping.

26. 2020-08-17
    status Pending 490-char remark

    Show marketing remark (490 chars)

    Space and storage abound in the beautiful Driftwood plan offered at Freeman Ranch. Inside this 2-story home with 5 bedrooms and 2.5 baths, you will find over $10,000 in upgrades including a full suite of kitchen appliances, granite countertops and designer flooring. The Driftwood showcases an open floor plan featuring a spacious family room and master suite downstairs, a large game room plus four additional bedrooms upstairs, as well as a fenced backyard and front yard landscaping.

27. 2020-08-07
    price $243,900 490-char remark

    Show marketing remark (490 chars)

    Space and storage abound in the beautiful Driftwood plan offered at Freeman Ranch. Inside this 2-story home with 5 bedrooms and 2.5 baths, you will find over $10,000 in upgrades including a full suite of kitchen appliances, granite countertops and designer flooring. The Driftwood showcases an open floor plan featuring a spacious family room and master suite downstairs, a large game room plus four additional bedrooms upstairs, as well as a fenced backyard and front yard landscaping.

28. 2020-07-31
    price $241,900 490-char remark

    Show marketing remark (490 chars)

    Space and storage abound in the beautiful Driftwood plan offered at Freeman Ranch. Inside this 2-story home with 5 bedrooms and 2.5 baths, you will find over $10,000 in upgrades including a full suite of kitchen appliances, granite countertops and designer flooring. The Driftwood showcases an open floor plan featuring a spacious family room and master suite downstairs, a large game room plus four additional bedrooms upstairs, as well as a fenced backyard and front yard landscaping.

29. 2020-07-23
    listed $238,900 Active 490-char remark

    Show marketing remark (490 chars)

    Space and storage abound in the beautiful Driftwood plan offered at Freeman Ranch. Inside this 2-story home with 5 bedrooms and 2.5 baths, you will find over $10,000 in upgrades including a full suite of kitchen appliances, granite countertops and designer flooring. The Driftwood showcases an open floor plan featuring a spacious family room and master suite downstairs, a large game room plus four additional bedrooms upstairs, as well as a fenced backyard and front yard landscaping.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $8,901 · $742/mo
• Projected year-2 tax: $8,901 · $742/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,295
• − Mortgage interest: −$16,188
• − Property taxes: −$8,901
• − Insurance: −$1,445
• − Repairs & maintenance: −$3,064
• − Management: −$3,064
• − HOA: −$396
• − Depreciation: −$8,407
• Taxable loss: −$3,170
• Est. tax savings @ 24.0%: +$761
• After-tax cash flow: $2,085/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

This home requires moderate renovations, focusing on updating the kitchen cabinetry and exterior paint, to significantly enhance its resale and rental value.

Repairs flagged

• Major Kitchen cabinetry — The cabinetry appears dated and does not match the modern kitchen appliances.
• Minor Exterior paint — Some wear is visible on the brick exterior, which could be addressed with a fresh coat of paint.

Value-add opportunities

• Both Modernize kitchen cabinetry — Updating the cabinetry would improve the kitchen's appearance and functionality, enhancing both resale and rental value.
• Both Landscaping improvements — Enhancing the landscaping would improve curb appeal and potentially increase the home's value.
• Both Paint exterior — A fresh coat of paint would improve the home's appearance and potentially increase its value.
• Both Replace HVAC system — An updated HVAC system would improve comfort and energy efficiency, enhancing both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinetry · The cabinetry appears dated and does not match the modern kitchen appliances.	Major	$15,000–50,000
Exterior paint · Some wear is visible on the brick exterior, which could be addressed with a fresh coat of paint.	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Both Modernize kitchen cabinetry — Updating the cabinetry would improve the kitchen's appearance and functionality, enhancing both resale and rental value. ↑
• Both Landscaping improvements — Enhancing the landscaping would improve curb appeal and potentially increase the home's value. ↑
• Both Paint exterior — A fresh coat of paint would improve the home's appearance and potentially increase its value. ↑
• Both Replace HVAC system — An updated HVAC system would improve comfort and energy efficiency, enhancing both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Royal ISD
• NCES district ID: 4838190
• Math proficiency: 23% ▼ -11.00%
• Reading proficiency: 23% ▼ -6.00%
• Median HH income: $41,059
• Composite: 19.55/100
• National rank: #8760
• State rank: #744 of 826 in TX

Livability — Katy

• Score: 76/100
• State rank: #111
• US rank: #3613

Category grades

Amenities D Commute F Cost of living A+ Crime C- Employment A+ Housing A+ Health & safety C User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Harris County · 4,702,590 people
• City population: 413,575
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 71,484
• Household income: $118,464
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 913.0

Population outlook (Waller County) Hauer SSP2

• Today (2025): 60,772 people
• By 2030: 67,616 · +11.3%
• By 2040: 82,283 · +35.4%
• By 2050: 98,276 · +61.7%
• By 2075: 142,860 · +135.1%
• By 2100: 175,596 · +188.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 36% Hispanic / Latino 33% Two or more races 16% Black 15% Asian 12%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 21% · Canada, Vietnam, Jamaica
• Languages at home: 64% English-only · Spanish 22% Vietnamese 5% French/Haitian/Cajun 4%

Political lean MEDSL · Waller

• 2024 margin: Strong R (+25.0) · D 37.0% · R 62.0% · Other 1.0%
• 2008→2024 swing: -17.9pp toward R · 2008: -7.2pp · 2024: -25.0pp
• All cycles: 2024: R+25.0 2020: R+26.7 2016: R+28.6 2012: R+17.6 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -140.65%
• Current HPI: 233.1683
• Rent YoY: ▼ -0.80%
• Metro: Houston-The Woodlands-Sugar Land, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

+21.0% since first listed

16 events — show timeline

• 2026-05-14 Listed $289,000 HARMLS
• 2020-12-16 Sold (MLS) — HARMLS
• 2020-11-09 Pending — HARMLS
• 2020-11-02 Relisted — HARMLS
• 2020-10-26 Pending — HARMLS
• 2020-10-15 Price Changed $253,900 HARMLS
• 2020-10-13 Price Changed $251,900 HARMLS
• 2020-10-08 Price Changed $253,900 HARMLS
• 2020-10-05 Relisted — HARMLS
• 2020-08-31 Pending — HARMLS
• 2020-08-26 Price Changed $244,900 HARMLS
• 2020-08-24 Relisted — HARMLS
• 2020-08-17 Pending — HARMLS
• 2020-08-07 Price Changed $243,900 HARMLS
• 2020-07-31 Price Changed $241,900 HARMLS
• 2020-07-23 Listed $238,900 HARMLS

Property tax history

+77.0%/yr

Latest (2025): $8,901 · -7.7% YoY. Source: county tax records.