Is Montague County, TX good for real estate investing?

Montague County has an investment score of 52/100, rated as "Hold". The county ranks #560 nationally among 1000 counties analyzed.

What is the median home price in Montague?

The median home price in Montague County is $256,517. This ranks #580 in affordability among all US counties.

Can you cash flow on rental properties in Montague?

Based on median values with 20% down at current rates, a typical rental in Montague County would generate positive cash flow of $0/month. Individual property performance varies based on purchase price, rent, and operating expenses.

Montague County

TexasPopulation: 20,197

/100

Hold

#560 of 1,000 counties

#125 in Texas (243 counties)

Analysis by RentalCalcs ResearchIndependent data + algorithm-driven scoring

Updated July 28, 2026Sources: Zillow ZHVI, Zillow ZORI, US Census ACS, Tax Foundation

Market Snapshot

$256,517

Median Home Price

12% above national median

$15,499/mo

Est. Rent

Based on regional data

6.04%

Rent-to-Price Ratio

Estimated from price data

+$0

Est. Monthly Cash Flow

With 20% down at 6.9% rate

Price History

Median Home Price

Median Rent

Historical data from Zillow ZHVI/ZORI

Score Breakdown

Overall Investment Score

52/100

Cash Flow(30%)

0/100

Rent data not available for cash flow calculation.

Appreciation(25%)

36/100

Based on -2.8% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

75/100

Based on price relative to estimated local incomes.

Scores are calculated using real Zillow home value and rent data, Census population data, and economic indicators. The weighted average produces the overall investment score. Markets with missing rent data use estimated values based on regional averages.

Investment Outlook

Strengths

+Affordable relative to local incomes

Challenges

-Declining home values (-2.8% YoY)
-Negative leverage (cap rate 0.0% < mortgage rate 6.9%)
-Limited rent data (estimates used)

Economic Indicators

Population

20,197

Median Income

—

Data pending

Unemployment Rate

—

Data pending

Price-to-Income

—

Data pending

Who this market fits

Skip if

−You can't tolerate negative leverage (cap rate below mortgage rate today)
−You expect appreciation to carry the deal, but prices have declined year over year

Compare to Nearby Counties

County					Verdict
CurrentMontagueTX	52	$256,517	Est. pending	—	Hold
HendersonTX	52	$267,226	$1,321	5.93%	Hold	View
BastropTX	52	$356,064	$1,790	6.03%	Hold	View
MasonTX	52	$352,481	Est. pending	—	Hold	View
ReevesTX	52	$166,232	Est. pending	—	Hold	View
RainsTX	51	$284,463	Est. pending	—	Hold	View

Section 8 in Montague County: payment standards by ZIP, PHA waitlist status, and voucher counts are on VoucherMatch, the same HUD dataset with the tenant demand side attached.

The Bottom Line

HoldMontague is a neutral market.

Montague County in Texas scores 52/100, ranking #560 of 1,000 US counties (top 72%). At 20% down and current rates, a median-priced rental roughly breaks even on cash flow. The deal works on appreciation or with better terms, not on month-one cash flow.

Monthly Cash Flow

+$0/mo

Cap Rate

0.0%

Cash-on-Cash

0.0%