Wildflowers along a country road in Fulshear, Texas

Photo: Fulshear wildflowers by Djmaschek, CC BY-SA 4.0 (cropped)

Investing in Fulshear, TX

Rents, prices, taxes and cash flow for Fulshear rental property, from 1,795 home sales and 652 house leases on HAR MLS. Updated October 2026.

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Is Fulshear, TX a good place to buy a rental property in 2026?

At typical prices a financed rental in Fulshear does not cash flow right now. An entry-level 3-bed house ($345,000, the 25th-percentile sale) rents for about $1,995 a month, a 6.9% gross yield and a 0.63 lender DSCR. With an 80% DSCR loan, estimated cash flow is −$1,670 a month after the loan, taxes, insurance, vacancy, management and repairs. A 1.25 DSCR, what most DSCR lenders want, needs a purchase at or under $167,952; 1% of last year's 3-bed sales closed that low on the MLS. That is why investors here buy below market: off-market, distressed or needing work.

Fulshear investor market report

The same sections as our monthly Investor Market Update, for Fulshear: resale houses closed 2025-10-18 to 2026-10-18, HAR MLS.

Median sale price · 12 mo

$585,000 ▲ 1.7%

Last 3 months $568K · 527 resales

Price per sq ft · 12 mo

$190 ▼ 1.6%

Median 3,122 sq ft · built 2017

Days on market · 12 mo

28 days ▲ 6 days

CDOM 56 · 97.7% of list · 82% below original ask

Cash buy target · 12 mo

—

Too few fixer-upper sales

Seller concessions · 12 mo

29% ▼ 2 pts

of sales · median $5,000 (0.9%)

Median rent, houses · 12 mo

$2,500 ▼ 13.5%

653 leases · $1.16/sq ft · 3-bed $2,100

Median resale price by month, 24 months (gray = the year before).

▲▼ = change vs the 12 months before (2024-10-18 to 2025-10-18). Resale single-family houses, new construction excluded.

Balanced4.6 months of inventory

690 single-family homes active, 226 pending, against 150 closings a month (new builds included). Under 4 months favors sellers, over 6 favors buyers.

Investor math · entry-level 3-bed house (25th-percentile price) · DSCR loan 80% LTV at 7.875%

Entry price

$345K

median $499K ▲ 7.8%

Rent / mo

$1,995

median $2,100 ▼ 2.7%

Rent per $100K

$578

1% rule = $1,000

Gross yield

6.9%

rent × 12 ÷ price

Principal & interest $2,001Property tax $762Insurance $259HOA $125Vacancy $160Management $160Repairs $100Capex reserve $100

Lender DSCR · Caution

0.63

rent ÷ loan payment, tax, insurance, HOA

Cash flow / mo

−$1,670

-25.3% cash-on-cash · 25% down −$1,545

Cap rate

1.1%

all-cash, after every cost

Prices that work

Lender DSCR 1.25≤ $168K1% of 3-bed sales

Lender DSCR 1.00≤ $214K1% of 3-bed sales

$0 cash flow≤ $154K0% of 3-bed sales

Loan: DSCR 30-yr fixed quote from Blink Lending (2026-10-14), 80% of price, 30 years; cash in = down payment + 3% closing costs ($79,350). Tax at the city's median MLS tax rate, insurance 0.9% of price a year, HOA where most homes have one, and vacancy 8%, management 8%, repairs 5%, capex reserve 5% of rent. An estimate, not a promise.

Risk and carrying costs

In 100-year flood zone: 4% of resale homes sold
Flood claims, 10 years: 364 FEMA NFIP, city ZIP codes
Property tax rate: 2.65% median on MLS, incl. MUD/PID
HOA: $1,500/yr 98% of homes · check lease rules
Insurance (estimate): 0.9% of value ≈ $259/mo
Cash buyers: 30% of 57 sales reporting terms
Days to lease: 27 days ▼ 13 days
Rental supply: 3.3 mo 193 for lease now

Our take on Fulshear

Prices up 1.7% vs last year, days on market +6. Balanced at 4.6 months. 82% of sellers ended below their original price, so there is room to negotiate on stale listings.
An entry-level 3-bed house ($345K, ~$1,995/mo) is a 0.63 lender DSCR. A 1.25 needs a buy at or under $168K, and 1% of last year's 3-bed sales closed there.

Rates: 30-year fixed average 7.40% (2026-10-15), 6.27% a year earlier; 15-year 6.71% (Freddie Mac via FRED). Investor DSCR loan quote 7.875% (Blink Lending, 2026-10-14).

The math works below market. That is where our deals are.

We source off-market and distressed houses in Fulshear and across Houston, and send them to investors whose buy box fits, with our numbers attached. Free account, no obligation.

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Fulshear ZIP codes compared

3-bedroom resales and 3-bedroom house leases by ZIP code, last 12 months. Flood claims are FEMA flood insurance claims in the last 10 years.

ZIP	Median price	Median rent	Gross yield	Sales	Leases	Flood claims (10 yr)
77441	$500,000	$2,100	5.0%	91	117	90

Fulshear subdivisions with the most rental activity

Subdivisions with at least 6 sales and 6 house leases in the last 12 months. All home sizes, so compare like with like before you offer.

Subdivision	Median price	Median rent	Gross yield	Sales	Leases
Cross Creek Ranch	$650,000	$2,900	5.4%	78	33
Polo Ranch	$285,000	$2,200	9.3%	14	23
Cross Creek West	$495,000	$3,200	7.8%	8	27

Fulshear investor questions

How much does a house rent for in Fulshear, TX?

The median house in Fulshear leased for $2,500 a month over the last 12 months (652 leases on HAR MLS). 3-bedroom houses: $2,100; 4-bedroom: $2,500. The median rental leased in 27 days.

What do homes sell for in Fulshear, TX?

1,795 single-family homes sold in Fulshear over the last 12 months. The median price was $447,406 ($580,000 for resales, excluding new construction) at $172 per square foot, down 3.4% from the year before. Homes sold in a median 34 days at 97.8% of list price. New construction was 71% of sales.

What are property taxes in Fulshear, TX?

The median total tax rate on homes sold in Fulshear was 2.84% of assessed value (all taxing units combined, MLS tax records). On a $499,000 rental that is about $14,172 a year. Rentals get no homestead exemption. 99% of homes sold carry an HOA (median $1,300 a year).

Is Fulshear a buyer's or seller's market right now?

686 single-family homes are for sale in Fulshear against about 150 sales a month, 4.6 months of supply. Under 4 months usually favors sellers, over 6 favors buyers. 0 houses are listed for rent.

Does Fulshear flood?

FEMA flood insurance claims in the last 10 years: 77441: 90. Risk varies street by street, so check the FEMA flood zone and the seller's disclosure for every property before you buy.

Compare other Houston areas

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Also for Fulshear: what homes sell for · buying a home.

Sources: HAR MLS closed sales and leases (single-family houses); Freddie Mac 30-year average rate via FRED; FEMA National Flood Insurance Program claims (OpenFEMA). Data as of 2026-10-20. Medians of single-family homes and house leases in the Fulshear postal city (Fort Bend County). Based on information from the Houston Association of REALTORS® MLS; not guaranteed accurate. Nothing here is a guarantee of returns. Verify every number with your own due diligence.

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