Investing in Sugar Land, TX
Rents, prices, taxes and cash flow for Sugar Land rental property, from 1,270 home sales and 1,292 house leases on HAR MLS. Updated October 2026.
Is Sugar Land, TX a good place to buy a rental property in 2026?
At typical prices a financed rental in Sugar Land does not cash flow right now. An entry-level 3-bed house ($270,000, the 25th-percentile sale) rents for about $1,900 a month, a 8.4% gross yield and a 0.83 lender DSCR. With an 80% DSCR loan, estimated cash flow is −$880 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 $176,433; 2% 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.
Sugar Land investor market report
The same sections as our monthly Investor Market Update, for Sugar Land: resale houses closed 2025-10-18 to 2026-10-18, HAR MLS.
▲▼ = change vs the 12 months before (2024-10-18 to 2025-10-18). Resale single-family houses, new construction excluded.
596 single-family homes active, 101 pending, against 106 closings a month (new builds included). Under 4 months favors sellers, over 6 favors buyers.
Loan: DSCR 30-yr fixed quote from Blink Lending (2026-10-14), 80% of price, 30 years; cash in = down payment + 3% closing costs ($62,100). 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.
- In 100-year flood zone
- 1% of resale homes sold
- Flood claims, 10 years
- 734 FEMA NFIP, city ZIP codes
- Property tax rate
- 1.96% median on MLS, incl. MUD/PID
- HOA
- $915/yr 95% of homes · check lease rules
- Insurance (estimate)
- 0.9% of value ≈ $203/mo
- Cash buyers
- 32% of 176 sales reporting terms
- Days to lease
- 28 days ▼ 12 days
- Rental supply
- 3.1 mo 366 for lease now
- Prices down 2.2% vs last year, days on market +3. Balanced at 5.6 months. 80% of sellers ended below their original price, so there is room to negotiate on stale listings.
- An entry-level 3-bed house ($270K, ~$1,900/mo) is a 0.83 lender DSCR. A 1.25 needs a buy at or under $176K, and 2% 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 Sugar Land and across Houston, and send them to investors whose buy box fits, with our numbers attached. Free account, no obligation.
Sugar Land 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) |
|---|---|---|---|---|---|---|
| 77479 | $376,500 | $2,200 | 7.0% | 157 | 247 | 483 |
| 77498 | $268,000 | $1,915 | 8.6% | 139 | 219 | 144 |
| 77478 | $370,000 | $2,100 | 6.8% | 90 | 98 | 107 |
Sugar Land 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 |
|---|---|---|---|---|---|
| New Territory | $475,000 | $2,500 | 6.3% | 35 | 22 |
| Telfair | $665,000 | $3,550 | 6.4% | 27 | 21 |
| Sugar Creek | $525,000 | $3,000 | 6.9% | 37 | 9 |
| Riverstone | $730,000 | $3,499 | 5.8% | 27 | 17 |
| Lakefield Sec 1 | $318,000 | $2,000 | 7.5% | 9 | 28 |
| Village Of Oak Lake R/P | $325,000 | $2,200 | 8.1% | 16 | 16 |
| Townewest | $210,000 | $1,880 | 10.7% | 12 | 17 |
| Pheasant Creek Sec 2 | $270,000 | $1,850 | 8.2% | 10 | 18 |
| Settlers Park Sec 1 | $254,000 | $2,050 | 9.7% | 6 | 21 |
| Settlers Park Sec 2 | $307,000 | $2,150 | 8.4% | 7 | 19 |
Sugar Land investor questions
How much does a house rent for in Sugar Land, TX?
What do homes sell for in Sugar Land, TX?
What are property taxes in Sugar Land, TX?
Is Sugar Land a buyer's or seller's market right now?
Which ZIP code in Sugar Land has the best rent-to-price?
Does Sugar Land flood?
Compare other Houston areas
Also for Sugar Land: 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 Sugar Land 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.
Want deals in Sugar Land?
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