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Housing market/Texas/ZIP 77096

ACS 2023 · FY2027 SAFMR

ZIP 77096 Houston, Texas

Houston-The Woodlands-Sugar Land, TX HUD Metro FMR Area · Texas. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.

Population
33,991
Households
13,514
Median HH income
$84,395
Renter share
52.6%
Median gross rent
$1,293
Vacancy
12.8%
Pop. change
+0.7%
2BR SAFMR
$1,430
SAFMR / rent
1.106×
2–49 unit stock
4,001
LIHTC proj / units
2 / 626
HUD assisted MF
1 / 300

ZIP brief

Email this profile

HUD schedule, ACS stock, and the 90–110% band for ZIP 77096 · TX — sent to you.

ZIP 77096 · TX

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ACS rent vs 2BR SAFMR

ZIP 77096 — Houston, TX HUD Section 8 Payment Standards / SAFMR →
ACS median rent$1,293
2BR SAFMR$1,430
90% floor$1,287
110% ceiling$1,573

ACS median is all-bedroom occupied rent. SAFMR is the 2-bedroom HCV benchmark.

Housing stock

ACS 2023 units-in-structure · ZCTA 77096

  • 1-unit detached7,70149.8%
  • 1-unit attached1931.2%
  • 2–4 units1,5169.8%
  • 5–49 units2,48516.1%
  • 50+ units3,45322.3%
  • Mobile1260.8%
TypeUnitsShare
1-unit detached7,70149.7%
1-unit attached1931.2%
2 units (duplex)2171.4%
3–4 units1,2998.4%
5–9 units9175.9%
10–19 units9656.2%
20–49 units6033.9%
50+ units3,45322.3%
Mobile1260.8%

2–4 unit share 9.8% · 5–49 unit share 16.0% · combined 2–49 25.8%.

Units by bedrooms

Studio
487
1BR
3,610
2BR
3,685
3BR
4,182
4BR
2,940
5+
586

Rent burden

Rent ≥30% of income44.6%
Rent ≥50% of income18.4%
  • ACS median gross rent $1,293 (all bedrooms, occupied rentals).
  • Median contract rent $1,143.
  • Renters paying ≥30% of income 44.6%; ≥50% 18.4%.
  • FY2027 2BR SAFMR $1,430 (1.106× ACS median gross rent).

Population

33,991 residents · ACS 2023

Change versus the 2018 ACS 5-year estimate: +0.7%.

ACS 5-year estimates lag current construction. This is not a forecast.

Assisted inventory

  • LIHTC: 2 projects, 626 units.
  • HUD project-based assisted MF: 1 properties, 300 assisted units.
  • HCV household counts (Picture of Subsidized Households) are not on this page yet.

New apartment permits

About 11,737 new apartments in 5+ unit buildings may have been permitted in this ZIP’s share of the county. That is units (doors), not a building count.

Cities and counties report building permits to the Census. Apartment counts are for the whole county, not a project list in this ZIP.

What the data shows

ZIP 77096 52.6% of occupied households are renters; vacancy is 12.8%; ACS median gross rent is $1,293; population increased +0.7% between the 2018 and 2023 ACS vintages; the housing stock includes 1,516 units in 2–4-unit structures and 2,485 units in 5–49-unit structures; 2 LIHTC projects totaling 626 units; FY2027 2BR SAFMR is $1,430 versus ACS median gross rent of $1,293. These figures describe the underlying housing market, not the cash flow of any one property. Asking rents, expenses, condition, taxes, insurance, and the rent roll have to be underwritten separately.

Texas research

ZIP 77096 is a Census / HUD profile for Houston-The Woodlands-Sugar Land, TX. Not a listing page. Brokerage is Georgia; out-of-state work is referral.

ZIP 77096 — Houston, TX HUD Section 8 Payment Standards / SAFMR·Texas ZIP directory

Nearby ZIPs in this FMR area

ZIPPlaceRentersMed. rent2BR SAFMR
77001Houston-The Woodlands-Sugar Land, TX HUD Metro FMR Area——$1,47077002Houston-The Woodlands-Sugar Land, TX HUD Metro FMR Area90.7%$1,860$2,25077003Houston-The Woodlands-Sugar Land, TX HUD Metro FMR Area54.8%$1,562$1,76077004Houston-The Woodlands-Sugar Land, TX HUD Metro FMR Area62.3%$1,320$1,48077005Houston-The Woodlands-Sugar Land, TX HUD Metro FMR Area27.6%$2,058$2,23077006Houston-The Woodlands-Sugar Land, TX HUD Metro FMR Area65.1%$1,761$2,25077007Houston-The Woodlands-Sugar Land, TX HUD Metro FMR Area54.0%$1,951$2,25077008Houston-The Woodlands-Sugar Land, TX HUD Metro FMR Area41.0%$1,567$1,81077009Houston-The Woodlands-Sugar Land, TX HUD Metro FMR Area41.3%$1,229$1,34077010Houston-The Woodlands-Sugar Land, TX HUD Metro FMR Area100.0%$3,269$2,25077011Houston-The Woodlands-Sugar Land, TX HUD Metro FMR Area48.8%$1,063$1,13077012Houston-The Woodlands-Sugar Land, TX HUD Metro FMR Area58.5%$944$1,020

Census ZIP areas approximate mail ZIPs. Sources: Census ACS 5-year 2023, HUD FY2027 Small Area FMR, HUD LIHTC and assisted multifamily lists, Census building permits (county). This page is Texas research. Brokerage is Georgia.

FAQ

What is the housing market like in ZIP 77096?

ZIP 77096 (Houston-The Woodlands-Sugar Land, TX HUD Metro FMR Area) has 33,991 residents, 13,514 households, a renter share of 52.6%, median household income of $84,395, and ACS 2023 median gross rent of $1,293. Vacancy is 12.8%. These are ZCTA estimates, not a property rent roll.

How much small multifamily housing is in 77096?

ACS counts 217 units in 2-unit buildings, 1,299 in 3–4 unit buildings, 917 in 5–9, 965 in 10–19, and 603 in 20–49. Combined 2–49 unit stock is 4,001 units. This is occupied-and-vacant stock, not listings for sale.

What is the Section 8 rent in 77096?

The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,430. See the full schedule and 90–110% payment-standard band on the ZIP 77096 — Houston, TX HUD Section 8 Payment Standards / SAFMR.

Does this Texas ZIP profile include Georgia listings?

No. ZIP 77096 is Census / HUD research for Houston-The Woodlands-Sugar Land, TX HUD Metro FMR Area. Jeff Crowe CRE does not list Texas property. Licensed brokerage is Georgia. If you use this stock table and then buy in Georgia, live FMLS Residential Income is on multifamily for sale in Georgia.