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Humble, TX

Last Updated:
August 2021

Awning's Take

The Houston MSA is Texas’ 2nd largest market, just behind Dallas. It is the hub of finance in Texas and the energy capital of the United States. Its home to world class sports franchises like the Houston Rockets and Houston Astros and maintains the largest international shipping port for the US. It has a broad industrial base, including the energy, manufacturing, aeronautics, and transportation sectors. According to Cushman & Wakefield, Houston is expected to have the second largest growth in population in the entire US, just behind Dallas.

Low
Appreciation Score
73% of the households in 90025 are renter-occupied making it suitable for people looking for a community where residents generally keep to themselves.
Medium
Cash Flow Score
73% of the households in 90025 are renter-occupied making it suitable for people looking for a community where residents generally keep to themselves.
High
Risk Score
73% of the households in 90025 are renter-occupied making it suitable for people looking for a community where residents generally keep to themselves.

Investing in Humble

Humble is a growing, small city north of Houston. Its schools are average and it has a diversity of jobs in manufacturing, construction, retail, and dining. While its not an industry hub, its growth is supported by families who enjoy its proximity to Houston and low cost of living, family-friendly environment. Humble is relatively safe and we expect it to continue to benefit from Houston’s rapid growth, similar to other sub-markets bordering the massive city.

Overview

Appreciation
last 10 Years
6%
national average 6%
Projected Income Growth
next 10 Years
2%
national average 1%
Population Growth
next 10 Years
5%
national average 6%

The Houston MSA is Texas’ 2nd largest market, just behind Dallas. It is the hub of finance in Texas and the energy capital of the United States. Its home to world class sports franchises like the Houston Rockets and Houston Astros and maintains the largest international shipping port for the US. It has a broad industrial base, including the energy, manufacturing, aeronautics, and transportation sectors. According to Cushman & Wakefield, Houston is expected to have the second largest growth in population in the entire US, just behind Dallas.

Typical Rental Property Prices
This is some text inside of a div block.
Appreciation, Last 10 Years
Average
6%
Rental Cap Rates
High
5.0% – 6.0%
Public Schools
Average
3/10 to 7/10
Year 1 Cash-on-Cash Return
High
4% – 7%
Expected Appreciation, Next 10 Years
Average
3.5% / yr

Example Investment in Humble

The Houston MSA is Texas’ 2nd largest market, just behind Dallas. It is the hub of finance in Texas and the energy capital of the United States. Its home to world class sports franchises like the Houston Rockets and Houston Astros and maintains the largest international shipping port for the US. It has a broad industrial base, including the energy, manufacturing, aeronautics, and transportation sectors. According to Cushman & Wakefield, Houston is expected to have the second largest growth in population in the entire US, just behind Dallas.

What a great investment property in Humble, TX looks like

The Houston MSA is Texas’ 2nd largest market, just behind Dallas. It is the hub of finance in Texas and the energy capital of the United States.

Purchase Price
$150,000
Down Payment @ 25%
$37,500
Mortgage @ 3.5%
$500/month
Property Taxes
$250/month
Home Insurance
$150/month
Property Management Fees
$160/month
Tax Benefits
$800/year
Home Appreciation
3.5% / yr

Expected returns

The Houston MSA is Texas’ 2nd largest market, just behind Dallas. It is the hub of finance in Texas and the energy capital of the United States.

  1 Year 5 Years 10 Years 30 Years
Cash on Cash $5,468 $5,468 $5,468 $5,468
Equity buildup $5,468 $5,468 $5,468 $5,468
Tax breaks $5,468 $5,468 $5,468 $5,468
Property appreciation $5,468 $5,468 $5,468 $5,468
Total returns $5,468
(44%)
$5,468
(44%)
$5,468
(44%)
$5,468
(44%)

Life in Humble

Humble is a growing, small city north of Houston. Its schools are average and it has a diversity of jobs in manufacturing, construction, retail, and dining. While its not an industry hub, its growth is supported by families who enjoy its proximity to Houston and low cost of living, family-friendly environment. Humble is relatively safe and we expect it to continue to benefit from Houston’s rapid growth, similar to other sub-markets bordering the massive city.

Local Hot Spots

Label for photo

Play with butterflies and see a diversity of wildlife at Mercer Arboretum & Botanic Gardens
This 300-acre natural haven that boasts beautiful hiking trails, a cypress grove, a butterfly conservatory, and seasonal programs like a children’s story time in the garden.

Pet barn animals at Old McDonald’s Farm
Enjoy a day with the kids at a  petting zoo that hosts classic barn animals like cows and pigs, as well as exotic animals like emus and llamas. Kids can enjoy train and pony rides, a swimming pool, and a hay barn.

Kick back and enjoy a locally brewed beer at Ingenious Brewing Company
Ingenious offers an outdoor patio and unique local brews, like their very own “King Cake Stout”.

Learn about how water and waste is handled by governments at Houston Water Works
Walk through the insides of a human scale city water system. Each room is interactive and explains how a different part of the water service works.

Proximity to Work Areas

Houston has a number of areas with tons of employment opportunities. The 4 major work areas of Houston are Downtown Houston, Sugarland, Baytown, and Pearland and each has some differences we’ll explain below.

Downtown Houston

Home to blah blah ... boasts beautiful hiking trails, a cypress grove, a butterfly conservatory, and seasonal programs like a children’s story time in the garden.

Sugarland

Home to blah blah ... boasts beautiful hiking trails, a cypress grove, a butterfly conservatory, and seasonal programs like a children’s story time in the garden.

Baytown

Home to blah blah ... boasts beautiful hiking trails, a cypress grove, a butterfly conservatory, and seasonal programs like a children’s story time in the garden.

Industry & Employment

Humble’s close proximity to Downtown Houston allows residents access to opportunities that can be found in the heart of the city and being adjacent to the airport makes it a convenient place for those working there. Local opportunities are focused around traditional jobs (retail, food), education, as well as a lively construction and manufacturing industry,

A family-friendly suburb close to Downtown Houston’s robust employment opportunities
Humble is a 22 minute drive from some of Houston’s biggest employers, like JP Morgan, Chevron, Deloitte, and the City of Houston.

Conveniently adjacent to Houston’s International Airport
Being United’s largest hub and hosting over 40M passengers in a typical year, Houston’s International Airport is growing and a source of opportunities to locals living nearby in Humble.

Humble ISD serves Humble and the greater area’s 45,000+ students
Humble ISD serves its surrounding communities, making its student population nearly as big as the city’s, making it one of the largest employers in the area.

Humble residents support the growing need for development in Houston
Humble has a plethora of small businesses that help with everything from construction to inspections to manufacturing.

Investment Opportunities in Humble, TX

Humble is a growing, small city north of Houston. Its schools are average and it has a diversity of jobs in manufacturing, construction, retail, and dining. While its not an industry hub, its growth is supported by families who enjoy its proximity to Houston and low cost of living, family-friendly environment. Humble is relatively safe and we expect it to continue to benefit from Houston’s rapid growth, similar to other sub-markets bordering the massive city.

Listed 2 hours ago
12914 Westleigh Drive
Houston, TX  77077
3 Bd
2 Ba
1,534 Sq. ft
$225,000
Monthly rent
$1,820
Cap rate
4.7%
10-Yr return
18.1%
Neighborhood
A-
Schools
B
Listed 2 hours ago
12914 Westleigh Drive
Houston, TX  77077
3 Bd
2 Ba
1,534 Sq. ft
$225,000
Monthly rent
$1,820
Cap rate
4.7%
10-Yr return
18.1%
Neighborhood
A-
Schools
B
Listed 2 hours ago
12914 Westleigh Drive
Houston, TX  77077
3 Bd
2 Ba
1,534 Sq. ft
$225,000
Monthly rent
$1,820
Cap rate
4.7%
10-Yr return
18.1%
Neighborhood
A-
Schools
B
Listed 2 hours ago
12914 Westleigh Drive
Houston, TX  77077
3 Bd
2 Ba
1,534 Sq. ft
$225,000
Monthly rent
$1,820
Cap rate
4.7%
10-Yr return
18.1%
Neighborhood
A-
Schools
B
Listed 2 hours ago
12914 Westleigh Drive
Houston, TX  77077
3 Bd
2 Ba
1,534 Sq. ft
$225,000
Monthly rent
$1,820
Cap rate
4.7%
10-Yr return
18.1%
Neighborhood
A-
Schools
B
Listed 2 hours ago
12914 Westleigh Drive
Houston, TX  77077
3 Bd
2 Ba
1,534 Sq. ft
$225,000
Monthly rent
$1,820
Cap rate
4.7%
10-Yr return
18.1%
Neighborhood
A-
Schools
B

Interested in buying a property in Humble or anywhere else? Work with Awning to get connected with a licensed agent on our team. We’ll walk through your investment goals, help you find the best market and properties to invest in, and connect you with our vetted property management partners if you’re not interested in managing yourself. Get started by creating an account and filling out our intake form.

Schools

Humble is a growing, small city north of Houston. Its schools are average and it has a diversity of jobs in manufacturing, construction, retail, and dining. While its not an industry hub, its growth is supported by families who enjoy its proximity to Houston and low cost of living, family-friendly environment. Humble is relatively safe and we expect it to continue to benefit from Houston’s rapid growth, similar to other sub-markets bordering the massive city.

Label for photo

Quest Early College High School (Niche: A, GreatSchools: 7/10)

Quest is a highly selective public High school that requires students to take an admissions test in order to matriculate there, as they offer college credtis. Quest scores a 10/10 on college readiness and 9/10 on test scores according to GreatSchools.

Humble Elementary School (Niche: B-, GreatSchools: 5/10)

Quest is a highly selective public High school that requires students to take an admissions test in order to matriculate there, as they offer college credtis. Quest scores a 10/10 on college readiness and 9/10 on test scores according to GreatSchools.

Humble High School (Niche: B-, GreatSchools: 3/10)

Quest is a highly selective public High school that requires students to take an admissions test in order to matriculate there, as they offer college credtis. Quest scores a 10/10 on college readiness and 9/10 on test scores according to GreatSchools.

Westlake Middle School (Niche: N/A, GreatSchools: 5/10)

Quest is a highly selective public High school that requires students to take an admissions test in order to matriculate there, as they offer college credtis. Quest scores a 10/10 on college readiness and 9/10 on test scores according to GreatSchools.

Market Trends

Current Rental Prices

Median rents reflect rental prices over the last 6 months in Humble. Rents have grown 15% in the last 6 months vs the previous 6 months.

$1,800
Median 2 Bed Rent
$2,400
Median 3 Bed Rent
$3,900
Median 4 Bed Rent

Average Home Value

The average home value of Humble is $200,000. Home prices have appreciated by 50% over the last decade versus 20% nationally. We project that the average price of a home in Humble will rise by 40% over the next decade to $280,000, while homes nationally will appreciate by 35%.

Demographic Trends

Population

According to the US Census, Humble’s population has grown 20% over the last 10 years to 15,436 people, while the US has seen population growth of 10%. Humble is projected to grow another 22% over the next decade to 18,000 people, compared to 14% growth nationally.

Average Household Income

According to the Bureau of Labor Statistics, the average household income in Humble is $35,000, up 20% over the last decade, compared to 15% growth in household income nationally. Humble’s household income is expected to growth by 25% over the next decade to $42,000 compared to 5% nationally.

Is Humble, TX right for you?

There’s no doubt that great real estate investment opportunities exist in Humble, TX, though, depending on your goals, Humble may or may not be right for you. Humble is a great market for cash flow, with decent appreciation prospects, and medium level risk, given it’s proximity to Houston but lack of major industry locally. If you’d like to discover the best markets and properties for you, sign up for Awning and get connected with an Awning advisor.

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