Location: Austin-Round Rock-San Marcos, TX | Metro: Austin-Round Rock-San Marcos, TX MSA
Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)
| Unit Size | Monthly FMR |
|---|---|
| Studio | $1,780 |
| 1 Bedroom | $1,890 |
| 2 Bedrooms | $2,240 |
| 3 Bedrooms | $2,830 |
| 4 Bedrooms | $3,320 |
| 5 Bedrooms | $3,851 |
| 6 Bedrooms | $4,313 |
| 7 Bedrooms | $4,658 |
| 8 Bedrooms | $4,891 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $2,240 | $569,181 | 0.39% | F |
| 3BR | $2,830 | $1,293,474 | 0.22% | F |
| 4BR | $3,320 | $1,765,918 | 0.19% | F |
| 5BR | $3,851 | $2,976,777 | 0.13% | F |
U.S. Census Bureau data (2024)
The market in ZIP 78746, West Lake Hills, TX, reflects a dynamic equilibrium between supply and demand. The Fair Market Rent (FMR) for the area stands at $2480 for the fiscal year 2024, while the Zillow Observed Rent Index (ZORI) indicates a market rent of $1,748. This suggests that the actual rental rates are below the benchmark set by HUD, indicating a potential undersupply of rental units relative to demand.
The low price-cut share of 0.1% signals that landlords are generally not needing to reduce their asking rents to attract tenants, which could be due to a competitive rental market where properties are sought after. However, the lack of specific data on days on market (DOM) makes it challenging to definitively conclude the balance between supply and demand.
The median home value in West Lake Hills is $1,694,920, which places it among high-value neighborhoods. This figure underscores the area's appeal as a desirable residential location, likely attracting buyers who can afford premium housing.
A 34.2% renter share in the market implies a significant portion of residents prefer or require rental housing over homeownership. This could indicate long-term housing pressures, as a higher percentage of renters often points to affordability challenges for potential homeowners. It also suggests a steady demand for rental properties, as many individuals and families continue to choose renting over purchasing due to the high median home value.
The interplay between these factors—rental rates, price-cut share, median home value, and renter share—paints a picture of a market where demand for rental housing is strong, but overall, the area remains attractive to those seeking homeownership despite the high costs. Landlords and small-portfolio investors should focus on maintaining competitive rental offerings to capitalize on the steady rental demand, while also considering the broader context of the neighborhood's desirability and high property values.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-08-31). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.