Updated 2026 · Based on median market data for Round Rock, TX
Round Rock sits in the South with a population of 138,000 growing rapidly at 3.1% annually. The median home costs $385,000 while rents average $1,720/mo, producing an estimated cap rate of 2.56%. Cash flow investing here requires creative strategies like BRRRR or value-add approaches.
Round Rock works best for experienced investors with a clear strategy — Section 8, student housing, or deep value-add rehabs. The 2.56% cap rate at median prices is tight, so success depends on buying below market, forcing appreciation through renovation, or accessing above-market rent streams through niche tenant bases.
Target properties priced 15-25% below the $385,000 median — around $308,000 or less. At this price point with $1,720/mo rents, your cap rate improves to roughly 3.8%. Factor in 1.74% property taxes ($6,699/yr), budget 5% of gross rent for maintenance, and underwrite to a 4.8% vacancy rate. On a 20% down conventional loan at 7%, monthly PITI will run approximately $2,706.
Property taxes at 1.74% are notably high — this is a significant drag on NOI that some investors underestimate. Higher price points mean more capital at risk and tighter cash flow margins — ensure you have adequate reserves. Every deal should be evaluated individually using our calculator tools. Median data provides a starting point; actual returns depend on the specific property, financing, and your management approach.
Run the numbers on a specific Round Rock property using our cap rate calculator (pre-filled with Round Rock data). Compare Round Rock against similar markets in the South region. If you're considering a value-add approach, try our BRRRR calculator to model a rehab scenario.