ZIP 77316 vs ZIP 77384

77316 is one of 22 ZIP codes that lie mostly in Montgomery County, TX — 96% of its own area is in the county.

Shaded by typical home value, it ranks 4 of the 22 with a value.

7 school locations in 77316: 3 elementary, 3 middle, 1 high.

In alphabetical order: GORDON-REED EL, KEENAN EL, LAKE CREEK H S, LONE STAR EL, and more on the ZIP page. Locations only — no ratings are shown here.

77384 is one of 22 ZIP codes that lie mostly in Montgomery County, TX.

Shaded by typical home value, it ranks 5 of the 22 with a value.

4 school locations in 77384: 2 middle, 2 high.

In alphabetical order: COLLEGE PARK H S, FOUNDERS CLASSICAL ACADEMY - CONROE, ISCHOOL HIGH AT THE WOODLANDS, QUEST COLLEGIATE ACADEMY - SHENANDOAH. Locations only — no ratings are shown here.

In January 2000 the typical home in 77316 was worth $160,306.

Values peaked at $428,605 in November 2024. The latest reading is −3.2% from that peak.

As of August 2026: $414,935, −2.4% over twelve months.

Start with the typical home: $414,935. Put 20% down and borrow $331,948 at 7.40%, the 30-year fixed average as of October 8, 2026.

That is $2,298 a month in principal and interest.

The median household here earns $129,418 a year, $10,785 a month. So the payment takes 21.3% of income — rated “affordable” (Lotvox ZIP bands: under 28% affordable · 28–36% stretched · 36%+ severe).

The line holds today's rate fixed and moves only the price: at that rate, the same share was 8.2% in 2000.

Take the typical home's price each month, borrow 80% at that month's actual 30-year average rate: in January 2000 (8.21%) the payment was $960.

In December 2020, with rates at 2.68%, it was $1,018.

By August 2026, at 6.67%, it was $2,135 — +110% since December 2020, while the home's value moved +32%.

Reported values rose +159% since January 2000.

General prices (CPI-U) rose +97% over the same span.

Divide one by the other: in August 2026 dollars, the 2000 home was worth $316,380. So the real change is +31%, not +159%.

77316: +159% since January 2000.

Montgomery County: +135% since January 2000.

Texas: +160% since January 2000 — 77316 ran behind it by 2 points.

Against 1,763 Texas ZIP codes, 77316 sits at the 66th percentile for affordability (price vs local income).

22nd for appreciation (recent value growth); 50th for rental yield (rent vs price).

Owning the typical home costs about $2,713 a month once taxes and insurance (estimated at 1.2% of price a year) are added. Renting runs about $1,844 a month.

Price divided by a year's rent: 18.8. Lotvox reads under 15 as favoring buying and 20 or more as favoring renting.

In January 2000 the typical home in 77384 was worth $186,276.

Values peaked at $415,867 in June 2025. The latest reading is −2.3% from that peak.

As of August 2026: $406,296, −2.0% over twelve months.

Start with the typical home: $406,296. Put 20% down and borrow $325,037 at 7.40%, the 30-year fixed average as of October 8, 2026.

That is $2,250 a month in principal and interest.

The median household here earns $103,745 a year, $8,645 a month. So the payment takes 26.0% of income — rated “affordable” (Lotvox ZIP bands: under 28% affordable · 28–36% stretched · 36%+ severe).

The line holds today's rate fixed and moves only the price: at that rate, the same share was 11.9% in 2000.

Take the typical home's price each month, borrow 80% at that month's actual 30-year average rate: in January 2000 (8.21%) the payment was $1,115.

In December 2020, with rates at 2.68%, it was $1,013.

By August 2026, at 6.67%, it was $2,090 — +106% since December 2020, while the home's value moved +30%.

Reported values rose +118% since January 2000.

General prices (CPI-U) rose +97% over the same span.

Divide one by the other: in August 2026 dollars, the 2000 home was worth $367,635. So the real change is +11%, not +118%.

77384: +118% since January 2000.

Montgomery County: +135% since January 2000.

Texas: +160% since January 2000 — 77384 ran behind it by 42 points.

Against 1,763 Texas ZIP codes, 77384 sits at the 38th percentile for affordability (price vs local income).

28th for appreciation (recent value growth); 27th for rental yield (rent vs price).

Owning the typical home costs about $2,657 a month once taxes and insurance (estimated at 1.2% of price a year) are added. Renting runs about $1,576 a month.

Price divided by a year's rent: 21.5. Lotvox reads under 15 as favoring buying and 20 or more as favoring renting.

Picture the Listings Flow Ladder as a basin: new listings pour in from the faucet, the homes for sale are the water, and closed sales run out the drain. Coming in — new listings: about 206 a month (Redfin, 3-month rolling data through August 2026). That is 251% of the 2015–2019 level for the same months.

On the shelf — homes for sale at the end of the period: 879. That is 304% of the 2015–2019 level for the same months.

Going out — closed sales: about 155 a month. That is 249% of the 2015–2019 level for the same months. The drain is drawn 25% narrower: the share of homes for sale that sell each month is 75% of its 2015–2019 level.

The ladder: homes for sale ÷ monthly sales = 5.7 months of supply — inside the 4–6 month balanced range. In the basin, that is the water level against the shaded balanced band.

The net reading: about 51 more homes came on than sold each month, so inventory is growing. The basin is filling.

Homes sold: about 155 a month in August 2026 (Redfin).

The 2015–2019 level for the same month was 59 — so sales ran at 263% of it, and below it in 0 of the last 24 months.

Across Montgomery County, builders pulled permits for 13,614 new homes in 2025.

Of those, 85% were in 1-unit buildings (the Census Bureau's category for detached and attached single homes).

Picture the Listings Flow Ladder as a basin: new listings pour in from the faucet, the homes for sale are the water, and closed sales run out the drain. Coming in — new listings: about 50 a month (Redfin, 3-month rolling data through August 2026). That is 98% of the 2015–2019 level for the same months.

On the shelf — homes for sale at the end of the period: 151. That is 86% of the 2015–2019 level for the same months.

Going out — closed sales: about 46 a month. That is 109% of the 2015–2019 level for the same months.

The ladder: homes for sale ÷ monthly sales = 3.3 months of supply — below the 4–6 month range Lotvox treats as balanced. In the basin, that is the water level against the shaded balanced band.

The net reading: about 3 more homes came on than sold each month, so inventory is growing. The basin is filling.

Homes sold: about 46 a month in August 2026 (Redfin).

The 2015–2019 level for the same month was 36 — so sales ran at 128% of it, and below it in 6 of the last 24 months.

Across Montgomery County, builders pulled permits for 13,614 new homes in 2025.

Of those, 85% were in 1-unit buildings (the Census Bureau's category for detached and attached single homes).

This ZIP sits in Montgomery County. IRS tax returns for 2022-2023: among the ten counties sending the most households, 16,086 moved in. Among the ten receiving the most, 10,597 moved out.

Net across those counties: +5,489 households. Beside it, homes for sale in this ZIP: 879 in June 2026.

Most arrivals came from Harris, TX (12,733 households); most departures went to Harris, TX (7,410).

This ZIP sits in Montgomery County. IRS tax returns for 2022-2023: among the ten counties sending the most households, 16,086 moved in. Among the ten receiving the most, 10,597 moved out.

Net across those counties: +5,489 households. Beside it, homes for sale in this ZIP: 151 in June 2026.

Most arrivals came from Harris, TX (12,733 households); most departures went to Harris, TX (7,410).