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City · 6,878 residents · Montgomery County, Texas

Willis , Texas

In Willis, a typical home is worth $124,300 and typical rent is $1,268 a month. Compared with all of Montgomery County, the typical home value is 64% lower, typical household income is 30% lower, and the share of households that own their home is 11 points lower.

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  • Typical home value

    $124,300

    64% below the county

    56% below Texas

    • Willis
    • Montgomery
    • Texas

  • Typical rent

    $1,268a month

    17% below the county

    10% below Texas

    • Willis
    • Montgomery
    • Texas

  • Typical household income

    $68,632a year

    30% below the county

    13% below Texas

    • Willis
    • Montgomery
    • Texas

  • Households that own their home

    61%

    11 points below the county

    2 points below Texas

    • Willis
    • Montgomery
    • Texas

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$281,428
1.3% less than 12 months ago
Typical rent
$1,762 a month
2% more than 12 months ago

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Willis is in Montgomery County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Montgomery County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Willis apart

What this place has that others do not, from public data, most unusual first.

  1. The typical home in Willis is worth $124,300, 64% less than in Montgomery County as a whole ($346,200).

  2. Nearby, in Cleveland, the typical rent is $930: 27% less than in Willis ($1,268).

  3. The typical household income in Willis is $68,632, 30% less than in Montgomery County as a whole ($97,701).

  4. The typical rent in Willis is $1,268 a month, 17% less than in Montgomery County as a whole ($1,532).

  5. 61% of households in Willis own their home, against 72% in Montgomery County.

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Willis

What homes there are in Willis, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

The detached house is still the most common home in Willis, but it weighs less than in Montgomery County: 55% against 68%.

In Willis there are many mobile homes: 23% of homes; in Montgomery County, 12%.

Year built

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

With a mortgage

$1,549 a month

Montgomery County: $2,343 a month

Without a mortgage

$558 a month

Montgomery County: $781 a month

Owners with a mortgage

55%

Montgomery County: 62%

In Willis, 55% of owners have a mortgage, and their typical cost is $1,549 a month, against $2,343 in Montgomery County. Without one it drops to $558.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

Since 2015–2019, home values in Willis moved so little that the Census cannot say whether they rose or fell.

The typical rent in Willis rose 26% since 2015–2019, about the same as in Montgomery County (27%).

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureWillisMontgomery CountyTexasUnited States
Rental vacancy Unreliable estimate7.7%7.7%5.5%
Homeowner vacancy Unreliable estimate0.9%1.1%0.9%
More than one person per room Unreliable estimate3.8%4.8%3.4%
People per household 2.882.752.692.53
Drive alone 82%72%71%69%
Carpool 8%8%10%9%
Public transit Unreliable estimate1%1%3%
Walk or bike Unreliable estimate1%2%3%
Work from home Unreliable estimate16%14%15%
Other means Unreliable estimate2%2%2%
Typical commute Unreliable estimateUnreliable estimate20 to 29 minutes20 to 29 minutes

A household in Willis has 2.88 people on average, about the same as in Montgomery County (2.75).

In Willis, 82% of workers drive alone to work; in Montgomery County, 72%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Willis?

A typical home is within reach of the typical income

We start with a typical home in Willis, worth $124,300, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 16% of the typical household income in Willis, which is $68,632 a year.

The calculator's FHA and conventional loan limits are those of all of Montgomery County.

Your numbers

Local data
$

Starts at the typical home value in Willis. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $4,351 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$1,091

at 7.18% · 30 years

Loan amount
$122,048
Total interest
$175,599
Paid off in
November 2056

Includes $2,099 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,601 a month

    Your payment · 19%

  • Tight

    $1,601 to $2,059 a month

  • Hard

    more than $2,059 a month

Compared with the typical household income in Willis ($68,632 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,091
Principal & interest$827
Property tax$157
Home insurance$52
FHA mortgage insurance (MIP)$55

You need at least $4,351 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Willis and Montgomery County

Willis is in Montgomery County, Texas. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Willis's own numbers

Typical home value
$124,300
Typical monthly rent
$1,268
Typical yearly household income
$68,632
Households that own their home
61%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Montgomery County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,497
Price change over 5 years (FHFA)
+54%
Homes in a high flood-risk zone
3.6%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Montgomery County.

Everything about Montgomery County

Buying

Buying a home in Willis

A typical home in Willis is worth $124,300: 64% below the county and 56% below Texas. With the typical household income in Willis ($68,632 a year), a typical home costs 1.8 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Willis 1.8 years
  • Montgomery 3.5 years
  • Texas 3.6 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Montgomery County

According to FHFA’s house price index, home prices in Montgomery County rose 84% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Montgomery County.

Period County Texas U.S.
Last year (2025) +2.2% +0.8% +2.9%
5 years (2020–2025) +54% +44% +47%
10 years (2015–2025) +84% +88% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Willis next to Montgomery County, Texas and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Willis $124,300
  • Montgomery $346,200
  • Texas $283,800
  • United States $332,700
Typical monthly rent
  • Willis $1,268
  • Montgomery $1,532
  • Texas $1,403
  • United States $1,413
Typical yearly household income
  • Willis $68,632
  • Montgomery $97,701
  • Texas $78,476
  • United States $80,734
See the full table
Willis next to Montgomery County and Texas
Measure Willis Montgomery County Texas U.S.
Typical home value $124,300 $346,200 $283,800 $332,700
Typical monthly rent $1,268 $1,532 $1,403 $1,413
Typical yearly household income $68,632 $97,701 $78,476 $80,734
Households that own their home 61% 72% 63% 65%
Typical yearly property tax $1,997 $5,268 $4,232 $3,119
Renters with high rent for their income 64% 47% 52% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Montgomery County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Willis

For a typical $124,300 home in Willis, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, an example home insurance and mortgage insurance when it applies. It leaves out property tax because the Census Bureau doesn't publish Willis's rate.

  • FHA, 3.5% down $934a month

    Least cash to close
    Down payment
    $4,351
    Cash to close
    $8,080
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $55

  • Conventional, 5% down $911a month

    Down payment
    $6,215
    Cash to close
    $9,944
    Rate
    7.18%
    Mortgage insurance
    PMI · $59

  • Conventional, 20% down, no PMI $725a month

    Down payment
    $24,860
    Cash to close
    $28,589
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $840a month

    Down payment
    $18,645
    Cash to close
    $22,374
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Willis and for Montgomery County.

Property tax

Data not available for this place

What Texas publishes School-district homestead exemption (Texas Comptroller of Public Accounts)

Exemptions and deadlines in Texas

Flood risk in Montgomery County

FEMA does not publish these numbers by city: they are for all of Montgomery County.

Homes in the high-risk zone
3.6%
7,208
Of those, with NFIP insurance
36%
County Texas U.S.
Homes in the high-risk zone 3.6% 4.1% 3.5%
Of those, with NFIP insurance 36% 48% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Willis

Typical rent in Willis is $1,268 a month: 17% below the county. In Willis, 64% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Montgomery County, by unit size. To pay the 2-bedroom one ($1,497 a month) without spending more than 30% of your income, you would need to earn $28.79 an hour working full time.

HUD fair market rent for all of Montgomery County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $1,233 $23.71 $49,320
1 bedroom $1,261 $24.25 $50,440
2 bedrooms $1,497 $28.79 $59,880
3 bedrooms $2,017 $38.79 $80,680
4 bedrooms $2,502 $48.12 $100,080

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Willis

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Willis has 2 ZIP codes with their own.

For 2 bedrooms it runs from $1,470 in 77318 to $1,540 in 77378.

1 of the 2 is above the fair market rent for Montgomery County ($1,497).

  • 77318 $1,470$1,980
  • 77378 $1,540$2,060

2 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Willis when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Willis

HUD lists 3 buildings with rents for lower incomes in Willis. These are the largest.

  • Cricket Hollow Apts 9700 Fm 1097 Rd W, Willis 77318 176 homes, 150 low-income · In service since 2005
  • Willis Rental Apts 207 E Watson St, Willis 77378 24 low-income homes · 2 bd: 24 · In service since 1995
  • Willis South Apts 205 E Watson St, Willis 77378 24 low-income homes · 1 bd: 8 · 2 bd: 16 · In service since 1995

See all 42 buildings in Montgomery County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Willis

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

We found no HUD-approved agencies with an office in Montgomery County. The nearest ones are below; many serve by phone or online.

An older woman smiles in front of her apartment building.

HUD counseling is free or low-cost

Assistance programs in Willis

No down payment, repair or rent-help program on our list is for Willis or Montgomery County. The ones below are statewide in Texas: they work in Willis the same as in the rest of the state.

Which programs do I qualify for? All programs in Texas

  • My First Texas Home

    Statewide in Texas

    Texas state program for first-time buyers: a 30-year mortgage with down payment assistance. Offered by Texas Department of Housing and Community Affairs (TDHCA).

    DeferredForgivable

    See the program Official page

  • My Choice Texas Home

    Statewide in Texas

    Texas state program with down payment assistance for any buyer, not only first-time buyers. Offered by Texas Department of Housing and Community Affairs (TDHCA).

    DeferredForgivable

    See the program Official page

  • Texas Mortgage Credit Certificate (MCC)

    Statewide in Texas

    Limited funds remain, per the source

    Texas state certificate that turns part of your mortgage interest into a credit on your federal tax return. Offered by Texas Department of Housing and Community Affairs (TDHCA).

    Tax credit

    See the program Official page

Housing counselors near Willis

The HUD-approved agencies closest to the center of Willis, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • NSC (naca Counseling Subsidiary) - Houston, TX

    14425 Torrey Chase Blvd Ste 200, Houston · 31 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 5 more
    (713) 706-3400

  • Nid-Hca Dightman

    113 N Avenue H, Humble · 33 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 8 more
    (281) 895-0563

  • Avenue Community Development Corporation

    3517 Irvington Blvd, Houston · 45 miles away · Spanish

    • Mortgage delinquency and default
    • Home improvement and repairs
    • and 3 more
    (713) 864-9099

All counseling agencies in Texas

Help in Spanish near Willis

3 of the 3 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Willis

HUD’s record names them for Willis or Montgomery County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

  • Housing Authority of Montgomery County Section 8 vouchers (936) 539-4984

All housing agencies in Texas Source: HUD

Cities

Other cities in Montgomery County

These cities are also in Montgomery County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Montgomery County Housing in Texas

Nearby cities

The cities closest to Willis, with the typical home value.

Neighboring counties

If Montgomery County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Willis.

All guides
Three women of one family talk as they cook vegetables in the kitchen.

Questions

Housing questions about Willis

Short answers with the numbers for Willis and all of Montgomery County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Willis?

The typical home value in Willis is $124,300, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Montgomery County it is $346,200.

How much does it cost to rent in Willis?

Typical rent in Willis is $1,268 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Montgomery County is $1,497.

What is the FHA loan limit in Willis?

Willis uses the FHA limit for all of Montgomery County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.

How much property tax do owners pay in Willis?

The typical homeowner in Willis pays $1,997 a year, according to the U.S. Census Bureau. That is Data not available for this place of the home’s value; in Montgomery County, the rate is 1.52%.

Where can I find free help to buy or rent in Willis?

We found no HUD-approved counseling agencies with an office in Montgomery County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).