How does Regency at the Villas compare with Conroe and Texas?

Regency at the Villas in Conroe, Texas is about 4% above Conroe and in line with Texas. It has a gross yield of 4.6%, a Red Flag score of 76, walkability of 29, and education in the 86th percentile.

What are the key numbers for Regency at the Villas in Conroe, Texas?

Regency at the Villas in Conroe, Texas combines a gross yield of 4.6% with prices about 4% above Conroe and in line with Texas. Prices declined 3.4% over the past year, while the Red Flag score is 76 and walkability is 29.

Neighborhood

Regency at the Villas

Conroe, Texas US

Regency at the Villas in Conroe, Texas has a moderate yield profile with pricing about 4% above Conroe and in line with Texas, plus a gross yield of 4.6%. Prices fell 3.4% over the past year. The neighborhood has a Red Flag score of 76, walkability of 29, and education in the 86th percentile, pairing stronger school-test positioning with weaker walkability and a relatively elevated risk score.

AI Summary•Updated May 2026

Area

2.11 mi²

ZIP Code

77384

County

Montgomery County

State

Texas

Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesWashU ACAG — satellite PM2.5EPA FRS / BTS — hazard screeningUS Census ACS / TIGER 2024

Verified Price · Median Sale

$404,880

YoY-3.4%

Gross Rental Yield

4.5%

Listed rent · ZORI annualized

Red Flag Index

High

76 / 100

Walkability Score

Car-Dependent

OpenStreetMap POI density · national percentile

Education Score

86 / 100

Excellent · better than 86% of U.S. districts

Pre-pandemic SEDA (2018/19) · district proxy

AI Score

Fair

DistrictScore attractiveness · national model

Regency at the Villas Property Prices & Rental Yield

Verified Redfin sale data and Zillow ZORI asking rent for Regency at the Villas, Conroe.

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Market Economics Snapshot

May 2026

Metric	Value	YoY
Median Sale Price	$404,880	-3.4%
Price / Sq Ft (Verified)	$172/sqft	-3.7%
Asking Rent (Median)	$1,535/mo	-2.4%
Gross Rental Yield	4.5%	—
Liquidity Score	35 / 100	Moderate
Homes Sold (Period)	118	-4.1%

Is Regency at the Villas Safe? Natural-Hazard Risk

FEMA National Risk Index composite across eight hazards, plus inherited Texas crime context.

Red Flag Breakdown

76 / 100

High Risk

Composite is weighted by expected impact — frequent low-damage hazards (hail, wind) weigh less than flood or wildfire.

Hurricane100Very High

Tornado100Very High

Flood80Very High

Heat80Very High

Strong Wind80Very High

Hail80Very High

Wildfire60High

Earthquake40Moderate

8/8 hazards scored · FEMA NRI v1.20

Crime (state-level): Texas averaged 24.3 crimes and 3.9 violent per 1,000 residents (-6.2% YoY) in 2024(FBI UCR). Compare the state to the country, not states as a ranking — full Safety & Crime data lives on the state page.

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Tract-level hazard heatmap & parcel detail with Pro

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See all eight FEMA hazard scores — free with a DistrictScore account.

What Stands Out AI Insight

Active transaction volume — 118 homes sold last period

Hurricane risk is Very High (100/100)

Tornado risk is Very High (100/100)

Insights are generated from Regency at the Villas's live DistrictScore metrics.

Regency at the Villas Environment & Safety

Satellite PM2.5 air-quality history, FBI UCR crime trend (Texas-level, the finest official aggregation), EPA radon potential and point-source hazard screening.

Air Quality — PM2.5

2015–2024

6.9 µg/m³ Meets EPA, above WHO guideline+22.1% since 2015

EPA 9WHO 5

20152024

Annual mean fine-particle (PM2.5) concentration at the Regency at the Villas centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 78% of U.S. neighborhoods.

Texas Crime Trend

FBI UCR

20132024

All crimes / 1k

Violent / 1k

Year	Crimes / 1k	Violent / 1k	YoY
2024	24.3	3.9	-6.2%
2023	26.4	4.1	-1.7%
2022	27.4	4.4	+6.3%
2021	26.3	4.5	-1.8%
2020	26.9	4.5	-3.6%
2019	28.3	4.2	—

Reported at the state level — the finest official US crime aggregation; Regency at the Villas inherits the Texas figures.

Radon Potential

EPA

Zone 3

Zone 3 — Lowest potential · Regency at the Villas

EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.

Environmental Hazards

EPA / BTS

Industrial odor4 nearbyVery High

Point-source screening near Regency at the Villas: EPA Superfund National Priorities List & Facility Registry (2026), BTS aviation noise (2020, 24-hour average level). Superfund shows distance to the nearest listed site; odor shows detected sources within the screening radius. Only detected sources are listed; the bar shows severity vs. all U.S. neighborhoods.

Walkability & Amenities in Regency at the Villas

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

29

Car-Dependent

Walkability Score

6

Grocery

8

Dining

3

Schools

0

Universities

1

Hospitals

2

Pharmacies

13

Parks

0

Rail Transit

0

Coworking

POI counts are amenities within Regency at the Villas's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.

Regency at the Villas vs Conroe vs Texas

How Regency at the Villas benchmarks against its city and state medians.

Benchmark vs City & State

Across Regency at the Villas, the median sale price sits about 4% above the median for Conroe neighborhoods and in line with the statewide median. Gross rental yield is 4.6%, against 4.9% for Conroe neighborhoods and 5.4% statewide. Over the past 12 months, prices fell 3.4%. Transaction liquidity sits below the median for Conroe neighborhoods and below the statewide median.

Area	Median / Sq Ft	Gross Yield	Liquidity
Regency at the Villas	$171/sqft	4.6%	35
Conroe	$165/sqft	4.9%	46
Texas	$169/sqft	5.4%	39

Unlock the Regency at the Villas benchmark

Compare Regency at the Villas against Conroe and Texas medians — free with a DistrictScore account.

Buying Property in the US as a Foreigner

Federal & Texas tax facts for non-resident buyers, plus the latest local market news.

Buying as a Foreigner

US Tax & Ownership

Applies to everyone7

Capital Gains (Federal)

Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).

Property Tax

Property tax: ~1.25% average effective rate (statewide average; set and collected locally).

State Income Tax

No state income tax — rental income is not taxed at the state level.

State Capital Gains

No state capital gains tax.

Transfer Tax

Real estate transfer tax: none statewide (local tax may apply).

Assessment Cap

Homestead assessed value capped at +10%/yr (20% for some non-homestead property, through 2026).

Mansion Tax / Rent Control

No statewide mansion tax or statewide rent control.

US citizens & tax residents8

Primary-Home Exclusion

Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.

1031 Like-Kind Exchange

A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.

Depreciation Recapture

Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).

Mortgage Interest Deduction

Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).

Opportunity Zones

Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.

Rental Income (Resident)

Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.

Homestead Exemption

Homestead: unlimited protection from most creditors (acreage-limited) and a large school-tax exemption.

Senior & Veteran Exemptions

Full property-tax exemption for 100%-disabled veterans; a school-tax freeze for seniors aged 65+.

Foreign buyers (non-residents)6

FIRPTA (Foreign Sellers)

FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.

Non-Resident Capital Gains

Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.

Non-Resident Rental Tax

Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).

Estate Tax (Non-Resident)

Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.

ITIN Requirement

Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.

Foreign Ownership Restrictions

SB 17 (Sept 2025) bars buyers tied to China, Russia, Iran, or North Korea from acquiring any real property. Verify first.

Talk to a US real-estate tax advisor

FIRPTA, ITIN & Texas property-tax guidance for foreign buyers

Latest Conroe Real-Estate News

New Fed chairman may leave mortgage rates mostly unchanged

Guaranteed Rate • Jun 18, 2026

Household real estate wealth hits record $48.7 trillion

Eye On Housing • Jun 18, 2026

U.S. commercial property prices hit record as deal patterns shift

Altus Group • Jun 18, 2026

Regency at the Villas Real Estate FAQ

Regency at the Villas in Conroe, Texas shows a moderate income profile with a gross yield of 4.6%. Pricing is about 4% above Conroe and in line with Texas, while prices fell 3.4% over the past year. The Red Flag score is 76.

Neighborhoods near Regency at the Villas

Compare Regency at the Villas with nearby neighborhoods in Conroe.

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