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Cass County, Texas

Single-family vs. condo trends, market pressure signals, and 5-year price history. Source: Redfin.

Median Sale Price
$248,500
+27.1% YoY
Active Inventory
103
Days on Market
158 days
Price Drops
36.9%

Single-Family vs. Condo

Source: Redfin (property-type breakdown)
Single-Family Median
$248,500
+34.7% YoY

Buyer vs. Seller Market Indicators

Latest month — Redfin
Months of Supply
7.9 mo
Buyer market

Inventory ÷ monthly sales. Below 3 = strong seller market; 3-6 balanced; above 6 = buyer market.

Sale-to-List Ratio
100.0%
Bidding-war territory

Median closing price ÷ original list price. Above 100% = homes routinely closing above asking.

% Sold Above List
0%
Buyer-favorable

Share of closed sales priced above asking. The single cleanest read on bidder competition.

What does your sqft target cost in Cass County, Texas?

$161/sqft median (Redfin)
+$0 adj
+$0 adj
optional
Estimated price
$322,861
Above median (+30% vs median)
Region median
$248,500
all homes
Price-tier reverse lookup — what sqft does each price band buy?
$600,000
≈ 3,717 sqft
$1,200,000
≈ 7,434 sqft
$2,000,000
≈ 12,389 sqft
$5,000,000
≈ 30,973 sqft

Estimate = (median $/sqft × your sqft) + bed/bath/lot adjustments. Bed and bath adjustments use Appraisal Institute / Fannie Mae standard rules of thumb (~$15K/extra bedroom, ~$20K/extra bathroom vs. a 3bd/2ba baseline; half-bath = half adj). Lot premium is a $1.50/sqft heuristic beyond a 6,000 sqft baseline — accuracy varies sharply by urban infill vs. acreage market. Quality, condition, year built, and HOA are not modeled here. For a deeper county-level hedonic AVM, see AVM Lite.

Rent + invest vs. buy + own — backtested

15-yr rolling history · S&P 500
Property type:
Upfront capital committed (both paths): $57K = 20% down + 3% closing on a $249K home
BUY + OWN
Median ending wealth $218K $133K real
Net gain on $57K upfront: $161K
Range: $218K → $218K
Wealth = home value (appreciated at 3%/yr) − remaining mortgage − 6% selling cost. Gain = wealth − upfront. Leveraged appreciation on full $249K asset comes from the 20% down.
RENT + INVEST
Median ending portfolio $554K $409K real
Net gain on $195K contributed: $359K
Range: $258K → $1.43M
Same upfront cash + each year's (own − rent) surplus invested in S&P 500 at actual annual returns. Median renter contributed $195K total.
Median wealth delta: $335K in favor of RENT + INVEST
What if you'd started in a recent year? (most-recent 15yr window: 2011–2025)
WindowBuy wealthBuy gainRent wealthRent gainWealth delta
2011–2025$218K$161K$812K$617K$593K rent
2010–2024$218K$161K$829K$634K$610K rent
2009–2023$218K$161K$794K$599K$575K rent
2008–2022$218K$161K$556K$361K$338K rent
2007–2021$218K$161K$720K$526K$502K rent
2006–2020$218K$161K$616K$421K$398K rent
2005–2019$218K$161K$554K$359K$335K rent
2004–2018$218K$161K$456K$262K$238K rent

Educational tool, not investment or real-estate advice. Past performance does not guarantee future results. Backtests use actual annual total returns including dividends from S&P 500 (Damodaran (NYU Stern) annual total return (with dividends), 1957-present.).

Buyer model: 30-yr fixed mortgage, P&I + property tax + insurance + maintenance (1% of value/yr) + HOA. Selling cost = 6%. Investor model: down payment + annual cashflow surplus invested in the chosen index at that calendar year's actual return.

Tax model: pre-tax comparison. Toggle "after-tax mode" to apply MID, SALT, LTCG, and the Sec 121 capital-gains exclusion.

This calculator does not adjust for: PMI (assumed 20%+ down), differential transaction costs by state, lifestyle factors (commute, schools, kids), illiquidity / forced-sale risk, or insurance availability constraints (e.g., FL/CA wildfire). Consult a fiduciary advisor and tax professional before acting on any of this.

Market Pressure Signals

Derived from Redfin trend
Inventory vs. Long-Term Avg
+27.1%
surplus — buyer leverage
DOM vs. 24-Mo Avg
+65.2%
currently 158 days
Long-Term Avg Inventory
81
Long-Term Avg DOM
96 days

Mortgage & Price Stress

State HPI + national delinquency
State HPI YoY
+1.2%
flat — pressure building
State HPI vs. Peak
0.0%
at or near peak peak 2026-01-01
National Mortgage Delinquency
1.89%
benchmark — 2026-01-01 county-grain delinquency requires paid data

State-grain HPI YoY + drawdown from peak is the cleanest free price-stress proxy. The national delinquency rate gives the macro mortgage-stress backdrop. True county-level mortgage delinquency lives in paid datasets (MBA NDS, CoreLogic LP).

Value Ratios

Median home price ÷ county median income
Value / Income
4.6×
stretched
Median Household Income
$54,328
Census ACS B19013

Historically affordable markets sit at 3–4× income; over 5× is stretched, over 6× is severely overvalued. Lower ratios point to bargain opportunities.

Housing Stock & Owners

Census ACS 5-year (B19013, B01003, B25002, B25003, B25034, B25007)
Population
28,582
total residents
Total Housing Units
13,963
all units, occupied + vacant
Vacancy Rate
15.7%
high vacancy
Homeownership Rate
77.5%
of occupied units owner-occupied
Boomer Owners (65+)
30.4%
of homeowner households
Millennial / Gen-X Owners (35-54)
6.5%
of homeowner households
Pre-1949 Housing Stock
9.5%
structures built before 1949

When boomer-owner share is high, expect more inventory hitting the market over the next decade as homes transition. High vacancy + high old-stock often signals deferred-maintenance markets where buyers can negotiate.

Net Migration (IRS Tax Returns)

IRS Statistics of Income — Migration Data
Net Migration
-67
losing people (2022–2023)
Inbound Returns
318
684 people moved in
Outbound Returns
377
751 people moved out
Net Returns
-59
household-filer basis

Top 5 Origins (where movers came from)

  1. Bowie, Texas — 111 returns
  2. Morris, Texas — 68 returns
  3. Miller, Arkansas — 42 returns
  4. Dallas, Texas — 30 returns
  5. Caddo, Louisiana — 23 returns

Top 5 Destinations (where movers went)

  1. Bowie, Texas — 144 returns
  2. Morris, Texas — 65 returns
  3. Miller, Arkansas — 42 returns
  4. Marion, Texas — 39 returns
  5. Gregg, Texas — 35 returns

IRS Statistics of Income tracks county-to-county migration via tax-return change-of-address. Net migration uses the exemption count (a proxy for people, including dependents). True net flow can lag by 1–2 years vs. real-time movements.

Who's Moving In (Census ACS)

Source: Census ACS B07001 (5-year)
Inbound Movers (1 yr)
932
3.3% of pop. — moved here from outside the county
From Other States
302
1.07% of pop. — interstate inbound
From Abroad
15
moved into the county from outside the U.S.
Same House 1 Year Ago
94%
stable residents

Census ACS asks where people lived 1 year ago, so this counts inbound movers but does not show outbound — true net migration would require IRS SOI parsing.

Trends

Up to 5 years of monthly data

Median Sale Price

Trailing 12 months

Active Inventory

Trailing 12 months

Days on Market

Trailing 12 months

Looking for state-level data? See Texas statewide stats →

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