Investor-grade market analytics for Athens, Texas. Data from Zillow ZHVI, FRED, Census ACS, and FEMA NRI. Data through August 2026.
$271,269
-2.3% year-over-year
5.9%
gross annual
-2.3%
base case (Zillow ZHVF)
-2.3% year-over-year
50/100
ModerateNet migration: Top 12% nationally
In-migrants avg $72,543 AGI vs out-migrants $54,498
Opportunity Zone Market
3 ZIP codes in Athens are designated Qualified Opportunity Zones (IRC 1400Z-2), eligible for capital gains tax deferral on qualifying investments. Learn more →
Athens, TX is experiencing a correction with -2.3% year-over-year decline, signaling a buyer's market with softening demand. Affordability remains favorable with a price-to-income ratio of 4.24x, below the national average of 4.8x. Modest net positive migration (+439 returns/year) provides steady demand support. Climate risk is moderate (50/100) with manageable exposure. Rental yield of 5.94% is moderate, offering acceptable cash flow for leveraged investments.
12-month projection (Zillow ZHVF model)
Athens, TX's primary climate exposure is tornadoes (70/100). The composite climate risk score of 50/100 (Moderate) indicates overall risk with manageable exposure that should be factored into investment analysis. Buyers should consider climate-related insurance costs and potential future regulatory changes.
Source: FEMA National Risk Index
Migration flows, ZIP-level neighborhood data, full demographics, price history, and the Market Screener.