Willis, Texas.
Typical home $281,428 (-1.3% in a year), asking rent $1,762 (+2.0%). Houston-The Woodlands-Sugar Land, TX metro.
to buy the typical home at today's mortgage rate — +$677 (+85%) since Jan 2020.
- 1 year
- Down $3,674 -1%
- $285,102$281,428 since Sep 2025
- 5 years
- Up $19,234 +7%
- $262,194$281,428 since Sep 2021
Monthly payment to buy the typical home
Home value × that month's 30-year mortgage rate, 20% down, principal and interest. This is the line households feel: prices and rates compound each other.
- Willis$1,477
- Texas$1,556
- United States$1,922
At the last five years' pace, a typical home here doubles in price every 49 years.
Typical home values in Willis, TX fell 1.3% over the past year — slower than the nation's +1.2%.
Asking rents in Willis, TX rose 2.0% over the past year — slower than the nation's +2.7%.
Owning the typical home in Willis runs $373/mo more than renting one. The gap peaked at $659 in Oct 2022.
That is $2,135 a month against $1,762 rent: a $1,477 mortgage payment, plus $357 property tax and $301 insurance & upkeep.
Owning vs renting — Willis
The owning line is the typical home's monthly payment at that month's rate, plus property tax and insurance & upkeep; the renting line is the typical asking rent; the grey line is the mortgage payment on its own. Same homes, same months, both ways of paying for a roof.
- Owning all in$2,135
- Renting$1,762
- Mortgage only$1,477
Property tax · $357/mo 1.52% of value a year — the ACS 2020-2024 median bill over the median home value for Montgomery County, TX
Insurance & upkeep · $301/mo insurance, maintenance and repairs together, from the BLS Consumer Expenditure Survey — the national figure for mortgaged homeowners, scaled to this market's home value. BLS publishes the three bundled and they cannot be split.
Both are priced off the same month's home value, so they rise with the market. Neither is a quote — a specific home's bill depends on its assessment, its age and its insurer.
Living in Willis, Montgomery County, Texas
Willis is a city of 6,431 people in Montgomery County. Half its households earn more than $68,632 a year and half less, against $97,701 across Montgomery County; 11% of its people live below the poverty line. 61% of its homes are lived in by their owners and 39% are rented. Unemployment in Montgomery County was 4.6% in August 2026, and the county had 3.5% more jobs in 2025 than the year before. The most residents work in schools and health care, then shops.
Written by AI Claude Sonnet 5.5 wrote this on 23 October 2026 from the figures here, a list of nearby places and what it knows. It can be wrong or out of date.
What it’s like
The place. Willis is a small Texas city in Montgomery County, with a fairly young population for its size. Most homes are lived in by their owners, though a good share of households rent, and incomes run well below the county's overall. Winters are mild and brief, summers are hot, and rain falls through much of the year.
Work. Residents work mostly in schools, hospitals and social care, followed by shops, manufacturing, and restaurants, hotels and entertainment. Willis ISD is the largest workplace in town, and PurgeRite Holdings and Kongsberg Automotive are among the other big names. Fewer adults hold a four-year degree than in many places, and most people travel to work rather than working from home.
Things to do. Lake Conroe, a reservoir, is a short drive away and the closest spot for time on the water. A longer drive brings you to Sam Houston National Forest, a large protected area for walking and camping, and to Huntsville State Park, another protected area with trails and a lake. Lake Livingston, a larger reservoir, is also a longer drive away.
Report a mistake
- 2,359households
- 16%of adults have a degree
- 11%below the poverty line
- 24 mintypical commute
- 5%work from home
What residents work in
Employed residents by industry, from the Census survey. Montgomery County had 235,441 jobs in 2025, 3.5% more than the year before (Bureau of Labor Statistics).
Weather through the year
Coldest in January, with highs near 62° and lows near 39°; warmest in August, with highs near 94° and lows near 72°. About 48 inches of rain and melted snow a year.
Average daily high and low, 1991–2020, at the Conroe Montgomery County Airport weather station, 7 miles away (NOAA).
Largest workplaces in Willis
- Willis ISDSchool district1,071FTE
- PurgeRite HoldingsHeating, ventilation and air-conditioning contractors514
- Kongsberg AutomotiveTrays, wire, made from purchased wire167
- Shall Prosper Enterprises143
- JFM InternationalHandle stock, sawed or planed, manufacturing107
- WillisMail and parcel delivery47
- LBFoster Protective Coatings WillisPowder coating metals and metal products for the trade35
- SLP OperationsSkilled nursing facilities22
Staff on average in 2025, as each workplace reported it to OSHA with its injury records: 7 workplaces with 20 or more staff, 1,035 people in all. School districts come from the Common Core of Data (NCES, 2023–24); FTE marks full-time equivalent staff. Not listed: many offices and banks, which need not report to OSHA; military bases, whose staff OPM withholds; and, in about half the states, city and county governments.
Natural hazards
- TornadoesVery high
- LightningRelatively high
- Cold wavesRelatively high
- HurricanesRelatively moderate
- Ice stormsRelatively moderate
- Heat wavesRelatively moderate
FEMA’s National Risk Index (December 2025) rates the risk each natural hazard poses to the people, buildings and farms in Willis’ census tracts, against the rest of the country; all of them together, relatively low. It is meant for planning, not a substitute for a local risk assessment or a flood map: FEMA’s index.
From the U.S. Census Bureau’s 2020 census and its American Community Survey (2020–2024 five-year estimates), and the Bureau of Labor Statistics. A survey, so each figure has a margin of error, and figures it is not sure of are left out. More on Montgomery County and the Houston-The Woodlands-Sugar Land, TX metro.
Willis home values
Zillow measures a city over its municipal boundary. Against the state and national figures, mid-tier homes, smoothed and seasonally adjusted.
- Willis$281,428
- Texas$296,424
- United States$366,157
Sellers are cutting prices on about 1 in 4 Willis listings, and the typical home goes pending in 73 days — the market is cooling.
When this market ran hot
Each cell is that month's year-on-year home-value growth. Read left to right, top row is the latest year — the 2021–22 band is the boom.
Market heat, inside the city limits
Share of listings with a price cut
The early-warning dial: sellers cut when buyers stop reaching. Rising cuts cool a market months before prices notice.
- Willis27.76%
- United States26.90%
Days to pending
How long the typical listing takes to go under contract.
- Willis73
- United States27
Homes for sale
Active for-sale inventory. More supply hands power to buyers.
- Willis372
New listings per month
Sellers arriving at the market.
- Willis61
Median sale price
What buyers actually paid — closed sales, not asking prices.
- Willis$299,867
- United States$371,407
Sale-to-list ratio
Above 100%, homes sell over asking; below, buyers negotiate wins.
- Willis95.53%
Zip codes with a Willis address
A different geography, not a breakdown. The figure above covers the municipality; these zips cover everywhere the Post Office calls Willis — often including townships beyond the city limits. Both come straight from Zillow, and they are not expected to average out.
Zip codes in Willis
| Zip activate to sort by Zip | Place activate to sort by Place | Population sorted descending, activate to sort ascending | Rent activate to sort by Rent | Home value activate to sort by Home value |
|---|---|---|---|---|
| 77318 | Willis | 20,792 | $1,886 | $330,500 |
| 77378 | Willis | 17,629 | $1,738 | $242,648 |