Renting Inside and Outside the Loop: A Houstonian’s Dilemma
Most Houstonians assume that renting inside the 610 Loop means paying big bucks for a trendy ZIP code—cool restaurants, quicker commutes, skyline views, and walkability come at a price, right? But with inflation, rising rents, and the city’s constantly expanding borders, is it still cheaper to ditch Montrose for Magnolia, or Upper Kirby for Katy?
Real estate agent Tirey "Ty" Counts of Apartment World says the real answer depends on more than just raw rent figures. He uses a formula for sizing up apartments at any price point: Divide the rent by the square footage, then subtract what he calls the "neighborhood factor." For areas inside the loop, that magic number is around 70 cents; in the suburbs, it’s closer to 50 cents. The resulting number (typically between 70 and 100) tells you if you’re getting an older apartment or something more updated.
"All I’m trying to do is take the rent per square foot and turn it into a grade we would recognize," Counts says. "Seventy to 80 is a C, 80 to 90 is a B, [and] 90 to 100 is an A. Let’s say you need 1,000 square feet inside the loop, and have a budget of $1,500. We get an 80—that’s a C. What does that mean? Built before Ronald Reagan was president, not a terrible neighborhood, but not great."
If you crave those luxe finishes like granite countertops and stainless steel appliances (hi, bougie living), your rent math changes. Bump that 1,000-square-foot budget up to $1,600 or $1,700, and suddenly you’re in Counts’s B+ or even A range. That often means more modern architecture, a secure apartment complex, a fitness center, and a cooler neighborhood.
What about when you factor in commutes? Well, that ultimately depends on your lifestyle, where your job is located, and how much extra you’re willing to put in, in either dollars or driving time. As Counts puts it, "For every 15 minutes you’re willing to drive west, the rent will drop about $100." But a lot of those savings could vanish in fuel costs, particularly if your job is inside the loop.
Counts has also observed a recent surge in rental prices. This is partly due to a wave of newcomers from out of state who have flocked here for a lower cost of living than on the West and East coasts, pushing demand (and prices) higher—even in the burbs. He notes that while prices overall have stabilized, they aren’t likely to slide back down, so your best bet is pinpointing the compromise that suits you: a bigger apartment but older property, a smaller apartment but a central location, or perhaps a mid-range spot a few miles outside the loop that still shaves time off your commute.
"During the pandemic, rents jumped 20 percent; so people that were paying $1,000 are paying $1,200 now," Counts says. "People became virtual workers and instead of paying $3,000 for a two-bedroom in LA, they could come to Houston and spend $1,400 or $1,500 bucks for a two-bedroom."
That’s why Counts stresses there’s no blanket rule for everyone. Are you single and looking to be near a nightlife hot spot like Washington Avenue or East Downtown? Then spending more on an inner loop spot might beat idling in traffic. On the flip side, if you have a family and want more space or a top-rated public school district, paying lower suburban rent (even if you burn more gas) could still be a better overall deal, especially if it saves you from high private school tuition.
"I feel like everybody picks the neighborhood they want to live in based on their commute and what they can afford," Counts says. And after nearly three decades helping Houstonians lease everything from tiny efficiency studios to sprawling, amenity-loaded units, he’s seen those calculations play out in all kinds of ways.
In the end, the loop vs. the burbs rental debate comes down to what you value most. Whether you choose more space or access to trendy hot spots, Counts’s advice is to compare the total monthly expense—not just rent, but also utilities, gas, parking fees, pet deposits, and all those little "extras" that can creep up on you.
Either way, at least you’re not dealing with sky-high coastal rents (looking at you, New York City). And if you do need professional help, apartment locators like Counts are free for renters in Texas and might help you navigate the city’s complexes.
Inner-Loop Renters
Name: Kevionte Martin
Age: 26
Profession: HR professional
Rent: $1,274/month base rent; $1,310/month (including utility fees)
Job Location: Remote
Size: One-bedroom, about 600 square feet
Neighborhood: Upper Kirby
Martin’s take: "I’ve lived in 20 apartments, and I think the quality of this apartment and the location is very well worth the price."
Name: JaMarian Walker
Age: 27
Profession: Sales
Rent: $1,380–$1,400 (including utilities)
Job Location: Remote
Size: One-bedroom, about 630 square feet
Neighborhood: Afton Oaks
Walker’s take: "We have a lot of gate [and] elevator issues, and I need a bigger space. Other than that, this is a good starter."
Outer-Loop Renters
Name: Daniel Gomez
Age: 23
Profession: Carpenter
Rent: $1,450 total (including electricity); water and other utilities add roughly $150.
Job Location: All over, mostly inside the loop
Size: One-bedroom, about 600 square feet
Neighborhood: Spring
Gomez’s take: "I’d rather live outside of the loop because once you get past the traffic, it’s simpler out here in the suburbs. I feel that my wife and daughter are a lot safer in the suburbs than in the main city."
Name: Johnita Johnson
Age: 58
Profession: Special education teacher
Rent: Roughly $1,000 (with utility fees)
Job Location: Spring Branch
Size: One-bedroom, about 500 square feet
Neighborhood: Magnolia
Johnson’s take: "I was looking for something outside of Houston because it’s so crowded. I don’t mind the commute, and it’s very quiet."
FAQs
Q: How do you factor in commutes when deciding between inner and outer loop rentals?
A: It ultimately depends on your lifestyle, where your job is located, and how much extra you’re willing to put in, in either dollars or driving time.
Q: Are there any general rules of thumb for determining the best neighborhood for you?
A: No, every individual’s situation is different, and what works for one person may not work for another.
Q: What are some tips for finding the right balance between rent, utilities, and other expenses?
A: Count the total monthly expense, including utilities, gas, parking fees, and pet deposits, to ensure you’re getting the best value for your money.
Q: Are there any specific neighborhoods that are particularly popular among renters?
A: Yes, neighborhoods like Upper Kirby, Afton Oaks, and Spring are popular among renters, but it ultimately depends on individual preferences and priorities.
