Irving 4plexes: Live in One Unit, Rent the Other Three in Irving
Four units, one owner, three rents: that is the house hack this page applies to Irving. Before any property tour in Irving, it helps to know that Irving counts about 257,076 residents, that households in Irving earn a median of $84,849, and that the typical home value in Irving is $337,610. What follows uses those three Irving facts to explain the purchase, the loans, and the landlord life that comes with owning in Irving.
Stats snapshot: Irving, Texas
The three numbers that open the table below — about 257,076 residents in Irving, median household income of $84,849 in Irving, and a typical home value of $337,610 in Irving — describe the housing market of Irving in miniature. A fourplex buyer in Irving should treat those Irving figures as context for individual properties in Irving, not as substitutes for a specific building's rents and expenses in Irving.
| Measure | Irving | Austin (state capital) |
|---|---|---|
| Population, July 1, 2025 (Census Vintage 2025) | 257,076 | 1,002,632 |
| Median household income (ACS 2024 1-year, B19013) | $84,849 | $90,430 |
| Households earning under $50,000 | 27.5% | 25.0% |
| Households earning $50,000 to $99,999 | 29.6% | 29.2% |
| Households earning $100,000 to $199,999 | 29.4% | 26.3% |
| Households earning $200,000 or more | 13.4% | 19.5% |
| Median gross rent (ACS 2024 1-year, B25064) | $1,734 a month | $1,770 a month |
| Median earnings, workers 16+ (ACS 2024 1-year, B20017) | $45,937 | $60,226 |
| Typical home value (Zillow ZHVI, September 2026) | $337,610 | $491,960 |
Income distribution in Irving shapes the tenant pool in Irving. Here in Irving, 57.1% of households earn under $100,000 and 13.4% earn $200,000 or more, with the largest group in Irving (29.6%) in the $50,000 to $99,999 bracket. Median individual earnings in Irving are $45,937, against a household median of $84,849 in Irving — the gap between those two Irving figures reflects how many households in Irving pool two incomes.
Loan help for a Irving buyer
Six loan types are compared on the Loan Types page for a Irving buyer, and four of them realistically apply to a fourplex purchase in Irving: FHA, VA, conventional, and the two GSE affordable programs for Irving. FHA needs as little as 3.5% down on a 1-4 unit primary residence in Irving; conventional needs as little as 5% down on a 2-4 unit primary residence in Irving; VA typically needs no down payment for eligible veterans buying in Irving.
For a Irving fourplex, the programs that fit a Irving buyer are FHA at 3.5% down in Irving, conventional at 5% down on an owner-occupied 2-4 unit property in Irving, VA with typically no down payment for eligible veterans buying in Irving, and HomeReady and Home Possible at 5% down for buyers in Irving at or below 80% of area median income for Irving.
Do not budget a Irving purchase around help that cannot apply in Irving: USDA does not cover fourplexes in Irving at all, and many state and local assistance programs require a single-family, one-unit home in Irving, so neither fits a four-unit purchase in Irving unless the program's own rules for Irving say otherwise.
With 57.1% of households in Irving earning under $100,000, the income-capped programs for Irving are worth checking early for a Irving buyer. HomeReady and Home Possible for Irving both limit qualifying income to 80% of the area median income for Irving, and both permit a Irving buyer 5% down on a 2-4 unit owner-occupied purchase in Irving. The cap for Irving is set by area, so a buyer in Irving should confirm the area figure for the property's location in Irving rather than guessing from the city median income in Irving of $84,849.
Start with the Loan Types page for the full comparison for a Irving purchase, then confirm your situation with a lender.
Living in Irving
The image above captures The Mustangs at Las Colinas, a large equestrian sculpture in Irving. in Irving. A fourplex owner in Irving is buying into that daily life in Irving as well as into rental income in Irving, which is why location inside Irving matters as much as the building itself in Irving.
What does the owner in Irving actually gain? The three rents in Irving reduce the out-of-pocket housing cost in Irving, sometimes to a fraction of what a single-family mortgage in Irving would run. In Irving, that gain depends on the building's real rents in Irving against its price in Irving, not on the city medians for Irving — a median gross rent in Irving of $1,734 a month is a starting reference for Irving, not a promise for any one property in Irving.
Sources: U.S. Census Bureau, American Community Survey 2024 1-year estimates (tables B19001, B19013, B25064, B20017); Census Vintage 2025 population estimates, July 1, 2025; Zillow Research ZHVI, September 2026. Typical home value is the Zillow ZHVI modeled typical value, not a median sale price.