Inside BSW Temple: Why 31 Residency Programs Mean Endless Rental Demand
640 beds. 8,800+ employees. 47 new GME trainees every March. The largest employer in Bell County generates a tenant pipeline that never stops cycling. Here is the data-driven breakdown investors actually need.
Why Is There So Much Rental Demand Near Baylor Scott & White Temple?
Baylor Scott & White Medical Center—Temple is a 640-bed Level I Trauma Center and the largest employer in Bell County with 8,800+ employees across its Temple campus. The hospital runs 21 ACGME-accredited residency programs and 10+ fellowship programs in partnership with Baylor College of Medicine, cycling roughly 47 new Graduate Medical Education trainees into the Temple housing market every July. Combined with 13-week travel nurse contracts, locum tenens physician assignments, and steady allied health hiring, BSW creates four distinct tenant streams that keep the rental pipeline active 12 months a year. Properties within a 10-minute commute of the main campus at 2401 S. 31st Street command the highest rents and lowest vacancy in the Temple market.
- 640-bed teaching hospital — only Level I Trauma Center between Dallas and Austin, anchoring consistent medical employment
- 21 residency + 10+ fellowship programs via Baylor College of Medicine partnership, generating ~47 new GME trainees annually
- 8,800+ employees on the Temple campus with 500+ open positions at any given time, plus ancillary staffing agencies
- Mid-term rental rates of $2,400–$2,800/mo for furnished 3BR homes within the 10-minute BSW commute radius
- LTR vacancy under 4% in the 76502 zip code, driven primarily by healthcare and military demand
- New 45-bed rehab hospital opened January 2026 (BSW + Select Medical joint venture), adding staffing demand to an already tight market
How Big Is Baylor Scott & White's Footprint in Temple TX?
When investors evaluate a rental market, the first question is always about the employer base. In Temple, that answer starts and ends with one name: Baylor Scott & White Health. As the largest not-for-profit healthcare system in the state of Texas and the single largest employer in Bell County, BSW's Temple campus anchors the regional economy with a depth that most mid-sized Texas markets simply cannot match.
BSW Medical Center — Temple (Main Campus) at 2401 South 31st Street is the flagship: a 640-bed teaching and research hospital that operates as the only ACS-verified Level I Trauma Center between Dallas and Austin. That designation means 24/7 surgical coverage across every specialty, which in turn means round-the-clock staffing needs that never go seasonal.
But the main hospital is only part of the story. The BSW Temple footprint includes BSW Hillcrest (100 Hillcrest Medical Blvd), an expanding network of specialty clinics, and a brand-new 45-bed inpatient rehabilitation hospital at 725 Marlandwood Road—a joint venture with Select Medical that opened in January 2026. That rehab facility alone requires its own dedicated staff of physical therapists, occupational therapists, speech pathologists, and nursing teams.
Add to that the Olin E. Teague Veterans Medical Center (VA) at 1901 Veterans Memorial Drive—a 189-bed federal facility with affiliation agreements with BSW and Texas A&M College of Medicine—and you have a medical employment corridor that employs over 12,000 healthcare workers within a 3-mile radius. The VA alone serves 252,000+ veterans across 39 Central Texas counties.
Investor Signal: BSW Health currently lists 500+ open positions on its Temple jobs portal at any given time. When a hospital that size cannot fill roles fast enough with permanent hires, it turns to travel contracts and locum tenens—both of which create furnished rental demand. That structural staffing gap is the engine behind Temple's mid-term rental market.
The Temple Health & Bioscience District is actively working to put the Temple "healthcare ecosystem" on the national map, with a 2026 branding initiative targeting physician recruitment and biotech expansion. BSW celebrated its 125th year in Temple in 2025, and the system shows no signs of contracting. For rental investors, this matters: BSW is not a startup that might relocate. It is a 125-year-old institution physically embedded in the city's infrastructure. The jobs are not leaving.
Who Are the Medical Tenants Renting in Temple TX?
Not all medical tenants are created equal. Each tenant type has different lease lengths, rent tolerance, furnishing expectations, and seasonal patterns. Investors who understand these profiles can tailor their properties—and their marketing—to capture the highest-paying segments.
The PGY-1 Resident
Residency Trainee / 12-Month LeaseFirst-year residents match to BSW Temple through the National Resident Matching Program (NRMP). Match Day 2026 was March 16th, meaning most new residents learned where they would train in mid-March and need housing by late June. They arrive in waves: July 1 is the universal start date for PGY-1s across the country.
These tenants typically want unfurnished units, sign 12-month leases, and prioritize proximity to the hospital over luxury finishes. Many are moving from out of state with no local connections. They are reliable payers—stipends come directly from the institution—but they are also cost-conscious.
The Travel Nurse
13-Week Contract / Furnished MTRBSW Temple maintains standing contracts with multiple travel nursing agencies. These assignments typically run 13 weeks, with many nurses extending to 26 weeks if the unit is good. Travel nurses receive a tax-free housing stipend (typically $2,200–$2,800/month in the Temple market) and strongly prefer turnkey furnished rentals where they can show up with a suitcase.
This is the tenant segment that drives the mid-term rental premium. They pay more per month than long-term tenants, but the trade-off is vacancy between contracts. At 80% occupancy, the math still works.
The Locum Tenens Physician
Short-Term / Premium RateWhen BSW needs temporary coverage for a physician on leave, sabbatical, or during a recruitment gap, they bring in locum tenens doctors. These are high-income professionals (often earning $200K+ annualized) who expect premium accommodations—updated kitchens, dedicated workspace, fast WiFi, and quiet neighborhoods. They pay the highest per-night rates in the Temple market.
Locum assignments can range from 2 weeks to 6 months. The key for investors: these tenants are often placed by agencies that handle payment directly, reducing default risk to near zero.
The Allied Health Professional
Permanent Hire / Long-Term RenterRadiology techs, surgical techs, respiratory therapists, lab scientists, medical coders, and administrative staff make up the bulk of BSW's 8,800+ Temple headcount. Many of these professionals rent long-term rather than buy, particularly those early in their careers or those who relocated for a specific role.
Allied health tenants are the backbone of the LTR market near BSW. They sign 12-month leases, don't require furnished units, and provide the steady cash flow that anchors your investment while you pursue MTR upside.
What Rents Can Investors Expect Near BSW Temple?
Rental rates near BSW Temple vary significantly based on two factors: distance from the main campus and whether the property is furnished for mid-term tenants. The "10-minute rule" is real—properties within a 10-minute drive of 2401 S. 31st Street consistently command a rent premium because medical professionals working 12-hour shifts and overnight call rotations will not tolerate a 25-minute commute.
Interior staging matters significantly for MTR properties. Travel nurses and locum physicians compare your listing against hotel alternatives. A kitchen with quartz countertops, stainless appliances, and well-stocked cookware signals professionalism. It is the difference between a $2,200 listing that sits and a $2,600 listing that books within days on Furnished Finder.
The table below breaks down current rent expectations across property types and rental strategies for properties within the BSW 10-minute commute zone.
| Property Type | LTR Rent/Mo | MTR Rent/Mo (Furnished) | MTR Premium | Best Tenant Fit |
|---|---|---|---|---|
| 3BR / 2BA (1,400–1,600 sf) | $1,700–$1,900 | $2,400–$2,800 | +38–47% | Travel nurses, PGY-1s |
| 4BR / 2BA (1,800–2,200 sf) | $1,900–$2,100 | $2,800–$3,200 | +47–52% | Locum physicians, nurse families |
| 2BR / 2BA Condo/Duplex | $1,300–$1,500 | $2,000–$2,400 | +54–60% | Solo travel nurses, techs |
| New Construction 3BR | $1,800–$2,000 | $2,600–$3,000 | +44–50% | Locum tenens, attendings |
Sources: Furnished Finder Temple TX listings, local property management data, Taylor Dasch transaction records. Q1 2026 data. MTR assumes 80% annual occupancy.
The 10-Minute Rule: Properties within 10 minutes of BSW Main book faster and retain tenants longer than properties 15–20 minutes out. A travel nurse choosing between a $2,600/mo home 7 minutes from the hospital and a $2,300/mo home 18 minutes away will pick the closer option almost every time. On-call residents don't have a choice—they need to be at the hospital within minutes of a page. Location is not a preference here. It is a requirement.
Which Neighborhoods Are Best for BSW Rental Properties?
Not every neighborhood in Temple qualifies for the BSW medical rental premium. The sweet spot is the 76502 zip code—specifically the corridor west of I-35 and south of Adams Avenue, where most streets are within a direct 7–12 minute drive of the BSW Main Campus entrance. Here are the areas that perform best for investor-owned rentals targeting medical tenants.
Lake Pointe / West Temple
76502 • Top BSW Rental Zone
South 31st Street Corridor
76504 • Closest to BSWBella Terra / Prairie Ridge
76502 • Newer ConstructionCentral Temple / Temple Heights
76501 • Budget Entry PointRelated guides:Lake Pointe Neighborhood Guide • Bella Terra Guide • 76502 Investor Guide
What Does a BSW-Area Investment Deal Look Like?
Let's run the actual numbers on a $240,000 single-family home in the BSW 10-minute commute zone—the most common entry point for investors targeting this market. Below is an honest comparison of long-term rental (LTR) versus mid-term rental (MTR) performance. These are real numbers, not pro forma fantasy.
Long-Term Rental (LTR)
At current rates and prices, a standard LTR in the BSW zone is cash-flow negative before vacancy reserve. This is the honest reality most investors don't hear from other agents.
Mid-Term Rental (MTR)
At 80% occupancy and $2,400–$2,800 gross MTR rent, the same property flips cash-flow positive. The $8K–$15K furniture investment is the entry ticket to this math.
The takeaway is blunt: If you are buying a $240K home near BSW with the intent to place a long-term tenant at $1,750/month, you are buying an appreciation play, not a cash-flow play. That is fine if you know it going in. But if your goal is monthly cash flow, the mid-term rental strategy targeting medical tenants is the only math that currently works in this price bracket without significant value-add to force equity.
For a deeper breakdown of LTR vs. MTR strategy: Mid-Term vs Long-Term Rental in Temple TX: Full Cash Flow Comparison
How Does Match Day Create an Annual Rental Cycle?
BSW Temple's rental market is not random. It follows a predictable annual cycle driven by the NRMP Match, travel nurse contract timing, and academic calendar. Smart investors use this calendar to time renovations, list properties, and stack tenant contracts with minimal vacancy gaps.
The Match Day timeline for 2026: The NRMP Main Residency Match Day was March 16, 2026. Rank order lists certified by March 4th. By March 20th, every matched resident knew their program and city. That means the housing search window opens in mid-March and peaks in April–May, with move-ins concentrated in late June. If your BSW-area rental property is not rent-ready by April 1st, you are missing the highest-intent tenant pool of the year.
Match Day
PGY-1 residents learn they have matched to BSW Temple. Housing search begins immediately. Many are out-of-state and have never been to Temple. They are Googling "apartments near BSW Temple" within hours of opening their match letter.
Lease Signing Window
Peak search and lease-signing period. Residents visit Temple for orientation weekends. Virtual tours are critical for out-of-state applicants. Properties that offer easy virtual walkthroughs and fast response times win these tenants.
Move-In Surge
Bulk of PGY-1 move-ins. If you are doing a BRRRR rehab targeting this cohort, your contractor must be finished by June 1st. Period. There is no extension.
Residency Start Date
Universal PGY-1 start date nationwide. By July 1st, every matched resident is in place and your property should be occupied. The next annual cycle begins with Match Day 2027.
BRRRR investors take note: If you close on a BSW-area property in January and start rehab immediately, you have roughly 14 weeks to complete renovations, furnish if MTR, and list before the Match Day search window opens. That is tight but doable if your contractor is lined up before closing. For more on timing: How to Buy Investment Property in Temple TX Remotely
What Are the Risks of Investing Near BSW Temple?
Every investment has downside. Anyone telling you BSW-area properties are "risk-free" is either uninformed or selling you something. Here are the real risks you need to underwrite before buying.
Foundation & Soil
Temple sits on Houston Black Clay—an expansive clay soil that swells when wet and contracts when dry. This causes foundation movement, especially in older homes near the hospital corridor (pre-1990 construction). Budget $5,000–$15,000 for foundation repair on any property built before 1995 in the 76504 zone closest to BSW. Always get an independent structural inspection. Full foundation guide
Older Housing Stock
The closest homes to BSW Main (S. 31st corridor) are largely 1960s–1980s construction: pier-and-beam, cast-iron plumbing, outdated electrical. Lower purchase prices look attractive until you factor in the capital expenditure needed to bring these homes to rentable condition. A $160K purchase with $40K in deferred maintenance is really a $200K deal.
Insurance Costs
Central Texas is in the hail corridor. Roof replacement claims have driven insurance premiums up 20–30% in the last two years. Budget $160/mo for LTR and $175+/mo for MTR (landlord policy + umbrella). Get quotes from at least three carriers before closing. Older roofs (15+ years) may require replacement before insurance will bind.
MTR Furniture Costs
To compete on Furnished Finder, you need a fully equipped home: beds, linens, cookware, dishes, smart TV, WiFi, washer/dryer, basic decor. Budget $8,000–$15,000 for a quality setup on a 3BR home. That capital expenditure takes 3–5 months of MTR premium to recoup. If you can't sustain the upfront cost, stick with LTR. Furnished Finder setup guide
Occupancy Gaps
MTR properties targeting 13-week contracts will have turnover gaps. Even at a healthy 80% occupancy, you lose roughly 2.4 months of rent per year. Factor in cleaning, minor repairs, and re-listing time between tenants. The math still works at 80%, but drops below breakeven around 65% occupancy. Have an LTR exit strategy if the MTR market softens.
Single-Employer Risk
BSW is the dominant employer, and the VA is federally funded, which provides stability. But over-reliance on one employer is inherently risky. A system-wide hiring freeze, program closure, or facility consolidation would impact the entire local rental market. Mitigate by targeting properties that also appeal to Fort Cavazos military families (BAH E-5 w/dep: $1,695/mo, E-7: $2,070/mo).
Taylor's Take: What I Tell Every BSW Investor
I work with out-of-state investors almost every week who want to buy near BSW. The first thing I tell them is this: the long-term rental math does not work at current prices and rates. If you're buying a $240K home at 7% interest and putting a standard tenant in at $1,750, you're underwater every month. That's not a pitch—that's the spreadsheet. The investors who are winning in this market are the ones running mid-term rentals targeting travel nurses and locum physicians.
Here's what doesn't show up on Zillow. The blocks between Lowes Boulevard and Canyon Creek Drive in the 76502 west corridor rent faster than anything else I list for BSW tenants. Those streets are 7 minutes to the main hospital, 4 minutes to H-E-B, and they're quiet enough that night-shift nurses can actually sleep during the day. That specific pocket outperforms homes that are technically closer to the hospital but sit on louder, busier roads near S. 31st and Adams.
The other thing I'll say: don't underestimate the VA hospital's impact. Everyone focuses on BSW, but the Olin E. Teague VA Center employs its own medical staff, trains residents through BSW partnerships, and draws traveling providers on federal contracts. That's a second demand engine sitting 2 miles from the main campus. Properties that can serve both BSW and VA tenants have the deepest pool.
If you want to run the numbers on a specific property in the BSW zone, I'll pull comps, estimate rent, and tell you honestly whether it's a deal or a money pit. No sales pitch, just the spreadsheet.
Have a specific property in mind? Text Taylor directly →
What Else Should BSW Investors and Relocators Know?
Whether you are an investor evaluating your first BSW-area property or a medical professional relocating to Temple with your family, the guides below cover the angles this page cannot. From screening travel nurse tenants to navigating foundation issues on older homes, each link below goes deep on a specific topic.
If you are a BSW resident or attending trying to decide whether to rent or buy, start with the BSW Resident & Attending Roadmap—it breaks down the math based on your specific training stage and timeline.
BSW Temple Rental Demand: Investor FAQ
BSW Temple, in partnership with Baylor College of Medicine, operates 21 ACGME-accredited residency programs and 10+ fellowship programs across specialties including internal medicine, general surgery, emergency medicine, anesthesiology, OB/GYN, psychiatry, and more. Combined, these programs generate approximately 47 new Graduate Medical Education trainees entering the Temple housing market each July. The GME office at BSW Temple is led by Barbara Edwards and can be reached at (254) 724-2364.
Furnished mid-term rentals targeting travel nurses near BSW Temple command $2,400–$2,800 per month for a 3-bedroom, 2-bathroom home within a 10-minute drive of the main campus. This represents a 38–47% premium over unfurnished long-term rental rates of $1,700–$1,900 for the same property type. Rates on Furnished Finder for Temple specifically range from $2,000 to $3,500+ depending on property size, condition, and proximity to the hospital. Travel nurses typically receive a tax-free housing stipend of $2,200–$2,800/month.
It depends on your strategy. At current prices (median $281K in 76502) and interest rates (7%), a long-term rental is cash-flow negative on a $240K purchase—roughly -$249/month after PITI, maintenance, and management. However, a mid-term rental targeting medical tenants at 80% occupancy flips to +$320/month cash flow. The investment works if you are willing to furnish the property ($8K–$15K), manage turnover, and list on platforms like Furnished Finder. BSW's structural staffing demand provides the tenant pipeline, but the execution is on you.
For long-term rentals targeting PGY-1 residents, list by April 1st. Match Day (March 16, 2026) triggers the annual search cycle, with most leases signed in April–May and move-ins in late June. For mid-term rentals targeting travel nurses, demand is year-round with quarterly contract start dates, but Q3 (July–September) sees peak locum tenens demand as permanent physicians take summer leave. Keep your Furnished Finder listing active 365 days a year—travel nurse contracts start every Monday.
The PGY-1 stipend at BSW Temple for the 2025–2026 academic year is $70,993 annually, which translates to approximately $4,800/month after taxes. This makes the typical resident comfortable spending $1,400–$1,800/month on housing (roughly 30–37% of take-home pay). Stipends increase approximately $2,000–$3,000 per PGY year. Most programs also provide a relocation stipend and subsidized health insurance. These are W-2 employees of the institution with guaranteed income for the duration of their training contract.
The 76502 zip code, which includes most BSW-adjacent neighborhoods, maintains a vacancy rate below 4% for long-term rentals as of Q1 2026. This is driven by dual demand from BSW medical employees and Fort Cavazos military families. Mid-term rentals operate on a different metric—occupancy rate rather than vacancy—where 80% annual occupancy (approximately 9.6 months rented out of 12) is considered the benchmark for a well-marketed property on Furnished Finder.
Baylor Scott & White Medical Center—Temple is a 640-bed teaching and research hospital, making it one of the largest hospitals in Central Texas. The facility operates as the only ACS-verified Level I Trauma Center between Dallas and Austin. Additionally, the nearby Olin E. Teague Veterans Medical Center adds another 189 beds, and the new BSW + Select Medical inpatient rehabilitation hospital adds 45 beds. Combined, the Temple medical corridor operates approximately 874 inpatient beds within a 3-mile radius.
If your goal is cash flow, yes. Furnished mid-term rentals earn 38–60% more per month than unfurnished long-term rentals in the BSW area. The upfront cost is $8,000–$15,000 for a complete 3BR setup (beds, linens, cookware, smart TVs, WiFi router, basic decor). That investment is typically recouped in 3–5 months of MTR premium. The key platform is Furnished Finder, which specializes in travel nurse housing. However, if you cannot absorb the upfront cost or do not want to manage turnover, a long-term unfurnished rental to a BSW employee or resident is the simpler strategy—just understand the cash flow will be thin or negative at current rates.
Temple is built on Houston Black Clay, an expansive soil type that causes foundation heaving and settlement. Homes closest to BSW Main along the S. 31st Street corridor are predominantly 1960s–1980s construction on pier-and-beam or slab foundations without modern moisture management. Foundation repair in this area typically costs $5,000–$15,000 depending on severity. Always hire an independent structural engineer (not a foundation repair company that profits from finding problems). Newer construction in the 76502 west corridor (Lake Pointe, Bella Terra) is built on engineered pads with better drainage—significantly lower foundation risk. Read the full foundation guide.
The effective property tax rate for investment properties in the BSW-adjacent area of Temple is approximately 2.07%. On a $240,000 property, that translates to roughly $4,968/year or $414/month. Texas has no state income tax, but property taxes are higher than the national average. This rate includes Bell County, Temple ISD, and city of Temple components. Investors should note that Texas appraisal districts reassess annually, and values can increase, pushing your tax bill higher even without a sale. Protest your appraisal every year—most investors don't, and they leave money on the table.
The primary platform is Furnished Finder (furnishedfinder.com), which has over 300,000 listings nationwide and is the go-to housing search tool for travel nurses. List your property with professional photos, clearly state the monthly rate (all-inclusive is preferred), proximity to BSW, and available amenities (WiFi, washer/dryer, fully stocked kitchen). Other platforms include Travel Nurse Housing, HouseStay, and CHBO (Corporate Housing by Owner). You can also contact BSW's nursing staffing agencies directly and ask to be listed as a preferred housing provider. For a step-by-step setup guide: Furnished Finder Setup Guide for Temple TX.
In January 2026, BSW Health and Select Medical opened a 45-bed inpatient rehabilitation hospital at 725 Marlandwood Road in Temple. This facility operates under the Baylor Scott & White name and treats patients recovering from traumatic brain injury, spinal cord injury, stroke, and other complex conditions. For investors, the significance is incremental staffing demand: the facility requires its own team of physical therapists, occupational therapists, speech-language pathologists, rehabilitation nurses, and support staff—many of whom are recruited from outside the area and need housing upon arrival.
Thinking About a BSW-Area Rental Property?
Let's See If the Math Works.
I'll pull comps, estimate LTR and MTR rents, run the cash flow analysis, and tell you honestly whether a specific property is a deal or a money pit. No sales pitch. Just the spreadsheet.
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