Cimmaron, Temple TX
Canyon Creek's Best-Kept Secret
Homes from $155K in South Temple's most convenient corridor. Same schools. Same BSW commute. A fraction of the price.
Is Cimmaron a good neighborhood in Temple TX?
Cimmaron is one of the best-value neighborhoods in South Temple for first-time buyers and budget-conscious families. Homes range from $155K to $240K with most selling between $185K and $225K. The subdivision sits inside the Canyon Creek corridor, giving residents the same 5-minute BSW commute and Temple ISD school zone as Canyon Creek proper, but at 40-60% less cost. There is no HOA, which keeps monthly costs low and gives investors maximum flexibility. The tradeoff: homes were built 1982-1986 on small lots with aging systems that require inspection and budgeting.
- Entry price: $155K (2BR unrenovated)
- BSW commute: 5-8 minutes, no highway
- Schools: Temple ISD (same as Canyon Creek)
- HOA: None. Zero dues, no restrictions.
- DOM: 45-60 days average
- Investor play: Rentals at $1,450-$1,500/mo
Taylor's Cimmaron Video Tour — 3.1x Average Performance
This is the highest-performing video on Taylor's YouTube channel. See the streets, homes, and exactly what this neighborhood looks like before you visit.
Who Should Buy in Cimmaron?
What Does $175K Buy You in Temple TX?
Three locations. Same budget. Completely different outcomes.
- 3 bed / 2 bath brick ranch
- ~1,100 sq ft with fireplace
- Fenced backyard
- 5 minutes to BSW Hospital
- Temple ISD schools
- $0 HOA — no restrictions
- Nothing available
- Entry starts at $230K+
- $526/yr HOA mandatory
- Same schools, same commute
- You are $55K+ short
- Would need FHA at $230K minimum
- Similar 3/2 brick home
- Killeen ISD (not Temple ISD)
- 25+ min further from BSW
- Higher crime rates
- Fort Hood: 15-20 min closer
- Lower long-term appreciation
What Are the Two Phases of Cimmaron?
Cimmaron was platted in two phases, both built in the early 1980s. Every street is named after a Texas Revolution or frontier figure. There is no HOA in either phase.
The Original Build (1982-1984)
The first homes built in Cimmaron. Brick ranch homes on concrete slab, most between 870-1,200 sq ft. Many have wood-burning fireplaces.
Streets: Bowie Trail, Sam Houston, Daniel Boone Trail
The Expansion (1984-1986)
Slightly newer construction with similar brick ranch styling. A few homes push into the 1,300+ sq ft range. Same slab foundation and lot sizes.
Streets: San Jacinto Road, Alamo Trail, Colonel Travis Street, Davy Crockett Street
Can I Afford a Home in Cimmaron?
Here is what your monthly payment looks like at three price points. These assume a 6.5% interest rate, Temple's 2.3877% property tax rate, and standard insurance. No HOA to budget for.
| Scenario | Purchase Price | Down Payment | Est. PITI/Mo | Income Needed |
|---|---|---|---|---|
| VA Loan (Entry) | $165,000 | $0 (0%) | ~$1,474 | ~$52K/yr |
| VA Loan (Mid) | $195,000 | $0 (0%) | ~$1,673 | ~$60K/yr |
| FHA Loan (Mid) | $195,000 | $6,825 (3.5%) | ~$1,720 | ~$62K/yr |
| VA Loan (Renovated) | $225,000 | $0 (0%) | ~$1,920 | ~$69K/yr |
| Conventional (5%) | $195,000 | $9,750 (5%) | ~$1,650 | ~$59K/yr |
BAH vs. Mortgage: Does the Math Work for Military?
Fort Hood BAH rates for 2026 with dependents. Cimmaron is one of the few Temple neighborhoods where an E-5 can buy a home with BAH surplus.
| Rank | BAH/Mo | At $165K (VA) | At $195K (VA) | At $218K (VA) |
|---|---|---|---|---|
| E-4 w/ Dependents | $1,662 | +$188 surplus | -$11 deficit | -$174 |
| E-5 w/ Dependents | $1,695 | +$221 surplus | +$22 surplus | -$141 |
| E-6 w/ Dependents | $1,920 | +$446 surplus | +$247 surplus | +$84 surplus |
BAH = Basic Allowance for Housing, Fort Hood 2026 rates. PITI estimates assume VA loan at 6.5%, 2.3877% tax rate, $1,400/yr insurance. Actual payments vary by credit score and lender.
How Far Is Cimmaron from BSW, Fort Hood, and Everything Else?
Cimmaron sits in the Canyon Creek corridor of South Temple. Everything you need daily is within a 5-minute drive on S 31st Street. Fort Hood is the one exception at 40+ minutes.
| Destination | Drive Time | Distance | Notes |
|---|---|---|---|
| BSW Temple Medical Center | 5-8 min | ~2 mi | Straight shot on S 31st St |
| VA Medical Center | 7-10 min | ~2.5 mi | Via S 31st to VA campus |
| Fort Hood Main Gate | 40-47 min | ~23 mi | Via I-14 / US-190 |
| Downtown Temple | 10-12 min | ~5 mi | Via S 31st to Adams Ave |
| HEB (3002 S 31st St) | ~5 min | ~1.5 mi | Closest full-size grocery |
| Walmart (3401 S 31st St) | ~5 min | ~1.5 mi | Adjacent to HEB |
| Raye-Allen Elementary | 3-5 min | ~1 mi | Zoned elementary school |
| Bonham Middle School | 5-7 min | ~2 mi | US News 2025 Best Middle School |
The Neighborhood Park
South Rotary Park at 4306 Lone Star Trail is a 1.5-acre community park within walking distance of Cimmaron. It has a playground, covered pavilion, BBQ grill, and bronze statues. It is small but well-maintained, and it is the closest green space for Cimmaron families with kids.
What Are the Real Downsides of Cimmaron?
Every neighborhood has trade-offs. Here are the ones you need to budget for and evaluate before buying in Cimmaron. This is not a sales pitch.
Cimmaron sits on Blackland Prairie expansive clay soil. These slabs are 40+ years old. That combination means foundation movement is not unusual. Budget $400-$600 for a structural engineer inspection before closing. Not every home has issues, but the ones that do can cost $5,000-$15,000+ to pier and level. Do not skip the inspection to save money. This is the single biggest financial risk in any 1980s Temple home.
Homes built 1982-1986 means original roofs, HVAC systems, and plumbing are at or past end of useful life on units that have not been improved. Ask for maintenance records. A new roof runs $8,000-$14,000. A full HVAC replacement is $5,000-$9,000. If the seller cannot document recent updates, price your offer accordingly. Renovated homes in the $215K-$240K range typically have newer systems already.
Cimmaron lots are tight. Most are under 0.15 acres, and some are as small as 0.07 acres (roughly 3,000 sq ft). Canyon Creek lots average 0.10-0.28+ acres. If you need space for a shop, RV parking, or a large dog run, Cimmaron is not the right fit. The trade-off is a lower price point and less yard maintenance.
Cimmaron is adjacent to Canyon Creek, not part of it. You do not get access to Canyon Creek's community pool, tennis courts, or trail network. Canyon Creek's $526/yr HOA pays for those amenities. Cimmaron has $0 HOA and $0 amenities. If a community pool matters to your family, you would need to buy into Canyon Creek proper at $230K+ or join a gym.
Flat terrain plus small lots means standing water is possible in heavy Central Texas rain events. Walk the property after a storm if you can. Homes on the eastern fringe near S 31st corridor may hear occasional train noise. It is not constant, but it is worth noting during an evening visit.
What Does the Agent Who Sold Here Actually Think?
I sold 5122 Sam Houston in Cimmaron at $154K. Here is what I told my buyer: this is an entry-point neighborhood. You are not buying Cimmaron because it has the prettiest streets or the biggest lots. You are buying it because the math works and the location is hard to beat at this price.
My client bought that home as an investment, and they are doing well. The rent covers the mortgage with room to spare, and the proximity to BSW means tenant demand stays consistent. Travel nurses especially. When a 3/2 rents for $1,450-$1,500 and your PITI is under $1,300, the numbers make sense without forcing them.
For first-time buyers, here is the play I recommend: buy into Cimmaron now at $165K-$195K. Live in it for 3-5 years while building equity. Then either move up to Canyon Creek or one of the newer South Temple neighborhoods — or keep it as a rental and let a tenant pay your mortgage. Either way, you are building wealth instead of paying someone else's.
Who should buy here: Anyone who needs to be close to BSW, anyone who qualifies for VA or FHA, anyone who wants a starter home that can become a rental. Who should not: Anyone who needs 1,500+ sq ft, a large lot, or community amenities. Canyon Creek starts at $230K for that.
How Does Cimmaron Compare to Canyon Creek?
This is the comparison most buyers need to see. Both neighborhoods share the same corridor, but the price gap is significant.
| Factor | Cimmaron | Canyon Creek |
|---|---|---|
| Entry Price | $155K | $230K+ |
| Typical Range | $185K-$225K | $230K-$330K+ |
| Year Built | 1982-1986 | 1975-2000s |
| Avg Sq Ft | 870-1,379 | 1,200-2,500+ |
| Lot Size | 0.07-0.15 acres | 0.10-0.28+ acres |
| HOA | None ($0) | $526/yr |
| School Zone | Temple ISD | Temple ISD (same) |
| BSW Commute | 5-8 min | 5-10 min (same) |
| Days on Market | 45-60 days | 67-107 days |
| Pool / Amenities | None | Pool, tennis, trails |
| Style | Brick ranch, vinyl siding | Mixed styles, larger plans |
Does Cimmaron Work as an Investment Property?
LTR / MTR Numbers
A renovated 3/2 in Cimmaron (1,000-1,200 sq ft) rents for $1,450-$1,500/month on a long-term lease. Mid-term rental (MTR) rates for BSW travel nurses are higher, typically $1,600-$1,800/month furnished, but require more management and furnishing capital.
No HOA means no rental restrictions, no lease registration requirements, and no board approval process. You can rent to anyone, furnish for MTR, or list on Furnished Finder without permission from anyone.
Buy, Rehab, Rent, Refinance, Repeat
| Step | Amount | Notes |
|---|---|---|
| Acquire | $165K-$180K | Unrenovated 3/2 with dated finishes |
| Rehab | $20K-$30K | Kitchen, bath, flooring, paint. HVAC/roof if needed adds $10K+ |
| ARV (After Repair Value) | $230K-$245K | Based on recent renovated comps in Cimmaron |
| Rent | $1,450-$1,500/mo | 3/2, 1,000-1,200 sq ft, long-term tenant |
| Refinance (75% LTV) | $172K-$184K | Pulls most or all of your capital back out |
Read more: Temple TX Investing Guide | Top 5 Investor Neighborhoods
What Schools Does Cimmaron Feed Into?
Cimmaron is zoned to the same Temple ISD feeder pattern as Canyon Creek. All three schools are improving, and Bonham Middle earned US News 2025 Best Middle School recognition.
| School | Level | TEA Rating | Score | Notes |
|---|---|---|---|---|
| Raye-Allen Elementary | K-5 | C | 71/100 | 3-5 min drive from Cimmaron |
| Bonham Middle School | 6-8 | C | 76/100 | US News 2025 Best Middle School |
| Temple High School | 9-12 | C | 79/100 | Jumped 10 points in 2025 |
TEA ratings as of 2025. Scores reflect overall performance. Verify current boundaries with Temple ISD before purchasing.
Frequently Asked Questions About Cimmaron, Temple TX
Is Cimmaron a safe neighborhood in Temple TX?
Yes, Cimmaron is a low-crime residential area in the Canyon Creek corridor of South Temple. The streets are quiet residential roads (not through-streets) with an established, stable community. The neighborhood has been continuously occupied since the early 1980s with a mix of long-term homeowners and renters.
What school district is Cimmaron in?
Temple ISD. The feeder pattern is Raye-Allen Elementary (TEA C, 71/100) to Bonham Middle School (TEA C, 76/100 — US News 2025 Best Middle School) to Temple High School (TEA C, 79/100 — jumped 10 points in 2025). This is the same school zone as Canyon Creek.
How far is Cimmaron from Baylor Scott & White?
5-8 minutes, approximately 2 miles via S 31st Street. No highway needed. This is one of the closest affordable neighborhoods to BSW Temple Medical Center. The VA Medical Center is 7-10 minutes away.
Are there homes under $200K in Temple TX?
Yes. Cimmaron is one of the most affordable neighborhoods in South Temple with homes from $155K to $240K, with most transactions in the $185K-$225K range. Entry-level 2-bedroom units start around $155K. It is one of the last sub-$200K options in the Canyon Creek corridor.
Is Cimmaron part of Canyon Creek?
Adjacent but separately platted. Cimmaron shares Canyon Creek's geographic corridor and school zone but has no HOA, smaller lots, older homes, and significantly lower prices. There is no shared amenity access — Canyon Creek's pool, tennis courts, and trails require Canyon Creek HOA membership ($526/yr). Cimmaron is the affordable entry point into the Canyon Creek area.
What is the average home price in Cimmaron Temple TX?
Most homes sell between $185K and $225K as of April 2026. Entry-level 2BR units start around $155K, while renovated 3-4BR homes reach $240K. Price per square foot ranges from $123-$185 depending on condition and updates. Sale-to-list ratio is approximately 98%.
Can I buy a home in Cimmaron with a VA loan?
Yes. VA loans work well here — 0% down, no PMI. An E-5 with dependents ($1,695 BAH) can afford a Cimmaron home up to approximately $195K with BAH alone covering the full PITI payment. An E-6 ($1,920 BAH) can comfortably reach $225K. Cimmaron is one of the most VA-friendly neighborhoods in Temple by the numbers.
Does Cimmaron have an HOA?
No. Cimmaron has zero HOA fees and no architectural restrictions. No monthly dues, no exterior color mandates, no rental restrictions, and no board approval for renovations. This is a major advantage for investors (no lease registration, no rental caps) and for homeowners who want full control over their property.
Ready to Make a Move?Thinking About Cimmaron?
I have closed deals here. I know what these homes are worth, what the rehab costs look like, and whether the numbers work for your situation. Let me run your numbers.
Taylor Dasch • EG Realty • Temple, TX