Temple, TX neighborhood profile / 76501 & 76504 / Updated May 2026
The Hospital District: Temple's cheapest entry, and its highest-maintenance bet.
Taylor Dasch with EG Realty breaks down the blocks of 1940s–1960s bungalows wrapped around Baylor Scott & White. It is the lowest barrier to entry in Bell County and the best mid-term rental zone in Temple — if you go in with an engineer's inspection and clear eyes about the foundations.
Is the Hospital District a good place to buy in Temple, TX?
The Hospital District (zip codes 76501 and 76504) is the most affordable neighborhood in Bell County and the premier mid-term rental zone in Temple — built on 1940s–1960s bungalows that sit three to four minutes from Baylor Scott & White. The closed median is about $150,000 at roughly $126 per square foot, versus a Temple-wide median near $290,000 and ~$178/sq ft. The catch is structural: most homes are pier-and-beam on expansive clay soil, so a licensed engineer's inspection is non-negotiable, and FHA/VA appraisals scrutinize these properties hard.
- Best for house-hacking first-time buyers and mid-term-rental (MTR) investors, not move-in-ready shoppers.
- No HOA — short- and mid-term rentals are unrestricted.
- Closest residential blocks to a hospital that employs 12,000+ people.
- Plan on a structural engineer's report and possible seller-funded repairs before closing.
The verdict box
Who it's for, at a glance.
Best for
FHA/VA + DPA buyers willing to manage roommates or furnished tenants.
Price range
Lowest barrier to entry in Bell County.
Housing stock
Median build year ~1952; pier-and-beam, 1,000–1,500 sq ft.
Commute to BSW
Austin 45 min · Waco 30 min · Fort Hood ~45–60 min.
HOA
No covenants on rentals; block-by-block look varies.
First-time buyer score
High wealth-building upside, offset by mandatory structural diligence.
The numbers
What do homes in the Hospital District cost right now?
Active list prices sit near a $160,000 median and the closed median is about $150,000 — and homes are selling at roughly 97% of list. The neighborhood trades at a steep discount to Temple as a whole; the value is in the low entry price and forced-appreciation upside, not move-in-ready finishes.
| Metric | Temple, TX (citywide) | Hospital District (76501/76504) |
|---|---|---|
| Median price | ~$275K–$315K | $140K–$185K |
| Price per sq ft | ~$178 | $120–$126 |
| Primary build era | 1990s–new construction | 1940s–1960s |
| Typical size | ~1,860–2,070 sq ft | 1,000–1,500 sq ft |
| FHA 3.5% down (est.) | ~$9,625 | ~$5,775 |
Source: Central Texas MLS, dedicated Hospital District pull of 101 records (32 active, 69 closed) across the subdivision set (Tal-Coe Place, Skyline, South Park, Temple Heights, Watters, Dubose, Porter Hood and others). Pulled May 27, 2026; verify before relying on it for an offer.
Why this neighborhood exists
How close is it to Baylor Scott & White?
The Hospital District sits directly north and east of the BSW campus — a frictionless 3-to-4-minute drive, and walkable or bikeable for much of the workforce. For 12,000+ employees and a constant rotation of residents and travel nurses, that proximity is the whole point.
It falls inside the Temple Medical & Educational District (TMED), a master-planned revitalization zone, not accidental sprawl. Locally you've got Lions Park's 108 acres and water park, 1914 Coffee House, Summer Moon, and a dense medical-worker amenity base. Regionally: Austin 45 minutes, Waco 30, Fort Hood roughly 45–60.
Building near BSW? Compare it against new construction near BSW and the BSW relocation guide.
The investment play
Why investors call this an institutional cash-flow machine.
This is the premier mid-term rental (MTR) zone in Bell County. The 13-week travel-nurse contract economy generates steady, recession-resistant demand for furnished housing — and nothing is closer to BSW than these blocks.
The house-hacking math is the headline: buy under $185K with FHA or VA, live in the primary suite, and rent the remaining furnished rooms to travel nurses. At roughly $775–$800 per room, the mortgage gets neutralized; a full furnished 2–3 bedroom can run $1,500–$2,000+/month.
Per furnished room
Full furnished home
FHA down @ $165K
Run your own numbers with the deal analyzer for investors.
Buyers miss this
The foundation reality nobody puts in the listing.
Pier-and-beam on expansive clay — inspect before you fall in love.
Most Hospital District homes are 1940s–60s pier-and-beam structures sitting on highly reactive Central Texas clay. Settling is common, and stabilizing a failing floor joist or pier system routinely runs $6,000 and up. A licensed structural engineer's report — not just a general inspection — is the price of admission here.
This is also where FHA/VA financing gets tricky: appraisals enforce Minimum Property Requirements and frequently flag foundation shift, inadequate 18-inch crawlspace clearance, roof age, or pre-1978 lead-based paint. Budget time and leverage to negotiate seller-funded repairs before closing.
The upside hiding behind the aesthetics
The run-down look is exactly what keeps prices low. Meanwhile the city is funneling TMED infrastructure dollars into these blocks, and every time BSW expands, the truly-walkable radius shrinks and gets more valuable. Buy the discount, fix the cosmetics, hold the location.
First-time buyers
Is it good for a first home?
For the right buyer, it's the strongest wealth-building entry point in the county — hence the 8.5/10 first-time-buyer score. An FHA 3.5% down payment on a $165,000 home is about $5,775; pair it with down-payment assistance, or use a VA zero-down, and out-of-pocket gets small fast.
The honest condition: you must budget for the structural inspection and accept that "as-is" here means real maintenance. This is a sweat-equity neighborhood, not a move-in-ready one. New to the process? Start with the Bell County neighborhood guide.
Schools
What school district is the Hospital District zoned for?
The neighborhood is entirely within Temple ISD, which earned a 'C' (77) overall with year-over-year growth in student achievement.
Scott Elementary
Zoned elementary campus, ~462 students; "met standard" on recent TEA ratings.
Travis Science Academy
Grades 6–8; an approved International Baccalaureate Middle Years campus — a real draw for medical families.
Temple High School
Rating of 79 (a 10-point jump) with six of seven possible academic distinctions.
Source: Texas Education Agency accountability ratings; verify current zoning with Temple ISD before purchase.
The honest filter
Who should buy here — and who absolutely shouldn't.
Buy here if you're…
- A house-hacking first-time buyer (FHA/VA) willing to live with furnished tenants to wipe out your housing cost.
- A buy-and-hold MTR investor who understands furnished rentals and the 13-week travel-nurse demand.
- A sweat-equity DIYer who can force appreciation with paint, LVP, and landscaping.
Stay away if you want…
- A pristine, move-in-ready home with a clean inspection — the age guarantees ongoing maintenance.
- Manicured uniformity, an HOA, community pools and architectural consistency.
- Zero tolerance for pier-and-beam settling or no reserves for a $6,000+ foundation fix.
"Absolute proximity is power. Retail buyers see 1950s deferred maintenance and walk; the math says this pocket is an institutional cash-flow machine wearing a blue-collar disguise. Buy under $185K, get the engineer's report, house-hack the rooms to the travel-nurse economy at ~$800 a door, and the mortgage takes care of itself."
— Taylor Dasch, EG Realty
FAQ
Hospital District questions buyers and investors ask.
What is the commute from the Hospital District to Baylor Scott & White?
It's the closest residential neighborhood to the hospital — a 3-to-4-minute drive to the main BSW campus in Temple, and walkable or bikeable from many blocks.
Are there mid-term rental (MTR) opportunities here?
Yes — it's the premier MTR zone in Bell County. Proximity to BSW drives sustained demand for furnished rentals from traveling medical professionals on 13-week contracts.
How much rent can I charge a travel nurse in Temple, TX?
Roughly $775–$800/month for a single furnished private room in a shared house. A full furnished 2–3 bedroom home commonly yields $1,500–$2,000+/month depending on amenities and updates.
Do homes in the Hospital District have foundation problems?
Frequently. These are 1940s–60s pier-and-beam homes on expansive clay soil. A licensed structural engineer's inspection is strongly recommended before purchasing anything in this area.
Will a home here pass an FHA or VA appraisal?
It depends on condition. FHA/VA enforce Minimum Property Requirements, and homes here often flag foundation shift, inadequate 18-inch crawlspace clearance, roof age, or pre-1978 lead paint. Expect to negotiate seller-funded repairs before closing.
Is there an HOA in the Temple Hospital District?
No. There's no HOA, so owners can run mid- or short-term rentals without covenants — though the look varies block to block.
What schools serve the Hospital District?
Temple ISD: Scott Elementary, Travis Science Academy (an IB Middle Years campus), and Temple High School, which recently earned six state academic distinctions.
How far is the Hospital District from Fort Hood?
Roughly a 45-to-60-minute drive depending on traffic along the US-190/I-14 corridor.
Thinking about a Hospital District bungalow or an MTR play near BSW?
Taylor Dasch with EG Realty will pull the current comps, line up a structural engineer, and run the house-hack or MTR numbers before you write an offer — so the foundation surprises happen on paper, not after closing.
Call 254-718-4249